Wycombe - Chapter 12

Introduction

12.01 The Strategic Plan for Wycombe District 'Wycombe 21' sets out, under the 'Leisure’ aim, the need to improve the availability of high quality, accessible leisure opportunities in the District. The full spectrum of indoor and outdoor leisure opportunities from sport through to entertainment and events should be available in the District and all have an important role to play in enriching the lives of residents and encouraging tourism. The promotion of tourism plays an important role in the strategic aim of maintaining a dynamic and prosperous economy and meeting the need for local jobs as well as adding to the scope and quality of recreation and tourist opportunities in the district. In Wycombe District, as elsewhere in the country, the demand for both recreational and tourist facilities is growing as a result of higher disposable incomes, greater personal mobility and more leisure time.

12.02 A programme of leisure opportunities has been developed through ‘Leisure 21’ a plan for leisure. The aim of the plan is to identify issues and community needs; set out short, medium and long term action plans; and to inform individual groups, organisations and agencies of the District Council’s objectives and action plans. This has been further supplemented by the production of the ‘Local Cultural Strategy’. The role of the Local Plan is to control and guide the use and development of land, thereby complementing the Leisure 21 plan and the cultural strategy. It is recognised however, that neither of these documents is site or area specific. In order to address this the Council, in line with advice in Planning Policy Guidance Note 17: Planning for Open Space, Sport and Recreation (PPG17, July 2002), is in the process of undertaking a study to assess the open space, sport and recreational needs and opportunities in the District. This study will inform the production of future strategies and action plans, the review of this Local Plan and will also provide the necessary information to assist in securing sports lottery funding. It is expected that this study will be completed later in 2004. There is a need for policies which ensure that indoor and outdoor leisure and recreation are given a legitimate and equal voice alongside other competing land use interests. The Local Plan identifies the need for facilities and frames policies in such a way to support and protect existing facilities and direct new facilities. The management and maintenance of recreational facilities and tourism marketing are important functions for the District Council, but are not within the scope of the plan.

12.03 The Local Plan embraces the principles of Local Agenda 21, which seek to ensure that current actions are not to the detriment of the local environment in the long term, that there is efficient and wise use of resources and that the emphasis is on sustainability. There is a need for a balance between protecting the environment and development. In addition, it is important that the provision and management of places for recreation and sport support the achievement of national and local sustainability objectives. There is a need to reconcile environmental protection with economic equity and participation issues and the needs of future generations. The contribution of tourism to the wider economy and the importance of sustainable rural tourism should be emphasised.

12.04 The District Council’s Tourism Strategy (1993) aims to promote the development of appropriate forms of tourism within the District. The Chilterns Area of Outstanding Natural Beauty, the Green Belt, the historic landmarks, the attractive riverside town of Marlow and Bourne End village, and the River Thames itself are the main tourist destinations in the District. Additionally many small Chiltern villages and the Chiltern Hills are popular places to visit. A Visitor Accommodation Study (1996) has assessed the level and type of accommodation required in the District over the Local Plan period and identified a need to expand and improve the quality of accommodation in the District to meet business and tourist requirements.

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Policy Framework

12.05 Planning Policy Guidance Note 17: Planning for Open Space, Sport and Recreation (PPG17, July 2002) and Planning Policy Guidance Note 21: Tourism (PPG21, November 1992) provide a guiding framework to this chapter. The Structure Plan emphasises the need to focus provision of new facilities for recreation and tourism on the three main urban areas, in particular recognising the key role town centres can play in relation to public transport routes and existing facilities.

12.06 The District Council values the contribution recreation and tourism can make to the life and vitality of the area. Recreation and tourism development should not, however, be detrimental to the environment which is itself the attraction, nor detract from the environmental qualities of the urban areas.

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Chapter Objectives

12.07 The District Council’s planning objectives for recreation and tourism are therefore to:

Improve the availability of high quality, accessible leisure and tourism opportunities;
Maximise the contribution to delivering Leisure 21 and the ‘Local Cultural Strategy’;
Identify needs and deficiencies in sports and recreation facilities;
Protect and enhance open space provision and informal recreation;
Maximise the role of the town centres for appropriate commercial leisure and tourism;
Secure provision on strategic sites; and
Encourage tourism and meet the shortage of bed spaces.

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Protection of Existing Recreational & Leisure Facilities

12.08 Recreational and leisure facilities are an important element in the life of residents and bring vitality and attractiveness to the District. It is essential that existing indoor and outdoor recreational facilities are safeguarded and that maximum benefit is derived from them. The District Council recognises that it cannot prevent the closure of privately run or commercial facilities but is concerned to ensure the provision of an appropriate range of suitably sited recreational opportunities. To this end the District Council wishes to encourage new venues as well as protect existing facilities from loss to a non-recreational/community use.

12.09 The District Council is also aware that some recreational activities may occupy premises which no longer meet, nor can be reasonably adapted to meet, current safety or other operational standards and will be mindful of these issues when considering proposals for the redevelopment of these premises.

POLICY RT1

1. PLANNING PERMISSION WILL NOT BE GRANTED FOR PROPOSALS INVOLVING THE LOSS OF ANY EXISTING OUTDOOR OR INDOOR RECREATIONAL OR LEISURE FACILITY UNLESS:

a. IT CAN CLEARLY BE DEMONSTRATED THAT THERE IS NOT ANY LONGER A CURRENT LOCAL DEMAND FOR THE FACILITY IN EITHER A RECREATIONAL, LEISURE OR OTHER COMMUNITY USE, THAT THERE IS NO REAL PROSPECT OF ANY SUCH DEMAND ARISING WITHIN A REALISTIC TIMESCALE OR THAT AN ACCEPTABLE ALTERNATIVE MEANS OF MEETING SUCH A DEMAND IS OR WILL BECOME AVAILABLE; OR

b. THE NEW DEVELOPMENT CONSISTS OF, INCORPORATES OR PROVIDES, AN APPROPRIATE ALTERNATIVE RECREATIONAL OR COMMUNITY FACILITY. ALTERNATIVE PROVISION SHOULD COMPRISE LIKE FOR LIKE REPLACEMENT, WHICH IS EQUIVALENT IN TERMS OF QUANTITY, QUALITY AND ACCESSIBILITY AND WHICH WILL BE AVAILABLE PRIOR TO THE DEVELOPMENT OF THE ORIGINAL SITE; AND

c. IT COMPLIES WITH ALL OTHER RELEVANT POLICIES IN THIS PLAN.

2. DEMAND SHOULD BE ASSESSED ACCORDING TO THE NATURE OF THE EXISTING RECREATIONAL FACILITY IN QUESTION.

~~Future Leisure Provision~~

12.10 There is a need to ensure that recreational requirements throughout the District are met. There are currently known areas of deficiency in leisure facilities. The District Council will explore ways to improve the identified recreational deficiencies. In order to address this, the Council is preparing a study, based upon the Best Practice Guidance in accordance with Planning Policy Guidance Note 17: Planning for Sport, Open Space and Recreation. The study will assess open space, sport and recreational needs/deficiencies and opportunities in the District and inform future strategies and action plans. It is expected that this strategy will be completed later in 2004. This study will be District wide, including addressing the needs of rural communities, encouraging an accessible network of sport and recreation facilities and sites to serve the rural area.

