2.01 The policies set out within this chapter are applicable to all development, including redevelopment and change of use. They will be used to assess the acceptability of all development proposals in addition to the specific policies outlined in all the individual chapters of this Local Plan.

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2.02 In taking forward national policies for sustainable development, the District Council has had to work within the overall strategy set out in the County Structure Plan for the period up to 2011. In particular, the scale of development for housing and employment in Wycombe is identified in the Structure Plan, and the distribution of this development is affected by strategic locational policies.

2.03 Major factors governing the scale and distribution of development in the District are the presence of the Green Belt and the Chilterns Area of Outstanding Natural Beauty (AONB). The scale of development that can be sustained in the parts of the District outside these designated areas is itself influenced by local environmental and other factors. As a result of these various constraints, the strategy for Wycombe set out in the County Structure Plan continues to see the District accommodating a proportion of the overall requirement for housing, employment and other development in Buckinghamshire, whilst respecting the environmental constraints.

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2.04 The strategy followed in this Local Plan is to accommodate the development needs of Wycombe District, in the most sustainable way, in particular seeking to reduce reliance on travel. All development will be expected to be located so as to be accessible by a range of transport modes, and, where possible, to be located so as to reduce the need for car travel.

2.05 Within the framework set by the County Council’s strategies and by previous commitments, this Local Plan seeks to contribute towards the national objective of ensuring that all development and growth are sustainable. This includes ensuring that all development is designed with energy efficiency in mind, in terms of siting, orientation and layout; that there is no net loss to the biodiversity of the District and that there is no adverse effect on air or water quality nor any contamination of land. A sustainability appraisal of the Plan’s policies and strategy accompanies this document. Further consideration of the relationship between the principles of sustainable development and the policies within the Plan can be found in the Introduction.

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2.06

2.07 In order to supplement and co-ordinate the normal processes of planning control exercised by Member States, a Directive issued by the European Community in the mid-1980’s introduced a set of general principles for the evaluation of development projects likely to have a major effect upon the environment. The purpose of this was to enable such environmental effects to be taken into account at the earliest possible stage in the decision-making process.

2.08 The evaluation process, formally known as ‘Environmental Assessment’, enables the importance of the predicted environmental effects, and the scope for modifying them, to be properly evaluated before a decision is taken to grant or withhold consent for the development in question. The developer’s key role in this evaluation process is the submission of an ‘Environmental Statement’ with the planning application. An Environmental Statement describes the likely significant effects on the environment of the proposed development, explained by reference to its possible impact on human beings, flora, fauna, soil, water, air, etc, together with a description of the measures envisaged to avoid, reduce or remedy those effects.

2.09 The requirements of the Directive are implemented in the United Kingdom under the Town and County Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999. Some projects (such as motorways and nuclear power stations) are to be the subject of environmental assessment in every case, whilst others may create the need for assessment in certain circumstances. Schedules accompanying the Regulations identify all these different types of projects, indicating those for which assessment is compulsory and those for which it may be needed.

2.10 Although a comprehensive environmental assessment is not to be imposed where it is not specifically required by the Directive or the Regulations, adequate environmental information in proportion to the scale of the scheme and environmental designations of the site and of a similar nature to that outlined in the Directive/Regulations may nonetheless be desirable in the context of the wider need to secure more environmentally-sustainable forms and patterns of development. This will be particularly relevant to proposals which are screened for an Environmental Assessment under the Regulations and it is determined that an Assessment is not required.

2.11 All developments should normally include provision for any necessary transport infrastructure improvements, landscaping, recreational and community facilities as part of the development. A refusal would normally follow if a developer was unable to provide these. But where the developer is not in a position to provide or secure them, it may be appropriate for the developer to make a payment to the District Council so that the District Council can provide them instead. In many cases, this results in a number of developers contributing to the cost of providing a facility which will benefit a number of proposed developments. The District Council may legitimately ask developers to make such contributions where schemes are planned, and the payments serve to bring forward their implementation, so long as the payments requested are fairly and reasonably related in scale to the proposed development. In requesting contributions the Council will have regard to the guidance in Circular 1/97 and any future guidance from Government on developer contributions.

2.12 These payments need to be secured through planning obligations. Where a contribution is necessary to overcome other objections the District Council will require the developer to enter into an appropriate agreement before consent is issued. The subject of Developer Contributions is generally covered in DoE Circular 1/97 ‘Planning Obligations’ and their proper use and application is detailed in Annex B to the circular.

2.13 Due to the size, scale and nature of proposals, the strategic development sites will have particular development requirements placed upon them. In order to ensure that the developments provide satisfactory environ-ments, Appendix 2 ‘Development Principles’ sets out the basic requirements that development should provide for each strategic site. These represent broad guidelines to assist developers in considering development solutions to the strategic sites early in the development process. Development briefs will be prepared for all strategic sites in accordance with Policy G4 and Appendix 3, and will form the detailed supplementary planning guidance for them.

2.14 The District Council wishes to encourage a high standard of design and layout in all new developments throughout the District. New development will need to be carefully assimilated into existing landscape and townscapes by sensitive design, and by respecting, and where possible enhancing, the established character of the area.

