Planning in Wycombe

Health Facilities in Bourne End and Wooburn

1. Proposals put forward by the local Clinical Commissioning Group or other promoters for a new health centre in Bourne End and Wooburn will be supported subject to transport assessment, parking arrangements and other relevant planning considerations being satisfactory.

Community Facilities

1. Development which cannot be adequately served by existing built facilities is required to provide sufficient additional built facilities as are needed to meet the needs of future occupants. This assessment shall take account of the capacity and accessibility of existing facilities. In assessing capacity, first priority will be given to allocated and committed growth in the area. 2. Land or buildings currently or last occupied for community use must be retained unless the applicant has clearly demonstrated through an exhaustive needs assessment that the land and/or buildings proposed to be lost are surplus to any community needs.

Sense of Place

The Council will deliver a distinctive high quality sense of place within the District through: 1. Conserving the natural and historic environment and implementing measures for their enhancement; 2. Requiring development to achieve a high quality of design which contributes positively to making places better for people and which takes the opportunities available for improving the character and quality of an area and the way it functions; 3. Directing development to areas of lower environmental value; 4. Optimising the development of previously developed land; 5. Optimising the density of development to make best use of land whilst respecting the distinctive character of the area.

Placemaking and Design Quality

1. All development is required to improve the character of the area and the way it functions. 2. Development is required to evidence a thorough and holistic understanding of the functions, qualities, and character of the proposed development's natural and built context and demonstrate a positive response to this context including how: a) Existing positive characteristics will be retained; b) Opportunities for improvements and enhancements have been maximised; c) A sequential approach has been taken to avoid, minimise and mitigate any harm. 3. Development is required to: a) Create positive and attractive buildings and spaces; b) Take a comprehensive approach to site layout and design including adjacent sites where these are suitable for redevelopment; c) Provide a robust and legible structure of public realm and private spaces; d) Direct most activity to the public realm; e) Provide good surveillance of the public realm through layout and building design; f) Provide a level of privacy and amenity for future occupants appropriate to the proposed use; g) Prevent significant adverse impacts on the amenities of neighbouring land and property; h) Demonstrate attractive and high quality design, and appropriate character in the scale, form, layout and detailed design of buildings, and the structures and spaces around them; i) Demonstrate the efficient use of land through the scale and height of buildings. 4. Where the scale of development in its context provides the opportunity to do so, development will also be required to provide a robust and legible network of connected green infrastructure, streets and other spaces which is integrated both within and beyond the site. 5. Streets and off-site highway improvements should be designed to strike an appropriate balance between all of the five principle functions of a street: place, movement, access, parking, and utilities.

Small scale non-residential development

1. Development will be required to: a) Achieve a high quality in the detail of the design; b) Respect the character and appearance of the building and its surroundings; c) Preserve the amenities of neighbouring properties. 2. Alterations to shop-fronts and similar developments will be required to: a) Reflect the underlying rhythm of traditional plot divisions and the upper floor of the buildings affected; b) Give priority to the retention and repair of existing traditional shopfronts and shopfront elements. 3. Security shutters to protect the windows of shops or other buildings within local or town centres, or fronting a public highway, are required to be internal and visually permeable using open lattices or laminated glass. 4. Plant and equipment are required to be sited so as to minimise their visual impact on the character and appearance of the building and its surroundings.

Conversion of existing buildings in the Green Belt and other rural areas

1. The conversion of existing buildings to new uses in the Green Belt, the Area of Outstanding Natural Beauty, and elsewhere in the countryside is acceptable where: a) The existing foundations, floors, walls and roof of the building are of sound and permanent construction suitable for the proposed use; b) The building is not a building that was erected within the preceding 10 years; c) The proposed use will support the vitality and sustainability of the local rural community, the rural economy, or local services.

Main expansion area development principles

The Main Expansion Area shown on the Policies Map will be planned as a high quality, vibrant and locally distinctive expansion of the town that will complement and enhance the existing town and respond sensitively to the environmental qualities of the surrounding area. To deliver this, proposals are required to demonstrate clearly how they have addressed and incorporated the following principles: 1. A strong local landscape character that responds to the landscape character and setting of the Main Expansion Area, provides a separation between the Main Expansion Area and Longwick, and incorporates well designed and managed open spaces, tree-lined streets and other landscaping and natural areas for recreation, sport and wildlife habitat and to address the effects of climate change as part of an integrated approach to green and blue infrastructure; 2. An overall townscape that successfully integrates the Main Expansion Area with the existing town and responds to existing landscape features to reduce impacts on important views, especially from the Chilterns AONB, by day and night, thereby helping to protect the setting of the AONB; 3. The protection, management and enhancement of heritage assets, recognising the role that the historic environment plays in establishing landscape character and providing a sense of place and identity; 4. The conservation and enhancement of Alscot Conservation Area, recognising the setting; 5. A layout and design influenced by the various opportunities and constraints on the site which creates safe, well-connected neighbourhoods, especially for walking, cycling and play, that have a distinctive and harmonious relationship with town and country and incorporate high-quality design of public realm and buildings that is characterful, innovative, adaptable, sustainable and reflective of its surroundings; 6. Integration with the existing town across the railway line through creation of opportunities for shared community uses, direct road links and sustainable transport modes including walking, cycling and public transport, as part of a holistic approach to joining the new with the old; 7. Development which is designed to maximise opportunities for delivering sustainable development including but not limited to water management systems, communication technology, on-site renewables and ecological enhancement; 8. Provision of a mix of housing including affordable housing, opportunities for self-build / custom-build homes and Community Land Trusts.

Delivering land for business

The Council will address the needs of the local economy by: 1. Safeguarding strategic and local employment areas (as set out in Appendix G) from non-business development as well as encouraging and facilitating their ongoing regeneration and redevelopment for economic purposes. 2. Encouraging a range of development proposals for employment on new and existing employment areas that deliver B use classes or similar sui generis uses. 3. Supporting High Wycombe as a location for high quality offices by encouraging the development of new premises in the town and also ensuring the delivery of existing key employment commitments, including Handy Cross Hub and High Wycombe Town Centre sites, to provide new B1a office accommodation. 4. Allocating 21 ha of new strategic and local employment areas including: a) Additional new employment sites on the edge of High Wycombe (Wycombe Air Park), and limited employment development on some of the former Reserve Sites (Abbey Barn South and Gomm Valley) to improve the range and choice of sites; b) New employment sites at Princes Risborough (land adjacent to Regents Park and at Lower Icknield Way) and; c) A new employment site at Stokenchurch (on land adjoining Stokenchurch Business Park). 5. Facilitating rural enterprise and diversification.

Employment Areas

1. In areas designated as Strategic Employment Areas on the Policies Map development will be restricted to B Class uses as specified in the Use Classes Order. 2. In areas designated as Local Employment Areas on the Policies Map development will be mainly restricted to: a) Class B uses; b) Sui generis uses that are compatible with the surrounding commercial activity and will not undermine the viability or operations of the employment area; c) Class D1 uses which comprise clinics, health centres, GP or dental surgeries. 3. Other uses such as ATMs / banking facilities, catering outlets, creches etc. that support or complement the business uses will be allowed where they are appropriate in scale, and directly support the character and function of the designated Employment Area. 4. The redevelopment of existing employment sites and premises for employment use to make more efficient use of sites and provide modern premises attractive to the market will be encouraged, provided that the development does not have an adverse impact on amenity, car parking or highway safety in the surrounding area. 5. Other uses will not be permitted in the designated Employment Area.

Land Adjoining High Heavens Household Recycling Centre, Off Clay Lane

The site, as shown on the Policies Map, is allocated for low density yard based business uses. Development of the site is required to: 1. Provide single storey restricted height buildings; 2. Provide a landscape-led positive approach to design and layout to limit its impact upon the Area of Outstanding Natural Beauty; 3. Retain and manage existing wooded boundaries for screening purposes, to take account of the site's location within the Chilterns Area of Outstanding Natural Beauty; 4. Provide off-site planting to the east so as to reinforce the western boundary; and 5. Provide a full landscape assessment.

Cressex Business Park, High Wycombe

1. In Cressex Business Park as defined on the Policies Map, development will be permitted for classes B1, B2, B8 and sui generis uses that are akin to employment uses as specified in the Use Classes Order. 2. Other uses that deliver economic development will also be allowed, where they: a) Support the business uses of the area; b) Are small scale; c) Generate employment. 3. Residential uses will not be permitted. 4. Proposals for new development may be required to contribute towards improving the access to the area. 5. Proposals will be supported which secure improvements to Cressex Business Park to maintain and improve its commercial attractiveness, including through environmental improvements and improved access.

Wycombe Air Park, High Wycombe

1. Two areas of land at Wycombe Air Park are allocated as strategic employment areas and these are shown on the Policies Map. These areas and the adjoining built up areas are removed from the Green Belt. 2. Proposals for B1, B2 and B8 uses and sui generis employment generating uses will be permitted within the strategic employment areas as defined on the Policies Map and in figure 18 below. 3. Development of this site will be required to: a) Secure appropriate off-site highway works including as required at the Clay Lane - Marlow Road junction and as advised by the Highway Authority; and b) Demonstrate that they do not compromise or limit the operation of the aviation uses, including gliding, at the Air Park; and c) Ensure appropriate boundary landscaping is provided. 4. Other areas of the site away from the employment areas and the airfield may be suitable for outdoor sporting activities, subject to meeting the requirements of 3b) above. 5. Residential uses will not be permitted. 6. Development will be required to demonstrate through a travel plan how sustainable travel to the site will be improved.

GLOBE PARK, MARLOW

1. In Globe Park as defined on the Policies Map development will be permitted for classes B1, B2, B8 and sui generis uses that are akin to employment uses as specified in the Use Classes Order. 2. Other uses that deliver economic development will be permitted where they: a) Support the business uses of the area; b) Are small scale; c) Generate employment. 3. Residential uses will not be permitted. 4. The Council will support proposals which deliver improvements to the access to and egress from Globe Park and facilitate its regeneration. These improvements include changes to the access arrangements to the Business Park, both on and off-site as well as the provision of new car parking to serve Globe Park.

LAND TO THE REAR OF STOKENCHURCH BUSINESS PARK, IBSTONE ROAD, STOKENCHURCH

1. Land to the rear of the Stokenchurch Business Park, as shown on the Policies Map, is allocated for a mix of B1, B2, B8 and sui generis employment generating uses. 2. Development proposals are required to: a) Include an allowance for additional parking to meet the needs of the expanded Business Park; b) Adopt a landscape-led positive approach to design and layout to limit its impact upon the Area of Outstanding Natural Beauty. This will include producing a landscape impact assessment; and c) Contribute to enhanced public transport provision in the village and to serve the site.

Land North of Lower Icknield Way

Employment land as identified on the Policies Map is reserved for the relocation of existing B1, B2, B8 and sui generis employment generating uses affected by the expansion of Princes Risborough. New development here is required to: 1. Create a layout and design that has particular regard to its visual impact from the Area of Outstanding Natural Beauty escarpment and the Ridgeway National Trail and open character of the area, incorporating appropriate landscaped areas and tree planting; 2. Provide a safe and suitable access for vehicles from Lower Icknield Way; 3. Provide parking arrangements in accordance with current parking standards; 4. Develop a routeing strategy for large vehicles, to be agreed with the Highway Authority; 5. In relation to flood risk, use a sequential approach to the location of development within the site to avoid areas of flood risk, providing a buffer to the stream, and ensuring that the development will not increase the risk of flooding onsite and elsewhere; 6. The Council will keep under review the need for this allocation in the light of progress with the development of the expansion area. Residential applications will be refused.