12.11 The study will identify sport specific and area needs and deficiencies. Proposals for additional development may exacerbate deficiencies and it may not be possible for a development to provide for its own recreational needs. In such circumstances, it may be necessary to refuse planning permission for such development. However, as an alternative, where reasonable and relevant, the District Council may require development contributions towards known additional recreation facilities that are required to address these needs. See also Policy G2 ‘Developer Contributions’ which sets out the Council’s general approach to developer contributions.

12.12 With regard to future maintenance arrangements, commuted maintenance sums may be sought for recreation facilities, in line with Circular 1/97. Planning obligations to secure appropriate sums of money for future maintenance of these facilities should be provided as part of the development where necessary.

POLICY RT2

THE DISTRICT COUNCIL MAY REQUIRE THE PROVISION OF NEW INDOOR AND OUTDOOR RECREATIONAL FACILITIES TO MEET ADDITIONAL RECREATION REQUIREMENTS GENERATED BY NEW DEVELOPMENT. WHERE APPROPRIATE, COMMUTED MAINTENANCE SUMS MAY BE SOUGHT FOR RECREATION FACILITIES.

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Playing Pitch Provision

12.13 The District Council recognises the importance of maintaining its current level of outdoor sport provision and would wish to ensure that adequate and affordable provision is made in respect of new development. Standards for outdoor sport and children’s play space are broadly assessed against the National Playing Fields Association (NPFA) standards (See Appendix 7) these are minimum standards. The District Council will also take into account evidence of local demand, accessibility to all user groups and the provision of ‘all weather’ surfaces which have a greater capacity than traditional turfed pitches.

12.14 A Playing Pitch Review for the District has been undertaken, the results of which will be taken into consideration when evaluating demand for and location of playing pitches and with a view to developing an approach to redress the identified deficiencies. The Study identified that there are sufficient facilities available to meet existing demand, and to meet likely future demand in most areas. The Study concluded, however, that the total stock of recreational land does fall marginally below the NPFA standards for the main team sport, football, and no further playing fields should be lost. It should be noted, that whilst the study is useful in determining supply and demand for sports pitches, land used for sport often fulfils other non sporting needs (e.g. informal recreation, play and cultural activities etc). When applying the results of the study, it should be used in conjunction with the Council’s review of ‘Public Open Space Needs and Provision in Wycombe District’ (November 1996) which identifies more general areas of deficiency in access to publicly accessible open space (See also Appendix 7). The District Council will consult with the English Sports Council in this regard (See also Policy L3 ‘Green Space’ and CF5 ‘Educational Land and Buildings’). Where alternative sites are provided, in order to ensure that sports clubs who use the playing pitches are able to continue playing, rather than be interrupted whilst any alternative provision is developed, this alternative provision must be made available, prior to the commencement of the development which involves the loss of existing playing fields.

POLICY RT3

1. THE DISTRICT COUNCIL WILL SEEK TO MAINTAIN ITS CURRENT LEVEL OF PLAYING PITCH PROVISION. PROPOSALS INVOLVING THE LOSS OF ANY PLAYING PITCHES WILL NOT BE GRANTED PLANNING PERMISSION UNLESS IT CAN BE CLEARLY DEMONSTRATED THAT:

a. THERE IS NO LONGER A CURRENT DEMAND FOR SUCH A FACILITY OR ANY REAL PROSPECT OF A DEMAND ARISING WITHIN A REALISTIC TIMESCALE OR;

b. AN ACCEPTABLE ALTERNATIVE MEANS OF MEETING ANY SUCH DEMAND IS, OR WILL BECOME AVAILABLE. ANY ALTERNATIVE PROVISION MUST BE MADE AVAILABLE BEFORE THE COMMENCEMENT OF THE DEVELOPMENT WHICH INVOLVES THE LOSS OF THE PLAYING FIELDS.

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Commercial Leisure

12.15 For the purposes of this policy, commercial leisure is defined as those uses which fall within Use Class D2 ‘Assembly and Leisure’ of the Town and Country Planning Use Classes Order 1987. Such uses include cinemas, ten pin bowling alleys and ice skating rinks.

12.16 Through the ‘Leisure 21’ plan a shortage of commercial leisure activities in the District has been identified. Whilst certain commercial leisure developments such as cinemas are well provided for in the District, there is a lack of commercial leisure facilities for other activities.

12.17 The catchment population requirement for major commercial leisure operators is usually in excess of 100,000. Therefore, future potential for new facilities is likely to be accommodated in High Wycombe rather than Marlow or Princes Risborough.

12.18 The Western Sector provides an excellent opportunity to concentrate commercial leisure uses within High Wycombe town centre as advocated by Planning Policy Guidance Note 6: Town Centre and Retail Developments (PPG6, June 1996). However, proposed uses that cannot be accommodated within the development may need to be located on other sites in the long term.

12.19 Policy RT4 supports new commercial leisure development within the town centres. Commercial leisure proposals outside these areas must comply with the sequential approach which requires that preference is given to town centre sites, followed by edge-of-centre sites and only then out-of-centre sites in locations which are accessible by a choice of means of transport. For commercial leisure purposes, edge-of-centre locations are defined in PPG6 as `a location within easy walking distance of the primary shopping area’. The definition of the primary shopping area is set out in the Retail Chapter (paragraph 5.17).

12.20 Proposals outside the town centres will only be permitted if, firstly, a need can be demonstrated which cannot be met in the town centres; secondly the proposal does not adversely affect the vitality and viability of the leisure function of these areas; and thirdly they are in a location which is accessible by a choice of means of transport.

12.21 Taking account of the leisure function of each of the town centres, the District Council considers that it would not be appropriate to consider out-of-centre commercial leisure development in the lower order centres of Marlow and Princes Risborough. Opportunities are therefore restricted to the High Wycombe area. The existing settlement boundary of High Wycombe is defined by the built-up area excluded from the Green Belt and excluding safeguarded land as identified in Policy GB1.

12.22 In order to protect the District’s Countryside, which includes those areas designated as Green Belt and or Chilterns AONB, this Local Plan considers out of town development (ie, greenfield sites or land clearly not within the existing settlement boundary of High Wycombe) as unacceptable.

12.23 The District Council will resist commercial leisure development on residential and employment land. In order to meet the Local Plan’s objectives for housing and economic development, there is a need to manage increasing pressures on these residential and employment areas.

12.24 All development proposals must be designed to minimise their traffic generation and impact and be accompanied by a traffic assessment demonstrating the implications of the proposed development on the existing highway network and existing levels of traffic, and must demonstrate the transport improvements required to facilitate the development and must maximise its accessibility by public transport, cycling and walking.

POLICY RT4

1. COMMERCIAL LEISURE USES WILL GENERALLY BE ACCEPTABLE WITHIN THE TOWN CENTRES PROVIDED THAT:

a. THEIR LOCATION DOES NOT CONFLICT WITH POLICIES S1, S3 AND S4;

b. THEY DO NOT PREJUDICE THE LEISURE OBJECTIVES OF POLICY HW1 WESTERN SECTOR; AND

c. THEY ARE OF A SCALE AND NATURE, WHICH RESPECT THE EXISTING FUNCTION OF THE AREA AND DO NOT PREJUDICE THE AREA’S VITALITY AND VIABILITY.