2.15 In all types of development, the layout should respect and incorporate any existing features or green spaces worthy of retention on site or in the vicinity. In particular, views into and out of the site will be important, and when considering proposals for development on the skyline, the District Council will have regard to any long distance views of the site. The design of buildings themselves, the incorporation of visual interest in the built form, including appropriate detailing, materials and surface treatment, are also important considerations.

2.16 The provision of new art and craftwork is considered appropriate as part of major development schemes, particularly where they are in prominent locations, or will be visited by large numbers of people. Such provision can provide important distinctiveness and local character in a development.

2.17 Detailed design guidelines for residential development are set out in Appendix 1. In addition, Development Briefs may be prepared or required for large sites in order to interpret the Council’s policies and guidelines in relation to the particular circumstances of the site. (See Policy G4 and Appendix 3).

2.18 Drawings showing the proposal in the context of surrounding buildings and the street elevation may be required when submitting planning applications. An accurate survey of levels on and adjacent to the site may also be necessary for the proper consideration of the proposal.

2.19 PPG1 states that “good design should be the aim of all those involved in the development process and should be encouraged everywhere”. Failure to achieve good design is in itself sufficient reason to refuse to grant planning permission. Applicants are referred to the DETR publication “By Design” (2000) for further advice on better urban design and raising standards. Further local design advice can be found in adopted supplementary planning guidance, including development briefs.

2.20 The Development Briefing process is firmly established as a means of achieving clarity for those in the development process dealing with large and complex sites up to the determination of applications, and establishing the best solution for the site.

2.21 The key to the Development Briefing process is a full understanding of the site and its location, by identifying all known constraints and those elements that constitute the local character. It is less important to establish exactly how this is achieved. Sometimes an informal approach is sufficient, as long as it makes a thorough assessment of the site and its context. Guidelines for the Development Briefing process are set out in the publication ‘Planning and Development Briefs: A Guide to Better Practice’ (Department of the Environment, Transport and the Regions).

2.22 PPG12: Development Plans (December 1999) and Regional Guidance confirm that the weight accorded to the supplementary guidance will increase if it has been prepared in accordance with Government guidance, and has been subject to public consultation, and to a District Council resolution. In this respect, all development briefs will be considered for adoption/approval following consultation, and will be given weight as a material consideration when the planning application is determined. Guidance for Development Briefs is set out in Appendix 3.

2.23 PPG1 recognises the importance of design and recommends that, as a minimum, applicants should provide a short written statement setting out the design principles adopted in their proposals. The statement should also include illustrative material to demonstrate how a development fits in within its wider context. A full statement will not always be required. The nature of the design statement should reflect the nature and scale of the proposals.

2.24 New large-scale development, that is developments with a site area of greater than 1 hectare, should create character by adopting distinct styles for sub areas, and achieving a layout that is clear and coherent.

2.25 Given the varied topography of Wycombe District, it is particularly important that wider views from both higher and lower ground be fully taken into account when considering planning proposals located on ridgelines, hillsides and along valley floors. Building silhouettes and their roof profiles and covering may have a correspondingly greater impact in such locations. Proposals should accordingly demonstrate their local visual impact having regard to the special characteristics of the District. To this end, Policy G7 sets out the type of additional information that may be required by the District Council.

2.26 The District Council will wish to control the effects of future development (this may include changes of use, conversions and extensions, as well as new buildings) which might harm living and working conditions within its own site boundaries and also surrounding property. It is particularly concerned that future living and working conditions are reasonably protected from such demonstrable adverse effects such as loss of daylight and sunlight, reduction of solar gain, invasion of privacy, overlooking, visual intrusion and overshadowing, increased activity or noise and disturbance caused by the movement or parking of vehicles.

2.27 The extent of such adverse effects of development may be judged by reference to published and authoritative national standards and guidance. For example, site layout optimisation with respect to sunlight, solar gain and daylight has been the subject of study by the Building Research Establishment (March 1992). Other authoritative advice such as the calculation of road traffic noise and the layout of residential roads and footpaths has been published by the formerly separate Departments of Transport and the Environment (1988 and 1992). The aspects of design which are critical to a proper assessment of impact are specified in Policy G8 and are fully detailed in Appendix 1 of the Plan. In some cases, the impact of development may be controlled within acceptable limits by the use of planning conditions.

2.28 An environment that provides for safe and convenient access for people with disabilities is likely to be a more pleasant environment for everyone. The provision of dropped kerbs, ramps as an alternative to steps, handrails, adequate lighting, and an orderly layout of street furniture as a matter of routine, would go a long way to assisting all users. The District Council will look for measures that assist mobility in the environment when assessing development proposals.

2.29 The inclusion of design features to assist people with disabilities is required by the building regulations in certain new buildings, including dwellings. In order to ensure that people with disabilities can reach and enter buildings which are internally accessible to them, the District Council will not normally grant planning permission for a building affected by Part M of the Building Regulations 1991 (or any replacement of similar effect), unless adequate provision is made for access by people with disabilities outside the building. The Disability Discrimination Act 1995 makes it unlawful for service providers to treat disabled people less favourably than other people without justification. It is envisaged that this duty will encourage service providers to look at the entrances to their buildings to ensure that they are accessible to all, resulting in a number of proposals for access ramps. Any such proposal will be sympathetically considered, having regard to the other policies in the plan, and should provide access to the main entrance of the building.

