Planning in South Bucks

Employment

Important employment sites will be retained in employment use (B Use Class). A subsequent Development Management DPD will identify the important employment sites in South Bucks District. There will be a general presumption that other employment sites (B Use Class) will also be retained in employment use (B Use Class). In limited circumstances, including where there is no reasonable prospect of a site being used for the permitted purpose, or where the site is creating significant amenity issues, the priority will be for the site or premises to be reused or redeveloped (where appropriate) for an alternative economic use (i.e. a use which provides employment opportunities, generates wealth or produces an economic output or product). The change of use of employment land and floorspace (B Use Class) to retail use (outside of the District and Local Centres defined in Core Policy 11) will only be permitted in limited circumstances - where there is evidence that the proposal would not have a significant adverse impact upon nearby District and Local Centres, and there are no sequentially preferable alternative sites available. Should a significant imbalance between local job opportunities and the size of the resident workforce arise, the District Council will identify any employment land to be released for alternative uses, or the preferred location for new employment generating floorspace, through the LDF process. New employment development will be accommodated in the District and Local Centres, on the Opportunity Sites and through appropriate intensification on existing employment sites excluded from the Green Belt, where there is good access by a variety of transport modes. The Council will work with key stakeholders to improve access to high speed and next generation broadband throughout the District by supporting the provision of necessary new ICT infrastructure. The Council will seek to increase the presence of high value and knowledge based businesses in South Bucks. Support will be given to small-scale and start-up businesses, by promoting and supporting home-working (where there is no adverse impact on residential amenity) and encouraging the provision of managed workspace. The Council will also support rural diversification schemes, providing they benefit the local community.

South of Iver (Opportunity Area)

The District Council will generally support appropriate employment generating development or redevelopment on Court Lane, Thorney Business Park and the Ridgeway Trading Estate, with particular encouragement to be given to uses that would result in a reduction in HGV movements. The Court Lane site is identified on the Proposals Map as a Major Developed Site in the Green Belt. Comprehensive redevelopment proposals should result in a significant reduction in HGV movements. Any scheme should: • Result in no greater impact on the openness of the Green Belt. • Provide for habitat improvements and improved access to the open space and water areas in the Colne Valley Park. • Provide improved pedestrian and cyclist access routes to Iver High Street and Iver Station, to enhance the sustainability of the site. • Safeguard and improve the setting of the Grade II Listed Iver Court Farmhouse. • Recognise the context of the site, and address issues including possible land contamination and the odour and air quality issues associated with the nearby water treatment works and M25. • Incorporate decentralised and renewable or low carbon technologies (for example, combined heat and power), unless it is clearly demonstrated that this is not viable or feasible. This should ensure that at least 10% of the energy needs for the development are secured from these sources, in accordance with Core Policy 12. The Court Lane site is wholly inappropriate for residential development. A Development Brief must be produced for the site by the landowners / developers, in conjunction with the Council, prior to a planning application being submitted. The Development Brief will be adopted as a Supplementary Planning Document. Any proposals for significant development or redevelopment on the Thorney Business Park should deliver a significant reduction in the number of HGV movements (generated by the site) through Iver Village and Richings Park.

Sustainable Energy

The Council will promote and encourage energy efficiency and renewable / low carbon energy in all new development through a range of measures in order to contribute towards meeting national targets for reducing CO2 emissions. These will include the following: • Requiring that all developments of 10 or more dwellings and 1,000sqm or more non-residential floor space secure at least 10% of their energy from decentralised and renewable or low-carbon sources, unless demonstrated that it is not viable or feasible. • In addition, requiring developers of the Opportunity Sites and other significant sites (as defined in the supporting text to Core Policy 17) to incorporate decentralised and renewable or low carbon technologies into their schemes, unless demonstrated that it is not viable or feasible. • Encouraging homeowners to improve the energy efficiency of their properties, including seeking proportionate energy efficiency improvements when granting planning permission for conversions and extensions. • Encouraging renewable and low carbon energy infrastructure, including stand alone facilities, in suitable locations, provided that these are designed to minimise any adverse impacts. Further guidance on implementing this policy, including criteria to be used to assess renewable / low carbon energy proposals coming forward and examining future capacity, will be set out in a Supplementary Planning Document. The requirements in this policy will be kept under review in the light of new evidence and technological advances and may be updated in a future Development Plan Document.