2. PROPOSALS OUTSIDE TOWN CENTRES WILL ONLY BE PERMITTED IF IT CAN BE DEMONSTRATED THAT THERE IS A NEED FOR THE DEVELOPMENT, WHICH SHOULD BE MET IN THE DISTRICT, AND WHICH CANNOT BE MET WITHIN THE TOWN CENTRES. IN SUCH CASES PROPOSALS WILL ONLY BE ACCEPTABLE WITHIN THE EXISTING SETTLEMENT BOUNDARY OF HIGH WYCOMBE.

3. IN SUCH CASES DEVELOPMENT PROPOSALS SHOULD FOLLOW THE LOCATIONAL PRIORITIES SET OUT BELOW:

a. FIRST, BE AT EDGE OF TOWN CENTRE LOCATIONS WHERE THEY CAN BE WELL INTEGRATED WITH EXISTING CENTRES; AND THEN

b. OUT OF CENTRE LOCATIONS WITHIN THE EXISTING SETTLEMENT BOUNDARY OF HIGH WYCOMBE. THESE SITES WILL ONLY BE CONSIDERED WHEN IT CAN BE DEMONSTRATED THAT DEVELOPMENT CANNOT BE ACCOMMODATED IN ANY OF THE PRECEDING SEQUENCE OF LOCATIONS.

4. PROPOSALS WILL ONLY BE ACCEPTABLE WHERE THEY WOULD:

a. NOT HAVE AN ADVERSE IMPACT UPON THE VITALITY AND VIABILITY OF THE EXISTING TOWN CENTRES AND LOCAL DISTRICT CENTRES;

b. NOT RESULT IN THE LOSS OF RESIDENTIAL LAND;

c. NOT RESULT IN THE LOSS OF EMPLOYMENT LAND; AND

d. MINIMISE THE NUMBER AND LENGTH OF PRIVATE CAR JOURNEYS AND BE READILY ACCESSIBLE TO ALL SECTIONS OF THE COMMUNITY INCLUDING THOSE USING PUBLIC TRANSPORT.

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Recreational Uses in the Countryside

12.25 Planning Policy Guidance Note 7: The Countryside and Rural Economy (PPG7, February 1997) draws attention to the increasing opportunities for people to enjoy the countryside for sport and recreation, providing new uses of land and as an important source of income and employment. In line with Countryside, Landscape and Green Belt policies set out in this Plan, the District Council wishes to protect the rural character and visual amenities of the countryside. All development must be appropriate to a rural area and respect its visual amenity and openness. Where development is acceptable, careful attention should be paid to the design, landscaping and use of materials, which should be appropriate to a rural setting.

12.26 In the informal use of the countryside for recreation, care must be taken to safeguard the beauty and peace of the countryside whilst recognising its recreational and tourism potential. Proposals will be supported which encourage small-scale informal recreation facilities, such as those enhancing cycleway and footpath networks (see also Policies T5-T6) and appropriate signing, which will enable people to enjoy the countryside. Lighting proposals including floodlighting where required will be judged against Policy G16 ‘Light Pollution’. Where noise is a consideration, Policy G15 ‘Noise Pollution’ will also apply. Landforming and/or landscaping works should enhance visual amenity and nature conservation interests. Whilst harm should not be caused by the extent and visual impact of such works, including the formation of playing surfaces, terracing or mounding and the planting of trees, it should be noted that there are positive benefits to landscaping which should be encouraged.

POLICY RT5

1. RECREATIONAL DEVELOPMENT IN THE COUNTRYSIDE, WHETHER FOR LOCAL OR GENERAL USE, WILL BE ACCEPTABLE IN PRINCIPLE, PROVIDED THAT THE RURAL CHARACTER, QUALITY AND AMENITY OF THE PARTICULAR AREA IS RESPECTED AND THAT THE PROPOSED RECREATIONAL ACTIVITIES, BY THEIR NATURE, EXTENT, INTENSITY, FREQUENCY OR TIMING HAVE REGARD TO THE FOLLOWING CONSIDERATIONS:

a. NOISE LEVELS LIKELY TO BE GENERATED BY THE PROPOSED ACTIVITIES;

b. THE IMPACT OF VEHICULAR OR OTHER TRAFFIC MOVEMENTS TO, FROM AND WITHIN THE DEVELOPMENT SITE;

c. ANY ADVERSE EFFECTS CREATED BY THE ARTIFICIAL LIGHTING OF THE AREA;

d. THE EXTENT AND VISUAL IMPACT OF LANDFORMING WORKS INCLUDING THE FORMATION OF PLAYING SURFACES, TERRACING OR MOUNDING OR THE PLANTING OF TREES AND OTHER FORMS OF LANDSCAPING;

e. EASE OF ACCESS BY ALL FORMS OF MOVEMENT, INCLUDING WALKING AND CYCLING AND THE EXISTENCE OR CREATION OF PUBLIC RIGHTS OF WAY;

f. THE EXTENT AND VISUAL IMPACT OF THE SITING AND LAYOUT OF PARKING.

2. RECREATIONAL DEVELOPMENT SHOULD, AS FAR AS POSSIBLE, USE (OR SUITABLY CONVERT FOR USE) ANY EXISTING BUILDINGS AND ENSURE THAT NEW BUILDING IS LOCALLY UNOBTRUSIVE AND WOULD SERVE TO MAINTAIN THE OPEN CHARACTER OF THE RURAL SURROUNDINGS AS REGARDS OVERALL EXTENT, HEIGHT, EXTERNAL APPEARANCE AND USE OF FACING AND ROOFING MATERIALS.

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Visitor Accommodation

12.27 The Visitor Accommodation Study (1996) identified, from a commercial perspective, scope to expand and improve the quality of accommodation in the District, particularly for three star leisure and business accommodation, as well as budget hotels and rural based self- catering accommodation. It is also acknowledged that there is scope to improve and expand the current Bed and Breakfast stock in the District. It is estimated that an additional 210 bedrooms would be required to meet visitor accommodation requirements over the Local Plan period.

12.28 Self-catering holidays are becoming increasingly popular and the District Council would prefer to see this type of accommodation provided through appropriate conversion schemes rather than in new buildings. This is in line with the District Council’s policies to restrain development to protect the character and quality of the environment, particularly in the Chilterns Area of Outstanding Natural Beauty and the Green Belt. Purpose built self-catering accommodation has a similar impact on the environment as new building for permanent homes and the District Council considers it appropriate that it should be considered in relation to the same policies.

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~~Hotel Sites~~

12.29 ~~New major hotel requirements can be met through development on one or both of the following sites:~~

Land at former Marlow Sewage Works; and
Wycombe Marsh.

12.30 The continued allocation of the site at the former Marlow Sewage Works for hotel development would maintain the District Council’s commitment to making best use of existing land and could achieve the environmental upgrading of a sensitive Green Belt site. Although within the Green Belt, the former Marlow Sewage Works site has a history of non-agricultural use and leaves behind a derelict site. In the event that an hotel is not built on the site then development of the site for leisure related uses consistent with the site’s Green Belt designation will be appropriate, subject to other relevant policies of this Local Plan. Development of the site should have regard to Policy RT19 Little Marlow Gravel Pits. Development of the site will need to make provision for vehicle access and should investigate ways to improve access to this site. The site is within the flood plain and its development may be constrained by Policies G20 and G21.