Princes Estate Expansion

1. Land shown on the Policies Map is allocated for a new Strategic Employment Area as a northern expansion of the Princes Estate. 2. New development in the expanded Business Park as identified on the Policies Map is required to: a) Be for employment generating uses in use classes B1, B2, B8 and sui generis employment generating uses; b) Develop the whole site, or if for a part of the site demonstrate a proposal would not compromise delivery of the remaining area; c) Create a layout and design that has particular regard to its visual impact from the Area of Outstanding Natural Beauty escarpment and the Ridgeway National Trail, open character of the area and the setting of Horsenden Conservation Area; d) Provide access and parking arrangements in accordance with current parking standards. 3. Residential applications will not be permitted.

Climate Change

The Council promotes mitigation and adaptation to climate change through: 1. A development strategy that minimises the need to travel by allocating sites and generally directing development to locations with better services and facilities, or where they are capable of being improved. 2. Ensuring allocations in this Plan have taken account of climate change allowances using the information provided by the Strategic Flood Risk Assessment level 1 and 2 and through the sequential testing of sites, and ensuring through detailed development management policy that applications fully factor in climate change in their flood risk assessments. 3. Integrating blue and green infrastructure into the design of new development, including the use of Sustainable Drainage Systems (SuDS). 4. Adopting higher water efficiency standards to contribute to alleviating water stress across the District. 5. Introducing a requirement that new development should be designed to contribute towards mitigating urban heat island effects and increases in air pollution. 6. Supporting the integration of renewable technologies into residential and commercial developments of all sizes and the use of district heating or combined heat and power on larger scale developments.

Green Infrastructure and the Natural Environment

The Council will promote the conservation and enhancement of the natural environment and green infrastructure of the District through: 1. Conserving, protecting and enhancing the Chilterns Area of Outstanding Natural Beauty and other natural environmental assets of local, national and international importance by: a) Protecting them from harmful development through development management policies in this Plan and the Delivery and Site Allocations Plan including the protection of biodiversity and landscape designations and landscape character based approach to considering proposals; b) Working with the Chilterns AONB Board and other agencies to improve the management of the AONB and other natural assets, and help people's enjoyment of them; c) Taking a landscape character based approach to considering proposals. 2. Ensuring there is a net gain in biodiversity within individual development proposals and across the District as a whole over the plan period. 3. Working with local natural environment partnerships to protect and enhance the green infrastructure network of the District by: a) Protecting designated sites and through management plans ensuring their biodiversity value will be enhanced; b) Proactive, early and strategic planning of green infrastructure to maximise its benefits, including a baseline assessment of what exists (function, location, size, connectivity); c) Keeping under review and updating the extent of the Green Infrastructure network in coordination with the Bucks and Milton Keynes Natural Environment Partnership and other agencies; d) Ensuring through development management policies that all development is required to maximise the opportunities to protect, enhance, expand, connect, improve and use the existing green infrastructure, including across the border of the development site. 4. Working in partnership with the Environment Agency, Natural England and the water companies to protect, manage and improve water quality in the District, particularly the quality of water bodies which are currently failing to meet the Water Framework Directive (WFD) requirements as set out in the Thames River Basin Management Plan (RBMP).

Protecting the Green Belt

The Council will: 1. Remove limited areas of land from the Green Belt, as set out in this Plan, where there are exceptional circumstances for doing so; 2. Not propose or permit any other changes to the Green Belt boundary; 3. Protect the Green Belt identified on the Policies Map from inappropriate development.

The Chilterns Area of Outstanding Natural Beauty

1. The Council will require development within the Chilterns Area of Outstanding Natural Beauty to: a) Conserve, and where possible enhance, the natural beauty of the Chilterns AONB; b) Be appropriate to the economic and social wellbeing of the local communities within the AONB, or to promote the understanding or enjoyment of the AONB; c) Deliver the highest quality design which respects the natural beauty and built heritage of the Chilterns and enhances the sense of place and local character. 2. Planning permission for proposals which constitute major development within the Chilterns Area of Outstanding Natural Beauty will only be permitted in accordance with national policy, and will otherwise be refused. 3. Development in the setting of the Area of Outstanding Natural Beauty must not have a significant adverse impact on the natural beauty of the Chilterns Area of Outstanding Natural Beauty.

Landscape Character and Settlement Patterns

1. Development is required to protect and reinforce the positive key characteristics of the receiving landscape and existing settlement patterns. 2. Development is required to evidence a thorough understanding of the landscape and demonstrate a positive response to its attributes, taking account of: a) Existing landscape/townscape character appraisals and design guidance; b) The existing and historic pattern of fields, hedgerows, woodlands, trees, water bodies, the underlying topography, and other landscape features on and around the site; c) Tranquility and darkness; d) Views and vistas, both from and towards the site, paying particular attention to hilltop and skyline views and areas that contribute to separation between settlements. 3. Development is required to demonstrate that a mitigation hierarchy has been followed in a cumulative way, to avoid, minimise and mitigate harm; and that opportunities for enhancement have been taken. 4. Development must not, individually or cumulatively, result in the actual or perceived coalescence of settlements.

Delivering Green Infrastructure and Biodiversity in Development

1. All development is required to protect and enhance both biodiversity and green infrastructure features and networks both on and off-site for the lifetime of the development. 2. Developments proposals are required to evidence a thorough understanding of context through the preparation of a proportionate assessment of existing and planned green infrastructure, biodiversity and ecological features and networks both on the site and in the locality, and demonstrate how: a) Through physical alterations and a management plan for the lifetime of the development: i. Existing green infrastructure and biodiversity assets will be maximised; ii. Opportunities to enhance existing and provide new green infrastructure and biodiversity assets will be maximised; iii. Development will deliver long lasting measurable net gains in biodiversity; iv. Where appropriate, a monitoring plan will be put in place to review delivery of i - iii. b) The mitigation hierarchy has been applied by following a sequential approach to avoid, minimise, mitigate, and finally compensate for (on then off-site) any harm to biodiversity. If significant harm cannot be avoided in this way, development will not be permitted. 3. Development (excluding householder applications) is required as a minimum to: a) Secure adequate buffers to valuable habitats; b) Achieve a future canopy cover of 25% of the site area on sites outside of the town centres and 0.5 ha or more. This will principally be achieved through retention and planting of trees, but where it can be demonstrated that this is impractical the use of other green infrastructure (e.g. green roofs and walls) can be used to deliver equivalent benefit; c) Within town centres and on sites below 0.5 ha development is required to maximise the opportunities available for canopy cover (including not only tree planting but also the use of green roofs and green walls); d) Make provision for the long term management and maintenance of green infrastructure and biodiversity assets; e) Protect trees to be retained through site layout and during construction.

Water quality and supply

1. Developments are required to demonstrate how they will be served by adequate infrastructure capacity in terms of water supply, foul drainage, wastewater and sewage treatment, and other utilities, without leading to significant problems for existing users or contamination of waterways (rivers or streams), clean water supply, surface water or groundwater. 2. In order to protect and improve water quality, potentially contaminating developments on principal aquifers including the Chalk Aquifer, or within the District's Source Protection Zones as defined by the Environment Agency maps will need to demonstrate that groundwater and surface water is adequately protected to prevent a deterioration of water quality and pollution of the water source. 3. Developments which fall within a Groundwater Source Protection Zone will be required to be designed to allow for: a) The potential to encounter shallow groundwater and the restriction on the use of soakaways; b) Avoiding direct discharge of hazardous substances to groundwater; c) The potential for historic contamination to be encountered during development; d) Restrictions on deep penetrative foundation methods if contamination is encountered.

Managing flood risk and sustainable drainage systems

1. All development will be directed to areas at least risk of flooding and will be required to reduce the causes and impacts of flooding both on and off-site. 2. Inappropriate development in areas with a high risk of flooding will not be permitted. 3. The functional flood plain is safeguarded for the purpose of storing and allowing water to flow in times of flood. 4. Development in any area at risk of flooding will be required to evidence compliance with the sequential test and (as necessary and when appropriate) the exceptions test as set out in national policy and guidance. There are two exceptions to this requirement for sequential testing: a) Development which is in accordance with a Development Plan allocation will not be required to provide further evidence of compliance with the sequential test. Developments for more vulnerable uses than the allocated use will still require sequential testing. b) Minor development or changes of use (other than change of use to a camping, caravan or mobile home site). 5. Development in any area at risk of flooding or on any site greater than 1 hectare will require a site-specific flood risk assessment demonstrating: a) The risks from all forms of flooding, including fluvial flooding, groundwater and surface water flooding; b) A sequential approach to site layout directing the most vulnerable uses to the areas of lowest flood risk; c) The feasibility of safe access and egress routes to the site and emergency planning procedures; d) Resilient and resistant construction methods for managing residual risk; e) A reduction in the causes and impacts of flooding both on and offsite; f) The drainage characteristics of the site and the feasibility of Sustainable Drainage Systems (SuDS); g) The impact of climate change allowances on flood risk and drainage. 6. All development will be required to incorporate Sustainable Drainage Systems (SuDS) ensuring that: a) There is no material increase in run-off rates at the site boundary; b) For greenfield sites, run-off rates at the site boundary do not exceed existing greenfield run-off rates, and, where there is opportunity, these should be reduced to the minimum feasible rate; c) For brownfield sites, run-off rates at the site boundary are reduced as close as reasonably practicable to greenfield run-off rates; d) Within the site: i Surface water run-off is managed as close to the source as possible; ii Priority is given to Sustainable Drainage Systems (SuDS) which mimic and reflect natural drainage processes; iii Details for future maintenance over the lifetime of the development are included.

LITTLE MARLOW LAKES COUNTRY PARK

1. The Little Marlow Lakes Country Park, as defined on the Policies Map, is allocated for outdoor recreation. 2. Any development within the Country Park should provide for environmental improvements, including the provision of publicly accessible open space, ecological and biodiversity enhancements, and contribute to the continued development and long term management of the Country Park. 3. Car parking facilities should be provided in the east side of the Country Park. 4. Planning permission will not be granted for development within the Country Park that that has an adverse effect upon the amenities or setting the River Thames, watercourses, lakes, wet woodlands, adjoining conservation areas, or listed buildings, or which prejudices the function of the area for the purposes of a Country Park. 5. Any development will be required to provide safe, convenient and direct access to Marlow and Bourne End for pedestrians, cyclists, and disabled users. 6. Any development close to an existing waterbody or other wetland feature should protect and enhance that feature's ecological value, biodiversity, and its natural setting within the Country Park.

Molins Sports Ground

1. The area known as Molins Sports Ground, as shown in the Policies Map, is designated for outdoor sports uses. 2. Any need for increased parking space will be provided in the strategic open space north of Mill Lane within the expansion area (see Policy PR7). 3. The existing access to the site from Mill Lane should be retained. 4. Local sources of flood risk should be managed.

Historic Environment

The Council will promote the conservation and enhancement of the Historic Environment of the District through: 1. Conserving, and where possible enhancing, the significance, special interest, character and appearance of designated and non-designated heritage assets and historic landscapes; and taking opportunities to reinforce the positive contribution to local character and distinctiveness by sustaining the historic environment. 2. Ensuring the setting of designated and non-designated heritage assets and historic landscapes conserves or where possible enhances the special interest of the asset or landscape. 3. Ensuring that heritage assets are appropriately managed and promote sympathetic re-use of vacant and "at risk" buildings, to prevent the deterioration of their condition, to aid in their protection, and to reduce the number of heritage assets on the "Heritage at Risk" register. 4. Promoting the understanding of the character of our conservation areas through the production and periodic review of conservation area appraisals; and where necessary, employ Article 4 Directions where the identified character of a conservation area is at risk from Permitted Development. 5. Promote the understanding and conservation of non-designated heritage assets by maintaining and periodically reviewing a list of locally important assets of historical or architectural merit. 6. Promoting the understanding of the special character of our historic centres through the support of the Buckinghamshire Historic Towns Project, and enhancing their special character where opportunities arise to do so, including through improvements to the public realm in our historic centres. 7. Promoting the understanding of historic landscapes which play an important role in the formation of the Historic Environment. 8. Working closely with our partners including Historic England and Buckinghamshire County Council to ensure that records are kept up to date, so the historic environment is cared for in the most appropriate manner.

