Wycombe - Chapter 11

Introduction

11.01 The District possesses a rich built heritage and a variety of archaeological remains. This heritage is to be valued and protected for its own sake, as a central part of our cultural heritage and our sense of national and local identity. It is an irreplaceable record which contributes to our understanding of both the present and the past. Its presence adds to the quality of our lives by enhancing the familiar and cherished local scene and sustaining the sense of local distinctiveness which is so important an aspect of the character and appearance of the District's towns, villages and countryside.

11.02 The Council’s Heritage Strategy 1993, now the Heritage Action Plan (amended and updated in 1999), sets out the District Council’s approach to implementation of heritage projects, surveys, design guidance and other matters. This action plan includes a programme of green slate plaques to commemorate famous residents of the District, interpretation boards, restoration projects and a rolling programme of Conservation Area Character Surveys.

11.03 The District's built heritage is characterised by small villages and hamlets in the Chiltern Hills, along the River Thames in the south, and in the north on the flat clay lands of the Vale of Aylesbury. Archaeological heritage is evidenced throughout the District, often providing character and contributing as important features of local identity. The three historic towns of the District have very contrasting characters which need safeguarding, the smallest being Princes Risborough on the edge of the Chiltern Scarp, Marlow on the River Thames, and High Wycombe. Marlow and High Wycombe have interesting Victorian and Edwardian expansions that are of considerable historic interest.

11.04 Wycombe’s industrial heritage is based on the wooded Chilterns, which provided timber, and the River Wye which provided water power for its numerous watermills. This led to, in particular, the furniture industry and paper-making. The Windsor Chairs made here are well known while the streams and rivers elsewhere in the District also powered watermills, including those on feeders to the River Thame beyond Bledlow and along the River Thames itself. The architectural evidence of much of this remains and some, such as the Cane and Rush works in High Wycombe, are still in use. This heritage will be an important consideration in safeguarding our local distinctiveness when considering planning applications affecting historic urban and rural industrial sites.

11.05 There is a limited palette of traditional and vernacular materials which give the District its historic architectural character. Red brick, until relatively recently locally produced, flint from the chalk and timber framing with rendered or brick infill panels are the overwhelmingly predominant building materials, while roofs are thatched or plain clay tiled. Slate was used extensively from the mid 19th. century onwards while stone, including locally quarried ones such as Denner Hill and chalk stone and imported limestones such as Bath or Ham Hill is found. Churches are usually small and in local materials such as flint with imported freestone or local chalk stone dressings. Larger houses and churches tended to use higher quality imported stone and often have lead roofs. It is essential that this range of materials is respected as their use contributes greatly to establishing local character. In particular locally produced building materials should be conserved, including Denner Hill, whether used in buildings and walls or as setts for kerbs, paving and crossovers.

11.06 Much of the character of the District's built heritage comes from the use of traditional building techniques, such as pointing of brick and stone walls with lime mortars, the use of painted timber windows and doors with delicate section glazing bars or pegged frames, or leaded lights in iron opening casements, or double-hung sliding sash windows and so on. The patina of age or the appearance of quality in new buildings in conservation areas or additions to listed buildings can be ruined both by unnecessary repointing or the use of wrong and insensitive pointing techniques, barge boards and box eaves, the wrong brick bond and a failure to understand the way historic structures work. Much repointing is unnecessary in any case, but where it is necessary, it is important that it is carried out in an approved lime mortar mix by skilled craftsmen. The District Council expects owners of listed buildings or buildings in conservation areas to use professionals of proven ability and skill. Far too much work is done by inexperienced or ignorant builders, designers and agents, often with the best intentions but with unhappy results. The District's built heritage is a finite asset and advice is readily available from the Conservation Officer and the Heritage Projects Officer. Archaeological advice is readily available from the County Archaeological Officers, at Buckinghamshire County Council.

Back to Top

Policy Framework

11.07 There are currently over 1200 statutorily listed buildings, over 60 locally listed buildings, 60 conservation areas, 53 scheduled ancient monuments and 9 registered parks and gardens (2 in part only). Listed buildings range from telephone kiosks to stately homes and conservation areas include villages arranged round commons and greens, historic town centres, fine houses with their grounds, areas of terraced houses and groups of large dwellings in verdant settings. The primary legislation on listed buildings and conservation areas which underpins the District Council’s Heritage Policies is the Planning (Listed Buildings & Conservation Areas) Act 1990.

11.08 Archaeological sites are located throughout the District, many of which are Scheduled Ancient Monuments. It is in the nature of archaeological discovery that some sites have yet to be revealed and this Local Plan contains policies to deal with such occurrences.

11.09 Many of the policies in this chapter of the Local Plan set out principles of sound contextual design and the use of high quality materials and are applicable to other design orientated sections. It must not be thought that quality is only to be related to heritage; that is not the intention of this Chapter. Rather it is to deal with the specifically different requirements that the various heritage classifications impose, as set out in Planning Policy Guidance Note 15: Planning and the Historic Environment (PPG15, September 1994), (See also Policy G3 ‘Character and Local Distinctiveness’). Planning Policy Guidance Note 16: Archaeology and Planning (PPG16, November 1990) provides relevant guidance on ancient monuments and archaeology.

Back to Top

Chapter Objective

11.10 The overall objective of this Chapter is the preservation, conservation and enhancement of the District's built heritage and historic environment and this will be achieved through the policies for listed buildings, conservation areas, archaeology and historic parks and gardens

LISTED BUILDINGS

11.11 The Council is committed to the conservation of the built heritage of the District and the following policies are designed to ensure the retention of listed buildings wherever possible and the preservation of their character, both as individual buildings and for their contribution to the quality of the local environment. At the same time the District Council recognises that the aim should be to ensure the built heritage is passed on to future generations in a sound and viable state of physical and economic health.

11.12 Further advice on the legislation is contained in PPG15, and the District Council has issued a series of Heritage Advice Notes which include ones on historic buildings, conservation areas, ancient monuments and window design. Others will follow during the life of this Local Plan.