12.31 A hotel is proposed as part of a comprehensive development package on the Wycombe Marsh site in High Wycombe. The site is highly accessible to the public transport corridor on London Road, and the opportunity exists to make the most of the setting adjacent to the River Wye or backstream.

POLICY RT6

1. THE FOLLOWING SITES, AS DESIGNATED ON THE PROPOSALS MAP, ARE IDENTIFIED FOR HOTEL USE:

a. LAND AT THE FORMER MARLOW SEWAGE WORKS, MARLOW; AND

b. WYCOMBE MARSH.

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Bed & Breakfast/Serviced Accommodation

12.32 The protection of the residential character and amenity of an area will be an important consideration in guest house, bed and breakfast and other types of small scale serviced accommodation proposals. Competition for trade can result in a large number of advertisements, and the provision of parking within front gardens can involve demolition of garden walls and the elimination of vegetation which can detract from the appearance of an area. Noise generated by such accommodation, can be considerable and can result not only from activities within the premises but from the additional people and vehicle-related activity. This will be taken into account when determining applications.

12.33 Where ‘bed and breakfast' facilities are offered by a householder it can be difficult to determine where the line is drawn between the occupation of a house as a family dwelling or its use as a guest house/hotel, thus possibly bringing in more stringent requirements for fire precautions, food hygiene and other controls. The District Council does not wish to discourage “bed and breakfast” accommodation but is mindful of its responsibilities both to protect the amenities of neighbouring properties from the uncontrolled introduction of a commercial use in a residential area and to ensure that adequate fire precautions are taken. Adequate off-street car parking for visitors as well as the resident household must be provided, but the overall appearance must remain that of a single family dwelling – eg, with no large areas of hard surface car parking dominating the garden. In determining planning applications for bed and breakfast use particular attention will be paid to protecting the amenities of the adjoining area.

POLICY RT7

1. PROPOSALS BY HOUSEHOLDERS TO USE THEIR DWELLING TO PROVIDE BED AND BREAKFAST FACILITIES WILL BE CONSIDERED AGAINST THE FOLLOWING CRITERIA:-

a. ONE OFF-STREET CAR PARKING SPACE PER “BED AND BREAKFAST” BEDROOM PLUS ONE SPACE FOR THE HOUSEHOLDER MUST BE PROVIDED; AND

b. THERE SHOULD BE NO DETRIMENTAL EFFECT ON THE APPEARANCE OR RESIDENTIAL AMENITIES OF THE ADJOINING AREA.

2. CONSENT WILL NOT BE GIVEN FOR ADVERTISEMENTS TO BE DISPLAYED WHICH HARM AMENITY OR ARE A DANGER TO TRAFFIC.

12.34 Where new serviced accommodation or an extension to an existing hotel or guest house is proposed within the urban area it will be acceptable in principle so long as the scale of the development is appropriate to the location – thus development in residential areas should be of a domestic scale in both the size and design of buildings and in the plot size. Any proposals for additional hotel or guest house accommodation, including accommodation at public houses, should include adequate parking provision and should not result in a diminution of the amenities of adjoining occupiers.

12.35 Within the Green Belt, serviced accommodation is not one of the accepted Green Belt uses, therefore any extensions should not normally be permitted. However, in acknowledging the importance of tourism in the local economy, small-scale extensions to existing premises may be acceptable, subject to the individual proposals specific impact on the Green Belt. In the case of proposals in the Chilterns Area of Outstanding Natural Beauty, there will similarly be the need for careful control to ensure the retention of the intrinsic landscape quality of the AONB. Small extensions to hotel and guest houses in areas of Green Belt or AONB will be subject to all other relevant policies in the Local Plan including Policy GB2 ‘Development in the Green Belt’, Policy L1 ‘Chilterns Area of Outstanding Natural Beauty’ and Policy H17 ‘Extensions and Other Developments within Residential Curtilages’.

POLICY RT8

1. WITHIN AREAS NOT SUBJECT TO GREEN BELT OR AONB POLICIES EXTENSIONS TO EXISTING HOTELS, GUEST HOUSES AND PUBS OFFERING ACCOMMODATION WILL BE PERMITTED WHERE:-

a. THE SCALE AND DESIGN OF THE EXTENSION WOULD NOT BE OUT OF CHARACTER WITH THE EXISTING BUILDING OR THE SURROUNDING DEVELOPMENT;

b. ADEQUATE CAR PARKING SPACES ARE AVAILABLE;

c. THERE IS NO SIGNIFICANT DETRIMENTAL EFFECT ON ADJACENT OR NEARBY PROPERTIES; AND (d) THE PROPOSAL WOULD NOT RESULT IN AN UNDUE INCREASE IN TRAFFIC ON RURAL ROADS.

2. IN RESIDENTIAL AREAS THE DESIGN OF THE EXTENSION SHOULD BE SUCH THAT THE BUILDING, IF NECESSARY, COULD BE RETURNED TO SOME FORM OF RESIDENTIAL USE.

3. WITHIN AREAS SUBJECT TO GREEN BELT OR AONB POLICIES, EXTENSIONS TO HOTELS AND GUEST HOUSES WILL NOT BE PERMITTED WHERE THE PROPOSAL WOULD RESULT IN A SIGNIFICANT INCREASE IN THE GROSS FLOORSPACE, WHERE THE STYLE OR PROPORTION OF THE EXISTING BUILDING WOULD BE ALTERED SIGNIFICANTLY OR WHERE THE DEVELOPMENT WOULD CONSTITUTE A SIGNIFICANT INTRUSION INTO THE VISUAL AMENITIES OF THE SURROUNDING AREA.

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Camping and Caravanning

12.36 The District Council recognises the important role that tourism can play in the rural economy and seeks to encourage small-scale accommodation for visitors in appropriate locations (see Policy C11 ‘The Rural Economy’). Policy RT9 allows the establishment of camping and caravanning in locations which would not have a detrimental effect on the landscape and their use will normally be restricted to the summer months unless the District Council is satisfied that adequate and appropriate screening, normally of natural vegetation, is available throughout the year. Any additional planting that may be required should be carried out in the first planting season following the commencement of any part of the development. Particular regard will be paid to the traffic implications of any proposals, for example, where caravans may be drawn onto narrow roads. The visual impact of the use of the land for camping or caravanning will also be carefully considered. Any buildings on the site providing visitor facilities must be of a high standard of design and specification, not used for any other purpose, and of a scale appropriate to a location in the countryside. Camping and Caravanning does not include the more permanent ‘mobile homes’. These are addressed via Policy H24 in the Housing Chapter (Chapter 3) of this Local Plan.

12.37 Within the Chilterns Area of Outstanding Natural Beauty (AONB) and other areas of attractive landscape the District Council recognises that with imagination and care, it may be possible to design and locate small new sites for touring caravans and tents which are discreet and which respect the landscape. The use of existing landscape features and natural vegetation can do much to help screen smaller sites. Larger sites are, however, unlikely to be acceptable in the AONB and other areas of attractive landscape in view of their impact on the countryside. The need to ensure that any additional sites would not damage the environment will be most important when considering applications in or near the AONB (see also Policy L1 ‘Chilterns Area of Outstanding Natural Beauty’).

