appendix 4 - site assessment proformas (housing ...€¦ · proformas have be published for those...

Appendix 4 - Site Assessment Proformas (Housing, Employment and

Mixed Use) Proformas have be published for those sites identified in the supply tables (Appendix 2 'Housing

Supply' and Appendix 12 'Employment and Retail Supply) and those in the rejected sites tables,

(Appendix 3 'Rejected Housing Supply and Appendix 13 ‘Rejected Employment and retail Supply’). All

sites for have an assessment proforma (housing, employment and retail), except sites which have

planning permission and are below 15 dwellings or are already under construction.

Schedule of Sites Tier 1 High Wycombe Urban Area ................................................................................................. 1

HELAA ID Address Proposed Use

SHW0004 Gomm Valley and Ashwells, High Wycombe Housing and Employment

SHW0007 Southern Verco site, Chapel Lane, Sands, High Wycombe Economic Development

SHW0017 Rapid House/ Bellfield Road, High Wycombe Retail

SHW0020 Dashwood Avenue, High Wycombe Housing

SHW0050 Thame House, Castle Street, High Wycombe Housing

SHW0210 34 Dashwood Avenue, High Wycombe Housing

SHW0283 Land At Terriers Farm, Kingshill Road, High Wycombe Housing

SHW0322 Easton Street (car park and Council offices), High Wycombe

Housing and Employment

SHW0323 Lilys Walk Gas Works, High Wycombe Housing and employment

SHW0324 Royal Mail Sorting Office, High Wycombe Retail

SHW0325 Buckingham House and Castle House, West End Road, High Wycombe

Housing and Retail Development

SHW0326 Swan Frontage, High Wycombe Economic Development

SHW0327 Hughenden Quarter Main Development Site, Hughenden Avenue, High Wycombe

Mixed use

SHW0328 Cressex Island Car Park (Costco), Crest Road, High Wycombe

Retail

SHW0331 Desborough Road Car Park and the Kings Centre Housing

SHW0332 Duke Street Car Park, High Wycombe Mixed use

SHW0334 Land forming part of the former Green Street County First School site, High Wycombe

Mixed use

SHW0335 Needham Bowl, Leigh Street, High Wycombe Mixed use

SHW0337 Baker Street Car Park, High Wycombe Economic & Retail

Development

SHW0339 Collins House and 32 Bridge St, Corner of Bridge St/Desborough Rd

Mixed use

SHW0343 Staples, Queen Alexandra Road, High Wycombe Economic development

SHW0353 The Courtyard, (formerly Merryfields School), Cressex Road, High Wycombe

Housing

SHW0354 Buckmaster Playing Fields High Wycombe Employment

SHW0359 Kingsmead Depot, London Road Housing

SHW0390 Westwood, High Wycombe Housing

SHW0393 Car Park Red Lion PH, Castle Stree, High Wycombe Housing


SHW0400 Delafield Heights South, High Wycombe Housing

SHW0402 Frank Hudson Furniture Factory, Rosebery Avenue, High Wycombe

Housing

SHW0406 Ogilvie Road, High Wycombe Housing

SHW0416 Former Bassetsbury Allotments, Bassetsbury Lane, High Wycombe

Housing

SHW0419 JC and MP Smith, Princes Gate (also known as Ricketts Road, Ryedale), High Wycombe

Housing

SHW0420 Land to the rear of Quebec Road, High Wycombe Housing

SHW0421 Netley Works, 89 Queens Road, High Wycombe Housing

SHW0428 Abbey Barn North, High Wycombe Housing

SHW0429 Abbey Barn South, High Wycombe Housing and Employment

SHW0436 Garages between Chiltern Avenue and Rutland Avenue, High Wycombe

Housing

SHW0440 Brook Street, High Wycombe Housing

SHW0462 Land Horns Lane, Booker Housing

SHW0463 Corner of Bridge Street/Oxford Road, High Wycombe Mixed Use

SHW0466 Garages at Tyzack Road, High Wycombe Housing

SHW0471 Terriers House and Paddock Land (Montgomery Watson House), Amersham Road, High Wycombe

Housing

SHW0476 144-146 Kingsmead Road, High Wycombe Housing

SHW0492 85-93 West Wycombe Road, High Wycombe Housing

SHW0499 RailCo, Boundary Road, Loudwater, High Wycombe Housing

SHW0504 154-156 West Wycombe Road, High Wycombe

Housing

SHW0524 Remainder of Leigh Street employment area, Desborough Road, High Wycombe

Housing

SHW0526 Garages at Havenfield Road, High Wycombe Housing

SHW0529 Land north of Cressex Road, High Wycombe Housing

SHW0532 Railway Place/Saffron Road (Car Park), High Wycombe Housing

SHW0550 Sunnyside and St.Johns House, 16-18 St.Johns Road, High Wycombe

Housing

SHW0559 Clay Lane, Booker, High Wycombe Housing

SHW0561 Notcutts Garden Centre, Clay Lane, High Wycombe Housing

SHW0564 Delafield Heights North, High Wycombe Housing

SHW0583 The Nag's Head and land to rear, 63 London Road, High Wycombe

Housing

SHW0584 1-9 Shaftesbury Street, High Wycombe Housing

SHW0627 Westfields, London Road, High Wycombe Housing

SHW0633 Part of Greens Farm, Glynswood, Green Hill, High Wycombe

Housing

SHW0638 Back of Hughenden Road (proposed backland development)

Housing

SHW0639 Kotecha Heights, formerly Audio House, Progress Road, High Wycombe

Housing

SHW0641 17 Mendy Street, High Wycombe Housing


SHW0647 Land adjoining High Heavens Economic development

SHW0648 Wycombe Airpark 1 Economic development

SHW0649 Wycombe Air Park 2 Economic development

SHW0651 Wycombe Summit, High Wycombe Housing

SHW0652 Beaumont, 3-13 Holmer Green Road, Hazlemere Housing

SHZ0005 Highbury Works, Chestnut Lane, Hazlemere, High Wycombe

Housing and Employment

SHZ0035 Land off Amersham Road including Tralee Farm, Hazlemere

Housing

SHZ0041 Queensway, Hazlemere, High Wycombe Housing

SLW0031 Burleighfield House (Mayflower House), London Road, Loudwater

Housing

SLW0032 Tesco Loudwater, High Wycombe Retail

SWC0012 Westside Fruit / The Apple Orchard, Clay Lane, Booker Housing

Tier 2: Princes Risborough .......................................................................................................... 76


SPR0090 Princes Risborough Expansion Area Mixed Use

SPR0090 Princes Risborough Local Centre Economic & Retail

Development

SPR0001 Leo Laboratories, Longwick Road, Princes Risborough Housing

SPR0010 Park Mill Farm, Princes Risborough Housing

SPR0023 Whiteleaf, Picts Lane, Princes Risborough Housing

SPR0032 Land at Princes Risborough Railway Station Housing and Employment

SPR0034 Horns Lane Car Park, Princes Risborough. Retail

SPR0036 Land off Poppy Road including 108 Wycombe Road Housing

SPR0037 Land between Longwick Road and Mill Lane, Princes Risborough

Housing

SPR0051 BCC Highways Depot, Longwick Road, Princes Risborough. Housing

SPR0054 Land Fronting New Road, Princes Risborough Retail

SPR0073 Land north of Mill Lane, Monks Risborough Housing

SPR0081 Land East of Lower Icknield Way, Monks Risborough Housing

SPR0089 Greensleeves, Princes Risborough Housing

SPR0092 Land to the north of Lower Icknield Way Economic development

SPR0093 Land adjacent to Regents Park, Princes Risborough Economic development

Tier 2: Bourne End and Wooburn ................................................................................................ 95


SBE0008 Land at Fieldhead Gardens, Bourne End Housing

SBE0028 Hollands Farm (north), Bourne End Mixed Use

SBE0033 Slate Meadow, Bourne End Housing

SBE0043 Land south of Marlow Road, Well End Housing

SBE0050 Windrush House, Bourne End Housing


SBE0056 Technology House, Furlong Road, Bourne End Housing

SBE0058 Riverside House, Furlong Road, Bourne End Housing

SWG0029 Land east of Manor Gardens, Wooburn Green Housing

Tier 2: Marlow ......................................................................................................................... 105


SMA0029 Alfred Davis Ground (Marlow FC), Oak Tree Road,Marlow

Housing

SMA0044 Foxes Piece, Marlow Housing

SMA0050 Liston Road Road Car Park, Marlow Housing

SMA0054 Land South of Chalkpit Lane Housing

SMA0061 Hanging Hill Allocation, Off Berwick Road, Marlow Housing

SMA0068 Portlands Gardens, Marlow Housing

SMA0070 Dean Street Carpark, Marlow Housing

SMA0089 Land west of Winchbottom Lane, Marlow Housing

SMA0096 New Court / Liston Court, Marlow Housing

SMA0101 Wethered House, Draymans Lane, Marlow Housing

SMA0105 Land adjacent to 89 Seymour Court Road, Marlow Housing

SMA0108 Police Station, Dean Street, Marlow Mixed use

Tier 3: Lane End ....................................................................................................................... 117


SLE0011 Land to the rear of Old Sun Close Housing

SLE0015 Martins Field, Moor Common, Lane End, Bucks Housing

SLE0017 Land south of Finings Road, Lane End, High Wycombe Housing

SLE0021 Land at Simmons Way - remainder of Springbank House, Lane End

Housing

SLE0023 Land to the rear of Tylers Corner and Hide Away, Ditchfield Common

Housing

SLE0024 Land to the rear of Spindleberry, Ditchfield Common Housing

SLE0025 Land to the rear of Lane End Conference Centre, Church Road

Housing

SLE0026 Land off Ellis Way, Lane End Housing

SLE0027 Land between Chalky Field and Marlow Road, Lane End Housing

SLE0029 Land off Church Road, Lane End Housing

SLE0030 Lane to the South of Clinkard Place, Lane End Housing

SLE0033 Land off Ellis Way (include orchard) Housing

Tier 3: Stokenchurch ................................................................................................................ 129


SSC0005 Land adjacent to 14 Mill Road, Stokenchurch Housing


SSC0023 Land Adjacent to Longburrow Hall, Park Lane, Stokenchurch

Housing

SSC0031 Bangalore House, Falcon Court, Wycombe Road, Stokenchurch

Housing

SSC0034 Land at Wood Farm, Stokenchurch Housing

SSC0035 Land off Mill Road, Stokenchurch Housing

SSC0036 Fane's Field and M40 Barnfield site, Stokenchurch Housing

SSC0037 Salvage Yard, Stokenchurch Housing

SSC0038 Land to the rear of Wormsley Crescent, Stokenchurch Housing

SSC0039 Land north of The Ridgeway, Ibstone Road, Stokenchurch

Housing

SSC0040 Land to the south of Wormsley Lodge Wellground, Stokenchurch

Housing

SSC0041 Wallace Hill Farm, Wellground, Stokenchurch Housing

SSC0043 Land to the rear of Stokenchurch Business Park, Mill Lane

Economic Development

SSC0045 Land to the east of Tower Farm, Oxford Road, Stokenchurch

Housing

SSC0046 Land between Coopers Court Farm and M40, Stokenchurch

Housing

SSC0048 Land to the west of Tower Farm, Oxford Road Housing

SSC0049 Land at Wood Farm (Wider Area) Rejected

SSC0050 Little Studdridge, Stokenchurch Housing

Tier 3: Flackwell Health ............................................................................................................ 146


SFH0015 Flackwell Health Football Club, Flackwell Health Housing

SWC0065 Amersham and Wycombe College, Spring Lane, Flackwell Heath

Housing

Tier 3: Naphill .......................................................................................................................... 148


SNH0019 Land off Clappins Lane, Naphill Housing

Tier 4: Longwick ....................................................................................................................... 150


SLK0004 Land at Thame Road, Longwick Housing

SLK0006 Land off Barn Road, Longwick Housing

SLK0007 Land off Bar Lane, Longwick Housing

SLK0008 Rose Farm, Longwick Housing

SLK0009 Land north of Rose Farm, Longwick Housing

SLK0010 Land off Thame Road to the south of Chestnut Way Junction, Longwick

Housing


SLK0012 Remainder of Rose Farm, Longwick Rejected

SLK0013 Land adjacent to Anderdons Farm (Policy L6 of Longwick Neighbourhood Plan)

Housing

SLK0014 Land adjacent to Red House Farm (Policy L5 of Longwick Neighbourhood Plan)

Housing

Tier 4: Great and Little Kimble .................................................................................................. 159


SRD0182 Land south east of Grove Lane, Kimble Housing

SRD0184 Land at Birdbrook, Marsh Road, Kimble Housing

SRD0185 Land at Grove Farm incl. Grove Farm House, Kimble Housing

SRD0189 OS Parcel 0052, Grove Lane, Kimble Housing

SRD0190 Land fronting Kimblewick Road, Kimblewick Housing

SRD0192 Land to the rear of Hill View and Bridge Street, Great Kimble

Housing

SRD0193 Land to the rear of Marsh Road, Little Kimble Housing

SRD0194 OS Parcel 2265, Marsh Road, Little Kimble Housing

SRD0195 Land adjacent to Kimble Court, Marsh Road, Little Kimble

Housing

SRD0196 Land east of Brook Cottage, Risborough Road, Little Kimble

Housing

SRD0197 Land rear of The Firs, Risborough Road, Little Kimble Housing

SRD0198 Land between Bridge Street and Great and Little Kimble footpath 38A, Great and Little Kimble

Housing

SRD0199 Land adjacent to Horsetone Cottages, Kimblewick Road, Kimblewick

Housing

Other Rural Areas .................................................................................................................... 172


SMA0080 Heavens Above, 16 High Heavens Wood, Marlow Bottom

Housing

SRD0126 Former Molins Factory, Haw Lane, Saunderton Mixed use

SRD0136 West Yard, Saunderton Housing

SRD0144 Former Wycliffe Centre, Horsleys Green Housing

SRD0148 Uplands House Hotel, Four Ashes Road, Cryers Hill Housing

SWC0068 Water Research Centre Laboraties, Medmenham Housing

SWC0082 Westhorpe House, Westhorpe Park, Little Marlow Housing

SWC0084 Harleyford Manor, Harleyford Estate, Marlow Housing

SWC0086 Little Marlow Gravel Pits (PDL section) Housing

1

Tier 1 High Wycombe Urban Area

Site Reference

SHW0004 Gomm Valley and Ashwells, High Wycombe

Site size: 73.96 Ha

Source of Site Core Strategy – Reserved Site

Site Type Greenfield Rural

Site Status: 5 years

Suitability

Site is suitable for mixed use development. Site was previously allocated as a reserve site in the 2008 Core Strategy. In 2014 the Council released this reserve site for development. Site Allocation in emerging plan under Policy HW6 Gomm Valley and Ashwells. Adopted Development Brief in July 2017 considered site for residential led mixed use development. Included residential, business and associated community uses. Within Green Infrastructure Area under DSA Policy DM11. Part of the site contains SSSI, Priority Habitat Biological Notification Site (Little Gomm’s wood) and an area of ancient woodland, these are excluded from development. Scattered parts of high risk surface water flood risk runs from south to north. See Gomm Valley and Ashwells adopted development brief for detailed site constraints and context.

AONB N Greenbelt N

Allocation NLP(HW6) Settlement Tier 1

Deliverability

Site is in multiple ownership. Axa have sold the Gomm Valley site to Equitable Life and WDC own the Ashwells site. Small part of the site is owned by Taylor Wimpey which is identified for employment use (shaded in purple).

SHW0004SHW0004SHW0004SHW0004SHW0004SHW0004SHW0004SHW0004SHW0004

2

Development brief was adopted in July 2017. WDC anticipated submission of outline planning applications for Ashwells site first, followed by Gomm Valley in late 2017. For the purposes of HELAA, site is identified as deliverable for residential and employment purposes. Delivery of units between 5-10 years. WDC anticipate start site in 2018-2019 based on agent’s response. Indicative delivery timeframe starts in 2019 with the assumption of permission granted in 2018 and reserved matters application in 2019. Build out would take 5-7 years and anticipate completions in 2023-2025. Phasing for residential units are forecasted as 20 units in 2018-2019, 75 units in 2019-2020, 115 units in 2020-2021, 75 units in 2021-2022, 75 units in 2022-2023, 75 units in 2023-2024 and 75 units in 2024-2025. WDC considered both sites, Ashwells and Gomm Valley to be build out at the same time. For economic purpose, site is considered capable of delivering a total of 8000 sqm of B1a/b offices in 6 – 10 years.

Number of dwellings to be delivered: Gross: 530 Net: 530 Density: 29 dph

Source of dwelling numbers: WDC assessment

Density Assumption Based on developable residential area identified by WDC Officer

Floor space to be delivered: Hectares

(Ha): 1.20

Ha

Square

meters (sqm)

: 8000 sqm

B1a/b

(sqm)

B1c/

B2

(sqm)

B8 (sqm)

8000

sqm

NA NA

Source of floor space to be delivered: WDC Officer

3

Site Reference SHW0007 Southern Verco, Chapel Lane, High Wycombe

Site size: 2 Ha

Source of site Employment Land Review

Site Type Urban brownfield employment – industrial

Site Status: Developable for economic use

Suitability

Site is suitable for employment development. It is within DSA Desborough Area Policy HW1. Site is surrounded with existing residential development and open space beyond Chapel Lane. Two existing access roads, Chapel Lane to the west and Mill End Road to the east. Majority of the site is cleared and with limited number of buildings on site. Northern part of the site falls within Flood Zone 2 and a small area of Flood Zone 3a. Surface water flooding also ranges from low to high risk.

AONB N Greenbelt N

Allocation Existing Settlement Tier 1

Deliverability

Site in ownership of Verco and is manufacturing officer furniture. It is considered available. A hybrid application was submitted in 2015 for redevelopment of site for mixed use scheme comprising residential and commercial floorspace. Full application was submitted for 79 dwellings and outline application for 1176 sqm of commercial floorspace. Application, 15/06618/FUL, was later withdrawn by applicant. Site is currently non-operational and vacant. It is considered site is under-used and has the potential to redevelop site for mixed B uses. PBA recommended to maintain the northern part of the Verco site as employment. For the purposes of HELAA, WDC assessment site capable of delivering 7700sqm of floorspaces, consists of 3850sqm B1c/B2 (light industry and general industry) and B8 (storage and distribution) uses. Estimated delivery of commercial floorspace within 6-10 years. Site areas identified in this pro-froma indicated suggested developable employment areas.

Floor space to be delivered: Hectares (Ha): 0.77 Ha

Square meters (sqm) : 7700 sqm

B1a/b B1c/ B2 B8

NA 3850 sqm

3850 sqm

Source of floor space identified WDC Officer


4

Site Reference SHW0017 Rapid House/Bellfield Road, High Wycombe

Site size: 1.62 Ha

Source of site DSA Allocation

Site Use: Urban brownfield employment

Site Status: Developable for retail use

Suitability

Site is suitable for retail use. Site allocation in DSA Policy under HWTC19 (Rapid House/Bellfield Road) & HWTC20 (Oxford Road West). HWTC19 Allocation for main town centre uses. Site is located in the heart of High Wycombe Town Centre and within the town centre boundary (DM7). Site adjacent to large retail stores and car parks. Low risk of surface water flood along Oxford Road area and high risk at the north and rear of buildings behind Oxford Road. Nearby transport links and access to site via a number of road networks, e.g. Bellfield Road, Brook Street, Oxford Road and Westbourne Street.

AONB N Greenbelt N

Allocation DSA Settlement Tier 1

Deliverability

DSA identified site allocation for mixed use. Currently multiple tenancies on site. Site developable for 6 – 10 years. For economic purposes site capable of accommodating 1000 sqm of A1 retail use.



A1 B1a/b B1c/B2 B8

1000 sqm

NA NA NA

Sources of floor space identified: WDC Assessment


SHW 0 3 3 5SHW 0 3 3 5SHW 0 3 3 5SHW 0 3 3 5SHW 0 3 3 5SHW 0 3 3 5SHW 0 3 3 5SHW 0 3 3 5SHW 0 3 3 5

5

Site Reference SHW0020 Dashwood Avenue, High Wycombe

Site size: 0.89 Ha

Source of Site Employment Land Review

Site Type Urban brownfield employment – industry and warehouses

Site Status: 6-10 years

Suitability

Site is suitable for residential development. It is recommended for release from its employment use due to poor quality buildings. See Short Term Employment Land Review (ID HW11). Medium risk of surface water flooding. Within DSA Policy HW1 Desborough Area. Site located behind existing residential development. Close proximity to public transport. Bucks CC suggested no transport objection in principle.

AONB N Greenbelt N


Deliverability

Site is currently occupied with a number of mixed B uses buildings. It is currently unavailable for residential use in the short term but is likely to be made available in future. For the purposes of HELAA, site is considered developable within 6-10 years. WDC assessment forecasted site will delivered 70 units between 2024-2026. Phasing estimated as 35 units in 2024-2025 and 35 units in 2025-2026.

Number of dwellings to be delivered:

Gross: 70 Net: 70 Density: 79 dph


Density Assumption Based on site area 0.89 Ha


6

Site Reference SHW0050 Thame House, Castle Street High Wycombe

Site size: 0.25 Ha

Source of Site Developer Promoted Site

Site Type Urban brownfield (retail and commercial)

Site Status: Planning Permission

Suitability

Site is suitable for residential development. Medium to high risk of surface water flooding to the rear of the existing building. Archaeological Notification Site. 25m around Amersham Hill, Priory Avenue, High Wycombe Town & Abbey Conservation Area. Within High Wycombe town centre boundary under Policy DM7. Prior notifications permitted for change of use from B1a to C3 residential, 16/08188/PNP3O for 120 units. Previously other two prior notification applications permitted under 16/08190/PNP3O for 70 units and 16/07145/PNP3O for 50 units.

AONB N Greenbelt N


Deliverability

Site is currently in employment use. Thame House Ltd submitted prior notification for change of use for existing B1a office building to residential use, 16/08188/PNP3O for 120 self-contained bedsits flats. For the purposes of HELAA, site is considered developable within 6-10 years. WDC anticipated phasing as 40 units in 2022-2023, 40 units in 2023-2024 and 40 units in 2024-2025.



Source of dwelling numbers: Based on prior notification application, 16/08188/PNP3O



7

Site Reference SHW0210 34 Dashwood Avenue High Wycombe

Site size: 0.02 Ha


Site Type Urban brownfield employment - parking


Suitability

Site is suitable for residential development. Site is recommended for release from employment use due to poor quality buildings. See Short Term Employment Land Review (ID HW11). Falls within low risk of surface water flooding. Site is within DSA Policy HW1 Desborough Area. Bucks County Council commented no objection in principle in terms of access and transport. Adjacent to another HELAA site allocation. See SHW0020 Dashwood Avenue.

AONB N Greenbelt N


Deliverability

Site is used as car park for neighbouring businesses. It is considered available for residential use. For the purposes of HELAA, site is considered developable within 6-10 years. WDC assessed site will come forward in 2023-2024 with estimation of 5 units.






8

Site Reference SHW0283 Land At Terriers Farm High Wycombe

Site size: 23.06 Ha

Source of site Core Strategy – Reserved Site



Suitability

Site is suitable for residential use. Site Allocation in the emerging Wycombe District Local Plan under Policy HW7 Terriers Farm and Terriers House. Allocation for residential development and strategic open space. Site was identified in 2008 Core Strategy as Reserve Site and was released for development in 2014. Within Green Infrastructure area, open countryside beyond Green Belt. Sensitive boundaries at the south which adjoins with the Terriers Conservation Area. Green Belt and AONB at its north and existing Hazlemere Recreation Ground adjoins the eastern boundary. Scattered parts of site falls within high risk of surface water flood risk. See Terriers Farm draft development brief for detailed site context and constraints.

AONB N Greenbelt N

Allocation NLP (HW7) Settlement Tier 1

Deliverability

Site is in multiple ownership. Persimmon Homes and Redrow Homes have controlling interests of the site. Planning applications to be submitted in early 2018 to start site in late 2018-2019. It is suggested 2 developers will be on site to deliver housing. Site is considered available. For the purposes of HELAA, site is identified as deliverable within 5 years. WDC suggested 20 units in 2018-2019, 100 units in 2019-2020, 100 units in 2020-2021, 100 units in 2021-2022, 100 units in 2022-2023, 80 units in 2023-2024. Delivery of 500 new residential units.



Density Assumption Based on developable residential area identified by WDC Officer.


9

Site Reference SHW0322 Easton Street / Eastern Quarter, High Wycombe

Site size: 3.38 Ha

Source of Site DSA Allocation

Site Type urban brownfield employment - offices and parking


Suitability

Site is suitable for mixed use development. Site Allocation in DSA, Policy HWTC7 Easton Street. Allocation for Town Centre Business Use, primarily B1 office use and limited residential use are acceptable. Site is located opposite another HELAA site allocation, SHW0332 Duke Street. Site currently includes a number of B1a and A uses businesses, consisting of a multi-storey car park, Easton Street and a levelled car park at SHW0532 Railway Place, the Railway Place Car Park, to the east. Within High Wycombe Town Centre boundary under DSA Policy DM7 and Archaeological Notification Site. Not within flood zones, low to high surface water flood risk across the site. Recommendations from Environmental Agency to improve on permeability and surface water discharge of new developments for all the sites within Source Protection Zones (SPZs).