Environmental and Resource Management

The Council will seek to ensure the prudent and sustainable management of the District's environmental resources by: • Promoting best practice in sustainable design and construction. All new development must be water efficient and incorporate Sustainable Drainage Systems (SuDs) where feasible. All new residential development should achieve a minimum water efficiency target of 105 litres per person per day. • Protecting and enhancing water quality and encouraging the remediation of land affected by contamination to bring it back to beneficial use. Particular regard should be had to maintaining the integrity of Burnham Beeches SAC. • Seeking improvements in air quality, especially in the Air Quality Management Area adjacent to the motorways and close to Burnham Beeches SAC. New development will be directed away from existing sources of noise and air pollution to avoid adverse impacts on local communities. The Council will work closely with other local authorities to minimise aircraft noise from Heathrow Airport. Vulnerable development will be steered away from areas at risk of flooding wherever possible, in accordance with PPS25.

Open Space, Sport and Recreation

Open space, sport and recreational facilities will be protected and enhanced in line with national guidance in PPG17. The loss of open space, sport and recreational facilities will only be permitted in the exceptional circumstances set out below: • It is of low value or quality and it cannot be usefully or practically enhanced for recreational benefit. • There is clear evidence to show that there is no local quantitative or qualitative deficiency in open space, sport or recreational provision. • It is of low biodiversity interest. • The site is within a settlement excluded from the Green Belt, and makes no significant contribution to the character of the area. • The proposed new use or uses would be of demonstrable benefit to the local community, for example affordable housing, alternative community uses or specialist accommodation for older people. For the avoidance of doubt, any proposal would need to comply with all five of the requirements set out above. New residential development should be supported by adequate open space and recreation facilities in terms of quantity, quality and accessibility. Opportunities for creating new or enhanced facilities will be sought wherever possible, particularly where there are quantitative or qualitative deficiencies as shown in the most up to date Open Space, Sports and Recreational Facilities Strategy. For example, the potential to provide or improve such provision will need to be explored at the Wilton Park and Mill Lane Opportunity Sites when they are redeveloped. Local open space standards for South Bucks will be developed to help guide on-site provision or off-site contributions to open space, sport and recreational facilities through the Development Management process. Initially, the Open Space, Sports and Recreational Facilities Strategy will be used to guide negotiations.

Natural Environment

The highest priority will be given to the conservation and enhancement of the natural beauty of the Chilterns Area of Outstanding Natural Beauty, and the integrity of Burnham Beeches Special Area of Conservation. The conservation and enhancement of the Chilterns AONB and its setting will be achieved by ensuring that all development complies with the purposes of the AONB and its Management Plan. The conservation and enhancement of Burnham Beeches SAC, and its surrounding supporting biodiversity resources, will be achieved through restricting the amount of development in close proximity to the site, and ensuring that development causes no adverse effect on the integrity of the SAC. Further details on mechanisms for achieving this will be given in the Development Management DPD. More generally, the landscape characteristics and biodiversity resources within South Bucks will be conserved and enhanced by: • Not permitting new development that would harm landscape character or nature conservation interests, unless the importance of the development outweighs the harm caused, the Council is satisfied that the development cannot reasonably be located on an alternative site that would result in less or no harm and appropriate mitigation or compensation is provided, resulting in a net gain in Biodiversity. • Seeking the conservation, enhancement and net gain in local biodiversity resources within the Biodiversity Opportunity Areas, on other non-designated land, on rivers and their associated habitats, and as part of development proposals. • Maintaining existing ecological corridors and avoiding habitat fragmentation. • Conserving and enhancing landscapes, informed by Green Infrastructure Plans and the District Council's Landscape Character Assessment. • Improving the rural/urban fringe by supporting and implementing initiatives in the Colne Valley Park Action Plan. • Seeking biodiversity, recreational, leisure and amenity improvements for the River Thames setting where opportunities arise, for example at Mill Lane (see Core Policy 15). Further guidance on the protection and enhancement of landscape and biodiversity resources will be given in the Development Management DPD.

Built and Historic Environment

The protection and, where appropriate, enhancement of the District's historic environment is of paramount importance. In particular, nationally designated historic assets and their settings, for example Scheduled Ancient Monuments and Grade I, II* and II listed buildings, will have the highest level of protection. Locally important heritage features and their settings also make an important contribution to the creation of distinctive and sustainable places and will also be protected, conserved and enhanced where appropriate. The protection and where appropriate enhancement of historic landscapes (including archaeological sites, Historic Parks and Gardens and Ancient Woodlands) and townscapes, especially those that make a particular contribution to local character and distinctiveness, will be informed by evidence, for example, characterisation studies such as the Bucks Historic Landscape Characterisation Study. All new development must be of a high standard of design and make a positive contribution to the character of the surrounding area. To help achieve this, character areas will be identified in settlements excluded from the Green Belt in a subsequent DPD. The Council will also continue its programme of reviewing existing Conservation Areas and designating new Conservation Areas where appropriate. New development should be designed to help tackle the causes of, and be resilient to the effects of, climate change. On land excluded from the Green Belt, new housing should be built at an average density of between 25 and 35 dwellings per hectare. However, actual densities may be higher or lower than this, to reflect factors such as the accessibility of the site and the character of the surrounding area. Development proposals will be expected to accord with Secured by Design principles to achieve crime prevention, reduce the fear of crime and improve other aspects of community safety.