Development affecting the Historic Environment

1. All development is required to conserve and, where possible, enhance the Historic Environment. Great weight will be given to the conservation of a designated asset's significance, its setting, and other character features or positive elements of special interest. Designated heritage assets include: a) Listed Buildings b) Scheduled Monuments c) Registered Historic Parks and Gardens d) Conservation Areas 2. Developments likely to affect the significance of designated or non-designated heritage assets, or their setting, are required to evidence a thorough understanding of context, the significance of the asset and any potential impacts on that significance through the preparation of a proportionate heritage impact assessment. 3. Developments which secure the preservation of buildings and other heritage assets that are deemed to be at risk by national and local heritage at risk registers will be supported. 4. Where development would lead to substantial harm to or total loss of significance of a designated heritage asset, consent will be refused unless it can be demonstrated that this is necessary to achieve substantial public benefits that cannot be achieved otherwise and which outweigh that harm or loss, or all of the following apply: a) The nature of the heritage asset prevents all reasonable uses of the site; b) No viable use of the heritage asset can be found in the medium term through appropriate marketing that will enable its conservation; c) Conservation by grant-funding or some form of charitable or public ownership is demonstrably not possible; d) The harm or loss is outweighed by the benefit of bringing the site back into use. 5. Where development would lead to less than substantial harm to the significance of a designated heritage asset, consent will be refused unless this harm is outweighed by the public benefits of the proposal, including securing its optimum viable use. 6. Where development would demonstrably harm the significance of a non-designated heritage asset, and having regard to the scale of harm and the significance of the asset, consent will be refused unless this harm is outweighed by other land use planning benefits. Non-designated heritage assets include: a) Locally listed buildings b) Areas of archaeological importance c) Non-scheduled archaeological remains d) Historic parks and gardens on the Buckinghamshire County Register e) Other historic landscapes and features

Settlement Strategy

The Council will direct development within the District in the following way: 1. Tier 1: High Wycombe area. The prime focus for development, including housing and new economic development, will be the urban area of High Wycombe through: a) Regeneration and change in the existing built-up area including the redevelopment of suitable previously developed sites for both housing and employment purposes; b) Maintaining and respecting the physical and community identity of adjoining settlements; c) Development of the former Reserve Sites; d) Land removed from the Green Belt that is identified in this Plan to deliver new employment floorspace and homes. 2. Tier 2 a) Princes Risborough: through developing suitable previously developed land within the built up area, and through major residential led expansion on the west side of Princes Risborough including improvements to the town centre, the station area and additional land for business. b) Marlow: through developing suitable previously developed land within the built up area, and provision for business through the regeneration of the Globe Park Strategic Employment Area. c) Bourne End and Wooburn: through developing suitable previously developed land within the built up area, on the former Reserve Site at Slate Meadow, and on land removed from the Green Belt that is identified in this Plan. 3. Tier 3 and 4: Higher Order and Other Service Villages, through: a) Development within the settlement boundary as identified on the Policies Map; b) Limited land removed from the Green Belt that is identified in this Plan; c) Limited development at specified villages beyond the Green Belt; d) Rural exceptions affordable housing schemes; 4. Tier 5 and 6: Small villages and hamlets through a) Rural exceptions affordable housing schemes where the settlement has some local services. 5. Support for rural businesses: other allocations as identified in this Plan or in neighbourhood plans; 6. Outside of these areas and settlements, development will be restricted to that which is appropriate in a rural area.

Delivering Homes

1. The housing target for the District for the plan period 2013-2033 is 10,925 homes. 2. These homes will be distributed across the District broadly as follows: a) Tier 1 - 6,350 homes at the urban area of High Wycombe; b) Tier 2 – 3,200 homes, broadly distributed as follows: i. 2,050 homes at Princes Risborough; ii. 350 homes at Marlow; iii. 800 homes at Bourne End and Wooburn. c) Tiers 3-6- 1,400 homes broadly distributed as follows: i. 300 homes in Longwick-cum-Ilmer Parish; ii. 160 homes in Great and Little Kimble-cum-Marsh Parish; iii. 940 across the rural areas, focused on the larger and medium sized villages (Tiers 3 and 4 of the settlement hierarchy). 3. Provision will be made to help address the needs for different types of housing including: a) Provision of affordable housing of appropriate tenures having regard to the needs for different forms of affordable housing; b) Provision of accommodation for the older people including through existing commitments, on sites allocated for housing and through ensuring new housing is more accessible; c) 7 pitches to meet the needs of Travellers and 3 plots to meet the needs of Travelling Showpeople; d) Seeking an appropriate mix of house types and sizes. 4. These homes will be delivered through: a) Existing completions and commitments; b) Allocations in this Plan as set out in Appendix D and in the Delivery and Site Allocations Plan, and shown on the Policies Map; c) Allocations in Neighbourhood Plans; d) Through windfall development, in accordance with other policies in the Development Plan.

The location of new housing

1. Housing will be supported at: a) Sites allocated for housing, or mixed use with housing, as listed in Appendix D and shown on the Policies Map. b) Windfall sites within settlement boundaries as shown on the Policies Map or in accordance with a made Neighbourhood Plan.

Housing Mix

1. All residential development of 10 or more dwellings is required to include a mix of dwelling size, type and tenure taking account of current evidence in relation to priority housing need in the District, and in order to support a sense of place and mixed communities. 2. Any development which includes 100 houses or more is required to include 5% of the proposed dwelling numbers as self-build plots.

Other residential uses

1. Developments for other residential uses will be acceptable in principle in locations where housing is acceptable in accordance with Policy CP3. 2. Developments for other residential uses will not be acceptable where there is already an overconcentration of such uses existing in the neighbourhood. 3. Developments for other residential uses will be required to: a) Secure high quality design in accordance with other policies in the plan; b) Reflect and respect the scale and intensity of use of surrounding dwellings; c) Secure sufficient parking to meet the needs of the residents; d) Secure sufficient bin storage and cycle storage; e) Preserve the amenities of neighbouring properties. 4. Developments for Class C1 Hotels will also be required to comply with national policies for the location of main town centre uses. 5. Development for C2 residential institutions (and staff accommodation) on existing sites in the countryside will be acceptable where these are required to support an existing enterprise or business. 6. Developments for Houses in Multiple Occupation will be required to secure an acceptable number and arrangement of communal facilities within the building.

Affordable Housing

1. The Council will require all developments for 10 or more dwellings or more than 1,000 sqm of residential floorspace to provide on-site affordable housing of at least: a) 48% of the total number of units on sites that are greenfield land or were last used for Class B business use or a similar sui generis employment-generating use, or; b) 35% of the total number of units on all other sites, 2. Within the Chilterns AONB, the Council will require a commensurate financial contribution towards the provision of affordable housing from all developments of between 6 and 9 dwellings and/ or over 1,000 square metres residential floorspace (inclusive). 3. Where a development falls below the size thresholds in 1 or 2 but is demonstrably part of a potentially larger developable area above those thresholds, the Council will require affordable housing on a pro rata basis. 4. The required affordable housing mix and tenure shall be provided in accordance with current evidence.

Rural Exceptions Affordable Housing

1. The Council will require development for small scale, rural affordable housing (including starter homes) to demonstrate that: a) There is specific, identified local housing need within the community; b) This need cannot be met on a site that would otherwise accord with policy; c) The location proposed is the best practicable location within the local area with regards to material considerations such as access to schools, jobs and services via sustainable transport modes; d) Any element of open market housing is necessary to secure the delivery of the affordable housing.

Criteria for Traveller Sites

1. The development of new sites, or the extension or intensification of existing sites will only be allowed where: a) The site is not in the Green Belt; b) The site is not in the settlement area of Marsh, as shown in the plan in Appendix E. 2. Proposals will be required to: a) Relate well to an existing settlement with access to services and it will not be isolated in the countryside by reason of distance or other barriers; b) Be of a scale which does not dominate the scale of the nearest existing settlement whether singly or cumulatively with any existing sites in the area; c) Accord with national policy for flood risk: i. Sites in fluvial flood zone 3 will not be permitted; ii Sites in fluvial flood zone 2 will only be permitted if the applicant is able to demonstrate compliance with both the sequential and exceptions tests; iii It follows a sequential approach to the location of development within the site in relation to risks from all sources and any residual risk can be successfully mitigated through SuDS without increasing the risk of flood elsewhere. d) Provide safe and convenient access to the highway network; e) Avoid unacceptable adverse impact on the amenity of neighbouring land users; f) Address any adverse visual impact. 3. Development which results in the loss of pitches or sites will not be permitted, except where a reasonable alternative site is provided in line with the other requirements of this policy.

Housing for Rural Workers

1. Permanent accommodation for rural workers in locations where permission would not normally be granted is required to be: a) Essential to sustain the functioning of an established agricultural, forestry or other appropriate rural enterprise; b) Related to a functional need for a full-time worker or one who is primarily employed by the business to be resident at the location proposed; c) Supported by evidence that demonstrates that all alternative accommodation options have been explored and no satisfactory alternative means of providing accommodation has been identified; d) Of a size and cost commensurate with the established functional requirement for the enterprise and not exceeding 120 sqm in gross external floor area. 2. For new rural enterprises, only temporary accommodation in the form of a caravan or mobile home will be permitted. 3. The removal of existing occupancy conditions on relevant planning permissions will only be permitted where the applicant can demonstrate that: a) The dwelling is genuinely surplus to the current and foreseeable future employment needs of the holding or business that the dwelling is currently associated with; and b) There is no foreseeable need for housing for persons employed or last employed in agriculture or other rural enterprises in the locality.

Extensions and alterations to existing dwellings

1. Development will be required to: a) Achieve a high quality in the detail of the design; b) Respect the character and appearance of the existing property; c) Be subservient in scale and ancillary in function to the existing dwelling; d) Respect the character and appearance of the surrounding area; e) Preserve the amenities of neighbouring properties. 2. Proposals to extend or alter an existing dwelling that would be tantamount to the creation of a new dwelling in respect of their layout, scale, massing, form, access or scope for independent occupation will be refused.

Internal space standards

All new dwellings will be required to meet up-to-date nationally described technical housing standards for minimum internal space requirements.

Optional Technical Standards for Building Regulation Approval

1. All new dwellings are required to achieve the higher water efficiency standard in the appendix to Building Regulations Approved Document Part G. 2. All new dwellings are required to achieve the standards in Building Regulations Approved Document M4(2). 3. All developments which are required to provide on-site affordable housing in accordance with DM24 will also be required to provide 30% of any affordable homes, and 20% of any market homes, in accordance with the dwelling standards in Building Regulations Approved Document M4(3). 4. This policy will be deemed to apply to the nearest equivalent standards in any future amendment to the above Building Regulations Approved Documents.