11.13 It should be noted that work to listed buildings, without having obtained listed building consent, is a criminal offence which could attract stringent penalties and, in certain circumstances, prison for all connected with the unauthorised work from the owner to the designer and contractors. Consent is required for demolition and alterations or extensions which affect the special interest of a listed building. The Council has power to secure reinstatement of removed parts of a building, reversal of alterations, demolition of exteriors and any other harmful work by means of listed building enforcement procedure and will use its powers whenever necessary.

11.14 Applicants for listed building consent must be able to justify their proposals. They will need to show why works which would affect the character of a listed building are desirable or necessary. They should provide full information in the form of an impact assessment to justify all significant proposals and in all cases should provide survey drawings and detailed measured drawings showing the proposals in plan and elevation.

11.15 English Heritage are consulted on all listed building consent applications relating to Grade I and Grade II* listed buildings.

Back to Top

Demolition of Listed Buildings

11.16 Listed building consent is required for the demolition of all or any substantial part of a listed building. There is a strong presumption in favour of the preservation of listed buildings for they represent a finite resource and an irreplaceable asset; once lost they cannot be replaced and they can be robbed of their special interest as surely by unsuitable alteration as by outright demolition. The legislation is intended to protect listed buildings from unnecessary demolition and this is a prime consideration in determining applications for listed building consent or planning permission.

11.17 Listed building consent for demolition is required for the total demolition of the listed building as well as for the permanent removal of substantial parts of that building, including interior walls and staircases, boundary walls, railings and any buildings and structures within its curtilage, irrespective of whether they are mentioned in the list description. Demolition of a lesser part of the building still requires listed building consent but is now classed as an alteration, rather than demolition. Such consent will also be required to demolish buildings within the curtilage of a listed building. These may often significantly relate to the physical context, history or setting of the principal building.

11.18 In assessing development proposals, necessarily involving the demolition of any listed building, the District Council will consider the possible continuation of its present use or function and its sensitive adaptation for its original, previous or other use. Demolition should always be the last resort and owners will be required to show that all possible avenues to retain the listed building have been investigated, including alternative uses, and be able to demonstrate a building is beyond economic repair or its demolition is in the public interest, bringing substantial benefits to the local community.

POLICY HE1

1. DEVELOPMENT REQUIRING THE DEMOLITION OF A LISTED BUILDING OR ANY BUILDING LISTED BY VIRTUE OF BEING WITHIN ITS CURTILAGE, WILL ONLY BE PERMITTED IF, WHERE RELEVANT, THE FOLLOWING CRITERIA ARE MET:

a. IT IS NOT POSSIBLE TO CONTINUE TO USE THE LISTED BUILDING FOR ITS EXISTING, PREVIOUS OR ORIGINAL PURPOSE OR FUNCTION, AND;

b. EVERY EFFORT HAS BEEN MADE TO CONTINUE THE PRESENT USE OR TO FIND ANOTHER USE, WITH OR WITHOUT PHYSICAL ALTERATION, OR;

c. THE HISTORIC CHARACTER OR APPEARANCE OF THE MAIN BUILDING WOULD BE RESTORED OR IMPROVED BY THE DEMOLITION OF CURTILAGE BUILDING (S), OR;

d. SUBSTANTIAL BENEFITS TO THE COMMUNITY WOULD DERIVE FROM THE NATURE, FORM AND FUNCTION OF THE PROPOSED DEVELOPMENT, AND (IN ALL CASES);

e. DEMOLITION WOULD NOT RESULT IN THE CREATION OF A PERMANENTLY CLEARED SITE TO THE DETRIMENT OF ADJACENT LISTED BUILDINGS.

2. IF PERMISSION IS GRANTED IN CONFORMITY WITH ANY OF THE ABOVE CRITERIA, IT WILL BE MADE SUBJECT TO A CONDITION, AGREEMENT OR UNDERTAKING THAT ANY NECESSARY DEMOLITION IS NOT TO BE CARRIED OUT UNTIL ALL THE RELEVANT DETAILS OF THE SUCCESSOR DEVELOPMENT HAVE BEEN APPROVED AND A CONTRACT HAS BEEN ENTERED INTO FOR ITS SUBSEQUENT EXECUTION.

Back to Top

Alterations and Extensions to Listed Buildings

11.19 Great care is needed when extending a listed building to ensure that the features that made it special are not destroyed or compromised. It is important to respect the established character of the listed building and any extension should generally be subservient to the original structure. In achieving this, careful attention must be paid to the design, bulk and materials of the proposed addition which should complement rather than overwhelm or directly compete with the listed building.

11.20 Many listed buildings are capable of being extended in a sympathetic manner that respects the character and form of the original building, but it is important to recognise that some are not. These include small buildings such as lodges, tollhouses, garden buildings and temples, barns, some cottages and larger buildings of high architectural interest which are designed with elevations of importance on all sides or International Modern houses which are complete in themselves. Extending such buildings could lead to serious diminution of their special interest.

11.21 Listed building consent is required for any alterations that would in any manner affect the special interest and character of a listed building. This protection extends to the whole of the building, including the interior, and also covers any man-made object or structure fixed to the building such as boundary walls and railings.

11.22 Most listed buildings can sustain some degree of alteration and many can be satisfactorily extended to bring them up to date, to provide better accommodation, or to support a new use which is acceptable in planning policy terms. Nevertheless listed buildings do vary greatly in the extent to which they can accommodate change without loss of special interest. Some may be sensitive even to slight alteration, inside or out. It is important to note that listed building consent is required for any alterations that would affect the special interest and character of a listed building, inside or out, whereas planning permission in the main relates to extensions, external alterations and changes of use of listed buildings.

11.23 Planning permission for alterations is only likely to be granted if the historic form and structural integrity of the listed building is retained and architectural or historic features, inside and out are retained.