AONB N Greenbelt N

Allocation DSA (HWTC7) Settlement Tier 1

Deliverability




10

Site is in WDC ownership. It is considered not available yet. In the DSA Policy HWTC7, this site is allocated pronominally for business B1a office use and suitable for some residential use. With this in mind, it is likely that the proposed development would be mixed use business led with an element of residential development. Currently site is in discussion with WDC Property & Estates regarding redevelopment of this site. For the purposes of HELAA, site is considered deliverable for employment and residential use and no longer promoted for retail use. WDC assessment forecasted site will come forward within 5 years of adoption of emerging Wycombe District Local Plan. Phasing suggested as 25 units in 2021-2022 and 25 units in 2022-2023. For economic uses, site is considered capable for delivering 6000sqm of B1a/b office use within 11-15 years. WDC current assessment estimated 50 residential units. Dwelling numbers arrived based on Easton Street site, not including Duke Street.


Gross:50 Net:50 Density: 102 dph





B1a/b B1c/ B2 B8

6000 sqm

NA NA

Source of floor space identified: WDC Officer

11

Site Reference SHW0323 Lily’s Walk Gas Works Site size: 1.24 Ha


Site Type Urban Brownfield (industrial)


Suitability

Site is suitable for mixed use development. Site Allocation in DSA under Policy HWTC13. Allocation for main town centre uses and residential use. Small parts of the site have high surface water flooding risk. Falls within Policy DM7 Town Centre boundaries, allocated for mixed use, to include primarily retail (A uses) and other uses such as leisure, office and cultural facility. Full application with Environmental Assessment and Planning Obligation under 15/08002/FULEA. Subject to Section 106 contribution.

AONB N Greenbelt N


Deliverability

Site is controlled by Inland Homes. The applicant submitted application to redevelop site to provide 239 units and A1 (retail), A2 (financial and professional services), A3 (restaurant and café), B1 (offices) and D1 (non-residential institutions) uses. Site is considered available and viable. No affordable housing provision provided due to viability. For the purposes of HELAA, site is identified as deliverable and WDC assessed delivery of site based on Inland Homes’ response and anticipated site delivery within 5 years. Inland Homes estimated phasing as 50 units in 2017-2018, 75 units in 2018-2019, 75 units in 2019-2020 and 39 units in 2020-2021. Site also estimated to deliver 294 sqm of B1a/b (office) use on site in 5 years.


Source of dwelling numbers: Based on planning application




A1 B1a/b

B1c/B2

B8

900 294 NA NA

Source of floors pace identified: Planning Application


12

Site Reference SHW0324 Royal Mail Sorting Office, High Wycombe

Site size: 0.33 Ha



Site Status: Existing Allocation in DSA

Suitability

Site is suitable for employment uses. Site located within town centre with close proximity to public transport and access to existing road networks, A40 Easton Street and Queen Victoria Road. Policy HW7 High Wycombe Town Centre boundary applies. Within High Wycombe Town Centre Conservation Area. Archaeological Notification Site. Small amount of medium to high surface water flood risk at the rear of the existing parking area.

AONB N Greenbelt N

Allocation DSA (HWTC8) Settlement Tier

1

Deliverability

Site is in the ownership of Royal Mail Plc. It is part of the Town Centre Business Area. In the DSA, it is recommended for office use and main Town Centre uses. Development on the sorting office area is acceptable but required to relocate sorting office to a suitable alternative location within the District. It is suggested site has the potential in the longer term to redevelop as part of the ongoing regeneration of the town centre. DSA suggested site could incorporate some main town centre uses on the ground floor frontages on to Queen Victoria Road. For the purposes of HELAA, WDC assessment identified site is available for employment uses and capable of accommodating a total of 800 sqm of A1 retail use. Estimated delivery of floor space within 6-10 years.



A1 B1a/b

B1c/ B2

B8

800 sqm

NA NA NA

Sources of floor space identified: WDC Officer


13

Site Reference SHW0325 Buckingham House and Castle House, West End Road, High Wycombe

Site size: 0.397 Ha


Site Type Urban brownfield employment – offices


Suitability

Site is suitable for mixed use development. Site allocation under DSA Policy HWTC14. Allocation for main town centre and residential uses. Within High Wycombe Town Centre boundary Policy DM7. Adjacent to DSA site allocation under Policy HWTC13, Lily’s Walk Gas Work site. Site is not within surface water flood risk or within flood zones. No environmental constraints limiting site deliverability. Prior notification application under 16/05055/PNP3O for change of use (Class O) from office to residential on Castle House. Application on Buckingham House pending consideration.

AONB N Greenbelt N


Deliverability

Site is considered available as Inland Homes is the sole owner of the site. Site is currently part vacant. For the rest of the site, Inland Homes intended to redevelop Buckingham House as mix-use, commercial and residential use. Prior notification permitted for change of use (Class O) of existing B1a office to 32 dwellings on Castle House. Proposal included 330sqm of commercial use, 85 dwellings and part of the alternative route relief road scheme which has been granted permission under adjacent site, Lily’s Walk Gas Work site. Inland Home’s considered Buckingham House and Castle House site to deliver 117 residential units. For the purposes of HELAA, WDC considered site is deliverable within 5 years, 17 units in 2018-2019, 50 units in 2019-2020 and 50 units in 2020-2021. For economic purposes, site is capable of delivering 300 sqm of A1 retail floor spaces. Delivery of floor spaces within 6-10 years.

Number of dwellings to be delivered: Gross: 117

Net: 117 Density: 295 dph

Source of dwelling numbers: Based on planning application on Castle House and Inland Home’s indication for Buckingham House.

Density Assumption Based on building footprint 0.384 Ha

Floor spaces to be delivered

Hectares (Ha): 0.030 Ha

Square meters (Sqm) : 300sqm

A1 (sqm)

B1a/b (sqm)

B1c/B2 (sqm)

B8 (sqm)

300 sqm

NA NA NA

Sources of floor spaces identified: WDC Assessment


14

Site Reference SHW0326

Swan Frontage, High Wycombe

Site size: 0.87 Ha


Site type Urban brownfield other ( not employment) – Fire station

Site Status: Existing Allocations in DSA

Suitability

Site is suitable for employment. Subject to suitable alternative relocation of fire station and police station. Site is allocated as mixed use development with main Town Centre uses and residential uses under DSA Policy HWTC10 Swan Frontage. It is within bank top 20m buffer consultation area and Flood Zone 2 with emerging Wycombe District Local Plan Policy DM39 (Managing Flood Risk and Sustainable Drainage Systems) applies. Site ranged from low to high risk of surface water flooding. Under DSA Policy DM15 improvement of River Rye Corridor. Site within geological notification site and included some grade II listed building.

AONB N Greenbelt N


Deliverability

Site is in WDC ownership. It is considered unavailable in short term but likely to become available in longer term. DSA Policy HWTC10 suggested site comprise of mixed use with main town centre uses and residential use and only to be redeveloped if the loss of communities facilities can be relocated within the Wycombe District. For the purposes of HELAA, Swan Frontage site is considered capable of delivering 6500 sqm of B1a/b office space.



B1a/b B1c/ B2 B8

6500 sqm

NA NA

Source of floor space identified: WDC assessment


15

Site Reference SHW0327 Hughenden Quarter Main Development Site, High Wycombe

Site size : 4.19 Ha

Source of Site Officer Identification

Site Type Urban brownfield


Suitability

Site is suitable for mixed use development. Previous Bellfield Road Employment Area under Policy E3 in 2004 Local Plan. Site was industrial land and is the former “CompAir BroomWade” site. Situated adjacent to university accommodation and with the new link road and the rear of Hughenden Road to its east. Walking distance to town centre and other services, including public transport. Archaeological Notification Site. Within 20m of Bank Top Consultation Area. No surface water flood risk. Full planning permission with planning obligation under 14/06590/FUL. Subject to Section 106 contribution. Application for C3 use, 260 extra care apartments.

AONB N Greenbelt N


Deliverability

Site is considered available. Inland Homes granted permission for erection of 260 extra care apartments for elderly with associated parking, landscaping and facilities. Nicol Thomas Ltd is the agent and main contractor is Gallford Try. Application is subject to planning obligation with provision of affordable housing. No information to suggest site is not financially viable and impact deliverability. For the purposes of HELAA, site is considered deliverable within 5 years. WDC forecasted phasing and built out rates as 100 units in 2017-2018 and 160 units in 2018-2019. Latest monitoring survey by officers identified site is under construction since the base date.






16

Site Reference SHW0328 Site of Former Park And Ride Facility, Crest Road High Wycombe

Site size: 3.7 Ha

Source of site Planning Application

Site Use: Urban brownfield – former park and ride facility


Suitability

Site is suitable for employment development. Site has access to existing highways and transport links. Low to high risk of surface water flooding. Located between existing offices and retail store and close proximity to commercial areas. It was previously used as a park and ride facility but this operation has been relocated and now derelict.

AONB N Greenbelt N


Deliverability

Site is in ownership of WDC and considered available. Costco Wholesale UK Limited intend to redevelop site with warehouses and associated facilities. It is considered a long lease will be leased out to Costco. Full planning application has been submitted and subject to the signed off of legal agreements. For the purposes of HELAA, site is considered capable of accommodating a total of 8809 sqm of B8 storage and distribution use and 4700sqm of retail use on site. Estimated delivery of floor space within 6-10 years.



A1 (sqm)

B1a/b (sqm)

B1c/ B2 (sqm)

B8 (sqm)

4700 sqm

NA NA 8809 sqm

Sources of floor spaces identified:

WDC Assessment


17

Site Reference SHW0331 Desborough Road Car Park and the Kings Centre, Desborough Road High Wycombe

Site size: 0.35Ha

Source of site Officer Identification

Site Type & Current Uses

Urban Brownfield Other (not employment) – car parking and community facilities

Site Status: Unavailable

Suitability

Site is suitable for residential development. Existing car park and church (King’s Centre) on site. Location of site is close to amenities, transport and existing residential settlement. Redevelopment of site would recommended to replace existing community facilities elsewhere in the vicinity. Low surface water flood risk. Site falls within High Wycombe Town Centre Boundary under DM7 in DSA Policy.

AONB N Greenbelt N


Deliverability

As site is not being progressed in the current market, WDC considered site is currently unavailable for residential development. Any further changes in the availability and deliverability of the site will be reflected in subsequent HELAA reviews.


18

Site Reference SHW0332 Duke Street, High Wycombe Site size: 0.68 Ha


Site Type Urban brownfield (offices and parking)


Suitability

Site is suitable for employment and residential use. Site is allocated under DSA Policy HWTC9 Land off Duke Street. The allocation considered mixed-use development with employment and residential uses. Within High Wycombe Town Centre boundary under DSA Policy DM7. Some parts of the site falls within medium risk of surface water flooding. Recommendations from Environmental Agency to improve on permeability and surface water discharge of new developments for all sites within Source Protection Zones (SPZs)

AONB N Greenbelt N


Deliverability

Site in single ownership of WDC. It is considered not available yet. Site currently used as business and levelled car park. Latest updates suggested WDC Property and Estates are looking to redevelop Easton Street and Duke Street site as a major mixed-use development scheme. WDC Estates intended to redevelop Duke Street site for business B1a office use and residential development, in accordance to DSA Policy HWTC9. WDC assessment estimated 100 residential units. In HELAA, dwelling numbers on Duke Street are separated from Easton Street. For the purposes of HELAA, site is considered developable and WDC assessed site will come forward within 6-10 years. Suggested phasing as 30 units in 2022-2023 and 35 units in 2023-2024 and 35 units in 2024-2025. WDC assessment site is capable of accommodating 100 residential units within 6-10 years. In terms of economic uses, it is estimated delivery of 4300 sqm floor space of B1a/b office uses within 6-10 years.



Density Assumption Based on area 0.68 Ha



B1a/b

B1c/ B2 B8

4300 sqm

NA NA




19

Site Reference SHW0334 Land forming part of the former Green Street County First School site, Desborough Street, High Wycombe

Site size: 0.55 Ha


Site Type Urban brownfield other (not employment) – parking


Suitability

Site is suitable for mixed use development. Site is allocated under DSA Policy HW3 Green Street School. Allocation suggested mixed use development with residential, community facility, multi-use games area and open space. Development requires the delivery of community facility and multi-use games area. Some parts of the site within low risk of surface water flooding. Part of the site falls within Leigh Street Furniture Heritage Conservation Area and within DSA Policy HW1 Desborough Area.

AONB N Greenbelt N

Allocation DSA (HW3) Settlement Tier 1

Deliverability

Site in ownership of Bucks County Council and is considered available. To the west of the site is vacant and to the east is the Youth Community Centre. Bucks County Council intended to redevelop site along with the BCC owned Green Street Centre as part of the "One Public Estate" programme to create mixed-use development. New development to include employment, community hub and residential. Currently at the early stages of options appraisal but their agenda is to consider older people residential and a children's home as part of the options. Response from Bucks County Council suggested the development area would be reduced to 0.2 Ha, excluding the area with existing Youth Community Centre (area shaded in blue). For the purposes of HELAA, site is identified as developable. Site is considered to come forward within 6-10 years by 2025-2026 with 11 units on site, taking into account it is in the process of the options appraisal.



Density Assumption Based on area to be developed, 0.24 Ha


20

Site Reference SHW0335 Needham Bowl, Leigh Street, High Wycombe

Site size: 0.33 Ha


Site Type Urban Employment - industrial


Suitability

Site is suitable for mixed use development. Archaeological Notification Site. Within DSA Policy HW1 Desborough Area. Full planning permission with planning obligation under 15/05594/FUL. Site allocation in emerging Local Plan Policy under HW12 Leigh Street. Allocation for mixed use development consisting residential and community uses.

AONB N Greenbelt N


Deliverability

The applicant is Paradigm Housing Group. Development required demolition of existing former factory building to construct 77 units and B1 uses, landscaping, underground parking, modification of access to Desborough Road and creation of the new footpath to Desborough Road to Leigh Street. Full planning permission granted subject to Section 106 agreement for the provision of affordable housing. Since then housing numbers have been revised to include higher density and a new planning application is due to be submitted. Site is available with Paradigm Housing Group in the process of collecting funding. For the purposes of HELAA, site is identified as deliverable and WDC assessed site delivery within 5 years. WDC revised dwelling numbers to 95 and suggested phasing as 35 units in 2019-2020, 40 units in 2020-2021 and 20 units in 2021-2022.





21

Site Reference SHW0337 Baker Street Car Park, High Wycombe

Site size: 1.93 Ha


Site Type Urban Brownfield – parking and mixed B uses buildings


Suitability

Site is unsuitable for residential development. Recommended to remain in employment and retail use. Suitable for new retail use. Site Allocation in the DSA under Policy HWTC18 Baker Street. Allocation suggested mixed use. Location of site within High Wycombe Town Centre boundary, under DSA Policy DM7. Entire site falls within low risk of surface water flooding. High risk of surface water flooding along Oxford Road. Majority of the site falls within Flood Zone 2.Emerging Wycombe District Local Plan Policy DM39 (Managing Flood Risk and Sustainable Drainage Systems) applies.

AONB N Greenbelt N

Allocation DSA (HWTC18)

Settlement Tier 1

Deliverability

Currently site is being used as car park and other mixed B uses buildings. It is in single ownership with short term leases on site. WDC identified this site is to remain as retail and economic use only. Recent public consultation suggested new proposal for site will consist of a new supermarket, car showroom, “Des-box” purpose-built workshops with associated landscaping and facilities. For the purposes of HELAA, site is considered unavailable for residential development but available for retail purposes. It is considered site is capable of delivering 1200 sqm of A1 retail use. Delivery of floor spaces within 6-10 years.

Floor spaces to be delivered

Hectares (Ha) : 0.12 Ha Square meters (Sqm) : 1200 Sqm

A1 B1a/b

B1c/ B2

B8

1200 Sqm

NA NA NA

Sources of floor spaces identified :

WDC Assessment


22

Site Reference SHW0339 Collins House and 32 Bridge St, Corner of Bridge St/Desborough Rd High Wycombe

Site size: 0.18 Ha


Site Type Urban brownfield – business, retail and residential


Suitability

Site is suitable for mixed use development. Site Allocation in the adopted DSA under Policy HWTC15 Collins House and Corner of Bridge Street / Desborough Road. Allocation for mixed use development with main town centre use. Residential units at upper level is considered acceptable. Site falls within Flood Zone 2 and low to high risk of surface water flooding with emerging Wycombe District Local Plan Policy DM39 (Managing Flood Risk and Surface Water Drainage System) applies. Within High Wycombe town centre boundary under Policy DM7 and High Wycombe primary shopping area DM8.

AONB N Greenbelt N


Deliverability

Site is in Wycombe District Council’s ownership and considered available. Housing Solutions are completing an agreement to lease the site from WDC and redevelopment the site. Redevelopment of the site is proposed for large scale residential development with retail and commercial on ground floor. Site is considered available and site is currently undergoing demolitions. For the purposes of HELAA, site has been identified as deliverable within 5 years and WDC assessment considered delivery of 51 units in 2019-2020 based on developer’s response.



Source of dwelling numbers: Based on Housing Solution’s indication.



23

Site Reference SHW0343 Staples, Queen Alexandra Road, High Wycombe

Site size: 0.45 Ha

Source of site Local Plan Allocation

Site Use: Urban brownfield – Retail


Suitability

Site is suitable for employment development. It is ranged from low to high risk of surface water flooding. Within High Wycombe Town Centre boundary DSA Policy HW7 and 25m buffer around Amersham Hill, Priory Avenue and High Wycombe Town and Abbey Conservation Areas. Good location for employment and business use. It is closed to transport links and immediately adjacent to A404 and Queen Alexandra Road.

AONB N Greenbelt N

Allocation NLP Settlement Tier 1

Deliverability

Site is currently in retail use. It is considered available for mixed use development. It is in single ownership and controlled by Highshore Commercial Ltd. Site is required to purchase new lease. For the purposes of HELAA, WDC considered site capable of delivering 3500 sqm of B1a/b office spaces. Estimated delivery of floor space within 6-10 years.



B1a/b (sqm)

B1c/ B2 (sqm)

B8 (sqm)

3500 sqm

NA NA

Sources of floor spaces identified:

WDC Assessment


24

Site Reference SHW0353

The Courtyard, (formerly Merryfields School), Cressex Road

Site size: 0.33 Ha

Source of site Bucks County Council Land

Site Type & Current Use Urban brownfield


Suitability

Site is suitable for residential development. Site located within existing residential settlement and behind existing primary school. Good access to transport links and existing road networks. Close proximity to amenities.

AONB N Greenbelt N


Deliverability

Previously site has temporary permission for respite care but no updates on new proposal or plans to redevelop site. Premise is occupied and in use. For the purposes of HELAA, site is considered unavailable for residential use in short term. Any updates on availability and deliverability information will be reflected in subsequent HELAA reviews.


25

Site Reference SHW0354 Buckmaster Playing Fields, High Wycombe

Site size: 4 Ha


Site Use: Greenfield / PDL – Community / leisure use and parking

Site Status: Unsuitable

Suitability

Site is unsuitable for development. It is an existing Green Space designation. Currently used for football pitches. Development of this site would require re-provision within Cressex, no such site has been identified. Located within existing high density residential development and proximity to M40. Noise constraints from motorway.

AONB N Greenbelt N


Deliverability

Site is in ownership of WDC. Site is not currently available as it is designated for Green Space. No alternative site for open space has been identified. For the purposes of HELAA, site is identified as unsuitable for employment use.


26

Site Reference SHW0359 Kingsmead Depot, London Road, High Wycombe

Site size: 0.60 Ha


Site Type Brownfield


Suitability

Site is unsuitable for residential development. Half of Kingsmead Car Park falls within Flood Zone 2. The north east corner falls within Flood Zone 3a. Medium to high risk of surface water flooding covered entire site. Entire site falls within Kingsmead Park and allocated under DSA Policy DM12 Green Space.

AONB N Greenbelt N

Allocation N Settlement Tier 1

Deliverability

Site is in WDC ownership. Initial discussion with WDC Estates and Properties suggested site is looking to develop as mixed use retail and residential use with associated road infrastructure and other community facilities. Site is currently occupied with changing facilities and WDC offices above in the existing building. For the purposes of HELAA, site is considered unsuitable for development due to ground water and surface water flood risk. Any changes to the circumstances of the site will be addressed in subsequent HELAA reports.


27

Site Reference SHW0390 Westwood, High Wycombe

Site size: 1.09 Ha

Source of site Developer Promoted Site

Site Type PDL (residential) and Greenfield


Suitability

Site is partially suitable for residential use. Part of the site is Designated Green Space under Policy DM12 (area shaded in Green). This area is not suitable for development. East section of the site falls within low to high risk of surface water flooding.

AONB N Greenbelt N


Deliverability

Site is in the ownership of Red Kite Community Housing who have had discussions with WDC to establish if site could be sold or renovated by WDC for use as temporary accommodation or other suitable development options. Currently occupied with 11 units on site. Site will be used as temporary accommodation in the medium term but it is uncertain in longer term what the use or development of the site would be. As Red Kite have no long term plans for redevelopment of the site, it is considered unavailable for redevelopment. Any update on the change of circumstances of this site will be updated in subsequent HELAA reports.


28

Site Reference SHW0393 Car Park rear of Red Lion House, Castle Street, High Street

Site size: 0.40 Ha


Site Type Urban brownfield - Parking

Site Status: Unavailable for residential use

Suitability

Site is considered suitable for mixed use. Location of site is at the heart of the High Wycombe town centre. Within High Wycombe Town Centre boundary, Policy HW7, High Wycombe Town Centre Conservation Area and High Wycombe Primary Shopping Frontages, Policy DM8. Archaeological Notification Site. The frontage of the site is facing the high street and currently occupied with A1 retail units. No vehicular access. Rear of the site is parking area and loading area for the shops. The back of the site, beyond Castle Street, is existing residential development. Walking distance to rail station and bus stops. Very small area of site within high risk of surface water flooding.

AONB N Greenbelt N

Allocation Existing (HW7) Settlement Tier 1

Deliverability

Recent application, 16/07011/FUL, has been submitted for subdivision of former A1 retail unit and part change of use to gym/fitness centre. As the latest permitted application is for economic use, it is considered site is unavailable for residential use. For the purposes of HELAA, site is considered unavailable for residential development. Any changes in the availability and deliverability of the site will be updated in subsequent HELAA reports.


29

Site Reference SHW0400 Delafield Heights South, (Longland Way / Pettifer Way (South) (previously known as Flats off Chairborough Road), High Wycombe

Site size: 0.70 Ha

Source of Site Housing Association

Site Type Urban brownfield other (not employment) – sheltered housing


Suitability

Site is suitable for residential development. No environmental constraints to inhibit future development. Site located within existing residential settlement. Along eastern boundary site falls within medium to high risk of surface water flooding.

AONB N Greenbelt N


Deliverability

Site is in Red Kite Community’s Housing ownership. It is currently occupied by property guardians and requires 30 days’ notice period to vacate the building. Site is considered available. Red Kite Community Housing intends to develop this site and Delafield Heights North as residential use. The new proposal will be self-funded by Red Kite and they are looking to develop site with a gross of 67 units with mixed tenure. For the purposes of HELAA, it is identified as deliverable within 5 years. WDC assessed phasing and delivery of units based on Red Kite’s response, it is suggested net 20 units will be delivered in 2019-2020 and net 20 units will be delivered in 2021-2022.



Source of dwelling numbers: Red Kite’s indication on numbers




30

Site Reference SHW0402 Frank Hudson Furniture Factory, Rosebery Avenue, High Wycombe

Site size: 0.11 Ha


Site Type Urban brownfield employment - industrial


Suitability

Site is suitable for residential development. Subject to meet DSA Policy DM5 Scattered Business Site. Parts of the site falls within low risk of surface water flooding. Access to site via Roseberry Avenue and Spring Gardens. Situates behind the rear of local business and in between residential development.

AONB N Greenbelt N


Deliverability

Site is in single ownership of Brown Associates. Owner willing to sell site for development subject to viability and they intend to developed site as residential use. A short term lease is on site until 2019 with 3 months’ notice to terminate contract by tenant. For the purposes of HELAA, site is identified as deliverable. WDC assessment considered site will deliver of 11 units in 2018-2019.



Source of dwelling numbers: WDC assessment and based on landowner’s response



31

Site Reference SHW0406 Ogilvie Road, High Wycombe

Site size: 0.21 Ha


Site Type Urban brownfield – offices and warehousing


Suitability

Site is suitable for residential development. Site is ranged from low to high risk of surface water flooding. Within DSA Policy HW1 Desborough Area. Site is recommended to release for residential use in the Short Term Employment Land Review (ID HW12). The ELR identifies the buildings are likely to be difficult to let. Bucks CC no transport objections, subject to satisfactory access configurations.