Housing Provision and Delivery

Provision will be made for a net increase of 2,200-2,800* dwellings in the period 2006 to 2026, broadly in accordance with the Spatial Strategy. At least 80% of this development will be accommodated on Previously Developed Land. The focus for new residential development will be Beaconsfield, Gerrards Cross and, to a lesser extent, Burnham. Future development within the District's Secondary settlements will be more limited, and there will be very little new development in the Tertiary and Rural settlements in South Bucks. Further development at Farnham Common will be managed, to avoid a cumulative adverse impact on Burnham Beeches. The mechanisms to achieve this will be set out in the Development Management DPD. The policies in this Core Strategy and subsequent Development Plan Documents will have the effect of slowing the rate of development in the District, later in the Plan period.

Housing Type and Size

To deliver mixed and sustainable communities, the Council will encourage a range of housing types and sizes. On sites of 5 units or more, provision should be made for a suitable mix of dwelling types and sizes. The mix of housing provided will vary from site to site but the aim should be to provide a range of types and sizes that take account of the existing housing mix in the area. To ensure that new accommodation is sufficiently flexible and adaptable to meet the needs of all sections of the community, a proportion of the new dwellings on sites of 5 units or more must be to the full Lifetime Homes standard. Further details will be provided in the Development Management DPD. The Council will also support and encourage the provision of sufficient new accommodation for older people, including nursing accommodation and extra care units. Favourable consideration will be given to planning applications for specialist accommodation for the elderly on sites currently (or most recently) used for community infrastructure or employment, subject to the provisions of Core Policies 5, 6 and 10. Such accommodation should be provided in sustainable locations within settlements (normally in the Principal or Secondary settlements) where there is good access to services and facilities.

Affordable Housing

350-500 affordable dwellings will be provided in South Bucks District between 2006 and 2026. At least 40% of all dwellings in schemes of 5 units and above (gross), or on sites of 0.16 hectares and above (where there is a net gain in the number of dwellings) should be affordable, unless it is clearly demonstrated that this is not economically viable. The Council will seek affordable housing on smaller sites where these could reasonably form part of a larger developable area. On qualifying sites, about two thirds of the affordable units provided should be social rented, with the remainder as intermediate affordable dwellings. The precise tenure split will vary from place to place, and should reflect the evidence in the latest SHMA. Affordable housing should normally be provided on-site. However, where there are sound planning or other reasons, and the developer and Council agree, a financial contribution (or off-site provision) in lieu of on-site provision, may be acceptable. In addition, a partial commuted payment will be sought on sites where, by virtue of the number of dwellings proposed, it would not be possible to deliver 40% affordable housing on-site. The development of small scale sites for 100% affordable housing within or adjacent to villages within designated parishes ('Rural Exception sites') will be supported in principle, where there is a demonstrable local need for such dwellings, and local community support.

Gypsies, Travellers and Travelling Show People

The Council will identify suitable additional provision for gypsies, travellers and travelling showpeople. In the period to 2011 it will provide a minimum of 7 additional pitches, but will provide a further 4 pitches if these are not to be provided elsewhere in Buckinghamshire. For the post 2011 period the Council will provide additional pitches in accordance with new regulations and guidance due to be published by the Government. The following factors will be taken into account in assessing the suitability of potential new sites. Sites should:- • Be located outside of the Green Belt, although where very special circumstances have been demonstrated, consideration may also be given to granting permanent planning permission on sites which already have a temporary permission, if they are suitable for permanent occupation. • Have good access to the highway network and not result in a level or type of traffic generation which would be inappropriate for the locality. • Have access to local services, including health services, shops, education and other community facilities. • Not be located in an area at high risk of flooding. • Allow for adequate levels of privacy and residential amenity for the occupiers and local residents. • Provide a safe environment with adequate on site facilities for parking, storage, play and water supply. • Not result in a detrimental impact upon the local environment, including biodiversity and the landscape. • Be compatible with surrounding land uses and not be visually intrusive. • Be of a size and design that facilitates good management.