POLICY RT9

1. IN DETERMINING PLANNING APPLICATIONS FOR CAMPING OR TOURING CARAVAN SITES THE PRESERVATION OF THE QUALITY OF THE LANDSCAPE WILL BE PARAMOUNT.

2. PERMISSION MAY BE GIVEN WHERE THE PROPOSAL IS NOT VISUALLY INTRUSIVE, AND ROADS TO THE SITE HAVE ADEQUATE WIDTH AND TRAFFIC CAPACITY.

3. WITHIN THE AREA OF OUTSTANDING NATURAL BEAUTY OR AREAS OF ATTRACTIVE LANDSCAPE, PERMISSION WILL ONLY BE GIVEN FOR CAMPING OR TOURING CARAVAN SITES WHERE THESE ARE SMALL SCALE. THE PROTECTION OF THE QUALITY OF THE LANDSCAPE AND THE BUILT ENVIRONMENT WILL BE OF OVERRIDING IMPORTANCE AND MAY RESULT IN PERMISSION BEING REFUSED.

4. ANY CAMPING OR CARAVAN SITES THAT ARE PERMITTED WILL BE SUBJECT TO A CONDITION REQUIRING THAT ADEQUATE AND APPROPRIATE SCREENING IS EITHER RETAINED OR PROVIDED. WHERE SCREENING IS ONLY EFFECTIVE IN THE SUMMER MONTHS, THE USE OF THE SITE WILL BE SIMILARLY RESTRICTED.

5. PROPOSALS SHOULD ACCORD WITH ALL OTHER RELEVANT POLICIES IN THE PLAN.

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Storage of Caravans

12.38 The District Council may permit touring caravan storage on those parts of caravan sites which are adequately screened throughout the year or in redundant buildings, subject to there being no other planning or highway objections.

POLICY RT10

PLANNING PERMISSION FOR TOURING CARAVAN STORAGE WILL BE PERMITTED ON THOSE PARTS OF CARAVAN SITES WHICH ARE ADEQUATELY SCREENED THROUGHOUT THE YEAR OR IN REDUNDANT BUILDINGS.

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Mooring and Boating Facilities on the River Thames

12.39 This policy aims to protect and improve the quality of the riverside environment. Boat traffic has markedly reduced in recent years and therefore congestion no longer remains the issue it once was. However, there is a need to leave banks free for such activities as fishing and rambling, and to reduce conflicts between river users. Consultation with the Environment Agency will be sought in respect of any proposal for new boat hire bases or extensions to existing bases.

12.40 A limited amount of visitor moorings will be permitted, where a clear demand has been highlighted. There is a need to ensure that their provision is not detrimental to the river environment, including effects on wildlife and visual impact. There is a need to ensure that the needs of river bank users are balanced. Policy RT11 draws on the National River Authority (now the Environment Agency) Report ‘A Recreational Strategy for the River Thames’ (1995) which provides useful background information when considering proposals for recreational development (See also Policy RT13). In matters concerning the River Thames within the District, regard will be had to Policy L5 ‘River Environments’.

POLICY RT11

1. NO NEW PERMANENT MOORINGS WILL BE PERMITTED APART FROM OFF- RIVER MOORINGS SPECIFICALLY PROVIDED TO ACCOMMODATE CRAFT PRESENTLY MOORED PERMANENTLY IN THE MAIN RIVER CHANNEL.

2. THE ONLY EXCEPTION TO THIS POLICY IS LIKELY TO BE WHERE NEW BOAT HIRE BASES OR EXTENSIONS TO EXISTING BASES ARE PROPOSED, WHICH WOULD NOT RESULT IN AN UNDUE INCREASE IN RIVER TRAFFIC GENERATION; BUT SUCH DEVELOPMENT WILL ALSO BE SUBJECT TO CONDITIONS CONTROLLING THE SCALE SO AS TO PROTECT AND ENHANCE THE RIVER ENVIRONMENT.

3. EXISTING RIVERSIDE FACILITIES AND SERVICES FOR BOATERS WILL BE PROTECTED. ADDITIONAL FACILITIES AND SERVICES, OR EXTENSIONS TO EXISTING CENTRES WHICH WOULD RESULT IN INCREASED CONGESTION OR CONFLICT ON THE RIVER WILL NOT BE PERMITTED.

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~~Bourne End Marina~~

12.41 Bourne End Marina is an important riverside mooring and boating facility which the Council wishes to see retained. In the period of the previous Local Plan the Council has successfully resisted the use of the site for B1, B2 and B8 purposes (Town and Country Planning Use Classes Order 1987). A comprehensive mixed- use redevelopment of the site which enhances and improves its existing recreation and leisure function would be appropriate on the site. As well as being a significant boating facility the site also has the Thames Trail passing through it and is therefore a significant recreational resource. The potential exists to enhance this resource, for example through developing boat hire facilities. Residential development may be acceptable on the site, this use should however respect the close relationship of the site with existing surrounding residential properties. For this reason, and because of access issues, residential development would be appropriate to the west of Abbotsbrook Stream. Furthermore the site is located on a river bend and is visible in long views both up and down stream. Additionally the site is located in the Thames flood plain (see Policies G20 and G21 ‘Development within the Flood Plain’) and is accessed across an ungated railway crossing. There are therefore a significant number of constraints affecting the site and also a number of features that require specific guidance. For these reasons it is the opinion of the Council that a development brief is required. Given the importance of the site the piecemeal redevelopment of the site is unlikely to be acceptable outside the context of a development brief.

~~POLICY RT12~~

BOURNE END MARINA, AS DEFINED ON THE PROPOSALS MAP, IS DESIGNATED FOR A COMPREHENSIVE MIXED USE REDEVELOPMENT. ANY SCHEME MUST ENHANCE AND IMPROVE THE SITE’S EXISTING RECREATION AND LEISURE FUNCTION. IF THE MIX OF USES INCLUDES RESIDENTIAL THIS SHOULD BE LOCATED TO THE WEST OF THE ABBOTSBROOK STREAM. UNLESS IT IS WHOLLY AND DIRECTLY RELATED TO THE OPERATION OF THE LOCAL MARINA FACILITY THE USE OF THIS SITE FOR ANY OTHER PURPOSE OTHER THAN THAT AS SET OUT IN THIS POLICY IS UNACCEPTABLE.

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Recreation and the River Thames and its Tributaries

12.42 The River Thames and its tributaries is an important recreational feature and will be protected from the adverse effects of development. Improvement in access to the use of the River Thames and its tributaries will be encouraged. With regard to the River Thames, where the footpath is currently not adjacent to the river, all opportunities for improving its access and location will be pursued. The District Council will not allow any development, which could result in the path being moved away from the river. The provision of visitor facilities including refreshments and other services eg. camping, bed and breakfast and self-catering facilities, will be encouraged in appropriate areas and where there is existing riverside development eg. lock sites, pubs, riverside villages, redundant riverside property and farm buildings. Where new development is considered the District Council will seek provision wherever possible, possibly secured through a Section 106 Agreement, for appropriate visitor/toilet facilities to benefit the needs of recreation users.