AONB N Greenbelt N


Deliverability

Site is considered unavailable in the short term. Latest monitoring site survey suggested site being occupied as B1a/B8 business use with car park. For the purposes of HELAA, site is considered developable within 6-10 years. WDC anticipated units will be delivered by 2024-2025. Dwelling numbers arrived based on WDC assessment and estimate site delivery of 9 units.






32

Site Reference SHW0416 Former Bassetsbury Allotments, Bassetsbury Lane, High Wycombe

Site size: 2.09 Ha

Source of Site Public Land Ownership

Site Type Greenfield within a settlement


Suitability

Site is suitable for residential development. Within Flood Zone 2. The north tip of the site falls within high risk of surface water flooding. Within Green Infrastructure Area under DSA Policy DM11. Requirement of new development to deliver Corridor Opportunity Areas and improvement on Green Infrastructure Network and Biodiversity Opportunity Areas. 25m around Amersham Hill, Priory Avenue, High Wycombe Town & Abbey Conservation Area. Bucks CC suggested the PRoW would need to provide acceptable walking distance to London Road bus route and physical constraints limits junction improvement. Site allocation in emerging Wycombe District Local Plan under Policy HW13. Allocation for residential use.

AONB N Greenbelt N


Deliverability

Site is in Wycombe District Council’s ownership and Savills is acting on behalf of WDC. WDC intend to develop site as residential use according to the requirements under the emerging Wycombe District Local Plan Policy HW13. Site is considered available. For the purposes of HELAA, site is identified as deliverable within 5 years. WDC estimated delivery of 30 units in 2019-2020.



Density Assumption WDC Officer


33

Site Reference SHW0419 JC and MP Smith, Princes Gate (also known as Ricketts road, Ryedale), High Wycombe

Site size: 0.15 Ha

Source of Site Planning Permission

Site Type Urban brownfield employment


Suitability

Site is suitable for residential development. No surface water flood risk or within flood zones. Within 250m buffer of Spring Garden, landfill site. Low risk. Site is considered capable of accommodating new development. Full planning permission with planning obligation under 15/06660/FUL. Subject to Section 106 contribution.

AONB N Greenbelt N


Deliverability

Site is considered available as latest survey suggested site is cleared and ready for development. JC and MP Smith Ltd granted permission to demolish existing building on site and erection of 32 x 2bed flats. Permission is subject to Section 106 contribution. There are no updates to suggest site is financially unviable and impact site deliverability. For the purposes of HELAA, site is identified as deliverable within 5 years. Subject to Section 106 contribution. Phasing suggested as 15 units in 2021-2022 and 17 units in 2022-2023.






34

Site Reference SHW0420 Land to the rear of Quebec Road, High Wycombe

Site size: 0.18 Ha




Suitability

Site is considered suitable for residential development. Site is covered with low risk of surface water flooding. It is located within residential settlement and rear of site is adjacent to a park. Bucks CC considered site access from Quebec Road being improved to ensure two-way vehicle flows and with provision of separate footway.

AONB N Greenbelt N


Deliverability

Site is in Red Kit Community Housing’s ownership. Site is considered not available in the short term. It is undeveloped and vacant but currently locals are using site as access to dwellings. Red Kite required to resolve any rights of access for redevelopment of site. For the purposes of HELAA, site is considered developable in 6-10 years. This has taken account of plans for new development on site not yet agreed and the requirement of Red Kite to resolve any access issues. WDC considered delivery of 5 units in 2023-2024.




Density Assumption Based on site area


35

Site Reference SHW0421 Netley Works, 89 Queens Road, High Wycombe

Site size: 0.18 Ha

Source of Site Officer – site suggestion



Suitability

Site is suitable for residential development. Scattered Business Site under DSA Policy DM5. Employment Land Review recommends site to be released for residential uses. Site at east end of area is derelict/vacant, part already has planning permission for residential development. See Short Term Employment Land Review ID HW42 for full details. Low risk of surface water flooding. High risk of surface water flooding at the front of the site, along Queen’s Road. Bucks CC suggested no transport objection in principle subject to satisfactory upgrade to existing access points.

AONB N Greenbelt N


Deliverability

Site is part vacant. Site is owned by Shell UK Ltd based on the 1995 application. For the purposes of HELAA, site is identified as developable and WDC assessed site will come forward within 6-10 years. WDC estimated 11 residential units to be delivered on site in 2025-2026.






36

Site Reference SHW0428 Abbey Barn North, High Wycombe

Site size: 11.32 Ha

Source of Site Core Strategy- Reserved Site



Suitability

Site is considered suitable for residential development. Site was identified as a reserve site in 2008 Core Strategy and was released for development in 2014. Within Green Infrastructure Area under DSA Policy DM11. Sites consists of large numbers of trees, woodland and important chalk grassland. This restricted the size of developable area and also topography of the site restricted future development. Very small parts of site within low risk of surface water flooding. West of the site adjoins with the Deangarden Wood boundary and east boundary adjoins with Barrowcroft Wood. Majority of site is greenfield with farm buildings on site. Site Allocation in emerging Wycombe District Local Plan under Policy HW4 Abbey Barn North. Allocation for residential use.

AONB N Greenbelt N

Allocation NLP (HW4)

Settlement Tier 1

Deliverability

Site is in multiple ownership, owned by Acropolis, WDC and Permission Homes. The Railway track is owned by 95 Dean Garden Rise. Potential ransom strips within site boundary and likelihood of requiring Compulsory Purchase Order (CPO). Access to site is considered as a challenge with the change in levels and current adjacent road alignment. Owners are keen to develop the site. Site is in the process of negotiation and later preparation of a Development Brief. For the purposes of HELAA, site is considered deliverable within 5 years given site is in progress of developing scheme and negotiation on going. WDC assessment considered site is capable of accommodating 100 units. Phasing is considered as 25 units in 2021-2022, 50 units in 2022-2023 and 25 units in 2023-2024.




Density Assumption Based on developable residential are identified by WDC Officer


37

Site Reference SHW0429 Abbey Barn South, High Wycombe

Site size: 33 Ha

Source of Site Core Strategy – Reserved Site



Suitability

Site is suitable for mixed use development. It was identified in 2008 Core Strategy as a Reserve Site and was released for development in 2014. Site Allocation In emerging Wycombe District Local Plan under Policy HW5 Abbey Barn South and Wycombe Summit. Allocation for residential led mixed use development with residential, business and associated community use. Site adjoins with SHW0651 Wycombe Summit, site suggestion of 30 units and Deangarden Woods along the northern boundary. West of the site is another residential development site, RAF Daws Hill. Currently under construction. Within Green Infrastructure Area under DSA Policy DM11.No surface water flood risk. Open countryside beyond Green Belt. Tree roundels runs from east to west of the site. See adopted development brief for further information on site constraints and context.

AONB N Greenbelt N


Settlement Tier 1

Deliverability



38

Site is controlled by developer and agent, Berkeley Strategic. Site is in single ownership and is considered available. Berkeley Strategic proposed site for residential and employment uses adjacent to M40. They considered site could be developed for 500 units. Development brief identified employment uses will be allocated in the area (shaded in blue) next to RAF Daws Hill (Pine Hill) where similar uses are found. A development brief for the site was adopted by the council in July 2016. Latest update suggested site is in the process of viability assessment on the allocated parcel for employment use or D uses and its impact on the viability of the entire site. SHW0429 site viability subject to the outcome of viability assessment. It is anticipated a planning permission to be submitted in November 2017. For the purposes of HELAA, site is considered as deliverable for both residential and employment. WDC assessment suggested site could accommodate 475 units. Phasing estimated as 25 units in 2018-2019, 75 units in 2019-2020, 75 units in 2020-2021, 75 units in 2021-2022 and 75 units in 2022-2023, 75 units in 2023-2024 and 75 units in 2024-2025. Allocation under Policy HW5 included the site of Wycombe Summit but dwelling numbers arrived excluded Wycombe Summit (SHW0651). For employment use, it is identified 1.9Ha of site could accommodate 7600 sqm of floorspaces for B1c/B2 light industrial and general industrial use.



Source of dwelling numbers: WDC assessment and agent information


Floor space to be delivered: Hectares (Ha):

1.9 Ha

Square meters

(sqm) : 7600 sqm

B1a/b

(sqm)

B1c/

B2

(sqm)

B8

(sqm)

NA 7600

sqm

NA

Source of floor space to be delivered:

WDC Officer

39

Site Reference SHW0436 Garages between Chiltern Avenue and Rutland Avenue, High Wycombe

Site size: 0.38 Ha


Site Type Urban brownfield (garages)


Suitability

Site is suitable for residential development. Access point at Chiltern Avenue falls within low to medium risk of surface water flooding. Site located in between existing residential development. Access to site can be made via Rutland Avenue and Chiltern Avenue. Close proximity to public transport. Bucks CC suggested both access points do not allow two-way vehicle flow and would accept a comparative traffic generation from any proposed redevelopment in line with the historical use of the site.

AONB N Greenbelt N


Deliverability

Site is in Red Kite Community Housing’s ownership. It is being used as empty garage site. Previous scheme of 10 units on site has been granted permission and now expired. Red Kite intended to redevelop site as residential use. For the purposes of HELAA, site is identified as developable and WDC assessment considered site will be delivered within 6-10 years. Plans for new development on the site are not agreed yet and therefore WDC considers delivery of units in 2025-2026.






40

Site Reference SHW0440 Brook Street, High Wycombe

Site size: 0.19 Ha

Source of Site DSA Allocation (Part of site within allocation)

Site Type Urban brownfield employment –industrial and commercial


Suitability

Site is suitable for residential development. Part of the site is allocated under HWTC19 Rapid House. Allocation suggested site is for mixed use development with residential includes the use of main town centre. New development is required to meet Policy HWTC3 which relates to highways and infrastructure improvements. Within Town Centre boundary under DSA Policy DM7. Low risk of surface water flooding with emerging Wycombe Local Plan Policy DM39 (Managing Flood Risk and Surface Water Drainage System) applies.

AONB N Greenbelt N


Deliverability

WDC is the sole owner and site is currently used as industrial and commercial. Long term leases on the site which are subject to landlord redevelopment and break option at 12 months’ notice. Site has the potential for residential development. For the purposes of HELAA, site is identified as developable. WDC assessment suggested site is likely to come forward within 6-10 years, forecasted in 2027-2028. WDC estimated delivery of 10 residential units.






41

Site Reference SHW0462 Land at Horns Lane, Booker

Site size: 2.03 Ha

Source of Site Local Plan Allocation

Site Type Greenfield


Suitability

Site is suitable for residential development, subject to removal of Green Belt status. The Green Belt Part 2 report has reviewed this site and indicates that exceptional circumstances exist in this case for removing the site from the Green Belt. Site Allocation in emerging Wycombe District Local Plan, Policy HW10 Horns Lane, Booker. Allocation for residential use. Bucks County Council suggested acceptable in transport terms subject to suitable access creation of footway between site and Cressex Road.

AONB N Greenbelt Y


Settlement Tier

1

Deliverability

Site is in Bucks County Council ownership and latest update suggested Bucks CC proposed to support residential accommodation primarily for people with learning disabilities and older people. Proposed development is likely to include accommodation for BCC/NHS staff. Currently at options appraisal and plans for new development on site not confirmed. Bucks CC suggested dwelling numbers subject to outcome of options appraisal. For the purposes of HELAA, site has been identified as developable and WDC considered delivery of units within 6-10 years. WDC forecasted phasing as 24 units in 2024-2025, 20 units in 2025-2026 and 20 units in 2026-2027. The site allocation in the emerging Wycombe District Local Plan Policy HW11 considered to include SHW0646 Land to the rear of Horns Lane. Owner of SHW0646 has agreed to promote site for development in autumn 2016. Dwelling numbers arrived based on Bucks CC’s response and their ownership to SHW0462. See HELAA reference SHW0462 in Green Belt Part 2 site assessment report, appendices and Urban Design Capacity Report for details on quantum of development.


Source of dwelling numbers: Owner’s response and indication on dwelling numbers




42

Site Reference SHW0463 Corner of Bridge Street/ Oxford Road, High Wycombe

Site size: 0.51 Ha




Suitability

Site is suitable for residential development. Site is allocated under DSA Policy HWTC17 Bridge Street. Allocation suggested site for mixed use development with main town centre uses. Residential uses on top floor considered acceptable. Archaeological Notification Site. Within High Wycombe Town Centre boundary under Policy DM7. Town centre location with good access to amenities and transport links. Within Flood Zone 2 and emerging Wycombe Local Plan Policy DM39 (Managing Flood Risk and Surface Water Drainage System) applies. Low surface water flood risk.

AONB N Greenbelt N


Deliverability

Site is considered not available yet as it is being leased until 2040. Subject to landlord redevelopment with break at 12 month notice from 2024. For the purposes of HELAA, site is considered developable within 11-15 years. With this in mind, WDC assessed site to come forward in 2028-2029 with estimation of 7 units. Any further changes to the availability of the site will be updated in subsequent HELAA reviews.

Number of dwellings to be delivered




Floor space to be delivered Hectares (Ha) : 0.38 Ha


A1 (sqm)

B1a/b (sqm)

B1c/B2 (sqm)

B8 (sqm)

3800 NA NA NA

Sources of floor space identified

WDC assessment


43

Site Reference SHW0466 Garages at Tyzack Road, High Wycombe

Site size: 0.25 Ha


Site Type Urban brownfield - garages


Suitability

Site is suitable for residential development. Existing use as garages. Some are in use and some are derelict. A number of garages have been removed due to asbestos. Located within existing residential area.Access constraints due to single carriageway between houses on Tyzack Road.

AONB N Greenbelt N


Deliverability

Site is in Red Kite Community Housing’s ownership. It is considered not available in short term and constrained by legal rights of access. For the purposes of HELAA, WDC assessment identifies site is developable within 6-10 years. Latest assessment by WDC officers considered site could accommodate 6 residential units by 2026-2027.






44

Site Reference SHW0471 Terriers House and Paddock Land (Montgomery Watson House), Amersham Road, High Wycombe, HP13 5AJ

Site size: 0.33 Ha

Source of Site Economic Land Review

Site Type Urban brownfield employment – Vacant offices

Site Status: Planning permission

Suitability

Site is suitable for residential development. Within DSA Policy DM11, Green Infrastructure Area. Very small areas with medium risk of surface water flooding. Site was identified by PBA Economy Study as Scattered Employment Site with DSA Policy DM5 applies. Permission with planning obligation under 15/06860/FUL. Subject to Section 106 contribution.

AONB N Greenbelt N


Deliverability

Site is now owned by MVH who intends to sell the site. Site occupied with vacant offices. Applicant submitted amended application for demolition of existing 7 office buildings for creation of 23 residential units. Site is considered available. Application and delivery subject to Section 106 contribution. There is no information to suggest site is not financially viable and impact deliverability. Construction has commenced since the base date. For the purposes of HELAA, site is identified as deliverable and WDC assessment considered delivery of 23 units in 2017-2019. Suggested phasing as 8 units in 2017-2018 and 15 units in 2018-2019.



Source of dwelling numbers: Based on the planning application



45

Site Reference SHW0476 144-146 Kingsmead Road, High Wycombe

Site size: 0.22 Ha


Site Type & Current Use

Urban Brownfield Other (not employment) – residential


Suitability

Site is suitable for residential development. No surface water flooding risk and other environmental constraints to inhibit new development. Location of site within existing residential area. Planning application, 17/05544/FUL received since base date and currently awaiting for decision. Application for demolition of existing dwelling and erection of 14 x 2-bed apartments with parking and repositioned access.

AONB N Greenbelt N


Deliverability

Site is controlled by Redsky Ltd. Previous application for 14 flats has been refused on design, parking and Section 106 agreement. Site is considered unachievable due to the previous refused planning application and lack of S106 funding. Latest full planning application received and awaiting for decision. For the purpose of HELAA, site is considered unavailable due to the unknown decision of the latest application. Any further updates on availability and deliverability will be reflected in subsequent HELAA reviews.


46

HELAA Site Assessment

Site Reference SHW0492 85-93 West Wycombe Road, High Wycombe

Site size: 0.07 Ha


Site Type Urban brownfield employment – Business and assembly and leisure

Site Status: Permission since base date (not counted in current supply)

Suitability

Site is suitable for residential development. Site falls within high risk of surface water flooding at the areas adjacent to Nutfield Lane. Low risk of surface water flooding at the rear of the building. Full planning application received since base date, 16/07246/FUL. Application for demolition of existing mixed use building and erection of 8 x 2-bed flats and B1a office on site.

AONB N Greenbelt N


Deliverability

Streamdown Property Ltd submitted application for the demolition of existing buildings and redevelop site for B1a office and 8 x 2-bed flats on site. Currently site is occupied with B1, B2, D2 uses and taxi office. At the time of HELAA review, site achievability is unknown and dwelling numbers not included In current HELAA housing supply. Streamdown Property Ltd granted permission for residential development on site since base date. This update the availability and deliverability will be addressed in subsequent HELAA reviews.


47

Site Reference SHW0499 RailCo, Boundary Road, Loudwater, High Wycombe

Site size: 0.96 Ha

Source of site Employment Land Review

Site Use: Urban brownfield employment - industrial


Suitability

Site is suitable for employment use. Site located next to Knaves Beech Employment Area. West of the site is existing residential development. Site currently vacant and last use was light / general industrial. Noise and air quality from motor need to be assessed. Access to site via Boundary Road. Entire site covers with low surface water flood risk and higher risk in the centre and along the eastern boundary. North and east border adjoins with areas of Flood Zone 2.

AONB N Greenbelt N


Deliverability

Site has been cleared and considered suitable, however site is not available. Site has a restrictive long term lease rendering any redevelopment to be unviable. For the purpose of HELAA, site is considered unavailable for redevelopment.


48

Site Reference SHW0504 154-156 West Wycombe Road, High Wycombe

Site size: 0.08 Ha



Urban brownfield employment – House in Multiple Occupation


Suitability

Site is suitable for residential development. High surface water flood risk towards the rear of the site. Within HW1 Desborough Area. Previously planning permission, 10/06056/FUL granted for redeveloping site to HMO.

AONB N Greenbelt N


Deliverability

HELAA update identified site is to remain as a guest house and application for HMO will not pursued. For the purposes of HELAA, WDC considered site is unavailable for residential redevelopment unless further update to suggest change of status. Any update on availability and deliverability will be reflected in subsequent HELAA reviews.


49

Site Reference SHW0524 Remainder of Leigh Street employment area, Desborough road, High Wycombe

Site size: 1.80 Ha




Suitability

Site is suitable for residential development. Within Leigh Street Furniture Heritage Conservation Area and Leigh Street Employment Area. Within Archaeological Notification Site and DSA Policy HW1 Desborough Area. Site allocation in the emerging Wycombe District Local Plan, Policy HW12. Allocation for mixed use development consists of residential and community uses. Highways Authority suggested given to site existing brownfield status, there will be no highways objection in principle.

AONB N Greenbelt N


Deliverability

Site is considered available and is currently being promoted by IDM Properties. IDM Properties recently held public consultation regarding the new proposal for Leigh Street. For the purposes of HELAA, site is considered developable for residential within 6-10 years and WDC assessment suggested phasing as 50 units in 2021-2022, 50 units in 2022-2023, 50 units in 2023-2024 and 50 units in 2024-2025, 50 units in 2025-2026 and 25 units in 2026-2027. Delivery of units anticipated from 2021 to 2027.






50

Site Reference SHW0526 Garages at Havenfield Road, High Wycombe, HP12 4ST

Site size: 0.03 Ha


Site Type Urban brownfield other (not employment)


Suitability

Site is suitable for residential development. Small parts of the site within risks of surface water flooding. Demolition of garages will result in loss of parking provision for existing dwellings, parking provision will need to be re-provided.

AONB N Greenbelt N


Deliverability

Site is majority in Red Kite Community Housing’s ownership apart from one garage, owned by Bucks Housing Association. All parties have been agreed that the land could be promoted for development. Landowners are not aware of any legal or ownership issues. Site is considered available. For the purposes of HELAA, WDC assessed site as developable and could come forward within 6-10 years by 2024-2025. This has taken account of plans and future uses of site have not been agreed yet. Estimated site could accommodate 5 units.



Source of dwelling numbers:

WDC assessment



51

Site Reference SHW0529 Land north of Cressex Road, High Wycombe

Site size: 1.19 Ha




Suitability

Site is considered suitable for employment development subject to removal from the Green Belt. The Green Belt Part 2 report has reviewed this site and indicates that exceptional circumstances exist in this case for removing the site from the Green Belt for employment purposes. See Green Belt Assessment, Appendix 1 for full details. Site is now merged with Air Park 1 (SHW0529). Motorway separated site from existing residential development.

AONB N Greenbelt Y


Deliverability

Site is in single ownership of Carrington Estates. Landowner has interest in promoting site for commercial scheme. Site is now allocated as part of Air Park 1 to be developed as employment use. See Air Park 1 (SHW0529) for delivery of employment. For the purposes of HELAA, WDC considered site is unavailable for residential use. Any changes in availability and deliverability will be updated in the subsequent HELAA reviews.


52

Site Reference SHW0532 Railway Place/Saffron Road (Car Park), High Wycombe

Site size: 0.48 Ha



Urban Brownfield - car parking

Site Status: Unsuitable and unavailable

Suitability

Site is unsuitable for residential development. Site Allocation in the DSA under Policy HWTC7 Easton Street. Allocation as Town Centre Business Area and any redevelopment proposals would be primarily B1 office use. Scattered parts of site falls within low to high risk of surface water flooding. Eastern part of the site (towards Easton Street) are majority free of surface water risk. Northern boundary adjacent to designated green space. Site falls within Archaeological Notification Site. Within 25m buffer around Amersham Hill Conservation Area.

AONB N Greenbelt N


Deliverability

Site is owned by WDC. Proposals for office use have been raised and WDC officers consider site should be retained for employment purposes rather than residential. For the purposes of HELAA, site is considered unsuitable and unavailable for residential use.


53

Site Reference SHW0550 Sunnyside and St.Johns House, 16-18 St.Johns Road, High Wycombe

Site size: 0.03 Ha


Site Type Urban brownfield (employment)


Suitability

Site is suitable for residential development Located within existing residential areas of Tylers Green. Small areas in front of the building ranged between low to medium risk of surface water flooding.

AONB N Greenbelt N


Deliverability

Latest monitoring site survey suggested building is vacant. Previous updates suggested owner intends to sell site with the Part J, prior notification application. No information from agent or owner to suggest new proposals for this site. The PAJ has not yet been implemented. For the purposes of HELAA, site is considered developable. WDC assessed site is likely to come forward within 6-10 years in 2024-2025. WDC forecasted site is capable of accommodating 5 units.



Source of dwelling numbers: WDC assessment and previous PAJ application



STG0015STG0015STG0015STG0015STG0015STG0015STG0015STG0015STG0015

54

Site Reference SHW0559 Clay Lane, Booker, High Wycombe

Site size: 1.97 Ha




Suitability

Site is considered suitable for residential development subject to removal from the Green Belt. The Green Belt Part 2 report has reviewed this site and indicates that exceptional circumstances exist in this case for removing the site from the Green Belt. See Green Belt Assessment, Appendix 1 for full details. Site is adjacent to AONB. Located nearby is the M40 motorway. See Green Belt Report Part 2 for landscape assessment. Currently in use for horse paddocks and informal playing pitch. Site Allocation in emerging Wycombe District Council under Policy HW11 Clay Lane, Booker.

AONB N Greenbelt Y


Deliverability

Bovis Homes had an Option Agreement to develop the Clay Lane site for residential use. Pegasus Group is acting on behalf of Bovis Homes. Site is considered available. For the purposes of HELAA, site is considered deliverable within 5 years. WDC assessment assessed site is capable of accommodating 30 units and phasing estimated as 15 units in 2021-2022 and 15 units in 2022-2023.






55

Site Reference SHW0561 Notcutts Garden Centre, Clay Lane, High Wycombe

Site size: 0.90 Ha


Site Type PDL Green Belt


Suitability

Site is suitable for residential development. Currently used for a garden centre. Site is PDL Green Belt, located on the edge of Booker. Part of the site within low risk of surface water flooding.

AONB N Greenbelt Y


Deliverability

Site currently has 4 short term tenancies with the latest expiry from 2020. It is under the control of landowner and availability of site could be confirmed within a 12 month period following acceptance of firm proposals for the site. Site is consider available in longer term. For the purposes of HELAA, site is identified as deliverable with WDC assessment considered site is capable of accommodating 15 units and delivery of site in 2022-2023.






56

Site Reference SHW0564 Delafield Heights North, (Longland Way / Pettifer Way (North) (also known as Castlefield Estate), High Wycombe

Site size: 1.74 Ha


Site Type Urban brownfield other (not employment) – sheltered housing


Suitability

Site is suitable for residential development. Within medium risk of surface water flooding. Located adjacent to existing residential development. Access to site via Pettifer Way and Chiltern Avenue.

