appendix 1: relevant local planning policies · arrangements in accordance with policy t1 and...

Appendix 1: Relevant local planning policies

❚ Appendices

Princes Risborough Background Report54

DECEMBER 2014

Saved Local Plan Policies (2004)

Housing policies

Policy H2: park mill farm is allocated for residential development within the local plan for approximately 350 new homes.

Policy H8: density less than 30 dph is not acceptable, over 50 will be sought in highly accessible areas.

Policy h9: in exercising its control over new residential development, the district council will require, where appropriate, the provision of a range of types and sizes of accommodation, including a significant proportion of smaller dwellings, to meet housing need to create diverse communities.

Policy H19: Proposals for residential development should include conveniently located, usable outdoor amenity space. the council will have regard to the amenity space criteria set out in appendix 1 when assessing such proposals.

Employment policies

Policy E3: The development of land for employment generating uses will be permitted on sites identified as employment areas on the proposals map. on such sites planning permission will not be granted for uses falling outside classes b1,b2 and b8 of the use classes order 1987.

Policy E7

(1) development for new employment generating uses, will be permitted at the princes estate as identified on the proposals map.

(2) the site should be developed comprehensively and proposals for new development should not be intrusive into the landscape or have an adverse impact on the open character of the area or the setting of the nearby horsenden Conservation Area.

(3) new development should be in accordance with Policy E3, and should provide satisfactory access and parking arrangements in accordance with policy t1 and appendix 9 and allow for a pedestrian link to princes risborough railway station.

Retail policies

Policy S6: (1) development proposals will be expected to safeguard the provision of shopping facilities, which meet the day to day needs of local residents.

(2) in determining applications for the change of use of shops in local shopping parades to non-shop uses the council will have regard to the following factors:

(a) the number and range of existing retail facilities within the area;

(b) the degree of customer attraction to the proposed use;

(c) the suitability of the unit for shopping in relation to its size and/or servicing arrangements.

(3) these factors will also be taken into account when assessing the change of use of an a2 or a3 use to a use outside part a of the schedule to the use classes order 1987.

(4) the change of use of shops not in a parade will only be permitted where suitable alternative local shopping facilities are available in the immediate locality.

Town centre policies

Policy M2: Planning permission for developments which cause a net reduction in existing public parking spaces will not be granted unless it can be satisfactorily demonstrated that other measures forming part of the agreed transportation strategy for the area will be put in place to meet the travel demand associated with car parking spaces that are removed. the district council will look sympathetically on proposals for parking which would reduce the need for traffic to enter the town centre, providing there are no overriding environmental issues.

Transport policies

Policy T2: Development proposals will be required to make provision for on-site parking. the overall scale of new provision shall not exceed and may be below that set out in the adopted maximum standards contained in appendix 9 of the local plan. servicing vehicle provision shall, if possible, be made onsite and be adequate for the intended land use, the access arrangements and the location. centralised residential parking provision shall be close to the dwellings that it would serve and should be secure, convenient and be designed and laid out in such a way as to be physically and visually integrated with the overall scheme of development.

Policy T4: All development and associated highway proposals should provide for safe, direct, convenient and attractive means of movement on foot, including (where appropriate) links with any existing rights of way and suitable future connections with the local and strategic footpath network of the district.


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Policy T5: cycling

Policy T6: cycling parking

Policy T8: buses

Policy T13: (1) the highways layout of all new development will need to make adequate priority provision for the safe and convenient movement of pedestrians and cyclists as well as for people in cars. detailed proposals will accordingly need, where appropriate, to provide or secure both on and off-site traffic control and speed reduction measures in order to:

(a) ensure road safety and traffic accident reduction;

(b) enhance the environmental quality of the area;

(c) encourage nonmotorised or public transport modes;

(d) manage the location and disposition of parking areas;

(e) assure safe and direct access for emergency vehicles;

(f) integrate such measures with the street scene.

Policy C9: the expansion of Princes Risborough, Stokenchurch, Lane End and Longwick will not be permitted beyond their defined settlement boundaries as shown on the proposals map, apart from development in accordance with Policies H2 and E1.

Policy C11: (1) within or adjoining the built up limits of settlements outside the green belt, planning permission will be granted for small-scale employment generating development, including extensions to existing employment uses, where:

(a) there is no adverse impact on landscape or wildlife features, nor on residential amenity;

(b) the form, bulk, design and intensity of use of the proposal respects the character of the surrounding area;

(c) the site is accessible to local residents on foot, by bicycle or by public transport and does not generate levels of traffic which would impact on the rural location; and

(d) in the case of new uses, the proposal meets identified local employment needs.