11.24 In considering proposals for planning permission every effort will be made to secure for people with disabilities equal and dignified access to and inside historic buildings wherever possible (see Policy G9 ‘Access for People with Disabilities’).

POLICY HE2

1. DEVELOPMENT REQUIRING THE INCIDENTAL ALTERATION OR EXTENSION OF ANY LISTED BUILDING (OR BUILDINGS) WILL NOT BE PERMITTED UNLESS, WHERE RELEVANT, MEANS OF ACCESS TO AND THE SITING, DESIGN AND EXTERNAL APPEARANCE OF THE PROPOSED DEVELOPMENT WOULD:

a. RESPECT THE LISTED BUILDING’S CHARACTER AND APPEARANCE AND WOULD ALSO,

b. SERVE TO PRESERVE, RESTORE OR COMPLEMENT ITS FEATURES OF SPECIAL ARCHITECTURAL OR HISTORIC INTEREST AND, WHERE APPLICABLE,

c. CONTRIBUTE TO THE CHARACTER OR APPEARANCE OF ANY GROUP OF LISTED BUILDINGS OR CONSERVATION AREA OF WHICH IT FORMS PART OR WITHIN WHICH IT IS LOCATED.

Back to Top

Use of Materials

11.25 As a rule features such as doors, windows, gutters, downpipes and hopperheads in historic buildings should be repaired, or if beyond repair replaced 'like for like'. The use of modern standard replacements is not generally acceptable for listed buildings, nor are purpose made ones in inappropriate materials such as uPVC/PVCu, aluminium or tropical hardwoods. Detailed guidance on appropriate materials can be found in Annex C of PPG15: Planning and the Historic Environment - Guidance on Alterations to Listed Buildings and in The Repair of Historic Buildings: Advice on Principles and Methods published by English Heritage.

Development Affecting the Settings of Listed Buildings

11.26 The setting of a listed building is often an essential part of its character, especially if the garden or grounds have been laid out to complement its design or function, or if the building forms an important visual element in a street or village.

11.27 The Planning (Listed Buildings and Conservation Areas) Act 1990 requires the District Council to have special regard to the desirability of preserving the setting of a listed building. Its setting should not be interpreted too narrowly; it may be limited to obvious ancillary land or may include land some distance from it or even a whole area. A proposed high or bulky building some distance away might affect the setting or alter views of an historic skyline. The District Council consider it important to take into account the effect that proposed development may have on the context and setting of listed buildings and will refuse proposals that harm them.

POLICY HE3

PLANNING PERMISSION WILL NOT BE GRANTED FOR DEVELOPMENT, WHICH WOULD ADVERSELY AFFECT THE SETTING OF ANY LISTED BUILDING.

Back to Top

~~Changes of Use of Listed Buildings~~

11.28 The best use for a listed building is very often the use for which it was originally designed, and the continuation or reinstatement of that use should certainly be the first option when the future of a building is considered. However it may be that this use is no longer a practical proposition and, in the interests of preserving a listed building, the District Council may consider a change of use. Indeed, flexibility may be needed where new uses have to be considered to secure a building's survival. PPG15 states that the best way of securing the upkeep of historic buildings is to keep them in active use. It must be recognised that the optimum viable use that is compatible with the fabric, interior, and setting of the historic building may not necessarily be the most profitable one.

POLICY HE4

DEVELOPMENT INVOLVING THE CHANGE OF USE OF A LISTED BUILDING MAY BE PERMITTED WHERE IT WOULD CONTRIBUTE TOWARDS THE RESTORATION, RETENTION OR FUTURE MAINTENANCE OF THE LISTED BUILDING WITHOUT SUCH DEVELOPMENT ADVERSELY AFFECTING THE SPECIAL ARCHITECTURAL OR HISTORIC INTEREST OF THE BUILDING OR ITS SPATIAL OR STRUCTURAL INTEGRITY AND, WHERE DEVELOPMENT INVOLVES WORKS OF EITHER ALTERATION OR EXTENSION (OR BOTH), THAT THESE CONFORM TO POLICY HE2 OF THE LOCAL PLAN.

Back to Top

Local List Buildings

11.29 Statutory Lists are published and amended by the Department of Culture, Media and Sport and these include buildings of special architectural or historic interest, graded I, II* and II. There are other buildings which fall below these national standards that are nonetheless of considerable local importance to the District's built heritage. The District Council already has Local Lists for the former Borough of High Wycombe and the Urban District of Marlow and will from time to time prepare similar local lists for other areas. These lists will also be supplemented by Conservation Area Character Surveys as they are completed.

11.30 It is important to note that these lists do not confer statutory protection and listed building consent procedure does not apply, except where they are situated in a designated conservation area where demolition control applies. PPG15 allows the preparation of Local Lists and encourages the formulation of local plan policies for their protection.

11.31 To be included on the Local List a building should meet some or all of the following criteria:

Be substantially unaltered and retain the majority of its original features;
Be of good architectural quality or an example of a particular local building type;
Play a significant role in the streetscape of a town or village;
Be significant in the history of the area or be by an architect or designer of local note, such as Arthur Vernon of High Wycombe; or relate to the industrial heritage of the High Wycombe furniture industry.

11.32 Local civic and amenity societies and others will be consulted in their preparation and the lists will help to guide development control decisions.

11.33 The presence of local list buildings and their impact upon the local scene will also be of relevance to the application of policies G3 – G5.

POLICY HE5

THE DISTRICT COUNCIL WILL PREPARE AND MAINTAIN A LIST OF BUILDINGS OF LOCAL ARCHITECTURAL OR HISTORIC INTEREST THROUGH THE PREPARATION OF SUPPLEMENTARY PLANNING GUIDANCE. THE CONTRIBUTION MADE TO THE LOCAL SCENE OR LOCAL HISTORICAL ASSOCIATIONS WILL BE A MATERIAL CONSIDERATION IN THE DETERMINATION OF PLANNING APPLICATIONS.