AONB N Greenbelt N


Deliverability

Site is in Red Kite Community’s Housing ownership. It is currently occupied by property guardians and requires 30 days’ notice period to vacate the building. Site is considered available. Red Kite Community Housing intends to develop this site with SHW0400 Delafield Heights South as residential use. The new proposal will be self-funded by Red Kite and they are looking to develop site with a gross of 102 units with mixed tenure. Existing units will be replaced and new development will create an additional 32 units. For the purposes of HELAA, it is identified as deliverable within 5 years. WDC assessed phasing and delivery of units based on Red Kite’s response. It is suggested net 15 units will be delivered in 2019-2020 and net 17 units will be delivered in 2021-2022.



Source of dwelling numbers: Red Kite’s indication




57

Site Reference SHW0583 The Nag's Head and land to rear, 63 London Road, High Wycombe

Site size: 0.10 Ha


Site Type Urban brownfield other (not employment) – Pub/ Nightclub


Suitability

Site is suitable for residential development. Current use as a derelict pub and nightclub. No environmental constraints on site. Full planning permission granted under 14/06780/FUL and permission with planning obligation under 14/06781/FUL. Subject to Section 106 contribution.

AONB N Greenbelt N


Deliverability

Site is available. Applicant submitted two applications on this site. 14/06780/FUL, application for 13 units and 14/06781/FUL for erection of 8 x 1 bed flats. Existing building is now partially demolished and is under construction since base date. The other application at the rear of the site, 14/06781/FUL for 8 units. Yeme Architects Ltd is no longer involved with this development. For the purposes of HELAA, site is considered deliverable within 5 years. WDC assessment considered delivery of units from 2017 to 2019 and phasing for this development as 10 units in 2017-2018 and 10 units in 2018-2019. Latest monitoring site survey by officers suggested site is under construction since base date.






58

Site Reference SHW0584 1-9 Shaftesbury Street, High Wycombe, HP11 2NA

Site size: 0.03 Ha


Site Type Urban brownfield other (not employment) - offices


Suitability

Site is suitable for residential development. Within Desborough Area DSA Policy HW1 and bank top 20m buffer consultation area. Rear of the site is adjacent to River Wye Corridor boundary. Bucks CC suggested sustainable location and existing use will have a traffic generation potential on its own. Recommended to provide parking survey to ensure parking generated will not be unjustifiable displace place on local network.

AONB N Greenbelt N


Deliverability

Site is available. It is in multiple ownership (Zaman Trust) but agreement has been made to market this site for residential use. Owners intended to sell site to third party who would redevelop the site. Agent is TW-2 Architects. First floor of the existing building has been converted to D2 use, gym. It is advised that site is on hold as there are a number of issues to resolve before site can be delivered. Proposed site for demolition of existing office building and erection of 9 x 1 bed flats. For the purposes of HELAA, site is considered developable in 6-10 years. WDC assessment suggested delivery of units in 2026-2027.



Source of dwelling numbers: Agent’s response and WDC Assessment



59

Site Reference SHW0627 Westfields, London Road, High Wycombe

Site size: 0.050 Ha


Site Type Urban Brownfield Employment - Office


Suitability

Site is suitable for residential development. Majority of the site falls within Flood Zone 2. North-west of the site are areas within Flood Zone 3. Within emerging Wycombe Local Plan Policy DM39 (Managing Flood Risk and Surface Water Drainage System) applies. Also, within 20m buffer zone of Bank Top Consultation Area. Prior notification application (Part J) for change of use under 14/07861/PAJ.

AONB N Greenbelt N


Deliverability

Site is available. Grainmarket Properties Limited granted permission to change of use (Part J) of existing B1a building to residential use. No information to suggest site is financially unviable. For the purposes of HELAA, site is considered as deliverable and WDC suggested site will be delivered within 5 years, estimated phasing as 20 units in 2016-2017 and 20 units in 2017-2018.




Density Assumption Based on net building footprint


60

Site Reference SHW0633 Part of Greens Farm, Glynswood, Green Hill, High Wycombe

Site size: 1.62 Ha

Source of Site Local Plan Allocation



Suitability

Site is suitable for residential development, subject to removal from the Green Belt. The Green Belt Part 2 report has reviewed this site and indicates that exceptional circumstances exist in this case for removing the site from the Green Belt. See Green Belt Report Part 2, Appendix 1 for full details. Site is within AONB. See Landscape Assessment in Green Belt report. Close proximity to Hughenden Manor Registered Park and Garden (Grade II), in the vicinity of Hughenden Manor (Grade I) and the Disraeli Monument (II*). There is scope for some residential development without causing significant visual harm to the AONB and setting of Hughenden Manor. Site allocation in emerging Wycombe District Local Plan, under Policy HW9, Land at Green Farm, Green Hill.

AONB Y Greenbelt Y


Deliverability

Site is controlled by Inland Home and is available. For the purposes of HELAA, site is deliverable and WDC assessment considered site coming forward within 5 years. Estimated phasing as 25 units in 2021-2022 and 25 units in 2022-2023. Considering the adoption of emerging Wycombe District Local Plan in 2019 and assuming application to grant in 2020, WDC anticipated delivery of site from 2021-2022 onwards. Dwelling numbers arrived based on development capacity on Inland Homes Local Plan representation. See also HELAA reference SHW0633 in AONB report and appendices and Urban Design Capacity Report for details on quantum of development.



Density Assumption Based on net residential area in Urban Design Capacity Report.


61

Site Reference SHW0638 Back of Hughenden Road, High Wycombe

Site size: 2.55 Ha

Source of site Officer Identified

Site Type Urban brownfield (residential)


Suitability

Site is suitable for residential development. Site falls partly within Flood Zone 1 and, with 1% in 3b. Low to high risk of surface water risk along the back of the existing properties across the site, as well as high groundwater flood risk. Policy DM39 of emerging Wycombe District Local Plan applies (Managing Flood Risk and Sustainable Drainage System). Careful site design and layout as well as flood mitigation measures will be required for the site to be suitable. Adjacent to Hughenden Quarter which is currently under construction with retirement village and within existing residential settlement.

AONB N Greenbelt N


Deliverability

SFRA level 2 Assessment identified a small developable area could be redeveloped, whilst maintaining a 10 meter buffer as required by policy DM5 of the adopted DSA. However high density development cannot be achieved due to flood risk. Site is in multiple ownership as it is made up of a high number of residential properties. Site is officer identified, landowners have not promoted the site. Whilst the site is suitable, the availability of the site is unknown. For the purposes of HELAA, site is considered unavailable due to the lack of information on the availability of the site.


62

Site Reference SHW0639 Kotecha Heights, formerly Audio House, Progress Road, High Wycombe

Site size: 0.030 Ha


Site Type Urban Brownfield Employment - office


Suitability

Site is suitable for residential development. Small part of the site has high risk of surface water flooding. Site located within Sands Industrial Estate. Access to site via Progress Road. Prior notification application (Class O) permitted for change of use under 15/08568/PNP3O.

AONB N Greenbelt N


Deliverability

Site is considered available. Sankot Ltd granted permission to change of use (Class O) of existing B1a building to residential units. The application proposed delivery of 16 flats. There is no information on this site being financially unviable. For the purposes of HELAA, this site is considered deliverable and WDC forecasted delivery of units within 5 years. KRL Planning Ltd considered delivery of site in 2017-2018. WDC anticipated phasing as 8 units in 2017-2018 and 8 units in 2018-2019.



Source of dwelling numbers: Based on planning permission

Density Assumption Based on net building footprint


63

Site Reference SHW0641 17 Mendy Street High Wycombe

Site size: 0.042 Ha


Site Type Urban brownfield (offices)


Suitability

Site is suitable for residential use. Within Flood Zone 2. Emerging Wycombe District Local Plan DM39 (Managing Flood Risk and Surface Water Drainage System) applies. High risk of surface water flooding. Within High Wycombe primary shopping area, DSA Policy DM8 and town centre boundary under DSA Policy DM7. Prior notification application permitted for change of use (Class O) under 16/05033/PNP3O.

AONB N Greenbelt N


Deliverability

Site is available. Hamden Homes Ltd granted permission to change of use (Class O) of existing B1a offices to redevelop site for C3 residential use. There is no update to suggest site is not financially viable. For the purposes of HELAA, site is considered deliverable and WDC assessment site will be delivered within 5 years. Estimated phasing as 10 units in 2017-2018 and 14 units in 2018-2019.






64

Site Reference SHW0647 Land adjoining High Heavens , Marlow

Site size: 3.7 Ha


Site Use: Greenfield rural and urban brownfield – Industrial


Suitability

Site is suitable for employment use, subject to removal from the Green Belt. The Green Belt Part 2 report has reviewed this site and indicates that exceptional circumstances exist in this case for removing the site from the Green Belt for employment purposes. See Green Belt Assessment Part 2, Appendix 1 for full details. Site is also within the AONB. See landscape assessment in Green Belt Report. Adjoining High Heaven Household Recycling Centre, within 90m buffer of a gas pipeline. No surface water flood risk. Public Rights of Way along the western boundary of the site. Site is majority grassland with a small industrial building at the north east corner.

AONB Y Greenbelt Y


Deliverability

Land is owned by S.Grundon (Waste) Ltd. Restrictive covenant on site and Grundon is aware of this issue. It is considered no impact on availability and site is available. It is identified suitable for employment use. The Green Belt Assessment Part 2 has assessed the site and identified exceptional circumstances exists for the site to be removed from Green Belt. The site is capable of accommodating 3250 sqm of B8 (storage and distribution) use on site. Estimated delivery of floor space within 6-10 years.



B1a/b (sqm)

B1c/ B2 (sqm)

B8 (sqm)

NA NA 3250 sqm



65

Site Reference SHW0648 Air Park 1, Booker, High Wycombe

Site size: 4.6 Ha


Site Use: Urban brownfield and greenfield rural - Airpark


Suitability

Site is suitable for employment use, subject to remove land from Green Belt. The Green Belt Part 2 report has reviewed this site and indicates that exceptional circumstances exist in this case for removing the site from the Green Belt. See Green Belt Assessment, Part 2, and Appendices 1 for full details. Major developed site within Green Belt. Inset from the AONB. Greenfield in the northern portion of the site and built forms in the southern half of the site. Archaeological notification area along the north boundary. Small parts of areas within low risk of surface water flooding at the southern part of site.

AONB N Greenbelt Y


Deliverability

Site is majority in WDC ownership, the eastern triangle, SHW0529 is in Carrington Estates Ltd ownership with developer as Berkeley/Kemp & Kemp, which forms part of the Air Park 1 allocation in the new Local Plan. The main Air Park site, SHW0648 is not currently promoted but occupied with employment uses alongside with aviation activities. Site redevelopment is constrained by CAA licensing and property constraints for aviation uses. Site was assessed in the Green Belt report as a larger assessment parcel. Part 2 Green Belt Assessment suggested site exceptional circumstances exists and site will be removed from Green Belt. See Wycombe Air Park 1 in Green Belt report and individual site assessment appendices for further information. For the purposes of HELAA, site is considered capable of delivering a total of 8,000 sqm of B uses, consists of 4000 sqm B1c/B2 (light industry/ general industry) and 4000 sqm of B8 (storage and distribution). Estimated delivery of floor space within 6-10 years.


Square meters (sqm) : 8,000 sqm

B1a/b (sqm)

B1c/ B2 (sqm)

B8 (sqm)

NA 2000 sqm

6000 sqm


SHW0648SHW0648SHW0648SHW0648SHW0648SHW0648SHW0648SHW0648SHW0648SHW0529SHW0529SHW0529SHW0529SHW0529SHW0529SHW0529SHW0529SHW0529


66

Site Reference SHW0649 Air Park 2, Booker, High Wycombe

Site size: 10.5 Ha

Source of site Local plan option

Site Use: Greenfield Rural – Airfield and Runways


Suitability

Site is suitable for employment use. Subject to remove from Green Belt. The Green Belt Part 2 report has reviewed this site and indicates that exceptional circumstances exist in this case for removing the site from the Green Belt for employment purposes. See Green Belt Assessment, Part 2, Appendix 1 for full details. Forms part of a former ‘Major development site within Green Belt’. Eastern boundary close proximity to existing residential development and farms. Principal urban area lies north of motorway. No other environmental constraints.

AONB N Greenbelt Y


Deliverability

Currently no built form on the site except temporary structures such as gilder trailers and bins in storage by Bucks County Council are on site. Site previously assessed in Green Belt report as a larger assessment parcel. Part 2 Green Belt assessment identified exceptional circumstances exists and site will be removed from Green Belt. See Wycombe Air Park 2 in Green Belt report and individual site assessment appendix for more information. For the purposes of HELAA, WDC Officer estimated site to delivered 18,600 sqm of floorspaces, consists of 9300 sqm of B1c/B2 (light industry/ general industry) and 9300 sqm of B8 (storage and distribution) use. Estimated delivery of floor space within 6-10 years.



B1a/b B1c/ B2 B8

NA 9300 sqm

9300 sqm




67

Site Reference SHW0651 Wycombe Summit, High Wycombe

Site size: 4.00 Ha


Site Type Urban brownfield other (not employment) and Greenfield


Suitability

Site is partially suitable for residential development. Site forms part of the larger emerging Wycombe District Local Plan site allocation (see SHW0429), Policy HW5 Abbey Barn South and Wycombe Summit. See adopted development brief for details on landscape constraints and context. The northern part of the site, former ski slope, falls within Deangarden Wood which is also under DSA Policy DM11-13. Existing vehicular access point from Abbey Barn Lane. Site was promoted by developer. Full planning permission granted under 16/06045/FUL. Application for residential use.

AONB N Greenbelt N


Deliverability

Site is considered available and vacant. Applicant is Hambledon Land Ltd, a local property developer who signed agreement with SD Leisure Ltd (part of the Snowdome Group), who has 80 years remaining on its lease of Wycombe Summit and Deangarden Wood, and the Freeholder of the land, Carington Estates, to redevelop site for residential use. RPS CgMs is involved as the agent. Last use of the site was ski slope. Some of the ski lift infrastructure remains. New application permitted and proposing 30 residential units to be developed on site. A mixed of 19 units of private tenure and 11 units of affordable tenure. Housing development would be developed at the southern part of the site, outside of Deangarden Wood boundary (shaded red area will not be developed with residential units).For the purposes of HELAA, site is considered deliverable within 5 years and WDC assessment site will deliver 30 units in 2019-2020. Conditions are being discharged.




Density Assumption Based on developable area in the southern section, 1.195 Ha


68

Site Reference SHW0652 Beaumont, 3-13 Holmer Green Road, Hazlemere

Site size: 0.32 Ha


Site Type Urban brownfield – residential


Suitability

Site is suitable for residential development. No environmental constraints identified would inhibit new development. Closed to amenities and transport links. Full planning application granted 16/06481/FUL. Application for residential use.

AONB N Greenbelt N


Deliverability

Site is multiple ownership. Previously outline application permitted for No.9-13 Holmer Green Road for residential development. Latest application received and owners proposed sheltered accommodation from McCathy and Stone, an elderly accommodation provider. Proposal to include a mix of 1-bed to 2-bed units with communal facilities. Site is considered available. No information to suggested site is financially unviable. For the purposes of HELAA, site is considered deliverable within 5 years. WDC anticipated completions of 34 units in 2018-2019.



Source of dwelling numbers: Based on received planning application



69

Site Reference SHZ0005 Highbury Works/ Hazlemere Coach Works, Chestnut Lane, Hazlemere, High Wycombe

Site size: 0.62 Ha


Site Type Urban brownfield employment and greenfield


Suitability

Site is suitable for mixed use development. Residential and office use. Site previously identified in 2004 Local Plan as a Badly Sited User. Subject in meeting with DSA Policy DM5 Scattered Business Site. Site allocation in emerging Wycombe District Local Plan Policy HW14. Allocation for mixed use. Very small parts of the site falls within low surface water flood risk.

AONB N Greenbelt N


Deliverability

Site is in single ownership and is currently occupied. It is suggested site could be made available in short term. There are a number of informal short term tenancies and one leasehold with breaks between 3 years on site. Undeveloped land to the rear of no.14 & 15 Pheasant Drive. Owner responded to WDC they intended to redevelop site as mixed use development. For the purposes of HELAA, site is identified as developable and WDC assessment considered site will come forward within 6-10 years. WDC make assumption on capacity of site to accommodate 14 residential units and delivery of units in 2023-2024. For economic purposes, site is identified by WDC officer estimated to accommodate a total of 640 sqm of B1a/b office use and delivery of floorspaces within 6-10 years.







B1a/b B1c/ B2

B8

640 sqm

NA NA


WDC Officer

SHZ0005SHZ0005SHZ0005SHZ0005SHZ0005SHZ0005SHZ0005SHZ0005SHZ0005

70

Site Reference SHZ0035 Land off Amersham Road, including Tralee Farm, Hazlemere

Site size: 12.92 Ha

Source of Site Developer Promoted Site and Green Belt Assessment



Suitability

Site is suitable for residential development subject to removal from the Green Belt. The Green Belt Part 2 report has reviewed this site and indicates that exceptional circumstances exist in this case for removing the site from the Green Belt Green Belt Assessment, Appendix 1 for full details. Site is occupied with agricultural buildings, warehouse units, a former equestrian centre and a few residential dwellings. Medium surface water flood risk within very small amount of land from south west to north east. Along the eastern boundary, a number of protected trees and small area of protected woodland identified. Potential ecologic constraints from badger habitats. Priority habitats orchard (UK BAP priority habitat) adjoins with the north-east boundary and is also allocated Green Space under DM12.

AONB N Greenbelt Y

Allocation NLP(HW8) Settlement Tier 1

Deliverability

Site is in multiple ownership with 7 landowners including Inland Homes. As the site is in multiple ownership, this would require preparation of a development brief. Landowners willing to develop site for residential purposes with Nexus Planning acting on behalf of Inland Homes.


71

For the purposes of HELAA, site is considered deliverable and WDC assessment suggested site will come forward within 6-11 years considering the preparation of development brief. WDC anticipated phasing of site as 60 units in 2023-2024, 60 units in 2024-2025, 60 unit in 2025-2026, 60 units in 2026-2027, 60 units in 2027-2028 and 50 units in 2028-2029. Tralee Farm will deliver a total of 350 residential units. See HELAA reference SHW0035 in Green Belt Part 2 Site Assessment report, Appendix 1 and Urban Design Capacity Report for details on quantum of development.




Density Assumption Based on net residential developable area in Urban Design Capacity Report.

72

Site Reference SHZ0041 Queensway Open Space, Queensway, Hazlemere, High Wycombe

Site size: 5 Ha


Site Type Greenfield Green Belt

Site Status: No longer part of the housing supply

Suitability

Site is unsuitable for residential development. Site is within Green Belt and AONB. The Green Belt report concludes there are no exceptional circumstances to release this area of land from the Green Belt. It is also designated open space. Eastern boarder adjoins with existing parking and golf club and to the south of the site adjoins with residential settlement. No surface water flooding risk.

AONB Y Greenbelt Y


Deliverability

Site is owned by the Parish Council and considered available for cemetery use only. For the purpose of HELAA, site is considered not available for residential development and therefore not deliverable.


73

Site Reference SLW0031 Burleighfield House (Mayflower House), London road, Loudwater

Site size: 0.032 Ha




Suitability

Site is suitable for residential development. PDL Green Belt site. Site was assessed as part of a bigger Green Belt parcel (SLW0025) in the Green Belt assessment. See SLW0025 in the Green Belt Part 2 assessment report and Appendix 1 for further details. Previous use as employment site. Within DSA Policy DM11 Green Infrastructure Area. Prior notification application for change of use (Class O) permitted under 16/05582/PNP3O.

AONB N Greenbelt Y


Deliverability

Site is considered available. Site is part owned by Inland Homes and another landowner. Burleighfield House currently in office use. A prior approval application was recently consented for the use of building as 11 residential units (16/05582/PNP3O) and a further building on site also consented for a further 2 residential units (16/05942/PNP3O). Inland Home considered proposed development would include residential development and commercial uses on frontage by the Knaves Roundabout. All access controlled by Inland. Based on the given information, site is considered deliverable. Dwelling numbers are arrived based on the approved application which is 11 dwellings. The assumption on delivery is within 5 years, in 2020-2021, based on WDC assessment and Inland Homes’ response.



Source of dwelling numbers: Based on approved planning application, 16/05582/PNP3O

Density Assumption Based on building footprint circa 0.032 Ha

SLW0031SLW0031SLW0031SLW0031SLW0031SLW0031SLW0031SLW0031SLW0031

74

Site Reference SLW0032 Tesco Loudwater, High Wycombe

Site size: 2.39 Ha

Source of site Planning Permission



Suitability

Site is suitable for retail use. Site has potential for a mezzanine floor. Existing retail unit on site. Low risk of surface water flooding concentrated at the south of the site. High risk is found at the north. Southern section of the site falls within Flood Zone 2. Location of site adjacent to M40 roundabout. Opposite of the roundabout is the designated Employment Area, Knaves Beech.

AONB N Greenbelt N


Deliverability

Site is in ownership of Tesco Ltd has been promoted for retail development, therefore identified as available. For retail purposes, site capable of accommodating 500sqm of A1 retail use.



A1 B1a/b B1c/B2 B8

500 sqm

NA NA NA

Sources of floor space identified: WDC assessment

SLW0032SLW0032SLW0032SLW0032SLW0032SLW0032SLW0032SLW0032SLW0032

75

Site Reference SWC0012 Westside Fruit / The Apple Orchard, Clay Lane, Booker

Site size: 0.62 Ha

Site Type Call for Sites 2013



Suitability

Site is suitable for mixed use development with residential and retail. Site is PDL greenbelt, in current use as retail units, located next to residential area. It is urban brownfield employment in the Green Belt. Redevelopment of the site is considered suitable providing it does not cause harm to the openness of the Green Belt.

AONB N Greenbelt Y


Deliverability

Site is in single ownership, owned by Westside Fruit Ltd. It is currently used as farm shop and is considered available. Landowner is willing to redevelop site for mixed use development, comprise of employment / retail use on ground floor and residential units above. Proposal included demolition of 1 residential unit and 3 industrial units will be replaced. For the purposes of HELAA, site is considered developable within 6-10 years and WDC considered site is capable of developing 11 unit by 2025-2026.




Density Assumption Based on net buildings footprint

SWC0012SWC0012SWC0012SWC0012SWC0012SWC0012SWC0012SWC0012SWC0012


76

Tier 2: Princes Risborough

Site Reference SPR0090 Princes Risborough Expansion Area

Site size: 177 Ha

Source of site WDC Issues and Options

Site Type Greenfield Rural / Urban Brownfield

Site Status: 6-15 years and beyond plan period

Suitability

SPR0037SPR0037SPR0037SPR0037SPR0037SPR0037SPR0037SPR0037SPR0037

SPR0090


SPR0001SPR0001SPR0001SPR0001SPR0001SPR0001SPR0001SPR0001SPR0001SRD0133SRD0133SRD0133SRD0133SRD0133SRD0133SRD0133SRD0133SRD0133

77

Suitability

Site is suitable for mixed use development, including residential, retail, employment and community use. High risk of surface water flood risk along rivers and streams in the centre of the expansion area running form north-east to south-west, east of sewage works within Park Mill Farm and the southern corner of the site. Flat and low lying topography, open countryside beyond the Green Belt and within the setting of the AONB. Landscape capacity Study (September 2017) identified areas for low to high development potential. Low density and dispersed settlement pattern including the hamlet of Alscot which is within a Conservation Area. Sewerage works along the south west corner of the site. Existing employment site off Longwick Road. Longwick Road crosses through the centre of the site. Network of Public Rights of Way and bridleways, including North Buckinghamshire Way and the Midshires Way. East of the expansion area is a railway line and Princes Risborough settlement. Towards the west is low density residential and farm buildings and Longwick village.

AONB N Greenbelt N


Deliverability

The expansion area is multiple ownership with various tenancies on site. Bloor Homes are acting on behalf of Princes Risborough Consortium. Halsbury and Persimmon also have significant land control. These three development form the main developers, plus several smaller landowners and developers who are not part of the consortium. Bloor Homes controls the land at SPR0037; Halsbury controls the land at SPR0010 and Persimmon Homes control the land at SRD0133. Leo Laboratories (SPR0023) has granted permission for development of 96 units by Ashill Land Ltd. The dwelling numbers are not included within the expansion area however, Leo Laboratories is considered part of the expansion development. For the purposes of HELAA, site is considered developable within 6-15 years and beyond the plan period. A total of 1,758 homes are anticipated to be within the plan period, with 599 units to be delivered outside of the plan period. See HELAA Figure 10 in the main report for more details on the phasing scenarios and delivery timetable. See separate proformas for retail and employment.


Gross: 2357 Net: 2357


78

Site Reference SPR0090

Princes Risborough Local Centre

Site size: 0.09 Ha

Source of site Local Plan Issues and Options 2014

Site Use: Greenfield Rural

Site Status: Developable (broad location)

Suitability

Site is suitable for employment and retail use, subject to the implementation of the wider Princes Risborough Expansion Area. Currently the precise location of the site is unknown. However without the wider expansion area the site is poorly located to the existing built form, this development is only suitable to support the Princes Risborough Expansion area. Grade 2 agricultural land.