The replacement or extension of dwellings in the Green Belt (including outbuildings)

1. The extension or replacement of a dwelling will only be considered appropriate development in the Green Belt when it satisfies one (or more) of these conditions. The volume of existing outbuildings will not be included in any calculations. a) It accords with a made Neighbourhood Plan; b) The dwelling is within a built-up village shown on the Policies Map; c) The dwelling is within a ribbon of development that presents a substantially built up frontage and the resultant dwelling would not exceed the average volume of its two directly adjacent neighbours; d) Where the volume of the original dwelling is less than 240 cubic metres, the total volume of the resulting building is no more than 360 cubic metres; e) Where the volume of the original dwelling is between 240 and 720 cubic metres, the total volume of the resulting building is no more than the volume of the original building plus 50%; f) Where the volume of the original dwelling is more than 720 cubic metres, the total volume of the resulting building is no more than 1080 cubic metres; g) The total volume of the resulting dwelling is no more than the volume of the dwelling which is being replaced. 2. The erection of residential outbuildings will be considered appropriate development in the Green Belt within a built-up village identified on the Policies Map or in accordance with a made Neighbourhood Plan. Elsewhere in the Green Belt, any increase in the volume of residential outbuildings will only be considered appropriate development when ALL of the following conditions apply: a) The total volume of all existing and proposed outbuildings on the property would not exceed 25% of the volume of the original dwelling; b) The total volume of all existing and proposed outbuildings on the property would not exceed 140 cubic metres; c) No more than 50% of the curtilage outside of the dwelling would be occupied by outbuildings; d) No part of the building has more than a single level; e) No part of the development would exceed 4 metres in height (measured from the lowest adjoining pre-existing ground level). 3. In all cases (either the extension or replacement of a dwelling or the erection of an outbuilding) development will also be required to respect the open character of the Green Belt and appear proportionate to the original dwelling, taking particular account of visual impact.

Abbey Barn North

The site as shown on the Policies Map is allocated for residential development and is required to: 1. Place making a) Be sensitively designed to reflect and take into account the "bowl" shaped topography and sloping nature of the site. 2. Transport a) Provide for footpath, cycle and bridleways through the site to link Abbey Barn Lane, Deangarden Wood, the former railway line, the former ski-slope, Kingsmead Road/Bassetsbury Lane and Deangarden Rise; b) Provide a site access and layout that: i. Where feasible provides in part the realignment of Abbey Barn Lane through the site; ii. Does not prejudice the realignment of Abbey Barn Lane through the eastern part of the site and the reconfiguration of the Abbey Barn Lane/ Abbey Barn Road/ Kingsmead Road junction. c) Provide off-site highway, pedestrian and cycle works including: i. A contribution to improvements to London Road; ii. A contribution towards improvements to Abbey Barn Lane; iii. A widened footbridge of 3 metres width over the Back Stream that connects Kingsmead Road with Bassetsbury Lane (or provide an additional cycle bridge of at least 2 metres width) to provide shared use for cyclists / pedestrians; iv. Improvements to walking, cycling and horse riding along the old railway line east from the site to the bottom of Spring Lane. 3. Green Infrastructure/Environment a) Ensure that there is no loss or deterioration of the woodland margin of Deangarden Wood and maintain at least a 15 metre buffer between the development and the woodland; b) Enhance the ecological value of Deangarden Wood to ensure the increased recreational use of the wood does not lead to a negative ecological impact; c) Enhance the ecological value of the former Bourne End to High Wycombe Railway Line corridor as part of the green infrastructure network; d) Retain and secure long term management of a substantial area of the chalk grassland habitat; e) Manage local sources of flood risk. 4. Landscape a) Minimise impact upon the wider views over and through the valley from the surrounding landscape; b) Retain the characteristic wooded backdrop to the settled valley floor; c) Retain the mature woodland in the eastern corner to ensure its landscape contribution to Deangarden Rise, Abbey Barn Road and Kingsmead Road is maintained; d) Minimise the removal of young woodland along Abbey Barn Lane to maintain the sylvan character of the lane, and mitigate for any loss through replanting. 5. Other a) Provide a commensurate financial contribution secured by planning obligation for primary education provision.

Gomm Valley and Ashwells

The site as shown on the Policies Map is allocated for a residential led mixed use development comprising Residential, Business and associated Community Uses. Development of the site is required to: 1. Placemaking a) Adopt a landscape-led design approach to the development of the site. This should recognise the intrinsic character and beauty of the hillside landform, whilst accommodating opportunities for development; b) Establish an appropriate urban edge to High Wycombe and Tylers Green and avoid the coalescence of the two settlements, leaving an undeveloped gap of approximately 200 metres or more at their closest point, informed by landscape impact, ecological requirements and character issues; c) Establish a strong sense of place with a distinctive attractive and functional living environment through a sensitive design response to the local context including topography, landscape, habitats and ecology; d) Provide 1.2 ha of land for B1 employment uses to the west of the Peregrine Business Park, subject to a suitable access being provided; e) Provide a primary school on the southern end of the site. 2. Landscape a) Pay particular regard to the landscape character and views of the area from the south, including mitigating unavoidable impacts in a way that respects the existing landscape character; b) Retain undeveloped areas to deliver both ecological and recreational benefits alongside each other whilst at the time respecting the valley's landscape character. 3. Green Infrastructure/Environment a) Conserve and enhance existing nature conservation interests and green infrastructure, and facilitate the provision of new habitats by: i. Minimising the effects of severance and disturbance on existing and proposed habitats caused by access and development; ii. Retaining and providing appropriate buffers to designated sites and valuable habitats within the site and beyond the site boundary to limit adverse effects from development; iii. Maximising opportunities for habitat creation and connectivity as outlined in the Gomm Valley Biological Opportunity Area (BOA) description with an emphasis on the creation, restoration and management of lowland chalk grassland, woodland, lowland meadows and hedgerows to create a resilient habitat network within the site that connects well with networks beyond the site boundary; iv. Providing a sustainable management framework, to be secured via legal agreement, for the delivery and ongoing maintenance of the undeveloped area including new and retained chalk grassland habitat; v. Delivering a significant net gain in biodiversity that reflect the site's existing nature conservation interest and its designation as a Biodiversity Opportunity Area (BOA). b) Manage local sources of flood risk. 4. Transport a) Provide directly or make appropriate contributions to off-site transport works, including, but is not limited to: i. Capacity improvements at the Gomm Road junction; ii. Contribution towards a wider A40 package; iii. Provision of an attractive shared use pedestrian / cyclist / equestrian route through King's Wood, using existing private tracks and public bridleways to connect Cock Lane with the A404 Amersham Road (at the Beech Tree Pub); iv. Off-site footpath and cycleway provision; v. Improved pedestrian crossing facilities. b) Provide vehicular access into and through the site, to include a link / spine road designed to minimise and distribute the impact of additional traffic on the existing local road network; c) Provide for bus access through the site.

TERRIERS FARM AND TERRIERS HOUSE

The site as shown on the Policies Map is allocated for residential development and strategic open space. Development of the site will be required to: 1. Placemaking: a) Maintain the physical separation between Terriers and Hazlemere to preserve the individual character of these locations by locating strategic open space as an extension to the existing recreation ground; b) Integrate the historic Terriers Farm barns 2. Green Infrastructure/Environment/Landscape: a) Retain and enhance the pond and its environs; b) Manage local sources of flood risk; c) Provide a buffer of an average 15m within the site to protect the trees and hedgerows at the margin of Lady's Mile, and the setting of the AONB; d) Retain the main North-South hedgerow, which has an adjacent public footpath, as the major green link through the site; e) Retain a green link between King's Wood in the south and the Area of Outstanding Natural Beauty countryside to the north to retain its function as a wildlife corridor; f) Retain the field boundaries within the site. 3. Open space a) Provide appropriate high quality sport and recreation hub linking to the adjacent playing fields and facilities at Hazlemere Recreation Ground; b) Provide a financial contribution towards additional car parking and upgrades to the existing changing facilities at the adjacent recreation ground or make appropriate provision within the site. If the vehicle access to the existing recreation ground proves unsuitable then access will need to be gained from the Reserve Site and parking and changing facilities will need to be located within the new playing fields; c) Protect the former cricket pitch associated with Terriers House as open space unless alternative additional open space provision is provided elsewhere on the site. 4. Transport: a) Provide directly or make provision for off-site transport works. This should include, but is not limited to: i. Improving the public right of way between the site and the A404 Amersham Road to make it safe and convenient for increased use; ii. Providing two vehicle accesses into the site which connect through the site, including an access onto the A404 Amersham Road opposite De Havilland Drive; iii. Widening the carriageway of Kingshill Road to the east of any site access from this road; iv. Providing improvements to the A404 Amersham Road / Kingshill Road / Totteridge Lane junction as part of an overall improvement scheme for the junction; v. Implementing traffic calming measures on North Road and Brimmers Hill through Widmer End to limit the potential for additional traffic rat running through this area if required. vi. Rationalising the position of and improve key bus stops on A404 Amersham Road; vii. Providing an improved pedestrian crossing of the A404 Amersham Road in the vicinity of new or relocated bus stops. b) Provide a new footway on Kingshill Road and crossing point to provide for key desire lines; c) Upgrade the Lady's Mile bridleway and public right of way connecting Green Road (near Terriers Farm) to Benjamin's Footpath near High Wycombe town centre, including possible safe and partly off road infrastructure improvements to provide connections between Hazlemere and the town centre. 5. Other a) Provide a commensurate financial contribution secured by planning obligation to enable the delivery of the proposed school on the Gomm Valley & Ashwells allocated site to meet the need for primary school places from this development.

LAND OFF AMERSHAM ROAD INCLUDING TRALEE FARM, HAZLEMERE

The site as shown on the Policies Map is allocated for residential use. Development of the site is required to: 1. Place-making a) Maintain a sense of separation between Hazlemere and Holmer Green, through the layout of the site; b) In the event that land to the north east in Chiltern District (off Earl Howe Road) is allocated for development in the Chiltern and South Bucks Local Plan, to be planned comprehensively with that site as a whole; and in any event to not prejudice future integration; c) Provide a comprehensive development of the site within Wycombe District; d) Redevelop the existing coach yard and riding stables; e) Consider the opportunity to redevelop existing residential properties fronting Amersham Road. 2. Transport: a) Provide access from the A404 and the Wycombe Road; b) Provide walk / cycle access through Tralee Farm onto Wycombe Road; c) Improve access to existing bus routes; d) Provide or contribute to off-site highway improvements as required by the Highway Authority. 3. Green Infrastructure/Environment a) Provide access to and retain the existing orchard within the north east of the site; b) Provide protection and future management for the orchard; c) Retain the woodland in the south west corner of the site at Badger Way; d) Provide a Green Infrastructure link through the valley of the site, connecting the orchard to the woodland at Badger Way; e) Retain the field boundaries within the site; f) Manage local sources of flood risk. 4. Development of this site will be required to meet the needs arising from the development for additional primary school places.

Seymour Court Road, Marlow

Land is allocated at Seymour Court Road for residential use, as shown on the Policies Map. Development of the site is required to: 1. Provide a landscape-led positive approach to design and layout to limit its impact upon the Area of Outstanding Natural Beauty; 2. Provide access off Seymour Court Road; 3. Retain the existing footpath through the site; and 4. Retain and strengthen existing boundary vegetation and have regard to Medmenham Biodiversity Opportunity Area Statement.