12.43 The River Thames and its tributaries provides a variety of opportunities for recreation and leisure use. River paths are well used by walkers, cyclists and anglers. There is a need to prevent conflict between those who seek to develop the recreational potential of the rivers and nearby resident concerns about noise or invasion of privacy. Reference should be made to the document ‘A Recreational Strategy for the River Thames’ (1995) which outlines the importance of the river for recreation, recognising it as an important and strategic resource for watersport. See also Policy L5 ‘River Environments’.

POLICY RT13

1. THE DISTRICT COUNCIL WILL PERMIT RECREATIONAL DEVELOPMENT OF THE RIVERSIDE WHERE IT DOES NOT DETRACT FROM THE CHARACTER OF THE SETTING AND ITS WILDLIFE VALUE, AND RESPECTS RESIDENTIAL AMENITY.

2. WHERE APPROPRIATE THE DISTRICT COUNCIL WILL SEEK TO ENSURE THAT DEVELOPMENT PROPOSALS:

a. PROVIDE FOR AND ENHANCE FACILITIES FOR ENJOYMENT BY THE PUBLIC OF THE RIVER THAMES SUCH AS VISITOR AND/OR TOILET FACILITIES; AND

b. TAKE EVERY OPPORTUNITY TO INCREASE PUBLIC ACCESS TO THE RIVER AND RIVERBANKS.

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The Thames Path National Trail

12.44 In September 1989, the Countryside Commission’s proposals to create a long distance route beside the River Thames from its source at Kemble in Gloucestershire to the Thames Barrier near Greenwich were accepted by the Secretary of State. The work proposed improving existing rights of way, creating necessary new links and sign posting publicising the path. This Local Plan supports the aim of improving new links and access to the Trail. There will be a strong presumption against riverside development that would remove, narrow or materially impair existing access to the riverside. Existing links between access routes and the Thames Path National Trail will be maintained to a high standard and where opportunities arise new links will be created including the development of circular walks. Where opportunities arise along the length of the path, adequate signage, where appropriate, and high quality kerbside ramps and other facilities which make access easier for people with disabilities and people with prams and pushchairs will be encouraged. The route was formally opened in 1996 and was designated a National Trail by the Countryside Commission. The route within the District is identified on the Proposals Map (see also Policy T1 ‘Accessible Development and Sustainability’).

POLICY RT14

1. THE DISTRICT COUNCIL SUPPORTS THE DESIGNATED THAMES PATH NATIONAL TRAIL AS DEFINED ON THE PROPOSALS MAP AND WILL SEEK TO PROTECT THE ROUTE AND ITS ACCESS LINKS WHEN CONSIDERING ANY PROPOSAL FOR DEVELOPMENT THAT MIGHT AFFECT IT.

2. RIVERSIDE DEVELOPMENT THAT WOULD REMOVE, NARROW OR MATERIALLY IMPAIR EXISTING ACCESS TO THE RIVERSIDE WILL NOT BE PERMITTED.

3. NEW RIVERSIDE DEVELOPMENT, ON THE DESIGNATED LINE OF THE THAMES PATH NATIONAL TRAIL, WILL BE REQUIRED TO PROVIDE A CONTINUOUS, HIGH QUALITY PUBLIC RIGHT OF WAY ADJACENT TO THE RIVER WITH LINKS TO THE SURROUNDING RIGHTS OF WAY NETWORK. ALL OPPORTUNITIES SHOULD BE TAKEN TO LOCATE THE TRAIL ADJACENT TO THE RIVER.

4. WHERE NEW RIVERSIDE STRETCHES OF THE THAMES PATH NATIONAL TRAIL ARE CREATED THROUGH REDEVELOPMENT, THE FOLLOWING WILL APPLY:

a. THE MINIMUM WIDTH OF THE PATH WILL BE 4 METRES WITHIN A 6 METRE WIDE BAND;

b. ACCESS FOR PEOPLE WITH DISABILITIES SHOULD BE FULLY CONSIDERED IN THE DESIGN OF ALL NEW STRETCHES; AND

c. WHERE PROPOSALS ARE BEING DEVELOPED FOR CYCLISTS ALONGSIDE THE RIVER, SEPARATE PROVISION AWAY FROM THE APPROVED LINE OF THE NATIONAL TRAIL SHOULD BE ENCOURAGED, SUBJECT TO PRACTICABILITY AND SAFETY CONSIDERATIONS.

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The Ridgeway Path

12.45 The Ridgeway Path is an 85 mile long National Trail which runs from Avebury in Wiltshire to Ivinghoe in Buckinghamshire and follows the escarpment of the Chilterns within Wycombe District. The Policy for the Ridgeway National Trail is more general than that of the Thames Path National Trail, as the Ridgeway primarily runs through those parts of the District where new development is more strongly resisted. The route within the District is within the AONB and is identified on the Proposals Map. The Ridgeway Path is an important recreational route and the District Council will seek to retain and protect existing public rights of way and their visual corridor, and where appropriate support proposals to improve it (see also Policy T1 ‘Accessible Development and Sustainability’ and Policy L1 ‘Chilterns Area of Outstanding Natural Beauty’).

POLICY RT15

1. THE DISTRICT COUNCIL SUPPORTS THE DESIGNATED RIDGEWAY PATH AS DEFINED ON THE PROPOSALS MAP AND WILL SEEK TO PROTECT THE ROUTE AND ITS VISUAL CORRIDOR WHEN CONSIDERING ANY PROPOSALS FOR DEVELOPMENT WHICH MIGHT AFFECT IT.

2. PERMISSION WILL NOT BE GRANTED FOR PROPOSALS THAT WOULD:

a. REMOVE OR MATERIALLY IMPAIR ACCESS TO THE RIDGEWAY;

b. DETRACT FROM THE SAFETY CONVENIENCE AND ENJOYMENT OF ITS USE; AND/OR

c. DETRACT FROM THE CHARACTER AND APPEARANCE OF ITS SETTING.

3. WHERE APPROPRIATE, ACCESS FOR PEOPLE WITH DISABILITIES SHOULD BE CAREFULLY CONSIDERED IN ANY DEVELOPMENT PROPOSALS AFFECTING THE RIDGEWAY AND WHERE APPROPRIATE THE DISTRICT COUNCIL WILL SEEK TO ENSURE THAT DEVELOPMENT PROVIDES FOR AND ENHANCES FACILITIES FOR ENJOYMENT BY THE PUBLIC SUCH AS THE INSTALLATION OF DRINKING WATER SUPPLIES.

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Golf Courses and Driving Ranges

12.46 The area is well served by golfing facilities. Opportunities for further golf development are very limited due to the scenic qualities of the District, much of which is designated as AONB. Demand for golf development does not over-ride policies for landscape and countryside protection and will therefore only be acceptable when the proposal preserves and enhances the scenic beauty and wildlife interest and enjoyment for all users of the countryside. In the Parks and Gardens of Special Historic Interest (see Policy HE20), golf development will need to be carefully reconciled with the special landscape quality of these areas.