AONB N Greenbelt N


Deliverability

The exact location of Princes Risborough Local Centre will be subject to detailed master planning of the expansion area. The map shows the latest concept plan for the expansion area. The location of the local centre (purple area) to be within high density housing (orange areas) within the northern neighbourhood. Land is owned by Bloor Homes. Site is considered available and being developed as part of the Princes Risborough Expansion Area. For the purpose of HELAA, this site is developable for a total of 500 sqm of B1a/b office spaces on site and 400sqm of A1 retail use. Estimated delivery of floor space within 6-10 years.

Floor space to be delivered:


Square meters (sqm) : 900 Ha

A1 B1a/b B1c/ B2

B8

400 sqm

500 sqm

NA NA

Sources of floor space identified:

WDC Assessment

79

Site Reference SPR0001 Leo Laboratories, Longwick Road, Princes Risborough

Site size: 3.87 Ha


Type of site Urban brownfield - employment


Suitability

Site is suitable for residential development. Within Flood Zone 2 with medium to high risk of surface water flooding along the southern boundary. Land contamination from previous land uses. Within Princes Risborough Expansion Area. Full planning permission with planning obligation granted under 15/07349/FUL. Subject to Section 106 contribution.

AONB N Greenbelt N


Deliverability

Site is in single ownership. Ashill Land Ltd granted permission to demolish existing buildings and to develop site with 96 residential units. Site is part available as CgMs Consulting suggested decontamination work is in progress on-site. They estimated construction period takes up to 1.5 years. Site will be delivered within 5 years. There is no information to suggest site is not financially viable. For the purposes of HELAA, site is considered deliverable and site will come forward within 5 years. WDC officer assessed phasing as 16 units in 2019/20, 40 units in 2020/21 and 40 units in 2021/22. Latest monitoring survey by officers suggested site is now cleared and existing building are demolished.






80

Site Reference SPR0010 Park Mill Farm, Princes Risborough

Site size: 18.21 Ha




Suitability

Site is unsuitable for residential, unless developed as part of the wider Princes Risborough Expansion Area. Site is at the north-west edge of Prince Risborough, south-west of Longwick Road. East of the site adjoins with the wider urban settlement of Princes Risborough. Currently agricultural use. West of the site is adjacent to sewage works and the north-east of the site is Leo Laboratories (SPR0001). Open countryside beyond Green Belt. Within 2km of Special Area of Conservation. Medium to high surface water flood risk along the north and south boundary. Previously outline application refused, 15/07825/OUTEA. Application proposed for 500 dwellings with public open space and landscaping. Another outline application was withdrawn, 16/05846/OUTEA. Application for residential use.

AONB N Greenbelt N


Deliverability

Site is in the ownership of Halsbury Homes and available. Halsbury Homes submitted an outline all matters reserved application with environmental assessment for 500 dwellings with public open space and landscaping. Application was later refused on the grounds of the impacts of development and the effect on the character and appearance of the area. Another outline application for residential development was later withdrawn. Site has poor access and connectivity as a result of the railway track adjacent to the east and west site boundary. The existing vehicular access to site is via Summerleys Road on the west.



81

For the purposes of HELAA, site is considered unsuitable for residential development if developed on its own, due to the lack of access and poor connectivity to Princes Risborough town centre. Site is suitable if developed collectively with the other sites within Princes Risborough Expansion Area, together delivering a relief road and improved connectivity to the town centre.

82

Site Reference SPR0023 Whiteleaf, Picts Lane, Princes Risborough

Site size: 2.94 Ha




Suitability

Site is suitable for residential development. Employment Land Review report identifies site is suitable for mixed use site, part residential and part employment use. Falls within 2km buffer of Special Area of Conservation. Across the site the risk of surface water flooding is ranged from low to high. North-east part of the site falls within Flood Zone 2 and 3 and emerging Wycombe Local Plan Policy DM39 (Managing flood risk and sustainable drainage system) applies. Outline planning permission under 14/05386/OUT and reserved matters application under 15/07904/REM and 16/07783/REM.

AONB N Greenbelt N


Deliverability

Site is in single ownership. It is owned by W E Black Ltd. Applicant granted permission to build 60 houses and 24 flats with up to 6 houses retained. Site is identified as available with the former timber factory is now demolished and ready for redevelopment. There is no information to suggest site is not financially viable. For the purposes of HELAA, site is identified as deliverable within 5 years. W E Black Ltd considered site completions by 2018 and phasing estimated as 30 units in 2016-2017, 30 units in 2017-2018, and 26 units in 2018-2019. This is based on the information given by the applicant. Latest monitoring update identifies 40 units are under construction on site with 46 units to follow.


Source of dwelling numbers: Based on the planning permission



83

Site Reference SPR0032 Land at Princes Risborough Railway Station

Site size: 2.05 Ha



Urban brownfield – industry


Suitability

Site is suitable for mixed use development. In the PBA report, recommendation was made for mixed use development. Low to medium risk of surface water flooding. Summerleys Road falls within Flood Zone 2 and 3. Site located within Picts Lane Employment Area and adjoins with existing residential area. Location of site adjoins SPR0023, which is currently under construction for residential development.

AONB N Greenbelt N


Deliverability

Site is in single ownership, owned by W E Black Ltd. Site is cleared. Previous application has been withdrawn and a revised scheme proposal is due to be submitted. For the purposes of HELAA, site is identified as developable within 5 years for residential use. Agent estimated the amendment in scheme would be 70 units and anticipate delivery in 2019-21. WDC revised delivery of units as 45 units and phasing as 25 units in 2019-2020 and 20 units in 2020-2021. For economic purpose, WDC officer identified site is capable of accommodating 400 sqm of A1 retail use.




Density Assumption Based on site area 2.05 ha

Floor space to be delivered : Hectares (Ha) : 0.04 Ha

Square meters (sqm): 400 sqm

B1a/b (sqm)

B1c/B2 (sqm)

B8 (sqm)

400 sqm

NA NA


WDC Officer


84

Site Reference SPR0034 Horns Lane Car Park, Princes Risborough

Site size: 0.77 Ha


Site Type Urban brownfield – Car Park


Suitability

Site is suitable for retail use. Site allocation in DSA Policy PR4 (Land South of Horns Lane) for small scale mixed use. Existing retail units located on the site, plus a fire station and a number of local business. Site is not suitable for residential development unless satisfactory relocation of the fire station can be demonstrated. Site falls within Princes Risborough Town Centre boundary, Policy DM7 and Primary Shopping Area, Policy DM8. Archaeological Notification Site. Half of the site in north west within medium to high risk of surface water flooding. Vehicular access to site via New Road.

AONB N Greenbelt N

Allocation DSA (PR4) Settlement Tier 2

Deliverability

Site is currently used as car parking serving the local business and Princes Risborough High Street. WDC own the site. Site is suitable for a small amount of additional retail development, without impending on the other existing uses including the fire station. Residential development is not achievable as the relocation of the fire station has not been identified and the pressure for car parking remains high. For the purposes of HELAA, site is developable for retail use for delivering 750 sqm of A1 retail use within 6-10 years.

Floor space to be delivered

Hectares (Ha) : 0.075 Ha


A1 (Sqm)

B1a/b (Sqm)

B1c/B2 (Sqm)

B8 (Sqm)

750 sqm

NA NA NA

Sources of floor space identified :

WDC Assessment


85

Site Reference SPR0036 Land off Poppy Road including 108 Wycombe Road, Princes Risborough

Site size: 3.73 Ha

Site Source Developer Promoted Site



Suitability

SPR0036 and SPR0082 are suitable for residential development, subject to removal from the Green Belt. The Green Belt Assessment has reviewed these sites and indicates that exceptional circumstances exist in this case for removing the site from the Green Belt. See Green Belt Assessment Part 2, Appendix 1 for full detail. SPR0082 is within the Chiltern’s AONB. See Green Belt assessment for landscape impacts. The report concludes the site does not constitute of major development in the AONB. Low risk of surface water flooding at the eastern boundary (along Almond Way). High risk of surface water flooding along the southern boundary (near Flint Cottage). Within Flood Zone 3 and emerging Wycombe Local Plan Policy DM39 applies. Area within Priority Habitat for Chalk headwaters. A TPO in northern boundary of site.

AONB Y partly (SPR0082)

Greenbelt Y


Deliverability

Both sites, SPR0082 and SPR0036 are owned by the same owner and are considered available. Site is being promoted for residential use with JSB Planning being the agent. Bucks County Council commented land off Poppy Road and land off 108 Wycombe Road is acceptable for highway access.



86

For the purposes of HELAA, this site (SPR0036 + SPR0082) is identified as developable within 6-10 years and WDC assessment site is capable of accommodating 58 units. Anticipated phasing as 29 units in 2021-2022 and 29 units in 2022-2023.





87

Site Reference SPR0037 Land between Longwick Road and Mill Lane , Princes Risborough

Site size: 49.30 Ha




Suitability

Site is unsuitable for residential development unless brought forward as part of the wider Princes Risborough Expansion Area. Open countryside beyond Green Belt. High risk of surface water flooding along stream and track. Southern boundary adjoins with Conservation Area of Alscot. Site has poor connectivity with the town centre. Currently, two public rights of way running from Lower Icknield Way to Westmead and on the east of Alscot Conservation Area, from Longwick Road to Mill Lane. Railway track adjoins with the east boundary.

AONB N Greenbelt N


Deliverability

Bloor Homes is promoting the site for residential use as part of the Princes Risborough Expansion Area. Site is in multiple ownership with landowners coming together forming the Princes Risborough Consortium. Bloor Homes has agreement with landowners to promote the land on behalf of their interest and has a separate landowner agreement in place in respect of Quilter land parcel (south east corner of the site). For the purposes of HELAA, site is considered unsuitable for residential development when developed on its own due to the poor connectivity with the existing built form. It is considered to be developable collectively with the other sites within Princes Risborough Expansion Area and together the delivery of relief road and new road infrastructure will support and made other sites suitable for development.


88

Site Reference SPR0051 BCC Highways Depot, Corporation Yard, Longwick Road, Princes Risborough

Site size: 0.23 Ha

Source of site Employment Lane Review

Site Type Rural brownfield– Depot site


Suitability

Site is suitable for commercial purpose. Low risk of surface water flooding. Adjacent to existing residential settlement.

AONB N Greenbelt N


Deliverability

Site is in ownership of Bucks County Council. Site is currently under offer to a local business with the intention to develop site for commercial purposes. For the purposes of HELAA, site is identified as unavailable for residential development in short term. Any changes to site availability will be updated in the subsequent HELAA reviews.


89

Site Reference

SPR0054 Land fronting New Road, Princes Risborough

Site size: 0.57 Ha


Site Type Urban brownfield other (not employment)


Suitability

Site is suitable for retail use. Site Allocation in DSA Policy PR3 Land Fronting New Road. Allocation for small-scale mixed use development suitable for main town centre uses. Archaeological Notification Site. Within Princes Risborough Town Centre boundary, Policy DM7 and Primary Shopping Area, Policy DM8. Surface water flood risk majority concentrated at the rear of the existing car parks. Medium to high risk. Site is located behind existing Princes Risborough High Street. Vehicular access to site via New Road.

AONB N Greenbelt N


Deliverability

Majority of site is a car park serving local businesses. Site is in multiple ownership. For the purposes of HELAA, site is considered unavailable for residential use but developable for retail use. In terms of economic purposes, site is capable of delivering 750 sqm of A1 retail is within 6-10 years.

Floor space to be delivered



A1 (Sqm)

B1a/b (Sqm)

B1c/B2 (Sqm)

B8 (Sqm)

750 sqm NA NA NA

Sources of floor space identified:

WDC Assessment


90

Site Reference SPR0073 Land north of Mill Lane, Monks Risborough

Site size: 8.11 Ha



Greenfield Rural


Suitability

Site is unsuitable for development. Site is located outside of Princes Risborough expansion area and forms an important strategic buffer between Princes Risborough and Monks Risborough. Outline application of up to 192 dwellings and public open space recently dismissed at appeal 14/06162/OUT. Significant surface water flooding constraints.

AONB N Greenbelt N


Deliverability

Site is in the ownership of Gladmans Developments. It was subject to an appeal and was later dismissed. A number of issues were raised including the adverse impact development would have on the character and appearance of the close proximity of Chiltern AONB. For the purposes of HELAA, site is considered unsuitable for development. Any changes to the suitability will be addressed in the subsequent HELAA reviews.


91

Site Reference SPR0081 Land East of Lower Icknield Way, Monks Risborough

Site size: 20.34 Ha




Suitability

Site is unsuitable for development. Site poorly located to existing residential area. Part of the site is within the Princes Risborough Expansion Area for strategic open space (area in blue). Agricultural land grade 2 to 3b. The rest is outside of the expansion area. This area forms an important strategic gap between the expansion area and Monks Risborough.

AONB N Greenbelt N


Deliverability

Site is promoted by Gladman Developments on behalf of the owner and available for development. Site is unsuitable for development, part of the site is located within the expansion area which is designated for strategic open space. The rest of the site is outside of the expansion area and poorly related to the existing built form. For the purposes of HELAA, site is considered unsuitable for development.


92

Site Reference SPR0089 Greensleeves, Maryland, Edina & Tamarity, Longwick Rd & Aylesbury Rd, Princes Risborough,

Site size: 0.33 Ha


Site Type Urban brownfield (residential)


Suitability

Site is suitable for residential development. Southern boundary adjacent to Conservation Area. Eastern boundary adjacent to recreation grounds. No surface water flood risk and not within flood zones. Full planning permission with planning obligation under 16/07349/FUL. Subject to Section 106 agreement.

AONB N Greenbelt N


Deliverability

Site is in single ownership and available. Churchill Retirement Living submitted application for development of use with 36 residential units. Site is subject to s106 agreement and arrangements have been made. No information at present to suggest site is financially unviable and impact deliverability. For the purposes of HELAA, site is identified as deliverable. The agent, Planning Issues Ltd considers the site will commence in August 2017 and completions by 2018. WDC concluded delivery of units within 5 years and forecast delivery of 32 units in 2018-2019.






93

Site Reference SPR0092 Land north of Lower Icknield Way

Site size: 12 Ha

Source of site Officer Identified

Site Use: Greenfield Rural


Suitability

Site is suitable for employment use. Promoted for a reserved employment location as an alternative to Regents Park, allowing the relocation of existing businesses in the Princes Risborough Expansion Area. Development of the site will require satisfactory access for long vehicles in the context of nearby railway bridge. Lower Icknield Way B404 is immediately next to the eastern border of the site. Southern boundary adjoins stream and south east corner of site within Flood Zone 3 with emerging Wycombe District Local Plan Policy DM39 (Managing Flood Risk and Sustainable Drainage System) applies. Small parts of site within low to high risk of surface water flooding.

AONB N Greenbelt N


Deliverability

Site is owned by the owner of Lower Horsenden Farm. For the purposes of HELAA, site is unavailable for residential use but available for employment. For economic purposes, WDC assessment identified site is developable for retail use and capable of accommodating 2000sqm of B8 (storage and distribution) uses. Estimated delivery of floor space within 6-10 years. As this site is for relocation of businesses in the Princes Risborough Expansion Area, it does not provide any net gain to employment supply.


Square meters (sqm) : (2000 sqm)

B1a/b B1c/ B2 B8

NA NA (2000 sqm)



94

Site Reference SPR0093 Land adjacent to Regents Park , Princes Risborough

Site size : 5.4 Ha




Suitability

Site is suitable for employment use. Site is adjacent to existing employment site, Princes Estates. Site is within the area of Princes Estates Expansion (SRD0130). Emerging Wycombe District Council Local Plan considered Policy PR9 sets out the principles of development of an expansion to the Princes Estate. Site has landscape sensitivities, any development will need to take account of this in the design and layout. Access road has a railway bridge and could potentially limit vehicles taller than standard-sized HGVs accessing site. Very small areas of site falls within low risk of surface water flooding.

AONB N Greenbelt N


Deliverability

Site is in single ownership and considered available. For the purposes of HELAA, site is developable with employment use and WDC assessment site capable of delivering 22,000 sqm of B1c/B2 light industry and general industry use. Estimated delivery of floor space within 6-10 years.



B1a/b B1c/ B2 B8

NA 22,000 sqm

NA




SRD0130SRD0130SRD0130SRD0130SRD0130SRD0130SRD0130SRD0130SRD0130

95

Tier 2: Bourne End and Wooburn

Site Reference SBE0008 Land at Fieldhead Gardens, Bourne End

Site size: 0.32 Ha




Suitability

Site is unsuitable for residential development. It has been allocated as Green Space under Policy DM12 in DSA, Fieldhead Gardens Amenity Space.

AONB N Greenbelt N

Allocation DSA (DM12) Settlement Tier 2

Deliverability

Site is being promoted for residential development and considered available. For the purposes of HELAA, WDC considered site is unsuitable for residential development as a result of policy restriction in the DSA.

SBE0008SBE0008SBE0008SBE0008SBE0008SBE0008SBE0008SBE0008SBE0008

96

Site Reference SBE0028 Hollands Farm (north) Bourne End

Site size: 23.74 Ha




Suitability

Site is suitable for mixed use development with residential and supporting community uses, subject to removal from the Green Belt. The Green Belt Part 2 report has reviewed this site and indicates that exceptional circumstances exist in this case for removing the site from the Green Belt. See Green Belt Assessment, Part 2, Appendix 1 for full details. Draft allocation for housing in the emerging Wycombe District Local Plan, Policy BE2 Hollands Farm. South west corner of the site falls within Flood Zone 2 and very small area within Flood Zone 3. South west border adjoins with areas of Flood Zone 3. Emerging Wycombe District Local Plan Policy DM39 (Managing Flood Risk and Sustainable Drainage System) applies. Flood risk areas concentrated in the south-western section. Small areas of surface water flood risk in the north/west part of the site and SBE0027. Public Rights of Way runs across north to south. Part of the section of the eastern boundary adjoins with the woodlands of Hawks Hill. Majority of the site is agriculture land and some existing residential units at the south-west corner.



97

AONB N Greenbelt Y

Allocation NLP (BE2) Settlement Tier 2

Deliverability

The majority of the site is owned by the Lunnon Family. The agent is McGough Planning Consultants Ltd. Site is considered available for development subject to remove of its Green Belt status. Green Belt assessment identified northern half of the site has high capacity for development and southern part of the site has moderate to high capacity for development. Agent considered proposing Hollands Farm for mix use development with residential led and employment use. As the site is multiple ownership and with the complexities of the new road, a development brief is required. WDC anticipated likelihood of development brief in 2021, after the adoption of the emerging Wycombe District Local Plan. Application considered in 2022 and delivery of units from 2023. For the purposes of HELAA, site is identified as developable to deliver between 6-15 years (later than McGough Planning Consultants’ indication). This has taken account of sites current Green Belt status. WDC estimated built out from 2023 to 2029 and forecasted phasing as 60 units in 2023-2024, 60 units in 2024-2025, 65 units in 2025-2026, 65 units in 2026-2027, 65 units in 2027-2028, 65 units in 2028-2029, 65 units in 2029-2030 and 22 units in 2030-2031. It is estimated site will deliver a total of 467 units. Dwelling numbers and density are arrived based on SBE0028 Hollands Farm residential developable area, 14.60Ha. The northern field of the site, Jacksons Field is considered suitable for a primary school. It is in single ownership and agent is Planning Works Ltd. See Urban Design Capacity Report for details on quantum of development.



Source of dwelling numbers: WDC assessment and Agent information

Density Assumption Based on the net residential developable area in Urban Design Capacity Report , 14.6 Ha

98

Site Reference SBE0033 Slate Meadow, Bourne End

Site size: 10.26 Ha

Source of site Core Strategy – Reserved Site



Suitability

Site is suitable for residential use. Site was identified in 2008 Core Strategy as a reserve site. The site has been released for development in 2014. Part of the site has Village Green status. Within Green Infrastructure Area under DSA Policy DM11. Part of the site falls within Flood Zone 2. Policy DM39 (Managing flood risk and Sustainable Drainage System) applies. Site Allocation in emerging Wycombe District Local Plan, under Policy BE1 Slate Meadow. Allocation identified for residential development.

AONB N Greenbelt N

Allocation NLP (BE1) Settlement Tier 2

Deliverability

Site is in multiple ownership. Part of the site in ownership of WDC is Village Green status. Avant Homes and Croudace are jointly promoting land for residential use with structured input from WDC. Planning performance agreement was completed and signed by all three parties in October 2015.An agreed framework has been set out regarding timeframe and the process for preparation of a development brief, pre-application process and a full planning permission. Preparation of development a brief is in progress. Other technical studies on flooding and flood modelling, highways and transportation, ecology and landscape and visual impact are completed. Site is identified available. Bucks County Council no objection in principle in transport terms. With part of the falls within flood zone 2, a flood model has been developed by HR Wallingford and agreed with the Environment Agency. Agent responded design solution will inform and ensure new dwellings are built solely on Flood Zone 1 land and included support of the preparation of a detailed flood risk assessment and mitigation strategy for the entire site.


99

For the purposes of HELAA, site is deliverable within 5 years for accommodating 150 units on site. WDC anticipate delivery of site from 2018-2019 given consideration to development brief going to consultation in September 2017 and application to follow. Suggested phasing as 30 units in 2018-2019, 50 units in 2019-2020, 50 units in 2020-2021 and 20 units in 2024-2025.





100

Site Reference SBE0043 Land south of Marlow Road, Well End

Site size: 6.82 Ha




Suitability

Site is unsuitable for residential development. It is currently grassland/ grazing. Designated Green Space under Policy DM12. Part of the Green Infrastructure. Located within Well End Conservation Area. Heritage and Conservation Area constraints. Previous application for residential development lost on appeal due to adjoining Conservation Area. Within Flood Zone 2 and the southern area of the site falls with Flood Zone 3, and emerging Wycombe District Local Plan Policy DM39 (Managing Flood Risk and Sustainable Drainage system) applies.

AONB N Greenbelt N


Deliverability

Landowner intends to sell the site for development and it is controlled by Berkeley Strategic. Site is considered available. For the purposes of HELAA, site is identified as unsuitable with site allocated as Green Space.


101

Site Reference SBE0050 Windrush House, Bourne End

Site size: 0.15 Ha




Suitability

Site is suitable for residential development. Low risk of surface water flooding along Blind Lane and high risk of surface water flooding on Roman Way. High risk of surface water flooding in the areas next to No. 34 Blind Lane. Bucks CC suggested there will be no transport objection in principle to the redevelopment of site.

AONB N Greenbelt N


Deliverability

Site is in Red Kite Community Housing ownership and they would like to see site redeveloped and sell to potential buyer. Site is not available in the short term. A number of units currently occupied by property guardians with short term lease and 22 units are empty at the address. Red Kite would like to redevelop site to increase residential units with the total of units on site increased to 30. For the purposes of HELAA, site is considered developable and WDC assessment allocated site to deliver units within 6 – 10 years. Suggested site built out in 2022-2023 with 8 net units.



Source of dwelling numbers: Red Kite Information



102

Site Reference SBE0056 Technology House, part of Meadow Bank, Furlong Road Bourne End

Site size: 0.05 Ha


Site Type Urban Brownfield Employment


Suitability

Site is partially suitable for residential development. Falls within Flood Zone 1. Potential land contamination from the adjacent historic industrial land. Prior notification application permitted for change of use (Part J) under 14/08045/PAJ.

AONB N Greenbelt N


Deliverability

Site is considered available. Applicant submitted prior notification application (Part J) for change of use from B1a (offices) to C3 (dwellinghouse) use for creation of 16 units on site. The involved agent is Anderson Orr Architects Ltd. There is no information to suggest site is not financially viable and impact deliverability. For the purposes of HELAA, site is seen as deliverable and WDC estimated delivery of 16 units 20 2016-2017.



Source of dwelling numbers:

Based on planning application



103

Site Reference SBE0058 Riverside House, Furlong road, Bourne End

Site size: 0.087 Ha


Site Type Urban brownfield - office


Suitability

Site is suitable for residential development. Falls within Flood Zone 1. Potential land contamination on site due to adjacent historic industrial land use. Recommendations are made to overcome this problem. Prior notification permitted for change of use (Class O) under 15/07331/PNP3O and full planning permission granted under 15/08428/FUL.

AONB N Greenbelt N


Deliverability

Applicant is PLD Ltd and agent is JPPC. Site is single ownership and considered available. A prior notification was submitted and granted for change of use from B1a (Offices) to C3 (dwellinghouse) for 12 units. Another full planning application was granted for an additional 4 units to the rear of the property. No information to suggest site is financially unviable. For the purposes of HELAA, site is considered deliverable and WDC forecasted delivery of units of both applications within 5 years. Suggested site built out of 16 units in 2016-2017.