Back to Top

CONSERVATION AREAS

11.34 These are areas of special architectural or historic interest which are considered worthy of preservation or enhancement. They are designated under the provisions of Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990. It is the quality and interest of areas rather than the individual buildings which is the prime consideration in identifying conservation areas. There are currently 60 conservation areas in the District and their boundaries are shown on the Proposals Map. A list of the conservation areas is attached at Appendix 13. It is considered that areas suitable for designation have probably been fully identified although periodic reviewing of existing conservation areas and their boundaries will take place to ensure that standards are maintained. However, the policies in this plan will apply to any further areas designated during the life of this plan.

11.35 Within conservation areas there are additional controls on building works, demolition (which includes gravestones erected prior to 1925), works to trees and advertisements. Further information and advice on controls in conservation areas is contained in the Council's Heritage Guidance Note: ‘Conservation Areas’.

Back to Top

New Development in Conservation Areas and Conservation Area Character Surveys

11.36 It is important that conservation area designation is not seen as an end in itself. Consequently, in accordance with Section 71 of the Planning (Listed Buildings & Conservation Areas) Act 1990 and PPG15, the District Council has prepared conservation area character surveys for all its conservation areas, which clearly identify what it is about the character and appearance of the individual conservation area which should be preserved and enhanced. At the time of publication of this Local Plan, most conservation area character surveys have been published and new surveys will continue to be published until the survey programme is completed. The character surveys are the subject of local consultation before being approved for development control guidance by the District Council. Clear assessment and definition of an area's special interest and the action needed to protect it will help to generate awareness and encourage local property owners to take the right sort of action themselves. The more clearly the special architectural or historic interest that justifies designation of a conservation area is defined and recorded, the sounder will be the basis for development control decisions which must of course also accord with other policies in this plan.

11.37 Conservation areas vary greatly, but certain aspects form the basis of a coherent assessment; the topography and its historical development, the archaeological significance and potential, the architectural character and quality of buildings, the prevalent building materials, the character and hierarchy of spaces, views into and out of the area, the quality and relationship of buildings in the area and also of trees and other green features. All of these aspects are assessed in the character survey prepared for each conservation area. The surveys also note unlisted buildings which make a positive contribution to the special character of the area.

11.38 The District Council is in the process of preparing conservation area character surveys as Supplementary Planning Guidance for all its conservation areas and will use the detailed character description of the surveys when considering the appropriateness of development proposals within and adjacent to conservation areas. These surveys will indicate the positions of listed buildings and also those covered by policy HE5. The surveys may be referred to in any overall assessment of the effect of future development and the determination of individual applications for planning permission either in respect of operations or changes of use in conservation areas.

11.39 Designation of a conservation area does not imply that no further development or change will be permitted within that area, although in rural conservation areas the opportunities are very limited. The District Council is committed to improving standards of modern design and considers that any proposals should have the ultimate aim of enhancing the established character of the conservation area. New building in conservation areas, including extensions to existing buildings, cannot be considered in isolation but must be seen as part of a larger whole.

11.40 Given the importance of design, outline planning applications will not normally be acceptable as they are usually insufficient to provide all the necessary information in respect of new development. The District Council will use its powers under Article 3(2) of the Town and Country Planning (General Development Procedure) Order 1995 to obtain such additional information as is considered necessary. New development, where acceptable, should therefore be of a high standard of design, sympathetic to any existing building concerned and to the general character of the area in terms of the:

scale, height and bulk;
plot size;
horizontal and vertical emphasis; and
colour, type, form and use of materials.

11.41 The use of buildings and open spaces can be fundamental to the character of the area. Inappropriate uses can detract from it in terms of both the alterations to the building/open space and the altered pattern and level of activity resulting from the new use. Once a change of use has been permitted, it can be difficult to resist further minor changes and alterations that can be considered normal requirements of that use, but that may nevertheless detract from the character of the conservation area.

POLICY HE6

1. THE DISTRICT COUNCIL WILL REQUIRE PROPOSALS FOR NEW DEVELOPMENT IN CONSERVATION AREAS TO PRESERVE OR ENHANCE ITS SPECIAL CHARACTER OR APPEARANCE.

2. PROPOSALS WILL BE ASSESSED AGAINST THE CONSERVATION AREA CHARACTER SURVEY FOR THAT AREA WHERE PRODUCED.

Back to Top

~~Use of Materials in Conservation Areas~~

11.42 Conservation area status should not be seen as stifling good modern design and the Council will encourage it where appropriate. However, if the existing character of the District is to be conserved any new structures within conservation areas should respect that character and should normally select good quality and historically appropriate materials. For extensions and alterations designers should use traditional materials appropriate to the conservation area. Brickwork, facing materials, rainwater goods, window frames, roofs and shop fronts, should normally consist of traditional materials in their traditional form and use. No matter how well designed synthetic alternatives may appear, they rarely succeed in enhancing the building or area.

11.43 ~~Floorscape can make a vital contribution to the character of a conservation area and traditional surfaces should be retained or reintroduced.~~

11.44 The published conservation area character survey for the area should be studied to appreciate fully the use of materials in each conservation area and there may be sub-areas identified within the whole.

POLICY HE7

IN DEVELOPMENT INVOLVING NEW OR EXTENDED BUILDINGS WITHIN CONSERVATION AREAS THE USE OF LOCALLY AND HISTORICALLY APPROPORIATE MATERIALS AND DETAILING WILL GENERALLY BE REQUIRED. REGARD WILL BE HAD TO AVAILABLE INFORMATION IN CONSERVATION AREA CHARACTER SURVEYS, THE PREVALENCE OF TRADITIONAL AND OTHER FACING, ROOFING AND PAVING MATERIALS USED IN BUILDINGS AND, OTHER MEANS OF ENCLOSURE USED IN THE IMMEDIATE SURROUNDINGS. IN APPROPRIATE CASES THE USE OF ATYPICAL MATERIALS OR INNOVATIVE FORMS OF BUILDING DESIGN MAY BE ACCEPTABLE, PROVIDING THAT THEY PRESERVE OR ENHANCE THE SPECIAL APPEARANCE OR CHARACTER OF THE CONSERVATION AREA.