12.47 In considering landscape impact, the District Council will have particular regard to both long and short-range views of the site. Earth modelling should be very limited and removal of all or parts of hedgerows or tree belts should be avoided. The suburban quality of mown greens and fairways and the strong linear pattern of course layouts, and other features such as bunkers and ponds, may provide an uncomfortable manicured appearance, particularly in the AONB. Careful design can reduce this problem. Sufficient land dedicated to “rough” and respect for the pattern of the landscape in the vicinity will soften the overall impact. Car parking areas should be well screened and informally laid out.

12.48 The District Council will resist proposals for golfing developments that would adversely affect or threaten wildlife or natural habitats. The opportunities for enhancing and creating new habitats in golf courses should not be overlooked. Landscaping proposals should include details of how the site will be managed to optimise its ecological value. Unnecessary water abstraction in the Chilterns, which would reduce the water flow in rivers and streams, will be unacceptable. (See Policies G19 and G23).

12.49 Golf development should not adversely affect the amenities of any nearby residential properties. In particular Policy T1 ‘Accessible Development and Sustainability’ will also apply, regarding highway considerations. In the countryside conversion of existing buildings for club house and changing room facilities will often be more appropriate than the provision of new buildings. Where there is no alternative but to provide a new building, this should be carefully sited preferably close to existing built up areas and designed so as to minimise any adverse impact upon the landscape quality of the area. Proposals requiring new buildings may not always be acceptable, particularly in the Green Belt. See also Policy GB2 ‘Development in the Green Belt’. Buildings not essential to golf use will not be permitted. In urban areas new buildings will be considered in respect of the General Development Policies in Chapter 2.

12.50 Course and range layouts should respect existing public rights of way by not crossing or adjoining tees, as this can cause inconvenience and danger to walkers.

12.51 Proposals for flood lighting golf ranges will not be acceptable in the AONB, or other scenic areas. Where acceptable, flood lighting should be directed, shielded and of an appropriate intensity to minimise the impact upon the environment or the amenities of the nearby residents. (See also Policy L1 ‘The Chilterns Area of Outstanding Natural Beauty’).

POLICY RT16

1. PLANNING PERMISSION FOR GOLF COURSE AND DRIVING RANGE WILL NOT BE PERMITTED UNLESS:

a. THERE IS NO ADVERSE IMPACT UPON THE LANDSCAPE QUALITY OF THE AREA OR THE ENJOYMENT OF THE LANDSCAPE QUALITY BY THE GENERAL PUBLIC;

b. THERE IS NO ADVERSE EFFECT ON THE WILDLIFE INTEREST OF THE SITE OR SURROUNDINGS;

c. THE COURSE/RANGE LAYOUT PRESERVES OR ENHANCES THE SAFETY, CONVENIENCE AND ENJOYMENT OF USERS OF ANY EXISTING PUBLIC RIGHTS OF WAY WITHIN OR ADJACENT TO THE SITE, (IN ACCORDANCE WITH POLICY T1); AND

d. THERE IS NO SIGNIFICANT ADVERSE EFFECT UPON THE AMENITIES OF NEARBY RESIDENTS.

2. IN THE COUNTRYSIDE PROPOSALS SHOULD USE EXISTING BUILDINGS FOR CLUB ROOMS AND ESSENTIAL FACILITIES WHERE THESE ARE SUITABLE FOR CONVERSION, HAVING REGARD TO POLICIES GB2, C10 AND L1 OF THIS LOCAL PLAN. BUILDINGS NOT ESSENTIAL FOR GOLF USE WILL NOT BE PERMITTED.

3. PROPOSALS SHOULD ACCORD WITH ALL RELEVANT POLICIES IN THE PLAN PARTICULARLY POLICY T1 ‘ACCESSIBILITY’ AND POLICIES G19 AND G22 ‘WATER RESOURCES’ AND ‘SURFACE AND GROUNDWATER PROTECTION’.

4. PLANNING APPLICATIONS FOR GOLF DEVELOPMENTS MUST BE ACCOMPANIED BY FULL LAYOUTS AND LANDSCAPING DETAILS. AN ECOLOGICAL ASSESSMENT TO SHOW HOW EXISTING HABITATS AND WATER RESOURCES WILL BE PROTECTED WILL BE REQUIRED.

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Horse Related Facilities

12.52 The keeping and riding of horses for recreational purposes is a popular pastime and is continuing to grow. The majority of planning applications received by the District Council are for small scale private horse related facilities such as stabling, field shelters, hay stores, tack rooms and all-weather exercise areas. To be acceptable such facilities must be sited and designed to blend in with their surroundings and be unobtrusive in the landscape or townscape. They should be erected adjacent to existing buildings as far as possible. Whilst stabling must be well designed, easily maintained and large enough to ensure the safety and comfort of the horse or pony, large buildings which would be intrusive into the surroundings will not normally be permitted. Policy H17 gives further planning guidance on ancillary buildings in the curtilage of dwellings which, where applicable, should also be taken into account along with policies on residential character. Large scale private concerns may have as great an impact upon the appearance and amenities of an area as commercial equestrian developments and will therefore be judged accordingly.

12.53 Commercial equestrian facilities such as riding schools and livery stables are equally popular in the countryside and urban fringe. The effect of these developments on the character and appearance of the landscape and amenities of the surrounding area will be carefully considered. Buildings (such as indoor riding schools), hard surfaced yards, car parking areas and all- weather exercise areas should not adversely affect the scenic quality or visual amenities of the landscape. In particular, all-weather exercise areas (which require a level surface) should not result in excessive excavation works, or excessive ground remodelling. The District Council may impose a condition in relation to the surface preparations used to ensure that they are of a type and colour that will not be intrusive into the landscape from long or short range views.

12.54 The intensity of the use of commercial and private developments will also be taken into account in terms of increased traffic on surrounding roads, the increased use of bridleways, and possible conflict with other highway and bridleway users. Planning obligations may be sought, where bridleways would be intensively used as a result of a proposed development, to improve the local bridleway network, or create additional routes. The District Council will also have regard to the amount and level of grazing provided, as over grazing of paddocks can have a detrimental effect upon the landscape quality of the area. As a guide the District Council will seek a minimum of not less than 1 acre of open land per animal in commercial developments and larger private facilities. Equestrian facilities should be located near to the local Bridleway network to avoid the exercising of horses on grazing land which would constitute a change of use, and riding on roads which may be hazardous.

12.55 In accordance with Planning Policy Guidance Note 2: Green Belts (PPG 2, January 1995) new buildings, not essential for horse related activities will not be permitted in the Green Belt. Essential facilities should be genuinely required for uses of land which preserve the openness of the Green Belt. 12.56 Where horse related developments are proposed in the countryside, they should be located close to an existing dwelling, or farm complex so that the demand for a new dwelling for security reasons does not arise. Additional dwellings proposed in connection with the horse related development will not normally be permitted.

POLICY RT17

1. PLANNING PERMISSION FOR HORSE RELATED FACILITIES WILL ONLY BE GIVEN WHEN:-

a. THERE IS NO ADVERSE EFFECT UPON THE CHARACTER OR APPEARANCE OF THE LANDSCAPE OR ENJOYMENT OF THE COUNTRYSIDE;

b. THERE IS NO ADVERSE EFFECT ON THE WILDLIFE INTEREST OF THE AREA;

c. THERE IS ADEQUATE AND ADJACENT ACCESS TO EXISTING OFF-SITE BRIDLEWAYS (OR SUITABLE BYWAYS OPEN TO ALL TRAFFIC) LEADING TO AND FROM THE SITE IN THE CASE OF ALL EQUESTRIAN FACILITIES WHICH INVOLVE RIDING OUT INTO THE COUNTRYSIDE; AND

d. THERE IS NO ADVERSE EFFECT UPON THE AMENITIES OF NEARBY RESIDENTS.