Slate Meadow, Bourne End and Wooburn

The site is allocated for residential development. Development of the site will be required to: 1. Place making a) Retain an undeveloped area between developed areas of Bourne End and Wooburn; b) Retain the village green within the site. 2. Transport a) Provide the main vehicular access from Stratford Drive, ensuring the site access is designed to protect safe and effective operation of the existing Stratford Drive/ St Pauls Church of England Combined School access and Stratford Drive / Orchard Drive junctions; b) Limit any vehicular access from both Eastern Drive and Frank Lunnon Close, ensuring access (if any) is based upon an assessment of the impact of the development traffic on all existing residential access roads and junctions and will need to be designed to operate effectively and safely with forecast future traffic demands; c) Ensure that there is no direct vehicular access onto A4094 Brookbank or off the existing Cores End roundabout unless all other vehicular access options prove undeliverable, unfeasible or unaffordable; d) Provide shared cycle/pedestrian paths connecting to the: i. Proposed bridleway (within the disused railway corridor); ii. Existing estate roads around the site; and e) Provide by way of legal agreement financial contributions to: i. Measures along the A4094 to ensure the routes resilience, providing an appropriate balance between through movement and local access journeys; ii. Improve or provide footways beside existing access roads to the site; iii. If appropriate upgrade the pedestrian crossing east of Stratford Drive to a signal controlled crossing. f) Provide for school travel improvements through the provision of additional, unallocated, on-street parking on site, including any necessary alterations to Stratford Drive to facilitate pedestrians crossing from the development to the school and back. 3. Green Infrastructure/ Environment a) Provide a semi-naturally landscaped and accessible corridor beside the River Wye; b) Enhance the ecological value of the site and form an ecological link between the former Bourne End and Wooburn to High Wycombe Railway Line corridor, the River Wye and its buffer zone; c) Provide new hedgerows to create a network through the site, linking the former railway corridor along the northern boundary with the river corridor on the southern boundary; d) Use surface SuDs features to enhance the ecological biodiversity throughout the site including the developable areas; e) Design the ecological areas so they facilitate public access to them through the use of boardwalks, pathways and viewing areas; f) Provide a management plan for the village green; g) Mitigate recreational impacts at Burnham Beeches SAC. 4. Landscape a) Retain views up to the valley sides to the north and south both from within the site and from outside the site across/through the developed areas within it; b) Provide a layout, scale and appearance of the development that minimises the impact on views down from the valley sides. 5. Flood Risk a) Demonstrate through a Flood Risk Assessment that a sequential approach to locating development within the site has been followed and that flood risk is avoided and if not mitigated. 6. Other a) Provide a commensurate financial contribution secured by planning obligation for primary education provision to meet the need for primary school places from the development.

Hollands Farm, Bourne End and Wooburn

The site as shown on the Policies Map is allocated for residential-led mixed use. Development of the site is required to: 1. Placemaking a) Adopt a landscape-led positive approach to design and layout to limit its impact on the landscape; b) Have special regard to the conservation of nearby Heritage Assets and their settings, including the Hedsor Road and Riversdale Conservation Area; c) Maintain a sense of separation between Harvest Hill and the new development site; d) Ensure satisfactory relationship to the industrial buildings at Millboard Road Employment Area on the western boundary. 2. Transport a) Provide a link road through the site linking to the Cores End Road roundabout and Ferry Lane; b) Provide a redirected bus service and enhanced provision through the site; c) Provide contributions to off-site highway improvements as required by the Highway Authority; d) Provide and enhance footpath and cycle links to the village centre. 3. Green Infrastructure/ Environment a) Provide on-site high quality open space; b) Provide S106 contributions to mitigate recreational impacts at Burnham Beeches SAC; c) Maintain north south connectivity for Public Rights of Way through the site; d) Protect and enhance the biodiversity and green infrastructure value of the former orchard in accordance with Policy DM34, providing public access and ongoing management as part of the overall development. Buildings within this area will not be acceptable; e) Avoid areas of fluvial flood risk where possible; f) Provide appropriate SuDS across the site. 4. Other a) Provision of a 1 form entry primary school.

HORNS LANE, BOOKER, HIGH WYCOMBE

The site as shown on the Policies Map is allocated for residential uses and Green Space. Development of the site is required to: 1. Provide a noise assessment and mitigation measures to address the issue of the nearby M40 motorway noise; 2. Provide access off Horns Lane; 3. Provide a suitable footway between the site and Cressex Road; and 4. Protect perimeter vegetation, including the hedgerows between the site and the adjacent allotments, which respects the existing footpath crossing through the centre of the site.

CLAY LANE, BOOKER, HIGH WYCOMBE

The site as shown on the Policies Map is allocated for residential uses. Development of the site is required to: 1. Adopt a landscape-led positive approach to design and layout to limit its impact upon the adjoining Area of Outstanding Natural Beauty; 2. Establish a 10 metre tree belt along the northern and eastern boundary to create a new well-defined landscaped edge; 3. Provide a noise assessment and mitigation measures to address the issue of the nearby M40 motorway noise; 4. Re-provide informal open space; 5. Be at an appropriate density to provide a new gateway to Booker from the north; 6. Provide active frontages along Clay Lane and Clay Hill.

LEIGH STREET, DESBOROUGH AREA, HIGH WYCOMBE

The site as shown on the Policies Map is allocated for mixed use development consisting of residential and community uses. Development of the site is required to: 1. Retain Birch House and maintain long distance views of Birch House from the surrounding area; 2. Provide for the retention of the employment activities within the commercial square on or off-site; 3. Provide significant environmental improvements to protect and enhance the Leigh Street Furniture Heritage Conservation Area; 4. Create a new direct pedestrian connection between Leigh Street and Desborough Road and improve or replace the existing footpath from Leigh Street to Desborough Avenue; 5. Improve walking and cycling connectivity to the town centre.

Former Bassetsbury Allotments, Bassetsbury Lane

The site as shown on the Policies Map is allocated for residential uses. Development of the site is required to: 1. Protect and enhance the biodiversity and setting of the adjoining nature conservation area; 2. Conserve the special interest of the adjacent conservation area and listed buildings; 3. Ensure that a safe means of access is provided linking the proposed development to the London Road; 4. Carry out a capacity assessment of the London Road junctions with Chestnut Avenue and Bassetsbury Lane; 5. Undertake any necessary decontamination of the site; 6. Avoid locating development in any area at high risk of flooding from any source and ensure the development doesn't increase the risk of flooding through appropriate SuDS.

Highbury Works/Hazlemere Coach Works, Chestnut Lane, Hazlemere

The site as shown on the Policies Map is allocated for mixed use comprising business, residential and community uses. Development of the site is required to: 1. Provide layouts and building heights that reflect the existing topography; 2. Improve access to the site by creating new accesses at Chestnut Lane and/or Pheasants Drive, and closing or minimising additional traffic using the existing access to Inkerman Drive; 3. Provide a permeable site layout allowing for pedestrian and cyclist access between Chestnut Lane and Pheasants Drive, without creating a "rat run" for larger vehicles; 4. Provide approximately 640 square metres of B1 office space; 5. Retain or provide on-site relocation of the existing nursery at a comparable scale to the existing use.

Abbey Barn North

Development of the site is required to: 3. Environmental/Green Infrastructure a) Retain and secure long term management of a substantial area of the chalk grassland habitat; b) Manage local sources of flood risk. 4. Landscape a) Minimise impact upon the wider views over and through the valley from the surrounding landscape; b) Retain the characteristic wooded backdrop to the settled valley floor; c) Retain the mature woodland in the eastern corner to ensure its landscape contribution to Deangarden Rise, Abbey Barn Road and Kingsmead Road is maintained; d) Minimise the removal of young woodland along Abbey Barn Lane to maintain the sylvan character of the lane, and mitigate for any loss through replanting. 5. Other a) Provide a commensurate financial contribution secured by planning obligation for primary education provision.

Abbey Barn South and Wycombe Summit, High Wycombe

The site as shown on the Policies Map is allocated for residential led mixed use development comprising Residential, Business and associated Community Uses. Development of the site is required to: 1. Placemaking a) Respond positively to the site and its surroundings to create a distinctive sense of place, resulting in the Daws Hill development, the Abbey Barn South development and the Wycombe Summit development functioning as one place in terms of connectivity, open space and other facilities and which physically and visually integrates with its surroundings; b) Improve public accessibility to the Ride and Deangarden and Keep Hill Woods; c) Provide a minimum of 1.6 ha of land for employment uses (B1 or B8) to be located on the south western corner of the site, adjacent to the area permitted for employment development on the neighbouring Daws Hill development, with access from that development. 2. Transport: a) Provide a vehicular access from Abbey Barn Lane to each site which respects the important adjacent Green Belt, the setting of the listed buildings to the east and landscape sensitivity in views to/from the north; b) Provide a spine road through the site linking the Daws Hill development to Abbey Barn Lane built to a standard capable of accommodating buses; c) Provide off-site highway works including: i. A contribution to improvements to London Road; ii. A contribution towards improvements to Abbey Barn Lane. d) Provide a pedestrian / cyclists crossing on Abbey Barn Lane; e) Provide for footpaths, cycleways and bridleways through the area including new links within Deangarden Wood and a footway to Abbey Barn North (the latter to be provided as part of the Wycombe Summit development); f) Provide an appropriate footpath / cycleway network connecting with: i. Routes proposed to Handy Cross Hub; ii. The existing route linking Daws Hill and Keep Hill Road; and iii. Amersham and Wycombe College at Flackwell Heath. g) Provide footpath / cycleway links within the site and the footpath / cycleway to Flackwell Heath beside Heath End Road; h) Connect the bridleways through Keep Hill Wood and the Abbey Barn Lane shared pedestrian path / cycle lane to Winchbottom Lane. This would complement access to the unclassified road running north-south, west of Winchbottom Lane; i) Contribute to the realignment of Abbey Barn Lane and reconfiguration of the Abbey Barn Lane / Abbey Barn Road / Kingsmead Road junction subject to feasibility. 3. Open space a) Retain the Ride as shown on the Policies Map as a Green Space; b) Remove man-made structures from the ski slope and landscape the slope to improve its visual appearance and biodiversity and allow public access to the slope; c) Relocate the baseball ground to an appropriate off-site location if necessary. 4. Green Infrastructure/Environment a) Provide green infrastructure to link the Ride to Deangarden Wood and which can function as an ecological corridor; b) Manage and maintain the Ride and Deangarden Wood to retain their landscape character and maximise their biodiversity value. 5. Landscape a) Provide new tree planting to create a wooded skyline and a sylvan character when viewed from within and across the valley; b) Keep building heights below the existing ridge top tree line of the Ride and new wooded skyline at maturity to avoid intruding upon views of the area from the wider landscape; c) Protect the most visually-sensitive part of the site (the eastern quarter of Abbey Barn South) through use of lower density and building heights while retaining existing trees and providing new tree planting; d) Screen views of development at Wycombe Summit from across the valley keeping building heights below the existing and new tree line on the horizon and through new tree planting close to the boundary with Abbey Barn South. 6. Other a) Provide a commensurate financial contribution secured by planning obligation to enable the expansion of the proposed school on the Pine Trees site (formally RAF Daws Hill) to a two form of entry school to meet the need for primary school places from the development; b) Fully consider the impact of the motorway in terms of noise and air quality, in the design and layout of the development, and provide any appropriate mitigation measures.

Gomm Valley and Ashwells, High Wycombe

The site as shown on the Policies Map is allocated for a residential led mixed use development comprising Residential, Business and associated Community Uses. Development of the site is required to: 1. Placemaking a) Adopt a landscape - led design approach to the development of the site. This should recognise the intrinsic character and beauty of the hillside landform, whilst accommodating opportunities for development; b) Establish an appropriate urban edge to High Wycombe and Tylers Green and avoid the coalescence of the two settlements, leaving an undeveloped gap of approximately 200 metres or more at their closest point,

PART OF GREENS FARM, GLYNSWOOD, GREEN HILL, HIGH WYCOMBE

The site as shown on the Policies Map is allocated for residential development. Development of the site is required to: 1. Provide a landscape-led positive approach to design and layout to limit its impact upon the Area of Outstanding Natural Beauty, and not have an adverse impact on long distance views from Hughenden Park and Manor; 2. Provide access off Glynswood Road; 3. Retain the footpath through the site; 4. Manage local sources of flood risk.