Back to Top

Demolition of Unlisted Buildings in Conservation Areas

11.45 In some conservation areas the opportunities for new development are severely limited, but in others there are instances where the redevelopment of unlisted buildings can present the opportunity to enhance the appearance of the conservation area. In such circumstances the District Council wishes to maintain control over the quality of the new buildings and to prevent the creation of unsightly gaps in the built frontage.

POLICY HE8

1. DEVELOPMENT WITHIN CONSERVATION AREAS, REQUIRING OR INVOLVING DEMOLITION, MAY BE PERMITTED IF THE BUILDINGS IN QUESTION MAKE A NEGATIVE OR INSIGNIFICANT CONTRIBUTION TO THE CHARACTER OR APPEARANCE OF THE AREA, OR IF THE DESIGN QUALITY OF THE PROPOSED REDEVELOPMENT IS CONSIDERED TO BE AN ENHANCEMENT.

2. THERE SHOULD BE FIRM AND APPROPRIATELY DETAILED PROPOSALS FOR THE REDEVELOPMENT OF THE SITE THAT HAVE BEEN APPROVED AND THEIR IMPLEMENTATION ASSURED BY CONDITIONS OR AGREEMENTS.

3. BUILDINGS IDENTIFIED AS OF LOCAL INTEREST WILL ENJOY A GENERAL PRESUMPTION AGAINST SUCH DEMOLITION.

Back to Top

~~Article 4 Directions~~

11.46 The designation of a conservation area in itself does not necessarily justify the making of an Article 4(2) Direction under The Town and Country Planning (General Permitted Development) Order 1995. Such Directions can be used to remove existing permitted development rights as they apply to any area of land or buildings to ensure appropriate development and have a role to play in preserving and enhancing as well as protecting features that are a key element of a conservation area’s special character. Examples of the type of permitted development to be brought under planning control could include replacing windows, doors, and roof coverings, and the painting or rendering of brick, stone or flint work elevations. Wholesale change to these elements can incrementally, if insensitively done, effectively destroy the unique character that justified the designation of the conservation area in the first place. The District Council may make such Directions if they are backed by a clear assessment of the area’s special architectural and historic interest, where the importance of the features in question is established and where local support can be demonstrated.

POLICY HE9

1. IN ORDER TO GIVE NECESSARY ADDITIONAL PROTECTION TO THE CHARACTER AND APPEARANCE OF CONSERVATION AND OTHER SENSITIVE AREAS AND OF INDIVIDUAL BUILDINGS OF CHARACTER, DIRECTIONS MAY BE MADE UNDER ARTICLE 4(2) OF THE TOWN AND COUNTRY PLANNING (GENERAL PERMITTED DEVELOPMENT) ORDER 1995. TYPES OF GENERALLY PERMITTED DEVELOPMENT TO WHICH DIRECTIONS MAY APPLY WILL INCLUDE THE FOLLOWING:

a. PAINTING, CLADDING AND RENDERING OF THE FACADES OF BUILDINGS;

b. INSERTION OR REPLACEMENT OF DOORS AND WINDOWS;

c. REMOVAL OR ERECTION OF BOUNDARY WALLS AND FENCES;

d. ALTERATION OF ROOF PROFILES AND USE OF ROOFING MATERIALS.

2. SUCH ADDED POWERS OF PLANNING CONTROL MAY IN FUTURE BE APPLIED TO THE FOLLOWING AREAS OR TYPES OF DEVELOPMENT:

a. DESIGNATED OR PROPOSED CONSERVATION AREAS;

b. BUILDINGS (OR GROUPS) LOCALLY-LISTED;

c. RECENT DEVELOPMENT OF INDIVIDUAL MERIT OR CHARACTER;

d. DEVELOPMENT IN SENSITIVE LOCATIONS IN THE CHILTERNS AONB.

3. THE EXISTENCE OF SUCH DIRECTIONS WILL BE TAKEN INTO ACCOUNT IN THE AUTHORISATION OF DEVELOPMENT THAT MAY ITSELF BE MADE SUBJECT TO THE REMOVAL OF PERMITTED DEVELOPMENT RIGHTS, IN APPROPRIATE INDIVIDUAL CASES.

Back to Top

Burgage Plots and Historic Plots and Their Boundaries

11.47 The three mediaeval towns in the District, High Wycombe, Marlow and Princes Risborough, were probably planned and laid out in the 12th and 13th centuries. The layout consisted of rows of long narrow plots, in which an owner or tenant built a house, workshop or shop fronting the road, usually with its roof parallel to the road, and used the area behind for further wings and buildings along the plot, with their roof ridges at right angles to the road. This was an efficient use of space and very much characteristic of mediaeval town planning. Where these historic long plots survive in the three mediaeval towns, they should be safeguarded.

11.48 These long narrow strips are often enclosed by high brick walls and form an obvious barrier to the over-development of the rear of these street- fronting properties. The extent of these plots will be identified in conservation area character surveys as they are produced or revised. The District Council will discourage proposed development that builds across or coalesces these plots, either for building or car parking.

POLICY HE10

IN THE HISTORIC TOWNS OF HIGH WYCOMBE, MARLOW AND PRINCES RISBOROUGH, THE BURGAGE AND OTHER HISTORIC PLOTS TO THE REAR OF PRINCIPAL STREETS WILL GENERALLY BE PROTECTED FROM AMALGAMATION AND DEVELOPMENT THAT WOULD DIMINISH THEIR HISTORIC INTEREST AND VALUE.

Back to Top

Development Adjoining Conservation Areas

11.49 Development on the fringe of a conservation area can be of a massing, scale and design which affects the character and appearance of the conservation area itself. Where development is proposed adjacent or near a conservation area the District Council will expect it to respect the character and appearance of the conservation area and schemes which would have a detrimental effect on that character will be resisted.