Source of dwelling numbers: Based on planning applications



104

Site Reference SWG0029 Land east of Manor Gardens, Wooburn Green

Site size: 0.58 Ha




Suitability

Site is unsuitable for residential development. Allocated under DSA Policy DM12 Windsor Hill Wooburn green space area. Falls within Wooburn Green Conservation Area. Within DSA Policy DM11 Green Infrastructure Area. Northern half of the site within Flood Zone 3 and DSA Policy DM13 (Conservation and Enhancement of Sites, Habitats and Species of Biodiversity and Geodiversity Importance) applies.

AONB N Greenbelt Y

Allocation DSA (DM12) Settlement Tier 2

Deliverability

Site is part of the wider historic settings for the manor house. Site is allocated under DM12 Windsor Hill Wooburn as a green space area and with consideration to site falls under DM11 Green Infrastructure Area. WDC considered site is unsuitable for residential development.

SWG0029SWG0029SWG0029SWG0029SWG0029SWG0029SWG0029SWG0029SWG0029

105

Tier 2: Marlow

Site Reference SMA0029 Alfred Davis Ground (Marlow FC) Oak Tree Road, Marlow

Site size: 1.61 Ha


Site Type Greenfield within a settlement – Sports ground


Suitability

Site is unsuitable for residential development. Site is a designated green space under DSA Policy DM12. It is in current use of a sports ground. Development of the site would require re-provision elsewhere in the vicinity, however there are no suitable sites for re-provision. Within DSA under Policy DM13 Green Infrastructure Area. Site is ranged from low to high risk of surface water flooding. High risk at the south east corner.

AONB N Greenbelt N


Deliverability

Savills is acting on behalf of the landowners. It has been suggested site could be released for residential development provided that joint site is found for Marlow FC and Flackwell Heath FC. For the purposes of HELAA, site has been identified as unsuitable as site is a designated green space and re-provision for the site elsewhere has not been identified. Site is also within Green Infrastructure Area.

SMA0029SMA0029SMA0029SMA0029SMA0029SMA0029SMA0029SMA0029SMA0029


106

Site Reference SMA0044 Foxes Piece, Marlow

Site size: 1.52 Ha

Source of Site Promoted by Social Housing Association

Site Type Urban Brownfield (Sheltered Housing)


Suitability

Site is suitable for residential development. Site falls within Green Infrastructure Network, under DSA Policy DM11. High risk of surface water flooding. Located adjacent to existing residential settlements and road networks at the north and east boundary. Southern boundary adjacent to existing allotments. Next to educational institution on the east. Lapsed planning permission under 10/06205/R9FUL.

AONB N Greenbelt N


Deliverability

Site is in Red Kite Community Housing’s ownership. Red Kite is currently undertaking feasibility work as to whether the lapsed planning permission can be reinvigorated. For the purposes of HELAA, site is considered developable in 6-10 years. WDC adjusted delivery forecast later than Red Kite’s indication. It is suggested site will deliver 10 units by 2023-2024.




Density assumption Based on building footprint


107

Site Reference SMA0050 Liston Road Car Park, Marlow

Site size: 0.39 Ha


Site Type Urban Brownfield Other (not employment) - Parking


Suitability

Site is considered suitable for residential development. Site Allocation in DSA, under Policy MR5 Liston Road Car Park. Allocation for residential development including sufficient parking to support Marlow Town Centre. Site situated between the rear of retails and commercial units and existing residential units. Entire site within low risk of surface water flooding. Within Marlow Conservation Area and Marlow Town Centre boundary under Policy DM7.

AONB YN Greenbelt N

Allocation DSA (MR5) Settlement Tier 2

Deliverability

Site is in the ownership of WDC. It is considered site is unlikely to become available for residential use unless the pressure for car parking in Marlow diminishes or alternative provision can be provided for. Current pressure for car parking is very high with no alternative provision proposed for town centre parking. WDC has no current plans to redevelop site. For the purposes of HELAA, site is considered unavailable for residential development. Any changes in the availability and deliverability of the site will be addressed in subsequent HELAA reviews.


108

Site Reference SMA0054 Land South of Chalkpit Lane

Site size: 9.94 Ha

Source of site Officer Wider Sense Check

Site Type Greenfield Green Belt


Suitability

Site is considered unsuitable for residential development. Entire site is within Green Belt. The Green Belt Assessment has reviewed the site and conclude there are no exceptional circumstances to remove this area of land from the Green Belt. See Green Belt Assessment Part 2, Appendix 1 for full details. No surface water flood risk on site. Site adjoins with existing residential development at the south east border and currently being used as farmland. No built form exists on site. Site forms an essential gap between Bovingdon Green and Marlow. Highway constraint for site access to the town centre and no public transport.

AONB N Greenbelt Y


Deliverability

Site was identified through an officer wider sense check, therefore not promoted to the Council. For the purposes of HELAA, site is considered unsuitable for residential development as there is no exceptional circumstance for site to release from Green Belt.


109

Site Reference SMA0061 Hanging Hill Allotments , off Berwick Road

Site size: 3.74 Ha



Greenfield Rural


Suitability

Site is unsuitable for residential development. Site is designated as green space under DSA Policy DM12. In existing use for allotments. Site situates behind the rear of existing development. No surface water flood risk identified.

AONB N Greenbelt N


Deliverability

For the purposes of HELAA, site is considered unsuitable with site designated as green space and within green infrastructure area for allotments.


110

Site Reference SMA0068 Portlands Gardens, Marlow

Site size: 1.52 Ha

Site Type DSA Allocation

Site Type Urban Brownfield – residential and workshops


Suitability

Site is suitable for residential development. Site locates within the Marlow Conservation Area. Within Marlow town centre boundary under DSA Policy DM7 and DSA site allocation Portlands Garden under Policy MR4 which is predominantly for residential use. Full planning permission with planning obligation under 15/07417/FUL. Subject to Section 106 contribution.

AONB N Greenbelt N

Allocation DSA (MR4) Settlement Tier 2

Deliverability

Site is available. Planning permission has been granted for demolition of 9 dwellings and 2 workshops, retention and alteration of existing terrace of 6 dwellings (Portland Villas) and redevelopment of the site to provide an additional 71 dwellings (59 x 2 bed flats, 9 x 3 bed dwellings, 2 x 4 bed dwellings and 1 x 5 bed dwelling). Savills are acting as the agent, there is no information to suggest site is not financially viable. For the purposes of HELAA, site is seen as deliverable within 5 years and agent suggested built out over 24 months with completions anticipated in 2019. WDC assessment suggested phasing as 30 units in 2017-2018 and 32 units to be built out in 2018-2019. Latest monitoring survey by officers considered all units are under construction since base date and 2 units are completed.






111

Site Reference SMA0070 Dean Street Carpark, Marlow

Site size: 0.29 Ha


Site Type Urban brownfield – Car Park


Suitability

Site is suitable for residential development. Archaeological Notification Site. Within 25m buffer around Marlow Conservation Area. Within High Wycombe Town Centre boundary, Policy DM7. Site ranged from low to high risk of surface water flooding (towards Chapel Street).

AONB N Greenbelt N


Deliverability

Site is in WDC ownership. It is unlikely to become available for redevelopment unless the pressure for car parking in Marlow diminishes. Currently there is very high demand for car parking and no suitable alternative for re-provision elsewhere. For the purpose of HELAA, site is identified unavailable for residential development. Any changes to the availability and deliverability will be reflected in the subsequent HELAA reviews.


112

Site Reference SMA0089 Land west of Winchbottom Lane, Little Marlow

Site size: 0.91 Ha


Site Type & Current Use Greenfield


Suitability

Site is unsuitable for residential development. Falls within AONB and Green Belt. Green Belt Assessment identifies there are not exceptional circumstances for Green Belt release. Areas of surface water flood risk runs from north east to south west, ranged from low to high risk. Location of site is closed to existing residential settlement and existing highways infrastructure.

AONB Y Greenbelt Y


Deliverability

Joint owners intended to sell site and Simmons & Sons is acting on behalf of the owners. Agent confirmed site is available. For the purposes of HELAA, site is unsuitable due to Green Belt status.



113

Site Reference SMA0096 New Court / Liston Court, Marlow

Site size: 0.74 Ha


Site Type Urban brownfield (Residential)


Suitability

Site is suitable for residential development. Within Marlow Conservation Area, located within existing residential development. Eastern boundary adjacent to the open space. Site access difficult due to surrounding development, public rights of way and open space. Within Marlow Town Centre boundary, under Policy DM7.

AONB N Greenbelt N


Deliverability

Majority of the site is in the ownership of Red Kite Community Housing. Last use of site was sheltered housing /retirement housing. Part of the site, the old House is vacant and is sold to Lennox Estates. It is suggested site is under offer. Recent application suggested owner submitted application for refurbishment rather than new build. However no information to suggest proposals for new residential units will come forward soon. For the purposes of HELAA, site is considered unavailable for residential development. Any changes in the availability and deliverability will be reviewed in the subsequent HELAA reports.


114

Site Reference SMA0101 Wethered House, Draymans Lane, Marlow

Site size: 0.1 Ha


Site Type Urban brownfield (Office)


Suitability

Site is suitable for residential development. Site is within Marlow Conservation Area, Marlow Town Centre Boundary under Policy DM7 and Marlow Primary Shopping Area under Policy DM8. Archaeological Notification Site. Within 25m buffer for Listed Buildings. Within Flood Zone 2. No surface water flood risk on site. Previous application permitted for change of use from office to residential use, 14/05765/PAJ. Application for change of use of existing building from B1a office to 8 residential units.

AONB N Greenbelt N


Deliverability

Agent identified Part J change of use application is not going to be implemented. No information from agents or landowner to suggest another residential scheme on site is going forward soon. For the purposes of HELAA, site is considered unavailable for residential development as there is no certainty on deliverability. Any changes in the availability will be updated in the subsequent HELAA reports.


115

Site Reference SMA0105 Land adjacent to 89 Seymour Court Road, Marlow

Site size: 0.30 Ha

Site Type Local Plan Allocation



Suitability

Site is suitable for residential development subject to removal from the Green Belt. The Green Belt assessment has reviewed this site and indicates that exceptional circumstances exist in this case for removing the site from the Green Belt. See Green Belt report Part 2, Appendix 1 for full details. Site also within AONB. See AONB Site Assessment and Green Belt report for landscape assessment. BCC identified site is still acceptable in principle for transport and access, subject to satisfactory access and connection to existing footways. Site Allocation in emerging Wycombe District Local Plan under Policy MR6 Seymour Court Road. Allocation for residential use.

AONB Y Greenbelt Y


Deliverability

Site is considered available. Site is vacant and adjacent to existing residential development. Agent, An Innovative Design are promoting the site for residential development on behalf of the landowner. For the purposes of HELAA, site is considered deliverable within 5 years. WDC anticipate 9 dwelling completions in 2020-2021. See Urban Design Capacity Report for details on quantum of development.





116

Site Reference SMA0108 Police Station, Dean Street, Marlow

Site size: 0.24 Ha

Site Type Developer Promoted Site

Site Type Urban brownfield – Police Station


Suitability

Site is suitable for mixed use development. Residential and sui generis. Archaeological Notification Site. Within 25m buffer of listed buildings. Full Planning permission with planning obligation under 16/06745/FUL. Subject to Section 106 contribution.

AONB N Greenbelt N


Deliverability

Site is considered available and it is in ownership of Churchill Retirement Living. Revised application proposed for demolition of existing building and construction of a new police station and redevelopment of site to form 30 residential units, 1 bed and 2 bed sheltered retirement apartments with associated works and communal facilities. No information to suggested site is unviable and impact deliverability. For the purposes of HELAA, site is considered deliverable within 5 years. Applicant intends to commence in May and complete in June 2018. WDC revised the delivery of units from 2019 to 2021 given consideration to application subject to Section 106 contribution. WDC forecasted phasing as 10 units in 2019-2020 and 19 units in 2020-2021.






117

Tier 3: Lane End

Site Reference SLE0011 Land to the rear of Old Sun Close

Site size: 0.11 Ha


Site Type & Current Use Greenfield Rural


Suitability

Site is unsuitable for residential use. Located within AONB. See AONB Site Assessment Report, Appendix 1 for assessment on landscape impacts. The assessment recommends site is not suitable for residential development. Within 500m SSSI buffer. Grade II listed buildings at north-east of site. Site located in Lane End Conservation Area. Low risk surface water flooding at the south. Significant highway constraints, no existing highway access, narrow footpath leading from high street to the site.

AONB Y Greenbelt N


Deliverability

Site is in joint ownership. No information on the acting agent. Previously owners proposed to include part of the site change of use from agricultural to residential and new development to the west of the site. Access and topographical issues result in site not being suitable for development. For the purposes of HELAA, site is unsuitable for residential development.

SLE0011SLE0011SLE0011SLE0011SLE0011SLE0011SLE0011SLE0011SLE0011

118

Site Reference SLE0015 Martins Field, Moor Common, Lane End

Site size: 0.56 Ha

Source of site WDC Wider Sense Check

Site Type & Current Use Greenfield Rural

Site Status: Unsuitable and unavailable

Suitability

Site is unsuitable for residential use. Site within AONB. See AONB Site Assessment Report, Appendix 1 for assessment on landscape assessment. Within 500m SSSI buffer. Flood Zone 1. Small area of site within low risk of surface water flooding. Site is currently greenfield and previously used for agricultural purposes. Site partly consist of previously developed land with large residential area of curtilages.

AONB Y Greenbelt N


Deliverability

Site is not being promoted for development. It is considered unavailable. AONB assessment identified site poorly related to Land End which forms part of an important gap between Moor Common and Land End. For the purposes of HELAA, site is identified as unsuitable and unavailable for residential use. Any changes in the availability and deliverability will be addressed in the subsequent HELAA reviews.


119

Site Reference SLE0017 Land south of Finings Road (previously known as Golden Guff), Lane End, High Wycombe

Site size: 2.24 Ha



Site Status: 6 – 10 years

Suitability

Site is partially suitable for residential development. Southern part of site unsuitable due to landscape constraints Site within AONB. See AONB Site Assessment Report, Appendix 1 for landscape assessment.Report concludes site is not considered to be ‘major development’ within the AONB. See Urban Design Capacity Report for details on quantum of development. Adjoining area to the west of the site is ancient woodland. Site allocation in emerging Wycombe District Local Plan, Policy RUR1 Land south of Finings Way, Lane End.

AONB Y Greenbelt N

Allocation NLP (RUR1)

Settlement Tier 3

Deliverability

Site is in multiple ownership and landowners signed promotion agreement with Land & Partners. Land is being promoted for residential use and owners are in a binding agreement to dispose of the site on the grant of permission. Site is considered available. Agent considered existing access would require to alter and involves consent under The Commons Act 2006. They are confident the consent will be given due to existing access available. The layout of the new development has been revised (shaded red area reduced) and this resulted in the reduction of site size to 0.83ha. For the purposes of HELAA, site is identified as developable and WDC assessment considered site will come forward within 6-10 years, from 2020 to 2022. WDC suggested phasing as 19 units in 2020-2021 and 9 units in 2021-2022. Dwelling numbers arrived based on WDC assessment.


Gross: 19



Density Assumption Based on reduced site area 0.83 Ha


120

Site Reference SLE0021 Land at Simmons Way – remainder of Springbank House, Lane End

Site size: 0.27 Ha

Source of Site Planning application

Site Type Urban Brownfield – Employment


Suitability

Site is suitable for residential development. Within AONB and 500m buffer of Site of Special Scientific Interest (SSSI). Northern boundary adjacent to school playing field. No surface water flood risk. Not in flood zones. See AONB Site Assessment Report and Appendix 1 for assessment on landscape impacts. Full planning permission with planning obligation under 16/06601/FUL.

AONB Y Greenbelt N


Deliverability

Site is now controlled by Aldwyck Housing Group, part of the Lea Valley Development ltd. Site has full planning permission and is available. It forms part of a bigger employment allocation SLE0001 (shaded in red), which is now built out with 42 dwellings. The remainder of the site (blank area) is considered viable for further residential development. For the purposes of HELAA, this site is considered deliverable within 5 years. WDC considered delivery of 17 units in 2018-2019.



Source of dwelling numbers: Based on planning permission and excluded the units on SLE0001

Density Assumption Based on site area of SLE0021, 0.27 Ha


121

Site Reference SLE0023 Land to the rear of Tylers Corner and Hide Away, Ditchfield Common

Site size: 0.68 Ha




Suitability

Site is considered unsuitable for residential development. It is within AONB. See AONB Site Assessment Report and Appendix 1 for assessment on landscape impacts. Within Lane End Conservation Area. Site forms a semi-natural open space (former alloments). Southern part of site within 500m SSSI. North of the site lies ancient woodland, Finings Wood. ProW runs along the southern boundary of site connecting Ditchfield Common and the wider countryside. Falls within Flood zone 1. No surface water flood risk.

AONB Y Greenbelt N


Deliverability

Site was identified by WDC wider site check. It is currently not promoted. Site is assessed in the AONB report and identifies the shape of the site in the south limits the capacity of housing units to be built on and not identified for development. There are also significant access issues from Ditchfield Common. For the purposes of HELAA, site is considered unsuitable for residential use.


122

Site Reference SLE0024 Land to the rear of Spindleberry , Ditchfield Common Lane End

Site size: 0.37 Ha




Suitability

Site is considered unsuitable for residential development. Site is within the AONB and is open countryside beyond Green Belt. See AONB Site Assessment Report, Appendix 1 for assessment on landscape impacts. Located within Land End Conservation Area. No surface water flood risk identified.

AONB Y Greenbelt N


Deliverability

Site was identified through WDC Wider Sense Check. It is not being promoted and is used as private gardens and residential ancillary uses. Site has poor access and is disconnected from built form. For the purposes of HELAA, site is considered unsuitable for residential use.

123

Site Reference SLE0025 Land to the rear of Lane End Conference Centre, Church Road

Site size: 9.88 Ha




Suitability

Site is considered unsuitable for residential development. Site is within AONB. See AONB Site Assessment Report, Appendix 1 for full detail on landscape impacts. Within 500m of SSSI buffer. Part of the site falls within Lane End Conservation Area. Within Flood Zone 1. Large areas of the site at the north covered by low to medium surface water flood risk. Site is majority previous developed land with grade 3 agricultural land. Within Hedgerly-Dolesden Gas pipeline consultation area. Site adjoins with Lane End allotments at the north west which are green space designations. Public footpath also runs at the northwest. Adjacent to site with traditional orchard.

AONB Y Greenbelt N


Deliverability

Site was identified through WDC Wider Sense Check. Site is currently used as a conference centre with golf course and is not being promoted for redevelopment. Access can only provide through the golf course and conference centre. Redevelopment for residential purposes would result in a loss of employment. AONB report concluded site does not offer any scope for intensification to allow residential development. For the purposes of HELAA, site is identified as unsuitable for residential development.


124

Site Reference SLE0026 Land off Ellis Way, Lane End

Site size: 1.48 Ha




Suitability

Site is considered unsuitable for residential development. Site is within AONB. See AONB Site Assessment Report, Appendix 1 for full details on landscape impacts. Within 500m of SSSI. Site has high ecological value due to existing habits on the site. Low risk of surface water flooding at the eastern corner.

AONB Y Greenbelt N


Deliverability

Site is in multiple ownership. Previously site was promoted and assessed in the AONB report as a bigger land parcel including SLE0033. However, this was later reduced to SLE0026. AONB report suggested it has low to medium capacity for development, however until further assessment of its ecological and arboricultural value is undertaken, the scope for and level of residential development appropriate on the site is uncertain. For the purposes of HELAA, site is considered unsuitable for residential use.



125

Site Reference SLE0027 Land between Chalky Field and Marlow Road, Lane End

Site size: 1.24 Ha

Site Type WDC Wider Sense Check



Suitability

Site is suitable for residential development. Site Allocation in emerging Wycombe District Local Plan. Allocation for residential use. Within AONB, open countryside beyond Green Belt. See AONB Site Assessment, Appendix 1 for full details on landscape impacts. Report concludes site is not considered to be ‘major development’ within the AONB. See Urban Design Capacity Report for details on quantum of development. Within 500m of SSSI buffer. Minor topographical constraints to the rear of the site. Entire site ranged from low to high risk of surface water flooding. Greenfield with pumping station on small area for the northern part of site. Bucks County Council commented site is acceptable in principle in transport terms. Recommendation made for access to be served via Chalky Field.

AONB Y Greenbelt N


Deliverability

Site was identified through WDC Wider Sense Check. Site is in Lane End Parish Council ownership who have confirmed the site is available. For the purposes of HELAA, site is identified as developable within 6-10 years. WDC assessment considered site is capable of accommodating 27 residential units and phasing suggested as 14 units in 2023-2024 and 13 units in 2024-2025.






126

Site Reference SLE0029 Land off Church Road, Lane End

Site size: 6.75 Ha




Suitability

Site is considered unsuitable for residential development. Site is within AONB. See AONB Site Assessment Report, Appendix 1 for landscape assessment. Majority of site within 500m of SSSI buffer. Open countryside beyond Green Belt. 60m buffer from gas pipeline. Site adjoins with Lane End Conservation Area in the north western boundary of the site and the rear of existing residential development. AONB report identified it contains some intrinsic value for wildlife. Low to medium risk of surface water flooding in scattered areas of the site. Within Flood Zone 1.

AONB Y Greenbelt N


Deliverability

Site was identified through WDC Wider Sense Check. Site is not being promoted for development. AONB Site Assessment identifies site has low capacity for development. It is significant likelihood that development on this site could result in major development given scale, relationship with the wider landscape, and prospect of coalescence with Moor Common. For the purposes of HELAA, site is identified as unsuitable for development.


127

Site Reference SLE0030 Land to the South of Clinkard Place, Lane End

Site size: 0.87 Ha



Greenfield Rural


Suitability

Site is unsuitable for residential use. Within AONB. See AONB Site Assessment, Appendix 1 for details on landscape impacts. Poorly related to the existing residential units. Public footpaths along the eastern and northern boundaries. Site within 500m of SSSI buffer and 60m of gas utilities. Access to the site highly constrained due to topography and existing road layout.

AONB Y Greenbelt N


Deliverability

Site was identified by WDC in a wider sense check. It is not being promoted for residential development. Access to the site via a main road, Church Road is constrained. Site is poorly related to core village area. AONB assessment does not recommend development potential for this site. For the purposes of HELAA, site is considered unsuitable for residential development. Any changes in suitability and availability will be address in the subsequent HELAA reviews.


128

Site Reference SLE0033 Land off Ellis Way (area include orchard), Lane End

Site size: 0.82 Ha



Greenfield Rural


Suitability

Site is unsuitable for residential use. Within AONB. See AONB Site Assessment report and Appendix 1 for details on landscape impacts. Within 500m buffer zone of SSSI. Existing orchard. Policy DM13 Priority Habitats applies.

AONB Y Greenbelt N


Deliverability

Site was assessed in the AONB assessment as one site with SLE0026. The promotion area was reduced later with SLE0026 remained to be promoted. SLE0033 is considered unsuitable with traditional orchard found on site. For the purposes of HELAA, site is considered unsuitable for residential development.



129

Tier 3: Stokenchurch

Site Reference SSC0005 Land adjacent to 14 Mill Road, Stokenchurch

Site size: 0.285 Ha



Site Status: Deliverable

Suitability

Site is considered suitable for residential use. Planning permission granted for 5 dwellings since the base date (16/08329/FUL). Site is within the AONB assessed as a larger parcel area. See AONB Site Assessment Report and Appendix 1 for landscape details. Report concludes this site does not constitute ‘major’ development. See Urban Design Capacity Report for details on quantum of development. No environmental constraints. Site located between existing development and in front of SSC0037. Current vacant plot of land.

AONB Y Greenbelt N


Deliverability

Site is in single ownership of Lexham Properties Ltd. Previous appeal on site dismissed based on highways safety grounds, however these have been overcome in the recent application. Site could form part of a larger site to include SSC0035 and SSC0037 which is deliverable for 100 dwellings. Site could provide 5 dwellings as part of the larger parcel area of come forward on its own for 5 dwellings. For the purposes of HELAA, site is considered developable for residential development.

SSC0005SSC0005SSC0005SSC0005SSC0005SSC0005SSC0005SSC0005SSC0005

130

Site Reference SSC0023 Land Adjacent to Longburrow Hall, Park Lane, Stokenchurch

Site size: 0.60 Ha

Source of Site Planning permission



Suitability

Site is suitable for residential development. Outline planning permission subject to legal agreement - 16/07794/OUT. Site is within AONB near the Aston Rowant Special Area of Conservation. Adjacent to green belt. Very small areas within low risk of surface water flooding issues in the north-west corner.

AONB Y Greenbelt N


Deliverability

David Parker Architects submitted an outline application on behalf of the applicant, for erection of 14 residential units. The site is available. It is now vacant and its last use was temporary storage of materials and associated with the original agricultural use. For the purposes of HELAA site is deliverable within 5 years, subject to legal agreement and approval of reserved matters application. 14 new dwellings completed by 2017-2018.