(2) proposals for the redevelopment of an existing rural employment site to a non-employment use will be resisted, unless alternative employment uses are inappropriate in planning terms or otherwise impractical.

Landscape policies:

Policy L1: (1) in considering proposals for any development within the chilterns AONB, special attention will be paid to the conservation of its scenic beauty and to any wildlife interest. development will not be permitted if it is likely to damage the special character, appearance or natural beauty of the landscape or the future public enjoyment of the area.

(2) where operational development is acceptable, it should be of the highest quality; its design should be in sympathy with the local landscape and locally traditional building styles.

(3) major development will not be permitted except where it is proven to be in the public interest and where no suitable alternative site is available, either within or outside Wycombe district. such proposals will be assessed having regard to:

(a) the need for the development, in the light of national considerations and the impact of an adverse or favourable decision upon the local economy;

(b) the cost of and scope for such development elsewhere outside the AONB or for meeting the need for it in some other way; and

(c) any detrimental effects on the environment and the local landscape and the extent to which such effects may be avoided or mitigated.

(4) development will not be permitted which, although not itself located within the AONB, would have a demonstrably detrimental effect on its special character or appearance.

Policy HE3: Planning permission will not be granted for development, which would adversely affect the setting of any listed building.

Policy HE6: (1) the district council will require proposals for new development in Conservation Areas to preserve or enhance its special character or appearance.

(2) proposals will be assessed against the Conservation Area character survey for that area where produced.

Policy HE10: In the historic towns of High Wycombe, Marlow and Princes Risborough, the burgage and other historic plots to the rear of principal streets will generally be protected from amalgamation and development that would diminish their historic interest and value.

Policy HE11: Development will not be permitted which, although not wholly or partly located within a Conservation Area, might nevertheless have a visibly adverse effect upon the area’s special character or appearance, including


DECEMBER 2014

intrusiveness with respect to any recognised or recorded familiar views affecting the designated area.

Policy HE18: Planning permission will not be granted for development which has an adverse effect upon the site or setting of a scheduled ancient monument.

Policy HE19: (1) planning permission will not be granted for any proposed development which would harm unscheduled archaeological remains or their setting which are considered to be of county, regional or national importance and worthy of preservation.

(2) on some sites it may be possible to accommodate the proposed development and keep important remains in situ. planning permission may be granted where the applicant can demonstrate, to the satisfaction of the council, that the important remains will be physically preserved in situ without harm to them. details to ensure this should be submitted to the council as part of the planning application.

(3) in cases where the preservation of archaeological remains in situ is not merited, planning permission may be granted subject to provision being made for archaeological excavation and recording to the satisfaction of the council.

Policy RT3: (1) the district council will seek to maintain its current level of playing pitch provision. proposals involving the loss of any playing pitches will not be granted planning permission unless it can be clearly demonstrated that:

(a) there is no longer a current demand for such a facility or any real prospect of a demand arising within a realistic timescale or;

(b) an acceptable alternative means of meeting any such demand is, or will become available. any alternative provision must be made available before the commencement of the development which involves the loss of the playing fields.

Policy RT5: (1) recreational development in the countryside, whether for local or general use, will be acceptable in principle, provided that the rural character, quality and amenity of the particular area is respected and that the proposed recreational activities, by their nature, extent, intensity, frequency or timing have regard to the following considerations:

(a) noise levels likely to be generated by the proposed activities;

(b) the impact of vehicular or other traffic movements to, from and within the development site;

(c) any adverse effects created by the artificial lighting of the area;

(d) the extent and visual impact of landforming works including the formation of playing surfaces, terracing or mounding or the planting of trees and other forms

of landscaping;

(e) ease of access by all forms of movement, including walking and cycling and the existence or creation of public rights of way;

(f) the extent and visual impact of the siting and layout of parking.

(2) recreational development should, as far as possible, use (or suitably convert for use) any existing buildings and ensure that new building is locally unobtrusive and would serve to maintain the open character of the rural surroundings as regards overall extent, height, external appearance and use of facing and roofing materials.

Policy RT15: (1) the district council supports the designated ridgeway path as defined on the proposals map and will seek to protect the route and its visual corridor when considering any proposals for development which might affect it.

(2) permission will not be granted for proposals that would:

(a) remove or materially impair access to the ridgeway;

(b) detract from the safety convenience and enjoyment of its use; and/or

(c) detract from the character and appearance of its setting.