Housing Provision and Delivery

Provision will be made for a net increase of 2,200-2,800* dwellings in the period 2006 to 2026, broadly in accordance with the Spatial Strategy. At least 80% of this development will be accommodated on Previously Developed Land. The focus for new residential development will be Beaconsfield, Gerrards Cross and, to a lesser extent, Burnham. Future development within the District's Secondary settlements will be more limited, and there will be very little new development in the Tertiary and Rural settlements in South Bucks. Further development at Farnham Common will be managed, to avoid a cumulative adverse impact on Burnham Beeches. The mechanisms to achieve this will be set out in the Development Management DPD. The policies in this Core Strategy and subsequent Development Plan Documents will have the effect of slowing the rate of development in the District, later in the Plan period.

Local Infrastructure Needs

Existing physical, social and Green Infrastructure will be protected (unless it is clear that it is no longer needed, or alternative appropriate provision is made elsewhere). The Council will work in partnership with service and infrastructure providers to ensure new or improved infrastructure is delivered where and when it is needed, including that set out in the Infrastructure Schedule (see Appendix 6). Existing facilities and services which serve older people will be protected. The provision of additional facilities and services for older people will be supported, where opportunities arise through redevelopment in sustainable locations. New development will be required to provide for the necessary infrastructure needs arising from the proposal, either directly or via an appropriate financial contribution. The Council will use planning conditions and obligations where appropriate to secure the timely provision of essential infrastructure directly and reasonably related to a development. The Council will also work with infrastructure providers, local communities and other key stakeholders to develop a Community Infrastructure Levy, as a further source of funding for improvements in local infrastructure.

Wilton Park (Opportunity Site)

The Wilton Park site as defined on the Proposals Map is identified as a Major Developed Site in the Green Belt. Any redevelopment proposals should be comprehensive, delivering a high quality mix of residential and employment development, community facilities and open space. Any redevelopment proposals should: • See the tower block demolished. • Result in no greater impact on the openness of the Green Belt. • Retain the existing level of sports and recreational facilities, with qualitative improvements where appropriate, making them available for local clubs and public use. A large proportion of open space on the site should be provided in the form of a good quality local park. • Ensure open space areas are integrated with the surrounding area and existing countryside access. • Deliver a net gain in Biodiversity resources. • Ensure an acceptable means of vehicular access. Any access off the Pyebush roundabout must be constructed so that it is capable of future upgrading and extension to form an A355 Relief Road. • Mitigate traffic impacts on the local and strategic road networks, for example, through the provision of high quality walking, cycling and public transport routes – with the links to Beaconsfield New Town being of particular importance. • Explore options for a safe and attractive pedestrian and cycle link to Seer Green Station. • Incorporate decentralised and renewable or low carbon technologies (for example, combined heat and power), unless it is clearly demonstrated that this is not viable or feasible. This should ensure that at least 10% of the energy needs for the development are secured from these sources, in accordance with Core Policy 12. • Demonstrate, prior to the granting of planning permission, that the necessary infrastructure can be put in place within agreed timescales, including adequate water and waste water capacity, and a new exit off the Pyebush Roundabout (or alternative appropriate access). • Include the investigation and remediation of potential land contamination on the site, to help protect the quality of ground/surface water resources at Burnham Beeches. Proposals should also ensure that water flows to the Beeches remain intact. A Development Brief must be produced for the site by the landowners / developers, in conjunction with the Council, prior to a planning application being submitted. The Development Brief will be adopted as a Supplementary Planning Document.

Mill Lane (Opportunity Site)