Heavens Above, 16 High Heavens, Marlow Bottom

The site as shown on the Policies Map is allocated for residential uses. Development of the site is required to: 1. Provide access off High Heavens Wood; 2. Provide a landscape-led positive approach to design and layout to limit its impact upon the

LAND BETWEEN CHALKY FIELD AND MARLOW ROAD, LANE END

The site as shown on the Policies Map is allocated for residential uses. Development of the site is required to: 1. Provide access from Chalky Field; 2. Provide a landscape-led positive approach to design and layout to limit its impact upon the Area of Outstanding Natural Beauty; 3. Limit the extent of built form to within the boundary of Cutlers House, Marlow Road opposite; 4. Create a new landscape structure for the southern boundary; 5. Maintain and enhance screening from Marlow Road into Lane End; 6. Retain and enhance the existing pond; 7. Manage local sources of flood risk.

LAND AT SIDNEY HOUSE, LANE END

The site as shown on the Policies Map is allocated for residential uses. Development of the site is required to: 1. Provide a landscape-led positive approach to design and layout to limit its impact upon the Area of Outstanding Natural Beauty; 2. Provide satisfactory access from either Park Close, Ivy Place or Denham Road; 3. Protect new development from noise and light pollution from the motorway.

LONGWICK-CUM-ILMER PARISH

1. The Council requires 300 homes to be developed in the Parish of Longwick-cum-Ilmer over the Plan period. 2. A Neighbourhood Plan will determine the distribution of development across the Parish, and allocate specific sites. In the absence of a Neighbourhood Plan, development will be required to: a) Be delivered over the lifetime of the Local Plan; b) Provide up to a maximum of 300 homes on a range of small sites within or adjacent to the village of Longwick, including a small allowance for windfall sites; c) Select sites based on an appraisal of local issues, including an assessment of the capacity of the landscape to accommodate development without having a major impact on the setting of the Chilterns Area of Outstanding Natural Beauty; d) Contribute to the provision of sustainable transport schemes within Longwick and connecting the village to Princes Risborough. 3. Proposals for large scale developments will not be permitted. 4. Development proposals or allocations will not be permitted which would: a) Prejudice the delivery of infrastructure improvements required for the expansion of Princes Risborough; b) Inhibit or prejudice the delivery of open space requirements and green buffer in the Main Expansion Area; c) Encroach on the strategic buffer defined by Policy PR5 and as shown on the Policies Map.

GREAT AND LITTLE KIMBLE-CUM-MARSH PARISH

1. The Council requires 160 homes to be developed in the Parish of Great and Little Kimble-cum-Marsh over the Plan period. 2. A Neighbourhood Plan will determine the distribution of development across the Parish, and allocate specific sites for housing and other uses as appropriate. The Neighbourhood Plan should have regard to the following principles: a) Development should be phased to be delivered over the lifetime of the Local Plan; b) The required housing be provided: i. On a range of small sites within or adjacent to the existing villages of Great Kimble (including Smokey Row), Little Kimble and ii. Through including a small allowance for windfall sites in the hamlets of Marsh and Kimblewick; c) Development sites should be selected based on an appraisal of local sustainability issues, including an assessment of: i. The capacity of the landscape to accommodate development without having a major impact on the setting of the Chilterns Area of Outstanding Natural Beauty; ii. The location of the proposed development sites in relation to public transport services, and / or their capacity to support improvements. 3. In the absence of a Neighbourhood Plan, development will be required to meet the principles set out in 2 above. 4. Development proposals or allocations will not be permitted which would prejudice the delivery of infrastructure improvements required for the expansion of Princes Risborough.

LAND OFF CLAPPINS LANE, NAPHILL

The site as shown on the Policies Map is allocated for residential uses. Development of the site will be required to: 1. Provide a landscape-led positive approach to design and layout to limit its impact upon the Area of Outstanding Natural Beauty; 2. Provide road access off Clappins Lane and provide additional suitable footways; 3. Retain and supplement the existing planting on all boundaries of the site; 4. Provide a footpath link to the existing public right of way to the east of the site; 5. Provide on-site and facilitate off-site a green infrastructure link from Naphill Common and the allotments to the west of the village and Courns and other woods to the east; 6. Not have an adverse impact on the Chilterns Beechwoods Special Area of Conservation (SAC); 7. Manage local sources of flood risk.

LAND SOUTH OF MILL ROAD, STOKENCHURCH

The site as shown on the Policies Map is allocated for residential development. Development of the site is required to: 1. Provide a landscape-led positive approach to design and layout to limit its impact upon the Area of Outstanding Natural Beauty; 2. Provide comprehensive development of the site; 3. Mitigate visual impact along the existing residential boundary; 4. Be designed to be of a layout and form that is sensitive to the existing topography; 5. Transport a) Overcome the poor visibility at the junction of Mill Road and Ibstone Road; b) Provide access to the site without compromising existing dwellings or creating the feel of a "backland" site; c) Utilise more than one access point to integrate the development into the structure of the existing residential area; d) Provide a footpath to the existing footbridge over the motorway. 6. Other infrastructure a) Relocate overhead electricity cable; b) Provide access to gas mains; c) Provide noise assessment and mitigation scheme along the M40. 7. Green Infrastructure/Environment a) Provide landscaped edge along the eastern and southern boundary to provide a well-established site boundary; b) Provide green infrastructure with north south links; c) Where landownership permits, provide footpath links to the wider Public Rights of Way network.

LAND AT WOOD FARM, STOKENCHURCH

The site as shown on the Policies Map is allocated for residential development. Development of the site will be required to: 1. Provide a landscape-led positive approach to design and layout to limit its impact upon the Area of Outstanding Natural Beauty; 2. Be at an appropriate density to provide a gateway to Stokenchurch from the West whilst reinforcing the rural edge of the village. Lowes Close on southern side of Oxford Road should be used to help define the extent of the development and the edge of Stokenchurch; 3. Ensure satisfactory relationship to the adjoining employment site on the eastern boundary; 4. Be designed to reflect existing rural farm character; 5. Retained and enhance existing wooded hedgerows located on the northern and southern boundary; 6. Provide access from Oxford Road and retain and enhance the existing hedgerow.

Land to the Rear of Poppy Road

Development of the site is required to: 1. Respond sensitively to the environmental context of the site by: a) Undertaking detailed ecological, hydrological and visual impact assessments; b) Conserving and enhancing important or species-rich habitats identified, including the chalk headwaters of the Pyrtle Spring, through: i) The provision of a 50m ecological buffer between development and the chalk headwaters of the Pyrtle Spring; ii) Ensuring an alternative means of disposal of surface water runoff from existing nearby roads into the Pyrtle Spring. c) Any other necessary measures identified as a result of the assessments in (a) above; d) Providing any further planting or landscaping required to mitigate any effects on important views; e) Establishing a management and maintenance plan for environmental enhancements. 2. Provide a landscape-led positive approach to design and layout to limit its impact upon the Area of Outstanding Natural Beauty. 3. Manage flood risk from all sources by: a) Taking a sequential approach to locating development within the site to avoid areas at higher risk of flooding where possible; b) Implementing appropriate SuDS which support the ecological management regime. 4. Provide suitable vehicular access. The preferred access is from the new Princes Risborough relief road. However, access is also possible from Wycombe Road; 5. Make a contribution to off-site infrastructure proportionate to the scale of the development, taking into account on-site provision.

Princes Risborough Area of Comprehensive Development Including Relief Road

The development of the Princes Risborough Expansion Area as defined on the Policies Map is required to be an area of comprehensive development, to be taken forward on a comprehensive basis. The following are allocated: 1. The Main Expansion Area for: a) Residential uses; b) A local centre with 300-400 sqm retail space ('A' use classes) and 500 sqm space for business start-ups; c) Supporting social infrastructure including schools, community / faith space, and sports facilities; d) Other supporting infrastructure, including green and blue infrastructure. 2. Land to the rear of Poppy Road with primary vehicular access from the relief road for: a) Residential uses; b) Green and blue infrastructure. 3. Land at Princes Risborough Station for: a) Mixed use development; b) Green and blue infrastructure. 4. A new relief road as a complete alternative to the existing A4010 to be provided by the development: a) For the proper planning of the area, as the development is dependent upon its provision; b) To mitigate the impact of the development.

THE MAIN EXPANSION AREA DEVELOPMENT FRAMEWORK

Development of the Main Expansion Area is required to deliver the broad disposition and scale of land uses, green infrastructure and major highway infrastructure, shown on the Concept Plan (figure 25). The Concept Plan is illustrative but the following elements are required within the layout: 1. Formation of residential neighbourhoods; 2. Two primary schools; a) One located in the southern part of the Expansion Area, west of the Longwick Road; b) And one located near the local centre; 3. A local centre to the north of the Crowbrook; 4. Creation of an internal primary route through the expansion area linking from the B4009 to a point on Summerleys Road between the under bridges of the Birmingham and Aylesbury railway lines, as part of an overall relief road which achieves and sustains satisfactory operation of the local road network; 5. A green gap between development and Longwick; 6. An east-west green corridor focused on the Crowbrook stream; 7. North-south green 'lanes' focused on existing rights of way; 8. Land immediately north of the railway line to safeguard future railway expansion and associated green space; 9. Pedestrian and cycle crossings of the railway; 10. Strategic open spaces SOS1 and SOS2 on the periphery of the Expansion Area.

Land South of Finings Road, Lane End

The site as shown on the Policies Map is allocated for residential development. Development of the site is required to: 1. Preserve the setting of the Lane End Conservation Area and the setting of the listed building (White Gable Cottage); 2. Provide satisfactory access from Finings Road at the north of the site; 3. Maintain access to water tower; 4. Provide a landscape-led positive approach to design and layout to limit its impact upon the Area of Outstanding Natural Beauty; 5. Provide a 15m buffer for the Ancient Woodland; 6. Create a robust landscape edge on the southern edge of the site providing connectivity to the ancient woodland and existing hedgerows.

Heavens Above, 16 High Heavens, Marlow Bottom

The site as shown on the Policies Map is allocated for residential uses. Development of the site is required to: 1. Provide access off High Heavens Wood; 2. Provide a landscape-led positive approach to design and layout to limit its impact upon the Area of Outstanding Natural Beauty; 3. Provide a buffer to the ancient woodland to the north of the site; 4. Minimise the disturbance effect of adjacent development of the other surrounding woodland; 5. Provide measures to enhance the biodiversity value of the ancient woodland, and other woodland surrounding the site; 6. Manage local sources of flood risk.

Uplands Conference Centre, Four Ashes

The site as shown on the Policies Map is allocated for residential development. Development of the site is required to: 1. Retain and re-use of the existing listed building and its setting in a way that is sympathetic to its character and historic interest; 2. Retain, manage and make provision for the maintenance of the landscaped grounds and woodland; 3. Improve non-car accessibility to the site by providing a footpath beside Four Ashes Road to Cryers Hill; 4. Not locate new buildings that are separate and beyond the existing building envelope on open parts of the site.