(3) where appropriate, access for people with disabilities should be carefully considered in any development proposals affecting the ridgeway and where appropriate the district council will seek to ensure that development provides for and enhances facilities for enjoyment by the public such as the installation of drinking water supplies.

Policy CF7: the use of land as a burial ground will be acceptable, subject to other relevant policies in this local plan and the provision of satisfactory details in such aspects as access, on-site parking, landscaping, layout, surface water drainage, and facilities for burial parties and visitors.


DECEMBER 2014

Adopted Core Strategy (2008)

Policy CS1: Overarching Principle - Sustainable Development

The Council will expect development and other activities that affect the spatial quality of the district to contribute positively to the social, environmental and economic improvements that comprise

sustainable development, both globally and locally. They should achieve high quality environments for the present, and protect the quality of life of future generations. They should contribute towards and not detract from achieving the outcomes set out in this Core Strategy.

Policy CS2: Main Principles for the Location of Development

“The principal focus for new development will be High Wycombe (including the adjoining settlements

of Downley, Hazlemere/ Widmer End/Tylers Green, Loudwater and Wooburn Green).

At Marlow, Princes Risborough and the other smaller settlements identified in Policy CS 7 ‘ Rural Settlements and the Rural Areas ’, development will be on a smaller scale and of a character commensurate with the size and relative sustainability of the settlements.

Policy CS6 Princes Risborough

Princes Risborough will be strengthened as a vibrant market town at the heart of a network of sustainable communities. The following six headings identify the main areas for policy development through the LDF and other appropriate mechanisms:

1. Community

a. Identify specific opportunities to provide a minimum of 480 new dwellings (possibly as part of mixed use developments), particularly affordable housing including homes catering for the needs of younger people

b. Reinforce the strength of local schools and provide facilities and services for young people in the town

c. Improve built sports facilities and open space provision

d. Ensure that there is adequate sewage treatment capacity to cater for wastewater flows generated by new developments.

2. Economy

a. Facilitate regeneration and optimal use of the existing business areas in the town so that key businesses are retained and new targeted businesses and business sectors are encouraged and supported through the provision of a range of business premises and availability of advice and support.

3. Transport and Access

a. Review the key transport issues in the town, including the divisive effect of through traffic on the A4010 passing through the heart of the town, (as part of a strategic review) and the relationship between vehicles and pedestrians in the High Street and town centre.

b. Improve access to the station and secure appropriate levels of station car parking

4. Tourism

a. Develop new tourist facilities, capitalising on the town’s location on the edge of the Chiltern Hills near to the Ridgeway long distance footpath, including:

i. in the vicinity of the railway station to complement the Chinnor railway

ii. a range of tourist facilities in the town centre

b. Promote the image of the town as ‘A town fit for a Prince’

5. Town centre

a. Encourage limited new retail development in or on the edge of the town centre to improve its vitality and viability

6. Environment

a. Safeguard the historic core of the town and its Chiltern escarpment setting, reinforcing the town’s distinctive sense of place

b. Create a simple structure for the town, maintaining the accessibility of the town centre and improving the interconnectivity between key parts of the town.

Policy CS 7 Rural Settlements and the Rural Areas


DECEMBER 2014

The rural settlements and rural areas of the district will be sustained by:

1. supporting the retention of local community facilities and encourage the provision of necessary new facilities

2. providing housing within Bourne End/Wooburn, Flackwell Heath, Great Kingshill, Marlow Bottom, Lane End, Naphill/Walter’s Ash, Stokenchurch and Longwick, and identifying opportunities for provision of rural exceptions affordable housing schemes where there is a proven need

3. supporting rural transport initiatives that improve accessibility

4. supporting implementation of rural traffic management initiatives to protect local character and prevent rat runs

5. supporting the rural economy (including rural tourism) by:

a. facilitating and encouraging appropriate farm diversification schemes

b. provision of other opportunities for businesses to operate in appropriate, sustainable locations

6. ensuring new development respects the particular character and sense of place of villages and hamlets

7. strictly controlling development in the open countryside

8. protecting and enhancing the environmental assets of the rural areas (see Policy CS 17 ‘Environmental Assets ’)

Policy CS 10 Town Centre Hierarchy

The town centre hierarchy is set out below. Proposals for town centre uses will be directed to the appropriate level in the hierarchy according to the scale and function of the use:

Tier 1 (Sub regional town centre) – High Wycombe town centre should:

serve the district as a whole, being the main comparison shopping destination, and the main focus for leisure, entertainment and cultural activities be the main location for major retail developments, large scale

leisure and office uses, and other uses that attract large numbers of people.