POLICY HE11

DEVELOPMENT WILL NOT BE PERMITTED WHICH, ALTHOUGH NOT WHOLLY OR PARTLY LOCATED WITHIN A CONSERVATION AREA, MIGHT NEVERTHELESS HAVE A VISIBLY ADVERSE EFFECT UPON THE AREA’S SPECIAL CHARACTER OR APPEARANCE, INCLUDING INTRUSIVENESS WITH RESPECT TO ANY RECOGNISED OR RECORDED FAMILIAR VIEWS AFFECTING THE DESIGNATED AREA.

Back to Top

Trees in Conservation Areas

11.50 Trees often make an important contribution to the character and appearance of conservation areas. As a consequence, special provisions apply to trees in conservation areas (excepting small trees and ones that are dead, dying or dangerous). Anyone proposing to cut down, top or lop a tree in a conservation area is required to give the Council six weeks notice. The purpose of this requirement is to give the Council the opportunity to consider bringing the tree under their control by making it the subject of a Tree Preservation Order. Penalties for not observing this requirement are similar to those for contravening Tree Preservation Orders (see also Policy G11 ‘Trees and Hedgerows’).

11.51 Within the conservation area character surveys important trees and tree groups are indicated on the survey map. Some of these trees are already the subject of Tree Preservation Orders (TPOs).

Back to Top

Shop Fronts and Advertisements in Conservation Areas

11.52 The appearance of shop fronts and advertisements makes a considerable impact on the special character and appearance of a conservation area. Within historic towns and village centres the character and appearance of commercial properties is very easily altered by the introduction of modern shop fronts and signs, while the use of standard corporate identities can all too easily destroy a town's individual character. Advertisements in rural conservation areas are usually equally incongruous.

11.53 The Town & Country Planning (Control of Advertisements) Regulations 1990 and Planning Policy Guidance Note 19: Outdoor Advertisement Control (PPG19, March 1992) endorses the need for sensitivity in the design and siting of advertisements to ensure they are in harmony with their setting. The District Council is anxious to establish an appropriate balance between commercial interests and environmental quality. The following policies are applicable within the District's conservation areas (see also S8 ‘Shop Front Design’). It is the intention that the character of each area should be retained or, where appropriate, re-established. The District Council has a Guidance Note on the appropriate design of ‘Shop Fronts’, which is available from the District Council Offices, and can offer grant assistance towards the reinstatement of traditional shop fronts in appropriate circumstances.

Back to Top

Shop Front Design in Conservation Areas

11.54 Shop fronts make an obvious and immediate impact upon the quality of the environment and their design and detailing are of great importance. Within conservation areas it is important that shop fronts are not considered in isolation. In design terms they should respect the upper floors of the buildings and the neighbouring buildings. If the shop is not used for retailing but for professional or other services, it should maintain a well designed shop front with an interesting window display.

11.55 Wherever historic shop fronts of merit survive, they should be retained, renovated and restored. Imaginative shop fronts should not be disregarded, and have a particular place in modern shopping centres. Indeed replacement shop fronts of strong traditional styles in contemporary buildings may look out of place. Modern shop fronts in contemporary buildings, if carefully designed, can be sympathetic to historic surroundings without resorting to direct copying of historic styles. Every effort should be made to secure dignified access to and inside shop fronts where possible. (See also Policy G9 ‘Access for People with Disabilities’).

POLICY HE12

1. PROPOSALS FOR NEW SHOP FRONTS OR ALTERATIONS OR REPLACEMENTS TO EXISTING ONES WITHIN A CONSERVATION AREA WILL BE EXPECTED TO MEET THE FOLLOWING CRITERIA:

a. WHERE AN EXISTING SHOP FRONT IS OF HISTORIC OR ARCHITECTURAL INTEREST IT SHOULD BE RETAINED AND REPAIRED IF NECESSARY, AND THE OPPORTUNITY TAKEN TO REINSTATE ANY MISSING FEATURES;

b. WHERE EVIDENCE OF ORIGINAL SHOP FRONT DETAIL EXISTS, FOR EXAMPLE IN TERRACES OR GROUPS OF SIMILAR DESIGN, PROPOSALS FOR NEW SHOP FRONTS WILL BE EXPECTED TO RECREATE THE ORIGINAL DESIGN;

c. NEW SHOP FRONTS SHOULD COMPLEMENT AND NOT DOMINATE THEIR SETTING. TO THIS END THEY SHOULD RESPECT THE SCALE, PROPORTIONS, CHARACTER AND APPEARANCE OF THE UPPER PART OF THE STRUCTURE AND, WHERE RELEVANT, ADJOINING BUILDINGS AND SHOP FRONTS AND THE OVERALL STREET SCENE. PARTICULAR REGARD WILL BE PAID TO FASCIA LINES, STALL RISER HEIGHTS, FRAMES AND GLAZING BAR PROFILES, MATERIALS AND COLOUR IN CONSIDERING THE ACCEPTABILITY OF PROPOSALS; AND

d. WINDOWS TO UPPER FLOORS SHOULD NOT BE ENLARGED FOR DISPLAY PURPOSES.

Back to Top

Advertisements and Shop Signs in Conservation Areas

11.56 Most of the commercial centres of the District's historic towns lie within their conservation areas, and the advertisement of the services available is essential to their prosperity. However, it is important that this should not be at the expense of the town's unique historic character. The District Council will therefore exercise the strictest control over advertisements and shop signs to ensure that the character and amenity of the historic town centres are not adversely affected. Some of the District's conservation areas also include small District shopping centres, which are equally at risk from unsympathetic signage.

11.57 Attention should be given to the design, size and location of signs so that they preserve or enhance the character and appearance of the conservation area. Materials are also vitally important to good design (see also Policy G25 ‘Advertisements and Signs’ and HE7 ‘Use of Materials in Conservation Areas’).