Land between Chalky Field and Marlow Road, Lane End

The site as shown on the Policies Map is allocated for residential uses. Development of the site is required to: 1. Provide access from Chalky Field; 2. Provide a landscape-led positive approach to design and layout to limit its impact upon the Area of Outstanding Natural Beauty; 3. Limit the extent of built form to within the boundary of Cutlers

Delivering the Infrastructure to Support Growth

Provision will be made for new infrastructure to support growth, through planning obligations, the Community Infrastructure Levy (CIL) and other available funding streams as appropriate. Where justified, development will be required to provide or contribute towards delivering the key infrastructure requirements for the District including: 1. Transport – wider connectivity a) Access to High Wycombe from the M40; b) Improvements to the A404 Corridor south of High Wycombe including at Marlow; c) Improved North/South connectivity across Buckinghamshire without causing harm to the Area of Outstanding Natural Beauty; d) Provision of a strategic walking and cycling route between High Wycombe and Bourne End whilst investigating the strategic case for a 'London rail bypass' that links East West Rail and Cross Rail via High Wycombe and Bourne End. 2. Transport – local priorities a) High Wycombe transport improvements including measures to improve conditions on the London Road; b) High Wycombe Town Centre Masterplan transport changes; c) Improved access and egress to Globe Park from the A404 at Marlow; d) Improved access and egress to Cressex Business Park; e) New road infrastructure and public transport to support growth at Princes Risborough; f) New road infrastructure to support growth at Bourne End; g) Achieving better sustainable travel to secure modal shift including more integrated and "smart" public transport provision; h) Improved walking and cycling provision. 3. Social a) Expansion of secondary schools and provision of new and expanded primary schools, particularly in High Wycombe, Princes Risborough and Bourne End; b) New primary care facilities where required; c) Provision of new community facilities and improving Land in Community Use; d) Facilities that promote healthy living including for sports, open space and recreation; 4. Environment a) Green Infrastructure – including landscape, recreation, and biodiversity improvements; b) Public realm – enhancing the public realm in our main town and village centres, including implementation of the High Wycombe Town Centre Master Plan and enhancements to Princes Risborough Town Centre; c) Flood management measures including sustainable drainage systems, including provision for their long term management and maintenance.

HS2 Safeguarded land

1. Development which would prejudice the implementation of High Speed 2 (HS2) will not be permitted. 2. The implementation of HS2 will be expected to: a) Manage the construction to minimise the impact on communities and the environment; b) Make use of careful design to protect communities and the environment from noise, visual intrusion, loss of accessibility and impacts on biodiversity, mitigating unavoidable impacts where practicable. 3. The safeguarded area for HS2 is shown on the Policies Map.

Princes Risborough to Aylesbury (PRA) Safeguarded Land

1. Development of land adjoining the Princes Risborough to Aylesbury railway line must not prejudice the future double-tracking of the line. 2. New structures introduced across the line shall make passive provision for future double-tracking.

Land at Princes Risborough Station

1. The redevelopment of the land at Princes Risborough Station will provide an important gateway to the town and to the Chilterns AONB. Development proposals are required to be of a high standard of design and provide: a) Around 300-400 sqm of convenience retail space and limited A3 development linked to the station; b) A public square and associated public spaces which: i Facilitate bus access; ii Incorporate an improved, cycle- and pedestrian-friendly approach to the railway station; c) Residential development; d) A route through the site to accommodate the new road infrastructure, and associated signal-controlled junction with Station Rd / Station Approach; e) Access to the main station car park; f) Flood risk management measures, including the de-culverting of the stream in accordance with Policy DM15, subject to feasibility / amenity, in the context of the Culverton Mill corridor; g) A contribution to off-site infrastructure proportionate to the scale of the development, taking into account on-site provision. 2. Tourism-related development proposals, such as a hotel and/or a combined information centre/café, are encouraged and will also be acceptable in principle.

Princes Risborough Delivery of Infrastructure

1. New development within the expansion area is required to: a) Deliver on-site infrastructure and equitable contributions for off-site infrastructure across the total requirements for the expansion area, including where that infrastructure has been provided in advance through forward funding, taking into account the value of individual on-site obligations; b) Phase the delivery of infrastructure in step with the provision of residential development. 2. This development (1. above) will be assessed against the Council's capacity and delivery plans for the area. Until such time as this has been produced and approved by the Council, planning applications for development within the Main Expansion Area are required to be accompanied by a detailed phasing and infrastructure delivery plan for the whole expansion area. This, and any planning applications, will need to demonstrate that the full package of on and off-site infrastructure set out in the Plan, and illustrated on the Concept Plan, can be delivered, and how issues of phasing can be overcome including (but not limited to): a) Early delivery of necessary elements of the relief road to avoid severe impacts on the transport network in the Princes Risborough area; b) Delivery of the first primary school within the first five years of development; c) The provision of strategic open space, including possible interim locations for earlier phases; d) How individual developments physically integrate with adjacent developments, both permitted and emerging. 3. The Council will assist in the delivery of infrastructure through a combination of the following as necessary: a) Seeking S106 contributions on an equitable basis across the different development parcels; b) Preparing grant bids to forward-fund early delivery of essential infrastructure required to unlock the development; c) Purchasing land essential for infrastructure, using powers of compulsory purchase where agreement cannot be reached; d) The use of the Community Infrastructure Levy, including working with the Town Council to co-ordinate spend.

Sustainable Development

1. The Plan delivers the vision and objectives, and principles for the main places in the District and thereby delivers sustainable development. 2. The Council will require all new development to contribute towards delivering sustainable development by contributing to achieving both the objectives of this Plan and the principles for the main places in the District.

Overall Spatial Strategy

1. The Council will, through the allocations and policies in this Plan: a) Meet as much of the District's need for housing and employment land as is sustainable to do so (as set out Policies CP4 and CP5) whilst protecting areas where development should be restricted including: i. Attaching great weight to conserving the landscape and scenic beauty of the Area of Outstanding Natural Beauty when considering allocating sites in the Area of Outstanding Natural Beauty, and not allocating sites that constitute "major development" in the Area of Outstanding Natural Beauty; ii. Protect the Green Belt by only releasing land from the Green Belt where there are exceptional circumstances for doing so. b) Direct broadly 85% of the housing requirement and most new employment land to the four larger settlements of the District (Tiers 1 and 2 of the settlement hierarchy), taking into account their relationship to the Area of Outstanding Natural Beauty and Green Belt, and their infrastructure constraints and opportunities; c) Direct broadly 15% of the housing requirement to the villages and limited new employment land, and facilitating rural enterprise and diversification to foster their social and economic well-being (Tiers 3-6 of the Settlement Hierarchy); 2. The Council will, through partnership working, progress issues of strategic connectivity relating to the strategic settlements, their connectivity and infrastructure needs within a wider sub-regional spatial strategy for growth for inclusion in future revisions of this Plan.

Matters to be determined in accordance with the National Planning Policy Framework

The following matters will be determined in accordance with the NPPF: 1. Development which is affected by contaminated land. 2. Development which raises pollution issues (including air quality, noise issues, and light pollution). 3. Applications for the display of advertisements. 4. Applications for Listed Building Consent will be considered against the requirements of the Planning (Listed Buildings and Conservation Areas) Act 1990. 5. Applications for telecoms development.

Managing development in the Green Belt

1. Development in the Green Belt is inappropriate. Exceptions to this in Wycombe District comprise: a) Development that accords with a made Neighbourhood Plan, or; b) Development that the NPPF classifies as not inappropriate, but only when subject to the following clarifications: i Development for agriculture and forestry only when it is reasonably necessary for an existing agricultural trade or business; ii Essential rural workers dwellings in accordance with DM27; iii The replacement or extension of dwellings only when they accord with DM43; iv. Limited infilling only within the built-up villages identified on the Policies Map and in accordance with the definition in paragraph 6.222 below; v Limited affordable housing for local community needs only in accordance with DM25. 2. Inappropriate development will be refused unless there are very special circumstances. Very special circumstances will exist when the harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.

Development in the countryside outside of the Green Belt

1. Within that portion of the countryside outside of the Green Belt, and subject to other relevant policies, permission will only be granted for: a) Development that accords with a made Neighbourhood Plan; b) Development for agriculture and forestry, outdoor sports and recreation, and for cemeteries where there is a genuine need; c) Additional buildings where these are required to support an existing rural enterprise or business located in the countryside, which are proportionate to the existing; d) The construction of additional dwellings and other buildings only within settlement boundaries identified in accordance with CP3 and DM21 as shown on the Policies Map; e) Rural exceptions housing in accordance with DM25; f) Sites for travellers in accordance with DM26; g) Housing for rural workers in accordance with DM27; h) Extensions and alterations to existing dwellings in accordance with DM36; i) The conversion of existing buildings in accordance with DM45; j) The redevelopment of previously developed land, provided this respects the rural character of the surroundings.

Land at Queensway, Hazlemere

Land is allocated at Queensway for cemetery use, as shown on the Policies Map. Development of the site is required to: 1. Provide access from Queensway; 2. Minimise any conflict between the proposed and neighbouring uses or associated impact on the amenities of local residents or visitors to the cemetery; 3. Demonstrate that the use of the land for cemetery purposes has no adverse impact on water quality, water courses, groundwater, surface water or drainage systems unless sufficient mitigation measures such as SuDS can be secured through conditions attached to the planning permission, or a legal agreement; 4. Minimise harm to the openness of the Green Belt; 5. Conserve, and where possible enhance, the natural beauty of the AONB; 6. Provide appropriate planting and boundary treatment; and 7. Maximise biodiversity by conserving and enhancing the parts of the site with existing ecological value and/or by creating new areas or features within the site.

Settlement Boundary and Strategic Buffer

The settlement boundary and strategic buffer for Princes Risborough is defined on the Policies Map. 1. Built development related to the main expansion of the town will be contained within the settlement boundary in order to protect the physical separation between the expanded town and Horsenden, Longwick, Askett and Smokey Row. 2. Open space uses within the expansion area and essential infrastructure required to support the expansion of the town will be permitted outside the settlement boundary. 3. Other development within the strategic buffer is required to be of a small scale, in order to protect the rural character of the land between the settlements.