Tier 2 (Other town centres) – Marlow and Princes Risborough:

the town centres should be important service centres serving their rural catchment areas.

development in these centres should not seek to serve residents in other towns, or rural areas outside their primary catchment areas

Tier 3 (District Centres) – Hazlemere, Bourne End, and Flackwell Heath centres should:

provide basic food and grocery shopping facilities, supported by a limited range of other shops and

non-retail services serving their local communities

Tier 4 (Local Centres) – other local parades and village centres should:

provide a basic range of small shops and services of a local nature serve their predominantly local catchment within walking distance of the centre.

Policy CS 13 Affordable Housing and Housing Mix

1. New housing developments will be expected to provide for a mix of dwelling size, type and tenure that meet the identified housing needs of the community.

2a. The Council will seek to secure affordable housing on sites of 15 or more dwellings (or of minimum size

0.5ha) at High Wycombe Urban Area, Marlow and Princes Risborough, or (in the rest of the district) of 5 or more dwellings (or of minimum size 0.16ha).

Subject in every case to the physical circumstances of the site and prevailing and anticipated market conditions, the Council will seek to ensure that at least 30% of the total bedspaces within a development are within affordable dwellings, unless the site is greenfield land or was last used for business use or a similar sui generis employment-generating use, in which case the Council will aim to achieve at least 40%of total bedspaces within affordable dwellings.

2b. Where sites are allocated in a Site Allocations Development Plan Document, that document may specify

a different housing target, having regard to the site specific circumstances referred to above.


DECEMBER 2014

2c. Where a site proposed for housing development falls below the above size thresholds but is demonstrably part of a potentially larger developable area above those thresholds, the Council will seek to achieve affordable housing on a pro rata basis.

3. Further detail on the operation of this policy and the nature of the needs to be met including tenure requirements, will be set out in the Supplementary Planning Document on Developer Contributions.

Policy CS 15 Community Facilities and Built Sports Facilities

1. The provision of new community facilities and built sports facilities will be supported in principle in the following locations:

Sites allocated for such purposes, or as part of a mixed use allocation

In town centres, district centres or local shopping parades subject to the detailed policies in other local development documents

In existing residential areas in identified towns and villages excluded from the Green Belt (or settlements beyond the Green Belt with defined settlement boundaries) where there is no adverse affect on the amenities of neighbouring properties

In settlements in the countryside beyond the Green Belt where the facility is needed to serve the immediate local area and could not be provided elsewhere

In general business areas and on scattered business sites subject to the detailed policies in the Allocations Development Plan Document

In identified areas of deprivation where the facility would contribute towards addressing that deprivation

2. Unless it can be demonstrated that there is no community need for the facility the Council will resist:

a) the loss or change of use of buildingswith an existing planning use as a community/built sports facility

and

b. the development for other purposes of land allocated for such facilities.

Where it would be of community benefit for such facilities to be provided in another form this should take place either on-site or on another site offering no less overall community benefit. In appropriate circumstances a proportionate contribution to an off-site solution may be sought.

Policy CS 16 Transport

1. Development proposals shall be consistent with and contribute to the implementation of the agreed transport strategies and priorities set out in the Buckinghamshire Local Transport Plan, including its area action plans, and the longer term shared vision for transport in High Wycombe (see ‘Appendix 4 Transport Actions and Shared Vision for High Wycombe’)

2. In particular the Council will work with the County Council and other relevant agencies to:

a. Ensure that the implications of planned growth in Aylesbury and Milton Keynes for transport links to the Thames Valley and Heathrow, including the impact of traffic growth on the A4010 through Princes Risborough, High Wycombe and the Area of Outstanding Natural Beauty, are fully addressed at a regional and sub-regional level

b. Deliver a transport hub on the south side of High Wycombe that includes a regional coachway and improved public transport accessibility

c. Identify and safeguard from development future routes for public transport, walking and cycling, and

road improvement lines.

3. Development proposals must be assessed for their impact on all aspects of the transport system, including public transport and the trunk and local road networks. Provision for any necessary improvements or mitigation measures must be secured prior to first occupation of the development. Such measures should be consistent with and support the delivery of transport strategies and priorities set out in the Local Transport Plan.


DECEMBER 2014

Appendix 2: Archaeological Desk Based Assessment


DECEMBER 2014

appendix 1: relevant local planning policies · arrangements in accordance with policy t1 and...

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