11.58 When assessing advertisement proposals the District Council do not consider that any existing advertisements being displayed in the locality create a precedent. It is not enough for applicants to point to an example of an existing poor quality sign to justify their own proposal as each application will be assessed on its individual merits.

POLICY HE13

ADVERTISEMENTS AND SHOP SIGNS WILL ONLY BE GRANTED CONSENT WHERE THEY DO NOT HARM THE CHARACTER AND VISUAL AMENITIES OF THE CONSERVATION AREA OR THE BUILDING TO WHICH THEY ARE ATTACHED IN TERMS OF DESIGN, MATERIALS, SCALE, DETAIL AND METHODS OF ILLUMINATION.

Back to Top

Illumination of Signs in Conservation Areas

11.59 Advertisement consent is required for almost all illuminated signs within conservation areas. Without careful treatment, illuminated advertisements seldom improve the appearance of the area and can have a detrimental effect on the building to which they are attached. See also Policy G25 ‘Advertisements and Signs’.

POLICY HE14

1. TOTALLY INTERNALLY ILLUMINATED SIGNS AND INTERNALLY ILLUMINATED PROJECTING BOX OR HANGING SIGNS WILL NOT BE PERMITTED WITHIN A CONSERVATION AREA.

2. SUBJECT TO AN APPROPRIATE MEANS OF ILLUMINATION AND INTENSITY, ILLUMINATION OF SIGNS WITHIN A CONSERVATION AREA MAY BE ACCEPTABLE IF OF THE FOLLOWING TYPE:

a. INDIRECT ILLUMINATION OF HAND- PAINTED OR OTHER SUITABLE SIGNS; OR

b. INDIVIDUALLY ILLUMINATED LETTERS MOUNTED ON A SUITABLE BACKGROUND; OR

c. INTERNALLY ILLUMINATED FASCIA SIGNS WHICH DO NOT ALLOW LIGHT TO PENETRATE EXCEPT WHERE LETTERS ARE CUT OUT OR INDIVIDUAL LETTERS ARE MOUNTED OVER CUT OUTS.

Back to Top

Security Shutters

11.60 Solid security shutters have a deadening effect on the character of shopping streets and a detrimental effect upon the character and appearance of a conservation area. Where security is a problem the more appropriate method of safeguarding the contents of a shop is by the use of laminated glass or similar security glazing and/or by installing internal shutters. Where a new shop front is installed, the District Council will expect the provision of housings for internal security shutters to obviate the need for external shutters. The exceptional circumstances the policy envisages are where there is no shop front in a conventional sense, such as with some fishmongers, greengrocers and jewellers. It is not physically possible to provide internal shutters. There may be no windows and doors within the fascia and jambs; with goods displayed on counters within or there may be display windows alongside a passage to the deeply recessed shop door. In these cases, consideration will be given to external lattice grill type shutters or punched and glazed roller shutters, suitably coloured.

POLICY HE15

WITHIN CONSERVATION AREAS THE USE OF EXTERNAL SECURITY SHUTTERS WILL NOT BE PERMITTED, EXCEPT IN EXCEPTIONAL CIRCUMSTANCES.

Back to Top

~~Blinds on Shop Fronts~~

11.61 Traditionally, many of the shops in the District's historic towns shielded their windows from the sun by retractable canvas blinds which sometimes carried the name of the establishment. Few of these survive today. Dutch blinds or balloon canopies are usually erected as a means of increasing advertising space. The method of assembly tends to obscure the fascia and details of the shop front, and they tend to clutter the appearance of the street scene. They are generally of unsuitable plastic or stretch material which adds to their alien appearance and which does not respect the subtle traditions of historic towns.

POLICY HE16

THE INSTALLATION OF PROJECTING BLINDS OR CANOPIES ON SHOPFRONTS AND SIMILAR PREMISES WILL NOT BE PERMITTED WITHIN CONSERVATION AREAS UNLESS THEY REFLECT THE FORMS WHICH HAVE BEEN TRADITIONALLY USED IN THE AREA AND EMPLOY MATERIALS COMMONLY ASSOCIATED WITH SUCH FORMS IN THE PAST.

Back to Top

~~Conservation Area Enhancement~~

11.62 Under Section 71 of the Planning (Listed Buildings and Conservation areas) Act 1990, the District Council is required to pursue schemes of enhancement in designated conservation areas. The District Council will seek the achievement and maintenance of high environmental standards within conservation areas and, subject to the availability of finance, will itself promote enhancement schemes where appropriate in conjunction with any other body such as the County Council, a Parish Council or a Statutory Undertaker.

11.63 West Wycombe is fortunate in having within its boundary a unique and remarkably complete 18th century historic complex which represents a major cultural phase in English life. Mainly owned by the National Trust and the Dashwood Estate, West Wycombe includes a country house in landscaped grounds rich in garden buildings, a complete village, the parish church and Dashwood family mausoleum, and is adjacent to an iron age hill fort and a deserted medieval village site.

11.64 The national importance of West Wycombe is degraded by heavy and continuous traffic on West Wycombe Road, a road it was hoped would solve the village’s traffic problems. The road acts, at the strategic level, as the M40 diversion route. Traffic calming, possibly combined with measures such as queue relocation and re- allocation of roadspace between different users could significantly improve the quality of the everyday environment and setting of this outstanding heritage complex. In addition the vista/approach along West Wycombe Road would benefit from environmental improvement to upgrade this important route to the area.

POLICY HE17

THE DISTRICT COUNCIL, TOGETHER WITH THE COUNTY COUNCIL AS HIGHWAY AUTHORITY, WILL INVESTIGATE THE POTENTIAL FOR ENVIRONMENTAL IMPROVEMENTS TO WEST WYCOMBE VILLAGE AND ITS APPROACHES AND WILL FAVOURABLY CONSIDER MEASURES WHICH WOULD REDUCE THE INTRUSION FROM THROUGH TRAFFIC ON ITS NATIONALLY IMPORTANT HISTORIC FABRIC AND CHARACTER, SUBJECT TO FUNDING AVAILABILITY AND SUBJECT TO RESPECTING THE HISTORICAL CHARACTER OF THE CONSERVATION AREA.