131

Site Reference SSC0031 Bangalore House, Falcon Court, Wycombe Road, Stokenchurch

Site size: 0.50 Ha



Urban brownfield (residential)


Suitability

Site is unsuitable for residential use. Within AONB and Stokenchurch Conservation Area. Significant heritage constraints. No surface water flood risk on site. Previously outline application, 13/07288/OUT, submitted for a terrace of 5 units of 4-bed dwellings. Application was later withdrawn.

AONB Y Greenbelt N


Deliverability

Applicant submitted application for residential development but was later withdrawn. Layout of the proposal was incompatible with the established pattern of the rest of the Conservation Area. Loss of vegetation and parking also an issue. Agent no longer promoted site for redevelopment. Site is considered currently unavailable. For the purposes of HELAA, site is considered unsuitable and unavailable for residential development. Any changes to the suitability will be updated in subsequent HELAA reviews.


132

Site Reference SSC0034 Land at Wood Farm, Stokenchurch

Site size: 0.89 Ha

Site Type Local Plan Allocation

Site Type Urban brownfield – offices

Site Status: 6 – 10 years

Suitability

Site is suitable for residential development (non-shaded area) Forms part of a larger site (shaded area). Site within Chiltern AONB. See AONB Site Assessment Report and Appendix 1 for landscape impacts. Report concludes development of the farm buildings at Wood Farm does not constitute ‘major development’ within the AONB. See Urban Design Capacity Report for details on quantum of development. Within 500m buffer of Aston Rowant Woods SAC. Grade II listed building nearby site. Medium surface flooding water issue.

AONB Y Greenbelt N


Deliverability

Site is in single ownership and promoted by Land & Partners. Currently site is promoted for residential development and owner is in a binding agreement to dispose of the site on the grant of planning permission. Existing farm house to be redeveloped. Site is considered available. The wider site area (red hatching) has significant landscape impacts and would result in major development within the AONB. See SSC0034 Land at Wood Farm in AONB site assessment report and appendix 1 for further information. For the purposes of HELAA, site is considered developable (non-hatched area) within 6 – 10 years. WDC assessment suggested site is capable of developing 28 dwellings. Dwelling numbers have been revised given consideration to the reduction of site boundary. WDC assessment considers phasing as 14 units in 2020-2021 and 14 units in 2021-2022.


Gross: 28



Density Assumption Based on site area 0.89 Ha (developable area)



133

Site Reference SSC0035 Land south of Mill Road, Stokenchurch

Site size: 4.97 Ha




Suitability

Site is suitable for residential development. Site is within the AONB. See AONB Site Assessment Report and Appendix 1 for landscape details. Report concludes this site does not constitute ‘major’ development. See Urban Design Capacity Report for details on quantum of development’ Well situated for footpath access to main village. Noise constraints from motorway. Open countryside beyond Green Belt. Within 2km buffer of Special Area of Conservation. Within Flood Zone 1. Southern half of the area within low risk of surface water flooding.

AONB Y Greenbelt N


Deliverability

Site is in single ownership and is considered available. Land and Partners Ltd are promoting site for residential development. Site requires access improvements to the Mill Road/ Ibstone Road junction. The access for the residential development was tested by Origin Transport Consultants and agreement was reached on 16 Sept 2016 with Highways Authority, that satisfactory access from Mill Road is deliverable to the northern part of the proposed allocation. Latest update suggested Highways Authority considered proposed works to resolve the viability to the Mill Road junction is acceptable. AONB report concluded site has medium to high capacity for development. For the purposes of HELAA, Land South of Mill Road including SSC0005 and SSC0037 is considered deliverable within 5 years for 100 dwellings. Completions anticipated 30 units in 2020-2021, 40 units in 2021-2022 and 30 units in 2022-2023.


Gross: 100



Density Assumption Based on residential developable area in Urban Design Capacity Report


134

Site Reference SSC0036 Fane’s Field and M40 Barnfield Site, Stokenchurch

Site size: 0.29 Ha




Suitability

Site is considered unsuitable for residential development. Site located within Chiltern AONB. See AONB Site Assessment Report and Appendix 1 for landscape impacts. Poorly located to the village core. High landscape quality Site is open and characterises western settlement edge Contains ancient woodland and associated biological and geological. Northern area is within Flood Zone 1.

AONB Y Greenbelt N


Deliverability

Site is available and promoted for development. Site is poorly located to the existing village with high landscape and ecological constraints. See in AONB report and appendices for further details. For the purposes of HELAA, site is identified as unsuitable for residential development.


135

Site Reference SSC0037 Salvage Yard, Stokenchurch

Site size: 1.56 Ha


Site Type Urban Brownfield Employment – Salvage Yard

Site Status: Deliverable

Suitability

Site is suitable for residential use. Site is within the AONB. See AONB Site Assessment Report and Appendix 1 for landscape details. Report concludes this site does not constitute ‘major’ development. See Urban Design Capacity Report for details on quantum of development. Site is now used as storage and salvage yard. Site is situated behind existing residential area on Mill Road. Flood zone 1 with pockets of areas within low risk of surface water flooding. Majority of site is greenfield grade 3 with 2 existing buildings on site. Noise constraints from motorway.

AONB Y Greenbelt N


Deliverability

Site is in single ownership and being promoted for development and therefore available. For the purposes of HELAA, site is considered deliverable on its own or part of a wider area to include SSC0035 and SSC0005, which is considered deliverable for 100 dwellings. This site is deliverable to contribute towards 100 dwellings.


136

Site Reference SSC0038 Land to the rear of Wormsley Crescent, Stokenchurch

Site size: 2.15 Ha

Source of site Wider Sense Check Site



Suitability

Site is unsuitable for residential use. Site located within Chiltern AONB. See AONB Site Assessment Report and Appendix 1 for landscape impacts. The Report concludes MEDIUM capacity for development. However when taking into account other promoted sites along Mill Road (SSC0037 and SSC0035), the report concludes inclusion of this site would be Major Development within the AONB (see AONB Report Stage 4 for full details) and therefore is not suitable. Site within Flood Zone 1. Small risk of surface water flooding. Some noise constraints from motorway. Access is only available through adjoining site SSC0037.

AONB Y Greenbelt N


Deliverability

For the purposes of HELAA, site is considered unsuitable for residential development. Development of this site along with SCC0037, SSC0035 and SSC0005, would result in major development in the AONB. See AONB Report for further detail.


137

Site Reference SSC0039 Land north of the Ridgeway, Ibstone Road

Site size: 1.32 Ha




Suitability

Site is unsuitable for residential development. Site located within Chiltern AONB. See AONB Site Assessment Report and Appendix 1 for landscape impacts. Self-contained field with residential curtilages backing onto the northern boundary. Forms part of Little Studdridge Farm. Weak relationship with existing built form, discounted from services located on the other side of the motorway. No public footpath and potential access via Ibstone Road. Within a 2km Special Area of Conservation buffer. No surface water flood risk.

AONB Y Greenbelt N


Deliverability

Site is prmoted for development and considered available. Site is poorly related to existing built form and it would be out of character with the rest of the surrounding area. For the purposes of HELAA, site is considered as unsuitable for residential development.


138

Site Reference SSC0040 Land to the south of Wormsley Lodge, Wellground

Site size: 1.46 Ha



Site Status: Unsuitable & Unavailable

Suitability

Site is considered unsuitable for residential development. Site forms the entrance of Wormsley family estate. Within Chiltern AONB. See AONB Site Assessment Report and Appendix 1 for landscape impacts. Significant ecological constraints. A third of the site is covered by Commonhill / Great Woods ancient woodland. Also contains Goosebeck and Cupboard Woods Biological and Geological site. Detached from existing built form and services.

AONB Y Greenbelt N


Deliverability

Site has been identified by WDC wider sense check and is not currently being promoted therefore considered unavailable. The site is poorly related to existing built form and it would be out of character with the surrounding area if site were to be redeveloped. Significant ecological constraints. Access to site is only via the private estate, adequate access is unlikely to be provided. Site is not suitable for development. See SSC0040 in AONB report further details. For the purposes of HELAA, site is considered as unsuitable for residential development.

139

Site Reference SSC0041 Wallace Hill Farm, Wellground, Stokenchurch

Site size: 1.45 Ha



Site Status: Unsuitable & unavailable

Suitability

Site is considered unsuitable for residential development. Site located within Chiltern AONB. See AONB Site Assessment Report and Appendix 1 for landscape impacts. Existing country estate, poorly related to the village centre. It adjoins ancient woodland and Priory Habitat for Lowland beech and yew woodland along the western boundary. 5% of the site is covered by significant biological and geological site. Falls within Flood Zone 1. Site ranged from high to medium surface water flood risk. Greenfield grade 3 agricultural land.

AONB Y Greenbelt N


Deliverability

Site identified by WDC wider sense check and it is currently not promoted. Site is poorly related to the existing built form and does not adjoin with any residential development. The location of the site is far away from amenities and facilities. Public footpath runs along the northern boundary of the site and access is only via the private estate. Adequate access is unlikely to be provided. There are also significant environmental constraints. See SSC0040 in AONB Report and Appendix 1 for further details. For the purposes of HELAA, site is considered as unsuitable and unavailable for residential development.


140

Site Reference SSC0043 Land to the rear of Stokenchurch Business Park , Mill Lane, Stokenchurch

Site size: 2.7 Ha


Site Use: Greenfield


Suitability

Site is suitable for employment development. Site located within Chiltern AONB. See AONB Site Assessment Report and Appendix 1 for landscape impacts. Located within 2km SAC buffer. Part of site contains stables. No existing access but access could be provided through existing Stokenchurch Business Park.

AONB Y Greenbelt N


Deliverability

Site is owned by 2 landowners. It is currently not developer controlled. Landowner in the north expressed interest in developing and selling land. An application is due to be submitted. The other landowner, owning the south part of the site has expressed their interested in selling the land to the Business Park. Site is considered available for employment purposes. For the purposes of HELAA, site is considered developable for economic uses and with delivery of 7500 sqm B use class floor space in 6-10 year.



B1a/b B1c/ B2 B8

1500 sqm

3000 sqm

3000 sqm



141

Site Reference SSC0045 Land to the east of Tower Farm, Oxford Road Stokenchurch

Site size: 4.13 Ha




Suitability

Site is considered unsuitable for residential development. Site located within Chiltern AONB. See AONB Site Assessment Report and Appendix 1 for landscape impacts. It is open fields adjacent with the A40 and M40 motorway. Poorly located to existing village. Detached from any residential development. Not visually contained. High landscape quality Large site with no scope for subdivision. Located within 500m buffer of Aston Rowant Woods SAC. Falls within Flood Zone 1 and very small areas are within low risk of surface water flood risk. A number of pylons and telegraph poles exists across the site.

AONB Y Greenbelt N


Deliverability

Site identified through WDC Wider Sense Check and has not been promoted for development and therefore not considered available. The site is poorly related to existing form, detached from residential development. Site is high landscape quality and with consideration to site has no scope of sub-division, it is likely site would mounts to major development within AONB if it is developed. See SSC0045 in AONB report and appendices for further details. For the purposes of HELAA, site is identified as unsuitable and unavailable for residential development.

Site Reference SSC0046 Land between Coopers Court Farm and M40

Site size: 0.84 Ha

142

Source of site WDC Wider Sense Check Site



Suitability

Site is unsuitable for residential development. Site located within Chiltern AONB. See AONB Site Assessment Report and Appendix 1 for landscape impacts. Within 2km SAC buffer. Not visually contained with high landscape quality. It is not adjoining with existing residential development due to the M40 motorway forming a significant boundary to the village local amenities. Also significant noise constraints from M40. No current vehicular access to site. Site is greenfield grade 3 agricultural land.

AONB Y Greenbelt N


Deliverability

Site identified in WDC wider sense check. Site has not been promoted for development and therefore not considered available. Site is poorly related to local village and disconnected from built form. There is also significant highway constraints. For the purposes of HELAA, site is considered unsuitable and unavailable for residential development. See HELAA reference SSC0046 in AONB report and appendices for further information.



143

Site Reference SSC0048 Land to the west of Tower Farm, Oxford Road, Stokenchurch

Site size: 6.18 Ha

Source of site WDC Wider Sense Check Site


Greenfield Rural


Suitability

Site is unsuitable for residential use. Site located within Chiltern AONB. See AONB Site Assessment Report and Appendix 1 for landscape impacts. Development of this site would be ‘major development’ in the AONB. Poorly related from built form. Beyond the limits of the village. Within 500M buffer of Aston Rowant Wood SAC. Grade 3 Agriculture Land. Low surface water flooding in small parts of the site. Noise constraints from the motorway. Site adjoining dog rescue centre.

AONB Y Greenbelt N


Deliverability

Site was identified in WDC wider sense check. It is not currently being promoted for development and is therefore not considered available. Site is unsuitable. There are significant potential for major development within the AONB. Site is poorly related to the built form, beyond the limits of the village. For the purposes of HELAA, site is considered unsuitable and unavailable for residential development. See SSC0044 Land to the west of Tower Farm, Oxford Road In AONB site assessment report and appendices for further information.


144

Site Reference SSC0049 Land at Wood Farm (Wider Area)

Site size: 4.54 Ha



Greenfield Rural


Suitability

Site is unsuitable for residential use. Within AONB. See AONB Report and Appendix 1. High landscape quality and topography constraints. Location of site behind existing developments. Within 2km buffer of Special Area of Conservation. Existing public rights of way at the centre of site, runs from north to south. Scattered parts of the site falls within low to medium risk of surface water flooding. Flood risk concentrated majority in the east half of the site.

AONB Y Greenbelt N


Deliverability

Site is being promoted for development and considered available. Site is highly constrained by landscape qualities and topography and therefore unsuitable for development. For the purpose of HELAA, site is identified as unsuitable. See SSC0049 Land at Wood Farm in AONB Site Assessment Report and Appendix 1 for further information.



145

Site Reference SSC0050 Little Studdridge Farm, Stokenchurch

Site size: 6.79 Ha



Greenfield Rural


Suitability

Site is unsuitable for residential use. Site located within Chiltern AONB. See AONB Site Assessment Report and Appendix 1 for landscape impacts. Development of this site would be ‘major development’ in the AONB. Site is in open countryside beyond Green Belt. Outline application for residential scheme, 17/05663/OUT, received since base date and pending decision.

AONB Y Greenbelt N


Deliverability

SSC0050 is the same ownership as The Ridgeway (area in blue). An outline application has been received since base date with regards to residential scheme of 140 units. Site is considered available. The AONB Site Assessment Report concludes this site would be major development within the AONB. For the purposes of HELAA, site is considered unsuitable for residential development.


146

Tier 3: Flackwell Health

Site Reference SFH0015 Flackwell Heath Football Club, Flackwell Heath

Site size: 1.30 Ha


Site Type & Current Use Greenfield Rural (community use)


Suitability

Site is unsuitable for residential use. Site is allocated under DSA Policy DM12 as a Green Space. It is currently occupied as community facility. Any development of the site would require re-provision elsewhere in the vicinity, no suitable alternative sites have been identified. Site also has highway constraints which are likely to result in the site being unable to accommodate 5 or more dwellings and therefore would be below the minimum site threshold for HELAA.

AONB N Greenbelt N

Allocation Existing Existing 3

Deliverability

For the purposes of HELAA, site is identified as unsuitable for residential use with the site being Green Space allocation under DSA DM12 and below threshold. Any changes in suitability will be reflected in subsequent HELAA reviews.

147

Site Reference SWC0065 Amersham and Wycombe College, Spring Lane, Flackwell Heath

Site size: 2.04 Ha

Source of site Local Plan Issues and Options Consultation


PDL Green Belt (College)


Suitability

Site is suitable for residential use, if it can be demonstrated this facility is not needed or can be re-provided elsewhere. Site locates at the western edge of Flackwell Heath. It is situated north of Heath End Road and adjacent to Spring Lane on its west. Existing vehicular access to site via Spring Lane. No surface water flood risk found to inhibit new development. Major Developed Site within Green Belt.

AONB N Greenbelt Y

Allocation Existing Settlement Tier

Deliverability

Site is in the ownership of Amersham & Wycombe College. A substation on site is currently being leased out. It is not currently available as there is no information on new plans or proposals to redevelop site. For the purposes of HELAA, site is considered unavailable for residential use. Any further changes in the availability and deliverability will be reflected in subsequent HELAA reviews.

148

Tier 3: Naphill

Site Reference SNH0019 Land off Clappins Lane, Naphill

Site size: 2.24 Ha


Site Type Rural Brownfield /Greenfield


Suitability

Site is suitable for residential development, subject to removal from the Green Belt The Green Belt Assessment Part 1 and Part 2 has reviewed this site and indicates that exceptional circumstances exist in this case for removing the site from the Green Belt. See Green Belt Assessment Part 2, Appendix 1 for full details. Site located within the AONB. See AONB Site Assessment for landscape details. The report concludes this site does not constitute of ‘major development’ in the AONB. See Urban Design Capacity Report for details on quantum of development. Within 500m of Chilterns Beechwoods SAC (Naphill Common SSSI and forms part of a wildlife corridor A strip of land within of high risk of surface water flooding at the eastern boundary, near Clappins Lane. Bucks CC identified site would be acceptable in highways terms, subject to additional satisfactory footway connection and site access on Clappins Lane.

SNH0019SNH0019SNH0019SNH0019SNH0019SNH0019SNH0019SNH0019SNH0019

149

AONB Y Greenbelt Y


Deliverability

Naphill Estates Limited are promoting the site under an option to purchase agreement. Site is now under the control and promoted by Dandara Ltd. For the purposes of HELAA, site is considered deliverable within 5 years. Phasing forecasted as 32 units in 2021-2022 and 32 units in 2022-2023. This has given consideration to the adoption of emerging Local Plan in 2019 and assumption on application granted in 2020. Agent suggested density for the new development as 30 dph and anticipate site could accommodate 60-70 dwellings. WDC assessment estimates 64 residential units to build out on this site.



Source of dwelling numbers: WDC assessment with agent’s suggestion.

Density Assumption Based on workings in Urban Design Capacity Report.

150

Tier 4: Longwick

Site Reference SLK0004 Land at Thame Road, Longwick Site size: 2.68 Ha

Source of Site Longwick Neighbourhood Plan



Suitability

Site is suitable for residential development. Outline planning permission granted under 15/08455/OUT. Application for 43 residential units. Eastern part of the site ranged from low to high risk of surface water flooding. Hedgerows and vegetation along plot lines and boundary. Site adjoined with existing residential properties. Access to site via Thame Road and Barn Lane. Close proximity to public transport. See land use policy in emerging Longwick-cum-Ilmer Parish Neighbourhood Plan – Land on the eastern side of Thame Road, leading around to Bar Lane (Policy L1). Allocation for residential.

AONB N Greenbelt N

Allocation Emerging NDP Policy L1

Settlement Tier 4

Deliverability

Site is undeveloped and available. Bellwood Homes have secured the site and outline planning permission has been granted for 43 residential units. Timings and delivery of site subject to the approval of reserved matters application. Acting agent is Savills. North of the site is SLK0007, another site secured by Bellwood Homes Ltd proposed for residential development. For the purposes of HELAA, site is considered deliverable and site will come forward within 5 years. Savills submitted a response on behalf of Bellwood Homes with their indicative delivery timeframe. This has been adjusted by WDC officers with consideration on the approval of reserved matters application. WDC assessment considered site to deliver 20 units in 2018/19 and 23 units in 2019/20.




SLK0007SLK0007SLK0007SLK0007SLK0007SLK0007SLK0007SLK0007SLK0007


151

Site Reference SLK0006 Land off Barn Road, Longwick

Site size: 7.02 Ha




Suitability

Site is suitable for residential development. Outline planning permission granted on appeal under 14/06965/OUT. Site located between Thame Road and the railway line. Limited number of farm buildings and sheds on site. See land use policy in emerging Longwick-cum-Ilmer Parish Neighbourhood Plan Policy L2 – Land at Boxer Road/Barn Road (Policy L2). Allocation for residential.

AONB N Greenbelt N

Allocation Emerging NDP Policy L2

Settlement Tier 4

Deliverability

Site is vacant and available. Gladman Developments granted permission for residential development up to 160 units. It is currently being marketed with a sale anticipated in Spring 2017. There is no information to suggest site is not financially viable. For the purposes of HELAA, site is considered deliverable and WDC assessment considered site will be delivered within 5 years. Subject to the timings of approval of reserved matters application. WDC officers made adjustment to the forecast of phasing and delivery. The phasing forecast is 30 units in 2018/19, 35 units in 2019/20, 35 units in 2020/2021, 30 units in 2021/2022 and 30 units in 2022/2023.






152

Site Reference SLK0007

Land off Bar Lane, Longwick

Site size: 0.85 Ha




Suitability

Site is unsuitable for residential development. Existing agricultural land. Site is disconnected from village core, separated by SLK0004. Site does not adjoin any built form and beyond the building line of Wheel Wright / Walkers Road. Access to site via Bar Lane. Remote from public transport. Surface water flood risk along Bar Lane but not within site area. Site Is not part of the land use policy in the Longwick-cum Ilmer Neighbourhood Plan.

AONB N Greenbelt N


Deliverability

Bellwood Homes Ltd have secured the site and SLK0004 for redevelopment. Acting agent for SLK0007 and SLK0004 is Savills. Site is considered available. For the purposes of HELAA, site is unsuitable for residential development. Site is poorly located, discounted from the existing settlement form. Site not allocated in emerging Neighbourhood Plan. Any changes in the site circumstances and deliverability will be updated in subsequent HELAA reviews.



153

Site Reference SLK0008 Rose Farm, Longwick Site size: 3.05 Ha



Site Status: 5 years and emerging Neighbourhood Plan Allocation

Suitability

Site is suitable for mixed use development. See land use policies in emerging Longwick-cum-Ilmer Parish Neighbourhood Plan – Land at Rose Farm frontage and South (Policies L4b). Allocation for residential and community use. Emerging Neighbourhood Plan policy allocation included SLK0015 (Policy 4a area in blue) and SLK0008. Adjacent to HELAA site, SLK0012. See separate proforma for SLK0015. Majority of the site is undeveloped. Small part of the site falls within low risk of surface water flooding. Site located on the western end of Longwick, adjacent to existing development on its east.

AONB N Greenbelt N

Allocation Emerging NDP Policy L4b

Settlement Tier 4

Deliverability

Site is in single ownership. Frampton’s Planning acting on behalf of The Walker Family. Site is considered available and awaiting decision for outline planning permission under 16/06673/OUT. For the purposes of HELAA, site is considered deliverable within 5 years. Agent suggested new proposal would require the discharge of pre-commencement conditions. This will be overcome from the 12 months of granted of planning permission. With this in mind, it is considered phasing as 25 units in 2018-2019, 25 units in 2019-2020 and 15 units in 2020-2021. Site will delivered 65 units by 2021.


Gross: 65 Net: 65 Density:21 dph

Source of dwelling numbers: Agent’s response and WDC assessment





154

Site Reference SLK0009

Land north of Rose Farm, Longwick

Site size: 1.74 Ha




Suitability

Site is unsuitable for residential development. Poorly located to existing residential units. Development of this site would be beyond the existing built for and an intrusion into the countryside. Currently not vehicular accessible. Highway access constraints. Parts of north east of the site within low risk of surface water flooding. Hedgerows along the border and some trees/ bushes on site.

AONB N Greenbelt N


Deliverability

Site is promoted for development and considered available. For the purposes of HELAA, site is unsuitable for residential use due to the poor location of the site and it is not allocated in the emerging Neighbourhood Plan.


155

Site Reference SLK0010 Land off Thame Road to the south of Chestnut Way Junction, Longwick

Site size: 1.02 Ha

Source of Site Longwick Neighourhood Plan



Suitability

Site is suitable for residential development. Site located north of the existing residential development along Thame Road. Existing agricultural land use on its west. Access to site via Thame Road. Hedgerows and vegetation along site boundary. Open countryside beyond Green Belt. See land use policy in emerging Longwick-cum-Ilmer Parish Neighbourhood Plan – Land on Thame Road east of Chestnut Way junction (Policy L3). Allocation for residential use.

AONB N Greenbelt N

Allocation Emerging NDP policy L3

Settlement Tier 4

Deliverability

Site is in joint ownership. Bernard Smith Associated Ltd is acting on behalf of the applicants. Site is considered available and awaiting the decision for outline planning permission under 15/07817/OUT. For the purposes of HELAA, site is identified as deliverable. Agent considered if planning application is determined favourably, they considered another 12 months period to allow for the determination of a reserved matters application and another 12 months to be allowed to start site. WDC assessment considered delivery of 15 units in 2019-2020.






156

Site Reference SLK0012 Remainder of Rose Farm, Longwick

Site size: 2.70 Ha


Site Type Greenfield Rural and Urban Brownfield – agricultural use buildings


Suitability

Site is unsuitable for residential development. Site has a poor relationship to the existing built form. Open country beyond Green Belt. Site situated behind SLK0015, part of the allocation together with SLK0008 in Longwick Neighbourhood Plan for residential and community use. Limited numbers of existing buildings on site. Low risk of surface water flooding at the north of the site. Existing vehicular access via A4129 Thame Road.