2. PROPOSALS SHOULD ACCORD WITH POLICIES L1 AND GB2. BUILDINGS NOT ESSENTIAL FOR HORSE RELATED DEVELOPMENT WILL NOT BE PERMITTED IN THE GREEN BELT.

3. NEW DWELLINGS PROPOSED IN CONNECTION WITH HORSE RELATED DEVELOPMENT IN THE COUNTRYSIDE WILL NOT BE PERMITTED.

4. PROPOSALS SHOULD ACCORD WITH ALL OTHER RELEVANT POLICIES IN THIS PLAN.

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Allotments

12.57 There are several statutory and non-statutory allotment sites within the District. Allotments form a valuable informal recreational resource and the District Council will therefore oppose their loss. Allotments are designated as green space where they occur in the District’s urban area, see Policy L3. Very occasionally the situation arises where allotments are unused or under-used and an alternative use might be appropriate. The District Council will continue to monitor the situation in order to identify any significant and permanent changes in demand which may occur; short term down turns in demand will not be accepted as justification for the loss of allotment land. The District Council will also take into account the letting arrangements which may be the cause of an apparent under-use. Where a suitable replacement site is available or it can be demonstrated that the reduced area of allotments would still be sufficient to meet local demand, planning permission may be given for development of that site, or part of that site, for an alternative use.

POLICY RT18

PLANNING PERMISSION WILL NOT BE GRANTED FOR THE REDEVELOPMENT OF PART OR ALL OF ANY ALLOTMENTS SITE UNLESS AN EQUIVALENT OR BETTER REPLACEMENT SITE IS AVAILABLE OR IT CAN BE DEMONSTRATED THAT A REDUCED AREA OF ALLOTMENTS WOULD BE SUITABLE TO MEET PROJECTED LOCAL DEMAND INCLUDING ANY DEMAND ARISING FROM INCREASED RESIDENTIAL POPULATION, MAKING DUE ALLOWANCE FOR ADDITIONAL FACILITES SECURED UNDER POLICY RT2.

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Little Marlow Gravel Pits

12.58 The Little Marlow Gravel Pits Area, as identified on the Proposals Map, lies between the A4155 Bourne End to Marlow Road and the River Thames. It includes Little Marlow village, several gravel pits (both active and disused) and a disused sewage works. The operational Little Marlow Sewage Works is excluded from the Little Marlow Gravel Pits identified area as it is designated as a major developed site in the Green Belt, to which Policy GB9 applies.

12.59 The area is subject to the generally restrictive policies applicable in the Green Belt (see Policy GB2). There are a number of derelict buildings including a disused sewage works and it is recognised that due to the site’s history as a landfill site, potential may exist to improve the area. A number of recreational uses already exist within the area, including water-skiing, fishing, the Marlow Rugby Club and informal use of the towpath along the River Thames. There are also nature conservation interests in the area. The potential may exist for additional comprehensively planned outdoor recreation and tourism uses and ultimately the development of a Country Park. Supplementary Planning Guidance was produced in March 2002 setting out the requirements and expectations for the future development of the area.

12.60 Any development must take into account the open nature of the site and the long distance views of the site from the AONB, from Winter Hill, and vantage points from footpaths across the river. Development must also respect and enhance the setting and amenities of both the Little Marlow Conservation Area, which adjoins the site, and the Abbotsbrook Conservation area, which lies to the east. The setting and amenities of the River Thames must also be preserved and policies for the landscape and river protection will apply. As a Site of Importance for Nature Conservation, Little Marlow Gravel Pits is of primary importance for birds in Buckinghamshire, and this aspect should be maintained, and where possible enhanced. A site of some 25 Ha to the west of Little Marlow was identified as a Preferred Area for mineral extraction in the Buckinghamshire Replacement Minerals Local Plan and planning permission has now been granted for this development. Outdoor recreation uses should therefore not prejudice the future extraction of minerals from the site.

12.61 Development proposals must also take particular regard of the ground conditions and its stability due to mineral extraction and landfill activities in the area. Proposals for development may need to be accompanied by reports to show the suitability of the land for the purpose intended and to assess and/or manage the presence of migrating landfill gas.

12.62 The area also incorporates the former Marlow Sewage Works site. The District Council will support hotel and associated leisure provision on this site in line with Policy RT6. Development may also provide the opportunity to create new means of access to the site and links to the wider highway network. Development may also provide the opportunity for the addition of a new rail halt which could improve overall accessibility both for the formal and informal recreational potential of the area.

POLICY RT19

1. THE LITTLE MARLOW GRAVEL PITS AREA, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR OUTDOOR RECREATION CONSISTENT WITH ITS GREEN BELT DESIGNATION AND ITS LOCATION ADJACENT TO THE AONB AND AN AREA OF ATTRACTIVE LANDSCAPE.

2. IT IS RECOGNISED THAT SOME PARTS OF THIS AREA ARE IN NEED OF ENVIRONMENTAL IMPROVEMENT AND IN ORDER TO SECURE ENVIRONMENTAL IMPROVEMENTS AND PURSUE THE LONG TERM OBJECTIVE OF ESTABLISHING A COUNTRY PARK, DEVELOPMENT SHOULD NOT FRUSTRATE THESE OBJECTIVES AND WHERE POSSIBLE SHOULD ACTIVELY CONTRIBUTE TOWARDS ESTABLISHING A COUNTRY PARK.

3. IN ORDER TO HARMONISE LANDSCAPE, ACCESS, RECREATION AND NATURE CONSERVATION INTERESTS, THE AREA SHOULD BE DEVELOPED COMPREHENSIVELY OR IN A MANNER WHICH DOES NOT PREJUDICE ITS COMPREHENSIVE TREATMENT.

4. PLANNING PERMISSION WILL NOT BE GRANTED IF DEVELOPMENT WILL HAVE AN ADVERSE EFFECT UPON THE AMENITIES OR SETTING OF THE LITTLE MARLOW CONSERVATION AREA, ABBOTSBROOK CONSERVATION AREA, THE RIVER THAMES, OR HARM VIEWS OF THE SITE. THE AMENITIES OF RESIDENTS WITHIN THIS AREA OR NEARBY SHOULD NOT BE ADVERSELY AFFECTED.

5. MAINTENANCE OF THE EXISTING, AND OPPORTUNITIES FOR ENHANCING THE CONSIDERABLE WILDLIFE INTEREST AND RECREATION ACTIVITIES SHOULD FORM AN INTEGRAL PART OF ANY DEVELOPMENT OF THE SITE.

6. ANY DEVELOPMENT MUST PROVIDE FOR SAFE, CONVENIENT AND DIRECT ACCESS TO MARLOW FOR PEDESTRIANS AND CYCLISTS (SEE POLICIES T4 AND T5 – T6).