Back to Top

ANCIENT MONUMENTS AND ARCHAEOLOGY

11.65 As part of the historic environment an archaeological site has an intrinsic academic value. It is an essential component in the study of human behaviour and in the historical development of the District. Archaeological sites are also important as landscape and townscape features and sometimes as tourist attractions. Few archaeological sites survive substantially above ground, an exception being the remains of St. John the Baptist's Hospital in High Wycombe, built around 1180 AD, which is a Scheduled Ancient Monument. In the countryside remains exist above ground in the form of earthworks, e.g. Danesfield Camp. Most sites lie underground and character can only be determined by excavation. Beneath High Wycombe itself the remains of the present town’s predecessors may exist dating as far back as late Saxon and even Roman times.

Back to Top

Scheduled Ancient Monuments

11.66 There are currently 53 (as of September 2001) Scheduled Ancient Monuments within the District. A list of these is attached at Appendix 14. They are designated by the Secretary of State for Culture, Media and Sport and are protected under the terms of the Ancient Monuments and Archaeological Areas Act 1979, as amended by the National Heritage Act 1983. Scheduled Ancient Monument consent for works directly affecting the structure of the monument must be obtained from the Secretary of State in addition to any planning permission or other consent which may be required.

11.67 Existing scheduled ancient monuments are shown on the Proposals Map. Policy HE18 will apply to any additional scheduled ancient monuments notified to the District Council following the publication of this Local Plan.

POLICY HE18

PLANNING PERMISSION WILL NOT BE GRANTED FOR DEVELOPMENT WHICH HAS AN ADVERSE EFFECT UPON THE SITE OR SETTING OF A SCHEDULED ANCIENT MONUMENT.

Back to Top

Archaeology – Unscheduled Sites and Monuments

11.68 In addition to scheduled ancient monuments, the District also contains a number of other unscheduled archaeological sites identified as being of importance. The known sites are not identified on the Proposals Map, since this may encourage individuals to trespass on privately owned land, and invite unwelcome attention. The list of such sites is regularly reviewed by the County Council as new sites are discovered, and is referred to as the ‘County Sites and Monuments Record’.

11.69 Where planning applications affect unscheduled sites, specialist advice will be obtained from the County Archaeology Service. The District Council will expect applications to include information on the character and extent of archaeological remains within the site and what steps will be taken to mitigate the effects of the proposals. Where a site is regarded as being worthy of permanent protection, planning permission will be refused if the proposal is likely to cause material harm to the feature of archaeological interest. Planning permission may be granted subject to conditions that the feature of interest present will be preserved in situ or will be recorded to an adequate standard. Further advice and guidance is available in the Council’s Heritage Guidance Note: ‘Archaeology and Ancient Monuments’ available from the Council Offices and from the County Archaeological Service.

11.70 Unscheduled sites of potential archaeological interest exist in the District, the sites or setting of which the District Council may wish to protect from harmful development. Where new development is proposed the District Council will seek expert advice on the type and extent of archaeological interest and an archaeological assessment may be requested.

POLICY HE19

1. PLANNING PERMISSION WILL NOT BE GRANTED FOR ANY PROPOSED DEVELOPMENT WHICH WOULD HARM UNSCHEDULED ARCHAEOLOGICAL REMAINS OR THEIR SETTING WHICH ARE CONSIDERED TO BE OF COUNTY, REGIONAL OR NATIONAL IMPORTANCE AND WORTHY OF PRESERVATION.

2. ON SOME SITES IT MAY BE POSSIBLE TO ACCOMMODATE THE PROPOSED DEVELOPMENT AND KEEP IMPORTANT REMAINS IN SITU. PLANNING PERMISSION MAY BE GRANTED WHERE THE APPLICANT CAN DEMONSTRATE, TO THE SATISFACTION OF THE COUNCIL, THAT THE IMPORTANT REMAINS WILL BE PHYSICALLY PRESERVED IN SITU WITHOUT HARM TO THEM. DETAILS TO ENSURE THIS SHOULD BE SUBMITTED TO THE COUNCIL AS PART OF THE PLANNING APPLICATION.

3. IN CASES WHERE THE PRESERVATION OF ARCHAEOLOGICAL REMAINS IN SITU IS NOT MERITED, PLANNING PERMISSION MAY BE GRANTED SUBJECT TO PROVISION BEING MADE FOR ARCHAEOLOGICAL EXCAVATION AND RECORDING TO THE SATISFACTION OF THE COUNCIL.

Back to Top

PARKS AND GARDENS OF SPECIAL HISTORIC INTEREST

11.71 National Register of Parks and Gardens of Special Historic Interest in England has been compiled by English Heritage under the powers of The National Heritage Act 1983, to draw attention to such areas as an essential part of the national heritage. It is currently under review. Only parks and gardens of national importance are included. They are deliberately created ornamental environments which now have significant historic interest.

11.72 In the event of major proposals affecting such a site, the District Council will require a detailed assessment of their visual impact and any long term implications they may have for the park or garden. The District Council will encourage landowners to prepare management plans and may require them to be submitted to accompany significant planning applications. Nine such sites have been registered within the District (two of which are only ‘in part’ of the District) and a list of these is attached at Appendix 13. The sites are identified on the Proposals Map.

11.73 Policy HE20 will be applicable to any further parks and gardens of historic interest identified in the District following the publication of this Plan. The District Council may apply this policy to parks and gardens not included in the Register where the historic value of such a park or garden is considered to be of sufficient merit, having taken appropriate specialist advice.

POLICY HE20

DEVELOPMENT LIKELY TO HAVE AN ADVERSE EFFECT UPON THE SPECIAL HISTORIC INTEREST OR SETTING OF EXISTING PARKS AND GARDENS WILL NOT BE PERMITTED.