Development requirements

Development within the Main Expansion Area is required to provide: HOUSING 1. Homes which meet the local and District's housing needs as identified and required by the Council including: a) Affordable housing, to include a significant proportion through a local delivery vehicles in the form of a Community Land Trust; b) A mix of housing sizes, tenures and flexible house types to meet those needs; c) Self-build and custom-build plots. TRANSPORT 2. A complete alternative route to the A4010. This is fully specified in Policy PR8. 3. A permeable grid layout with access points onto the existing and proposed highway network, with provision for safe walking and cycling. 4. A street lighting strategy which minimises impacts on dark skies and views from the AONB. 5. A high-quality, frequent bus service to link the Main Expansion Area to the existing town and existing inter-urban bus services, incorporating the key destinations of the town centre and the railway stations at Princes Risborough and Monks Risborough and to Longwick. 6. A network of new or enhanced high quality walking and cycling routes: a) Internally within the Main Expansion Area, incorporating natural surveillance from active frontages; b) Externally, linking to key connections to the wider area, including the town centre, railway stations and existing schools in Princes Risborough and Longwick, as well as the green infrastructure and Public Rights of Way networks beyond the town and into the wider countryside; c) Incorporating safe, grade-separated crossings of the Aylesbury railway line which are future-proofed for double-tracking: i. A diversion of the Church Path Public Right of Way, with a high-quality underpass under the railway in the north-eastern corner of Wades Park; ii. A diversion of the Mount Way footpath (Public Right of Way) to the new underpass to Wades Park (in (i) above); iii. A stepped footbridge over the railway line north of Monks Risborough station, on Public Right of Way PR31. d) Safe accommodation of high-quality footways and cycleways at the existing highway under-bridges on Longwick Road and Mill Lane; e) Improvements to the Rights of Way (RoW) network that better connect existing RoW around Princes Risborough with main walking and cycling routes in the existing and expanded town, increasing the scope for recreational walking and cycling trips into the surrounding countryside on routes that, as far as possible, avoid public roads used by motorised traffic; f) Comprehensive travel planning to promote sustainable modes and use of the facilities set out above. JOBS AND BUSINESS 7. For the relocation of current businesses within the expansion area to other appropriate sites in the vicinity. 8. Contributions towards the timely delivery of new business development on the Princes Estate expansion area. 9. Start-up business premises within the local centre of the Main Expansion Area. COMMUNITY 10. Sufficient new primary school places to meet the needs of the development, including two new primary schools, each of two forms of entry, each with associated early years and childcare facilities. 11. A contribution to secondary school provision, for both upper school and grammar school places, as well as adult community learning, to meet the needs arising from the development. 12. A local centre incorporating a range of uses including small scale local retail development, faith space, education facilities and small business start-up space (see above), to be located to the north of the Crowbrook stream, and parking space to adopted standards. 13. For the relocation or co-location of health services including dental surgeries. RECREATION, SPORTS AND LEISURE 14. Local and strategic open space, incorporating play and recreation facilities identified through further detailed needs assessment. 15. A formal sports 'hub' in the strategic open space area north of Mill Lane, to include a new multi-functional club house with car parking, changing rooms, a community room (with bar) and social space, with extra parking space to support the use of Molins sports ground (PR15). 16. Changing facilities and car parking in the strategic open space south of Lower Icknield Way. 17. A contribution to indoor sports and leisure as identified by further detailed needs assessment. GREEN INFRASTRUCTURE, FLOOD MANAGEMENT AND ECOLOGY 18. An integrated ecosystem services approach to environmental management and flood mitigation, both strategically across the Main Expansion Area and within built development. 19. Integrated flood risk management measures as an integral part of the Main Expansion Area as a whole. The Council will require developers to prepare a site-specific Flood Risk Assessment which includes assessment of impacts on neighbouring sites and any implications for the Main Expansion Area. 20. For the management of surface water run-off through the use of Sustainable Drainage Systems (SuDS) to maintain or reduce greenfield rates of run-off, and for ongoing SuDS maintenance and management agreements for the lifetime of the development. 21. Comprehensive strategic green infrastructure in accordance with the Concept Plan with appropriate connections to the wider green infrastructure network, incorporating: a) A green corridor focused on the "Crowbrook stream", incorporating the locally designated biodiversity sites and substantial creation of additional species-rich priority habitat to create nature reserve areas; b) A green buffer between the Main Expansion Area and Longwick; c) A green lane running north-south along the existing right of way from Wades Park through Park Mill Farm up to Longwick Road; d) A green lane along the existing right of way from the railway line at Westmead north to the Lower Icknield Way; e) A green corridor of a minimum of 10 metres wide along the Aylesbury railway line from Summerleys Road to Mill Lane, parallel to the 15 metres reserved for future rail infrastructure (see Policy PR8), giving a total of 25 metres reserved; f) Land for nature around the sewage treatment works and around the Park Mill ponds; g) Flood management features; h) Ecological enhancement to deliver a net gain in biodiversity, through: i. An appropriate buffer of biodiverse rich priority habitat, such as lowland meadow, to be established between any development and the biological notification sites, informed by hydrological assessment; ii. Retention and enhancement of important hedgerows; iii. Measures to mitigate or compensate for impact on protected and priority species. i) Comprehensive strategic tree planting, using local species; j) Green roofs, walls and other features where appropriate; k) Any additional green infrastructure links and connections identified. UTILITIES 22. For appropriate communication infrastructure, in particular high speed broadband, as set out in Policy CP7. 23. On-site renewable energy and / or low-carbon, decentralised energy generation. TOWN CENTRE 24. A contribution to the enhancement of the town centre public realm, to sustain and improve the town centre (as set out in Policy PR12). 25. A package of traffic management measures through the town (as set out in Policy PR12). 26. A contribution to secure delivery of increased on-street and off-street car parking provision in the town centre, to accommodate the car parking demand arising from the expansion of the town.

Securing vibrant and high quality town centres

The Council will: 1. Direct proposals for town centre uses to town and district centres (as defined on the Policies Map) at the appropriate level in the town centre hierarchy (as set out in table 12) according to the scale and function of the use. 2. Enhance our town and district centres and improve the quality of the public realm in: a) High Wycombe – i. Through the implementation of the High Wycombe Town Centre Masterplan and delivery of site-specific proposals for approximately 15,000 sqm of comparison and 5,000 sqm of convenience floorspace (gross); ii. Initially through a focus on the take up of vacant units and making best use of existing town centre retail and leisure space. b) Princes Risborough – through the delivery of town centre public realm improvements and transport changes, and implementation of town centre development sites for approximately 1,400 sqm of comparison and 900 sqm of convenience (gross); c) Marlow – through the implementation of key development sites, and through provision of improved links to Globe Park; d) Bourne End – through proposals in the Wooburn and Bourne End Neighbourhood Plan.

Office Outlet site, Queen Alexandra Road, High Wycombe

1. Land at the Office Outlet site, High Wycombe as shown on the Policies Map is allocated as a mixed office and retail development, comprising A1 retail uses at ground floor level and B1 office uses on the upper storeys. 2. Development is required to: a) Result in no net loss of parking; b) Not prejudice any future redevelopment of Wycombe General Hospital; c) Safeguard land for the provision of a bus lane/route for left turning traffic from Marlow Hill; d) Not rely on on-street servicing; e) Manage local sources of flood risk.

Town Centre Site: Land Fronting New Road (Back Lane)

1. This site as shown on the Policies Map is allocated for a small-scale mixed use development suitable for predominantly main town centre uses, including parking. 2. New development is required to: a) Take into consideration the likely incremental approach to redevelopment of this site, demonstrating how development schemes will not prejudice potential further incremental development of the site; b) Provide active frontages on the ground floor facing New Road or any new formalised pedestrian links; c) Achieve an overall increase in parking spaces; d) Provide additional tree planting along New Road to improve the streetscape; e) Provide improved boundary treatments in accordance with guidance outlined in the Princes Risborough Conservation Area Character Survey; f) Provide environmental improvements to retained parking areas (if any); g) Enable improved and/or more frequent pedestrian crossing points along New Road; h) Provide new and/or improved pedestrian links from New Road to High Street and Duke Street; i) Rationalise the number of vehicular access points into the site; j) Contribute to the overall public realm improvement plan for the town centre.

Town Centre Site: Land South of Horns Lane

1. This site as shown on the Policies Map is allocated for a small-scale mixed use development, focusing on delivering additional retail development and parking to support the growth of the town. 2. Re-development proposals are required to: a) Contribute to meeting town-wide needs for parking; b) Take a comprehensive approach to redevelopment; c) Enable the satisfactory relocation of the public toilets; d) Provide active frontage on the ground floor facing Horns Lane; e) Reflect the prominent position of the site; f) Follow the pattern of development / building line on New Road located north-east of the site; g) Follow the established building line of New Road to the south-east; h) Provide a pedestrian crossing point over New Road south of the roundabout with Horns Lane; i) Provide the vehicular access point from New Road. 3. If development proposals for all or part of the site require the relocation of the fire station, scheme promoters will be required to identify and enable provision of an alternative site before redevelopment commences. The fire station will only be relocated from the site if a suitable alternative site is identified which fulfils the requirements of Buckinghamshire Fire and Rescue Service, as assessed by Buckinghamshire and Milton Keynes Fire Authority. Any alternative site and station facility must be provided before the existing fire station is relocated. 4. Development here should contribute to the overall public realm improvement plan for the town centre.

Managing Carbon Emissions: Transport and Energy Generation

1. Development is required to: a) Be located to provide safe, direct and convenient access to jobs, services and facilities via sustainable transport modes; b) Be provided with safe and convenient access to the local highway network for all modes and appropriate access for servicing; c) Make provision for alternative vehicle types and fuels; d) Include measures to reduce reliance on single occupancy car trips and to increase the use of sustainable transport modes; e) Provide for parking sufficient to meet the needs of future occupants and to ensure there is no significant adverse impact from overspill parking; f) Ensure that any material adverse impacts on existing and forecast traffic conditions are mitigated; g) Integrate renewable technologies into developments; h) Investigate, and where feasible implement, district wide energy or heating schemes, for larger scale developments.

Town centre traffic and public realm enhancements

The expansion of the town will not adversely affect the vitality and viability of the town centre but rather enhance and support it, by requiring development in the expansion area at Princes Risborough to contribute to: 1. Applying an innovative, shared surface type design to town centre roads and junctions, together with enhanced landscaping and tree planting, to enhance the public realm, civilise traffic and increase the attractiveness of the town centre; 2. The provision of up to 200 new parking spaces, both on-street and off-street, associated with the forecast increase in numbers of shoppers from the expansion area; 3. Measures to deter through traffic from the town such as reduced speed and weight limits, mini-roundabout junctions and the public realm scheme in 1. above.

PROVISION AND SAFEGUARDING OF TRANSPORT INFRASTRUCTURE

1. New or improved transport infrastructure is shown on the Policies Map and details set out in 2 and 3 below. Development that prejudices the provision of new or improved transport infrastructure will not be permitted. 2. Development within the expansion area is required to provide and secure new road infrastructure in the form of a complete relief road round the town, to be established and classified as the main A4010, and which achieves and sustains satisfactory operation of the local road network. Within the main residential area this includes: a) A direct connecting road through the main residential area from the B4009 Lower Icknield Way, crossing Longwick Road, to join the link to Summerleys Road, aligned in general accordance with the Concept Plan; Beyond the main residential area: b) A reconstructed junction in the north at Grove Lane with the A4010, and a new junction in the south with the A4010 between Culverton Farm and Woodway, these junctions to establish directional priority along the relief road for A4010 traffic; c) Other appropriate junctions where the new road intersects with the existing highway network; d) A number of new or improved road links, of a minimum carriageway width of 7.3m, capable of accommodating all classes of road traffic and with sufficient capacity for predicted traffic flows, and designed appropriately on different lengths to reflect the changing context of the road (e.g. rural, urban): i A new link to connect the Main Expansion Area road to Summerleys Road between the under-bridges of the Birmingham and Aylesbury railway lines; ii A new link connecting Summerleys Road to Picts Lane, via the Land at Princes Risborough Station site; iii A new link to connect from (ii) above to the A4010 south of Culverton Farm, incorporating appropriate landscaping with associated species-rich habitat; iv Improved, safe and standardised highway alignments for the relevant existing sections of Grove Lane, the B4009 Lower Icknield Way and Summerleys Road to: 1. Be soundly constructed with foundations and a specification for the pavement of the carriageway that meet recognised standards; 2. Provide positive sustainable drainage. v. Measures along Grove Lane to achieve reduced speed through the village of Little Kimble (Smokey Row) and a safer environment for pedestrians and cyclists, using and crossing the road; vi. Measures along Summerleys Road to facilitate the safe access and egress of vehicles onto existing private drives. e) Enhanced capacity of the railway under-bridges of the Aylesbury railway line at Grove Lane and Summerleys Road to safely accommodate all classes of traffic, with a minimum horizontal capacity of 12m and minimum headroom of 5.3m. f) Measures to deter through-traffic on unsuitable routes through Askett, Mill Lane, Crowbrook Road, and Bridge Street / Church Lane at Little Kimble and achieve a safer environment for all road users. 3. The Council will require the provision of the road infrastructure to be delivered in a timely manner having regard to the phasing of development and the capacity of the existing road network (see PR17 Delivery of Infrastructure). 4. Where the alignment of the relief road must cross an area within Flood Zones 2 and 3, the Council requires that the road scheme: a) Will be designed and constructed to remain operational and safe for users in time of flood; b) Result in no net loss of floodplain storage; c) Not impede water flows and not increase flood risk elsewhere. 5. The Council will require development within the expansion area to protect land to the north of the Aylesbury railway line and 15 metres parallel to the track from the boundary fence for future double-tracking of the line, as shown on the Policies Map.