AONB N Greenbelt N


Deliverability

For the purposes of HELAA, site is unsuitable for residential development. The land is identified site as backland development beyond built form.




157

Site Reference SLK0013 Land adjacent to Andersons Farm, Longwick

Site size: 0.28 Ha

Source of site Longwick-cum-Ilmer Parish Neighbourhood Plan


Site Status: Neighbourhood Plan Allocation

Suitability

Site is suitable for residential use. See land use policy in emerging Longwick-cum-Ilmer Parish Neighbourhood Plan – Land adjacent to Andersons Farm (Policy L6). Allocation for residential. Site located at the edge of the village, within dispersed existing development. Low to high risk of surface water flood risk covers majority of the site. A number of trees and hedgerows along the boundary. Site access via A4129 Thame Road.

AONB N Greenbelt N


Deliverability

For the purposes of HELAA, site is potentially developable for residential use. The delivery of units are subject to the delivery of adopted Neighbourhood Plan. This site could contribute to the broad location requirement of 5 dwellings for Longwick.


158

Site Reference SLK0014 Land adjacent to Red House Farm, Longwick

Site size: 0.55 Ha

Source of site Longwick-cum-Ilmer Parish Neighbourhood Plan


Site Status: Neighbourhood Plan Allocation

Suitability

Site is suitable for residential use. See land use policy in emerging Longwick-cum-Ilmer Parish Neighbourhood Plan – Land adjacent to Red House Farm (Policy L5). Allocation for residential. Half of the northern part of the site covers with low to high surface water flood risk. Site adjoins with existing road network at the eastern boundary. Water course and drainage area runs within the eastern part of the site. Located next to Grade II listed building. Public rights of way within site. Limited number of farm buildings on site.

AONB N Greenbelt N


Deliverability

For the purposes of HELAA, site is potentially developable for residential use. The delivery of units are subject to the delivery of adopted Neighbourhood Plan. This site could contribute to the broad location requirement of 5 dwellings for Longwick.


159

Tier 4: Great and Little Kimble

Site Reference SRD0182 Land south east of Grove Lane, Kimble

Site size: 1.43 Ha

Source of site Great Kimble Landscape Assessment (June 2017)



Suitability

Site is unsuitable for residential development. Situated between railway track and B4009 Grove Lane, with Little Kimble railway station located on eastern boundary. Existing built forms adjoins with south west border. Site is outside of AONB. New development would have a significant impact on views and setting of AONB. Site is in a sensitive location. See Kimble Landscape Site Assessment for further detail. Low risk of surface water flood risk concentrate at the middle of the site. Site is greenfield with mature hedgerows/plantations along the site border. Limited number of built form at the northern tip.

AONB N Greenbelt N


Deliverability

For the purposes of HELAA, site is considered unsuitable for residential development. Site was not part of the individual site assessment for the Kimble Landscape Assessment as it was sifted out before detailed site assessments took place. This is due to the site being highly visible from public viewpoints in the AONB and within the pre-18th century enclosures. Site has high landscape constraints, with a likelihood of archaeological, ecological and historical interest.


160

Site Reference SRD0184 Land at Birdbrook, Marsh Road, Kimble

Site size: 1.11Ha


Site Type Greenfield rural


Suitability

Site is unsuitable for residential use. Parts of site falls within flood zone 2 along the border at the rear. Low to medium risk of surface water flood risk. Streams/river and railway track adjacent to the rear of the site. Site is mostly greenfield but a number of farm buildings on site. Majority of the site covered with vegetation and hedgerows. Bus stops within walking distance.

AONB N Greenbelt N


Deliverability

Thames Planning Consultancy Ltd promoted land on behalf of landowners. North of the site was assessed in the Great Kimble Landscape Assessment as parcel (8) and it was concluded site is sensitive to settings, character and with ecological interest on site. Parcel 8 has little influence from the nearby urban settlement and is rural in character. It is considered parcel 8 has low to medium capacity for development. See Great Kimble Landscape Assessment for further details. Site was not part of the individual site assessment for the Kimble Landscape study as it was sifted out before detailed site assessments took place. This is due to the site being highly visible from public viewpoints in the AONB and within the pre-18th century enclosures. Site has high landscape constraints, with a likelihood of archaeological, ecological and historical interest. For the purposes of HELAA, this site is unsuitable for residential development.


161

Site Reference SRD0185 Land at Grove Farm include Grove Farm House, Kimble

Site size: 4.31 Ha

Source of site Great Kimble Landscape Assessment

Site Type Greenfield rural / urban brownfield


Suitability

Site is unsuitable for residential development. Centre part of the site falls within low risk of surface water flooding. South of the site opposite new residential development. Close proximity to bus stops at the south. Site is split by tracks/hedgerows in the middle. Location of site within existing settlements. Access to site via Grove Lane. Site locates to the east of the existing railway tracks and resulted in poor connectivity to the town centre and the rest of the settlements north-east of the site. Site is not assessed in the Great Kimble Landscape Assessment due to significant landscape constraints.

AONB N Greenbelt N


Deliverability

Thames Planning Consultancy Ltd promoted land on behalf of landowner, site is considered available. Site was not part of the individual site assessment for the Kimble Landscape study as it was sifted out before detailed site assessments took place. This is due to the site being highly visible from public viewpoints in the AONB and within the pre-18th century enclosures. Site has high landscape constraints, with a likelihood of archaeological, ecological and historical interest. For the purposes of HELAA, this site is unsuitable for residential development.


162

Site Reference SRD0189 OS Parcel 0052 Grove Lane Kimble

Site size: 8.29 Ha


Site Type Greenfield rural


Suitability

Site is unsuitable for residential development. The eastern corner falls within the 500m buffer of SSSI buffer. Very small amount of land falls within low risk of surface water flooding. Fairly flat topography. Public rights of way runs parallel from the eastern boundary. Eastern boundary adjacent to railway track and the existing Little Kimble station. Site is currently agriculture use. Great Kimble Landscape Assessment considered low capacity for development with consideration to site visual sensitiveness and wider landscape sensitiveness. See landscape assessment parcel (6) for further details on other landscape sensitivities.

AONB N Greenbelt N


Deliverability

Thames planning Consultancy Ltd promoted land on behalf of landowners. Site is considered available for development. For the purposes of HELAA, site is considered unsuitable for development as a result of the landscape constraints and high landscape sensitiveness. Site contributes to the rural setting of Smoky Row and landscape assessment suggested low capacity for development. See Kimble Landscape Assessment for further detail.


163

Site Reference SRD0190

Land fronting Kimblewick Road, Kimblewick

Site size: 2.41 Ha



Site Status: Potentially Suitable

Suitability

Site is potentially suitable for residential development. Public rights of way at the north of the site. Site located nearby existing developments. Access to existing road networks, at the east and the south. Agricultural land with flat topography. No historic and conservation designations. No surface water flood risk. Visual links with wider landscape including AONB and contributes to rural setting of Smoky Row.

AONB N Greenbelt N


Deliverability

For the purposes of HELAA, site is considered potentially suitable for residential development. Landscape assessment concluded wider site parcel (1) has medium capacity for development. See Great Kimble Landscape Assessment for further details. WDC assessment considered site to deliver 38 units based on 25 dph for 60% of the site area. Dwelling numbers and allocation of site for residential use are subject to the decision of Great and Little Kimble Parish Council and the adoption of neighbourhood plan. As such dwelling numbers are not included in the supply but demonstrate how the broad location of 137 dwellings attributed to the Great and Little Kimble can be delivered.


Gross: 38 Net: 38 Density: 25 dph (60% of site area)


Density Assumption WDC assessment


164

Site Reference SRD0192 Land to the rear of Hill View and Bridge Street, Great Kimble

Site size: 4.21 Ha




Suitability

Site is unsuitable for residential development. Flat topography with public rights of way cuts through the north east corner. Eastern border adjacent to railway track. Some notable species identified on the larger assessed parcel (4a). See Great Kimble Landscape Assessment for further details. Open countryside beyond Green Belt. Within 2km buffer zone of Special Area of Conservation. Northern border adjoins with existing residential settlement and sensitiveness reduced. No surface water flood risk on site and not within flood zones.

AONB N Greenbelt N


Deliverability

Landscape assessment identified site to have LOW to MEDIUM capacity for development. The contribution the site makes to the rural setting of Smoky Row when approaching from the south-west limits the capacity of this site and wider assessed parcel (4a). For the purposes of HELAA, site is considered unsuitable for residential development.


165


Land to the rear of Marsh Road, Little Kimble

Site size: 1.97 Ha




Suitability

Site is unsuitable for residential development. Site was assessed as a wider parcel in the Great Kimble Landscape Assessment together with SRD0195. Site is disconnected from the built form, intruding into the open countryside. Poorly located from public transport and train station. Agricultural land with flat topography. No public access and located behind existing residential units. Visual sensitiveness reduced at current site. No historic, landscape or ecological designations.

AONB N Greenbelt N


Deliverability

Landscape assessment concluded wider assessed parcel (2a) have medium / high capacity for development. However, for the purposes of HELAA, site is considered unsuitable for residential development due to poor connectivity to the existing build for an as a result poor public transport links.


166


OS Parcel 2265, Marsh Road, Little Kimble

Site size: 3.35 Ha




Suitability

Site is unsuitable for residential development. Wider site has no historic or conservation designations but notable plant species recorded in the wider assessed parcel (8a). See Great Kimble Assessment for further details. Site rural in character. Adjacent to existing road network, Marsh Lane along the western boundary. Poorly related to existing built form, dispersed farm buildings to the south of the site, rest of the site is surrounded by open countryside. Site is flat topography greenfield with no built forms on site. Hedgerows along the eastern boundary with railway tracks beyond the hedgerows. Public rights of way and stream in between hedgerows and railway tracks. Low risk of surface water flood risk and areas of Flood Zone 3 concentrated at eastern part of site.

AONB N Greenbelt N


Deliverability

For the purposes of HELAA, site is identified as unsuitable for residential development due to poor relationship to existing built for and ecological interest on site. The site and wider parcel (8a) are rural in character and has little influence from the nearby settlements.


167


Land adjacent to Kimble Court, Marsh Road, Little Kimble

Site size: 1.64 Ha




Suitability

Site is unsuitable for residential development. This site was assessed as part of a larger parcel (2) in the Great Kimble Landscape Assessment together with SRD0193. It is located next to Marsh Lane with dispersed residential development along eastern boundary. Agricultural land with flat topography. Open countryside beyond Green Belt. Within 2km of Special Area of Conservation. Very small areas falls within low risk of surface water flood risk.

AONB N Greenbelt N


Deliverability

Although in the Great Kimble Landscape Assessment concluded site has medium to high capacity for development, the rural nature is poorly connected to the existing built form and public transport and strong intervisibility of the wider parcel (2). For the purposes of HELAA, site is considered unsuitable for residential development.


168


Land east of Brook Cottage, Risborough Road, Little Kimble

Site size: 3.11 Ha



Site Status: Potentially suitable

Suitability

Site is potentially suitable for residential development. Site was assessed as part of a wider parcel including SRD0197 in the Great Kimble Landscape Assessment. Agricultural land. No historic or conservation destinations but notable species found within the wider assessed parcel (7). Wider parcel has ecological links with the wider countryside. See Great Kimble Landscape Assessment for details. Site situates between existing dispersed ribbon development and caravan site. Access to existing road network, Aylesbury Road, at the southern boundary. Located near to public transport links for bus service on Aylesbury Road and close proximity to railway station. Western boundary adjacent to stream and are within low to high risk of surface water flood risk.

AONB N Greenbelt N


Deliverability

For the purposes of HELAA, site is considered potentially suitable for residential development. Landscape assessment considered MEDIUM capacity for development. WDC assessment considered site to deliver 48 units based on 25 dph for 60% of the site area. Dwelling numbers and allocation of site for residential use are subject to the decision of the Great and Little Kimble cum Marsh Parish Council and the adoption of Kimble Neighbourhood Plan. As such dwelling numbers are not included in the supply but demonstrate how the broad location of 137 dwellings attributed to the Great and Little Kimble can be delivered.

Dwelling numbers Gross: 48 Net: 48 Density: 25 dph (60% of site area)

Source of dwelling numbers

WDC assessment



169


Land rear of The Firs, Risborough Road, Little Kimble

Site size: 2.50 Ha




Suitability

Site is considered unsuitable for residential development. Site was assessed as part of a wider parcel including SRD0196 in the Great Kimble Landscape Assessment. Agricultural land. Site is situated in between existing dispersed, ribbon development. It is poorly located on the outer fringe of the settlement, within a rural context. No historic or conservation destinations but notable species found within the wider assessed parcel (7). Wider parcel has strong ecological links with the countryside. See Great Kimble Landscape Assessment for details. Very small amount of low risk surface water flood risk found on site.

AONB N Greenbelt N


Deliverability

Site has not been promoted for development and therefore considered unavailable. For the purposes of HELAA, site is considered unsuitable for residential development. The Kimble Landscape Assessment concluded site has medium capacity for development, however site is poorly located to the village centre and has strong links with the rural landscape.


170


Land between Bridge Street and Great and Little Kimble footpath 38A, Great and Little Kimble

Site size: 3.38 Ha



Site Status: Potentially Suitable

Suitability

Site is potentially suitable for residential development. South of the site adjoins with existing residential development. Public rights of way runs along the eastern boundary. Small scale paddock with flat topography. No historic or conservation designations. See Great Kimble Landscape Assessment for further details. Open countryside beyond Green Belt. Within 2km buffer of Special Area of Conservation. No surface water flood risk. Open countryside beyond Green Belt. Within 2km buffer of Special Area of Conservation.

AONB N Greenbelt N


Deliverability

For the purposes of HELAA, site is considered potentially suitable for residential development. Landscape assessment concluded site has high capacity for development. Sensitiveness of the site is reduced by the influences from nearby settlements and land uses. Northern boundary is the most sensitive part of the site with the intervisibility between the site and AONB. WDC assessment considered site to deliver 51 units based on 25 dph for 60% of the site area. Dwelling numbers and allocation of site for residential use are subject to the decision of the Great and Little Kimble cum Marsh Parish Council and the adoption of Kimble Neighbourhood Plan. As such dwelling numbers are not included in the supply but demonstrate how the broad location of 137 dwellings attributed to the Great and Little Kimble can be delivered.


Gross: 51 Net: 51 Density: 25 dph (60% of site area)




171


Land adjacent to Horsetone Cottages, Kimblewick Road, Kimblewick

Site size: 0.85 Ha




Suitability

Site is considered unsuitable for residential development. Open countryside beyond Green Belt. Within 2km of Special Area of Conservation. Greenfield with flat topography. No historic and conservation designations but notable bird species found within the wider assessed parcel (3). A number of hedgerows and trees found along the borders. Landscape Assessment identified noticeable noise from B4009. No surface water flood risk on site.

AONB N Greenbelt N


Deliverability

Landscape assessment concluded site has LOW to MEDIUM capacity for development. New development capacity is constrained. See Kimble Landscape Assessment for further detail. For the purposes of HELAA, site is considered unsuitable for residential development with landscape constraints exist.


172

Other Rural Areas

Site Reference SMA0080 Heavens Above, 16 High Heavens Wood, Marlow Bottom

Site size: 1.14 Ha


Site Type Green Belt


Suitability

Site is suitable for residential development subject to removal from the Green Belt. The Green Belt Assessment has reviewed this site and indicates that exceptional circumstances exist in this case for removing the site from the Green Belt. See Green Belt Assessment Part 2, Appendix 1 for full details. Site is within AONB. See Green Belt Report Part 2, appendix 1 for landscape assessment. Report concludes this site wold not constitute as ‘major development’.

AONB Y Greenbelt Y


Deliverability

Site is in multiple ownership. Current use of site as wildlife sanctuary. Agreements have been made between parties to put forward land for residential development. Agent suggested the issues of covenant will not affect the deliverability of site. Site is considered available. For the purposes of HELAA, site is identified as developable within 6-10 years. WDC assessment suggested site is capable of accommodating 20 residential units and phasing as 10 units in 2025-2026 and 10 unit in 2026-2027.






173

Site Reference SRD0126 Former Molins Factory, Haw Lane, Saunderton

Site size: 10.24 Ha

Source of Site Issues and Options

Site Type Rural brownfield / Greenfield


Suitability

Site is partly suitable for mixed use development. Residential, business and community use. Former major developed site in Green Belt and AONB. Development of whole site would constitute ‘major development’ within the AONB and have a detrimental impact on the openness of the Green Belt. Appeal in progress under 15/05250/OUTEA for 212 dwellings. Site allocation in adopted Bledlow-cum-Saunderton Neighbourhood Plan (June 2017), under Policy 3: Molins.

AONB Y Greenbelt Y

Allocation NLP & BsC NP Policy L3

Settlement Tier 6

Deliverability

Site is in single ownership, owned by ERLP 1 Sarl. Agent is PPML Consulting Ltd . Currently site is at appeal for over 200 residential units. It is considered site is unavailable. Site is allocated in Neighbourhood Plan. Site is developable within 6-10 years, by 2024-2025 and capable of accommodating 20 units based on the existing PDL area. This consists of the buildings on the site (a former canteen/ballroom, a security building and an office building all fronting onto Haw Lane) together with the slab on which they stand and the hard standing to the south. If appeal is allowed, WDC considered build out rate as 64 -71 dwellings in 2018/19, 64 -71 dwellings in 2019/20 and 64 -70 dwellings in 2020/21. It is also of note that the adopted neighbourhood plan suggested allocating site as residential, retirement housing, small scale business units and community facilities. Density calculated using guide dwelling numbers,20 units.



Density Assumption Based on the two rectangle buildings footprint on the northern part of the site


174

Site Reference SRD0136 West Yard, Saunderton

Site size: 1.38 Ha


Site Type Rural Employment


Suitability

Site is suitable for residential development. Within AONB and Green Belt. Within 2km of Special Area of Conservation buffer zone. Full planning permission with planning obligation granted under 14/05870/FUL. Subject to Section 106 contribution.

AONB Y Greenbelt Y


Deliverability

Saunderton Estates Ltd granted permission erection of 42 residential units on site. Daniel Watney LLP, the acting agent, suggested site could be available for delivery for residential development within 5 years. Site is now cleared and available for development. For the purposes of HELAA, site is identified as deliverable and WDC suggested site coming forward within 5 years. The phasing and delivery of sites forecasted as 20 units in 2018-2019 and 22 units in 2019-2020.




Density Assumption Based on the site area 1.38 Ha


175

Site Reference SRD0144 Former Wycliffe Centre, Horsleys Green, Stokenchurch

Site size: 9.95 Ha


Site Type Rural brownfield


Suitability

Site is suitable for residential development. Site is Major Development within Green Belt and AONB. Parts of the site ranged from low to high risk of surface water flooding. Full planning permission with planning obligation under 13/06772/FUL. Subject to Section 106 contribution.

AONB Y Greenbelt Y


Deliverability

Site is available and in single ownership, owned by developer, Salmon Harvester Properties Ltd. Agent is Carter Jonas LLP. Site was found in the 2016 DNLP consultation. It is currently short-term let to a charity. Applicant planned to demolition all existing buildings and redevelopment of site as a supported living community offering 169 units, consists of 115 support living units, 24 care units and 30 dementia care suite units with associated community facilities. Application is subject Section 106 financial contribution. For the purposes of HELAA, the 30 dementia units are excluded from the study of HELAA as they are considered under the use class of C2 and not residential. WDC considered site is deliverable and delivery of sites and phasing forecasted by WDC officers as 45 units in 2018-19, 45 units in 2019-20 and 49 units in 2020-21. Delivery of site within 5 years.






176

Site Reference SRD0148 Uplands House Hotel, Four Ashes Road, Cryers Hill

Site size: 7.60 Ha




Suitability

Site is suitable for residential development. Major Developed Site within Green Belt and within AONB. Existing building is Listed Building Grade II. Full planning permission with planning obligation under 16/05053/FUL. Subject to Section 106 contribution.

AONB Y Greenbelt Y


Deliverability

Existing building is vacant and is available. Applicant, Uplands High Wycombe LLP submitted planning application for conversion of former Conference Centre to provide 59 residential units with demolitions and redevelopment of former coach house and associated works. A further listed building consent is submitted for demolition and redevelopment of former coach house and alternations and part change of use of Conference Centre to provide 59 residential units with associated works. For the purposes of HELAA, site is considered as deliverable within 5 years. WDC assessment delivery of units within 5 years and Savills considered delivery of 25 units in 2018-2019 and 34 units in 2019-2020. New development will provide a total of 59 units.




Density Assumption Based on the building footprint


177

Site Reference SWC0068 Water Research Centre Laboratories, Medmenham

Site size: 8.70 Ha

Source of Site Planning permission

Site Type Rural Employment


Suitability

Site is suitable for residential development. Site is located within Flood Zone 2 and with emerging Wycombe Local Plan Policy DM39 (Managing Flood Risk and Surface Water Drainage System) applies. Within AONB, 500m of SSSI buffer zone and two public footpaths running across the site, linking Medmenham village and countryside to the west. Outline planning permission granted under 11/05434/OUT and reserved matters approved under 16/07321/REM. Application for residential use.

AONB Y Greenbelt N


Deliverability

Site is available and contains vacant buildings and structures associated with the former water research centre. Kodak Pensions Plan & Lamron Developments Ltd granted permission to redevelop site for residential use. There is no update to suggest site is not financially viable. For the purposes of HELAA, site is considered deliverable but given consideration to site falls within Flood Zone 3, development capacity is constrained .WDC assessment suggested site to accommodate 5 units and delivery within 5 years. Density arrived based on net building footprint of main building.




Density Assumption Based on net building footprint of the main building



178

Site Reference SWC0082 Westhorpe House, Westhorpe Park, Little Marlow

Site size: 1.86 Ha




Suitability

Site is suitable for residential development. PDL Green Belt site and within the AONB.Grade II listed building and grounds on site. Employment Land Review recommended for release for residential development. DSA Policy DM5 Scattered Business Site applies.

AONB Y Greenbelt Y


Deliverability

Site is owned by Berkeley (Carnwath Road) Limited and currently vacant. PBA identified site has potential for residential development. For the purposes of HELAA, site is considered developable within 6-10 years. This has given consideration to site currently marketed for employment use and WDC considered site would be available for residential use in longer term and site delivery by 2027-2028. WDC assessed site is capable of accommodating 12 units. Density arrived based on the net building footprint of the main building.




Density Assumption Based on building footprint


179

Site Reference SWC0084 Harleyford Manor, Harleyford Estate, Marlow

Site size: 0.45 Ha

Source of site Economy Land Review

Site Type Rural Employment - Offices


Suitability

Site is suitable for residential development. It was identified by PBA Economy Study as suitable for release to residential use. Harleyford Manor was a “country house” office building. Grade I listing building located adjacent to the River Thames. Site is within AONB, open country side beyond Green Belt. Within Green Infrastructure Area under Policy DM11. Archaeological Notification Site. Within Harleyford & Wittington Conservation Area and Historic Park & Garden. Rear of site falls within Flood Zone 2 and floodzone 3 in the south east corner of the site. No surface water flood risk. Planning permission granted under 14/08157/FUL for 9 self-contained apartments. Listed Building Consent permitted for change of use of building from commercial to residential use, 16/06358/LBC.

AONB Y Greenbelt N


Deliverability

Site is in joint ownership. It has been suggested that the landowner intends to either sell the site or develop the site themselves. The site now also has Listed Building Consent for the “conversion of building from commercial use to form 1 x 7 bed dwellinghouse” under 16/06358/LBC. It is uncertain as to whether the earlier 2014 permission (14/08157/FUL) for 9 dwellings will be implemented or if the latest Listed Building Consent would be implemented, this would resulted


180

in site below the minimum threshold of 5 net units. Site of this size will be identified through windfall development, rather than the HELAA. For the purposes of HELAA, site is considered unavailable due to the lack of certainty on what permission will be implemented and therefore currently this site will not be part of the housing supply. It is uncertain if the application for 9 dwellings will be implemented. Any changes to the achievability to the site will be addressed in subsequent HELAA report.

181

Site Reference SWC0086 Little Marlow Gravel Pits (PDL section), Little Marlow

Site size: 49.49 Ha

Source of site Local Plan Issues and Options Consultation

Site Type & Current Use Rural brownfield green belt


Suitability

Site is unsuitable for residential development. Historically site has been allocated as a country park in the 2004 Local Plan. Site falls within Green Belt and within Green Infrastructure Area under DSA Policy DM11. Majority of the site is within Flood Zone 3a and low to medium surface water flood risk on the eastern part of the site.

AONB N Greenbelt Y

Allocation 2004 LP Settlement Tier 5

Deliverability

Site is not suitable or available for residential development. Site is part of the country park development designated under 2004 Local Plan. The gravel pits have been converted into a lake. It is estimated the country park development will be delivered within 10 years for recreational purposes. For the purposes of HELAA, site is considered unsuitable for residential use.


appendix 4 - site assessment proformas (housing ...€¦ · proformas have be published for those...

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