The Mill Lane Opportunity site as defined on the Proposals Map is identified as a Major Developed Site in the Green Belt. A comprehensive, conservation-led approach must be taken to the regeneration of the site, with a high-quality mix of development, watercourses and parkland. Suitable uses on the site would include residential, commercial development (for example B1 offices, a café/restaurant, a marina/boatyard), a hotel (broadly on the current Skindles site) and open space. Any redevelopment proposals should: • See the gasholder and sheds on the Severnside part of the site removed when possible. • Result in no greater impact on the openness of the Green Belt, and retain the largely open character of the site. On the former Mill site, a high quality design could result in development of a similar height to the existing building. Elsewhere, the height and massing of development should ensure a reduced visual impact. • Be sympathetic to the historic nature of the site and its surroundings, including the Taplow Riverside and Maidenhead Riverside Conservation Areas, and any remains of archaeological importance. • Preserve, and where possible enhance, the character and appearance of the riverside setting, including views to and from the site. • Protect, conserve and where possible enhance Maidenhead Bridge and Glen Island House, and their respective settings. • Deliver a net gain in biodiversity resources and avoid unacceptable impacts on the nearby South Lodge Pit SSSI. • Provide an acceptable means of access into the site, and minimise the impact of the new traffic generated on the A4 Bath Road. • Improve public access to the River Thames through a new riverside walk with a new footbridge provided across the Thames to Maidenhead in the vicinity of Boulters Lock, unless demonstrated not to be feasible or viable. • Ensure that there is no net loss of jobs, based upon the former range of activities on this Opportunity Site (circa 200 jobs). • Guide new development towards areas of lowest flood risk within the site, with only water compatible development in Flood Zone 3b, with all other development in Flood Zone 2, with the exception of the redevelopment of the Skindles site (partly Flood Zone 3a) for a hotel. • Adhere to the minimum requirements set out in the Level 2 Strategic Flood Risk assessment for the site, which will include demonstrating a measurable reduction in the risk of flooding as a result of the development. • Minimise the risk of groundwater pollution through the mitigation of the effects of historic contamination. • Incorporate decentralised and renewable or low carbon technologies (for example, combined heat and power, or potentially

Other Development Sites

Should other significant sites come forward for development on land excluded from the Green Belt, a Development Brief will normally need to be prepared, prior to submission of a planning application. In order to offer the opportunity for environmental improvements through appropriate redevelopment, the Council may designate additional Major Developed Sites in the Green Belt (MDS) in subsequent Development Plan Documents.

Healthy and Viable Town and Village Centres

Proposals for new retail, office and other main town centre uses should enhance the vitality and viability of centres in South Bucks, and support the following hierarchy: • District Centres - Beaconsfield (New Town) and Gerrards Cross will complement the larger regional and sub-regional centres outside of the District, by providing for bulk convenience food shopping and offering a reasonable range and choice of comparison shops and other services, in a distinctive local environment. • Local Centres – Beaconsfield (Old Town), Burnham, Farnham Common, Iver Village and Denham Green, will complement the District Centres by catering for top-up shopping trips and a more limited range of comparison shopping. Neighbourhood Centres will be protected, recognising their important local role. New retail provision will be encouraged to meet the indicative floorspace requirements set out in table 8 below (or as updated in a future Retail and Town Centre Study), with the allocation of sites in a subsequent Development Plan Document, as necessary. Redevelopment of the Bishop Centre is supported, although the actual form and scale of new retail provision will be subject to a more localised need, impact and sequential analysis, at the time a planning application is submitted. The Bishop Centre must maintain a scale and role which does not impact adversely on other centres, including Burnham, Slough and Maidenhead. Particular support will be given to improvements in the retail offer in Beaconsfield (New Town), Gerrards Cross and Burnham. A limited increase in retail floorspace to meet local needs will be acceptable in the Local Centres. In particular, the regeneration and enhancement of Iver Village centre will be encouraged.

Accessibility and Transport

The Council will seek to improve accessibility to services and ensure a safe and sustainable transport network by supporting the rebalancing of the transport system in favour of more sustainable modes of transport, whilst recognising that in rural parts of the District, the car will remain the primary mode of travel. This rebalancing will be achieved by: • Focusing new development that generates substantial transport movements in locations that are accessible by public transport, walking and cycling. • Working with the highway authority, Rights of Way and Access Group, and others to improve transport choices for local residents, especially in rural parts of the District. • Encouraging safe and attractive improvements to pedestrian and cyclist routes and facilities. • Supporting the greater use of rail services, including improvements to parking at train stations and connecting bus services where viable. • Ensuring that the impact of new development on the road network is minimised and mitigated through the use of 'mobility management' measures such as Travel Plans, parking charges and car parking levels. • Supporting public transport schemes, including Crossrail, as long as there are strong environmental safeguards in place. Existing traffic congestion to the east of Beaconsfield will be addressed through a range of measures, which could include provision of an A355 / A40 Relief Road later in the Plan period. The adverse impacts associated with HGV movements in and around Iver Village and Richings Park will be addressed through land use changes. Should these prove unsuccessful, or other opportunities arise, further consideration will be given to the scope for provision of a relief road or other alternative means of access to the employment sites in the South of Iver Opportunity Area. Impacts on Junction 1 of the M40 will be kept under review, with mitigation measures, including infrastructure improvements, potentially being needed later in the Plan period. Further details of the measures that will be taken to implement this policy, including when travel plans will be required and the application of new parking standards, will be addressed in the Development Management DPD.