2.30 The Council will continue to liase with the local Access Group, Wycombe Area Access For All (WAAFA), in respect of development proposals, and have regard to their recommendations in determining relevant applications. Regard will also be had to Circular 10/82, Section 76 of the Town and Country Planning Act 1990 and paragraphs 33-34 of PPG1.

2.31 Landscape design is an essential part of new development. Hard and soft landscaping contributes significantly to the provision of an alternative setting for buildings and other development. Careful consideration should be given to both the functional and aesthetic aspects of landscaping at the planning stage. Where appropriate, applications will be expected to include a landscape assessment which identifies existing landscape features within the development site, and in the areas adjacent to the development (eg, the visual envelope, and the wider landscape network).

2.32 Landscaping schemes will be expected to retain important open space and topographical features. The structure of the landscape to be created should be addressed when establishing the preferred layout of buildings and other infrastructure.

2.33 The retention of existing soft landscaping on the site can help a new development fit in comfortably with its surroundings, and provide instant structure and screening. This is often important on or near site boundaries where planting can protect neighbouring properties from the full impact of the development. Features such as ponds, hedgerows and trees can be important features within the local landscape, and be of additional importance as habitat for wildlife. They should be retained wherever possible. In addition to their crucial contribution to the landscape, trees can be particularly important for their ability to filter particulate pollution, noise and light and as a habitat for wildlife: they should be retained wherever possible. Trees and hedgerows are particularly useful for their ability to provide screening and privacy. The protection and conservation of trees and hedgerows is considered in greater detail in Policy G11.

2.34 The term ‘soft’ landscaping refers to areas of existing vegetation and areas of new planting associated with developments. Whilst the agreement of details such as planting, species, and forms of protection will normally be reserved for approval after conditional planning consent has been granted, the location and extent of all planted areas should form part of the detailed application.

2.35 Where a landscaping scheme is required, conditions will be imposed which require that the scheme be implemented within a specific timescale. This is usually in the first planting season after the development is completed, or before occupation of the buildings. Conditions will also require that the scheme be maintained for a minimum period of five years following its completion.

2.36 The impact of car parks, forecourts, servicing areas and areas of extensive open space should be designed in an appropriate manner to ensure that they integrate well with the development, and are not visually intrusive.

2.37 The District Council has prepared additional guidance about the treatment of landscaping during the design of new development in the Planning Advice Note: ‘Landscaping’.

2.38 Trees and hedgerows are a valuable aspect of the District’s environment. They provide colour, form and variety, and complement the open spaces and the built environment. Trees are a natural resource and give structure to the District’s parks and open spaces, adding to the enjoyment of the residents of the District.

2.39 Hedgerows are also important features of the landscape and ecology of the District. The Hedgerow Regulations 1997 require land managers to notify the Local Planning Authority of their intention to remove certain hedgerows. This does not include garden hedgerows. The District Council will seek to protect important hedgerows and will seek to resist the removal of important hedgerows with Hedgerow Retention Notices.

2.40 The District Council is under a duty, imposed by Section 197 of the Town and Country Planning Act 1990, to ensure wherever it is appropriate that in granting permission for any development, adequate provision is made for the preservation and planting of trees.

2.41 Development proposals should be designed so as to retain existing trees where appropriate, and to ensure that they can be sustained and do not come under threat. The layout of development should ensure that retained trees do not block daylight to windows or overshadow amenity areas to an unacceptable degree, thereby threatening their future retention. Often layouts can be planned so that existing mature or semi-mature trees can be retained within or alongside footpath routes in open spaces. Retained trees should be given adequate space to allow for future growth of both roots and crown.

2.42 Where existing trees form a major feature, the District Council will use its powers to protect the trees with Tree Preservation Orders (TPOs), and will expect planning applications to be accompanied, where appropriate, by tree surveys. The District Council may impose a condition on a planning permission requiring applicants to ensure that the development conforms to the recommendations in BS 5837:1991 – ‘Trees in Relation to Construction’.

2.43 On occasions, trees may be of sufficient importance to local amenity that their retention outweighs an otherwise acceptable scheme. In those circumstances, planning permission for development may be refused.

2.44 Facilities for the storage of rubbish bins should be provided in all commercial, retail and leisure developments, community facilities and flat or shared housing developments, to safeguard the amenities and visual appearance of the locality and the environment in general. The District Council’s Advice Note ‘Bin Stores for Wheelie Bins’, gives further guidance on the provision of bin stores, and is available from the District Council Offices. In the case of commercial premises, not all commercial rubbish is stored in bins. Some sites also use skips, Euro Bins, or stockpiles. Due regard must be had to ‘Waste Management, The Duty of Care: A Code of Practice’.

2.45 All developments with external soft landscaped areas shall provide areas where composting can be carried out. Treatment of waste at source is the most sustainable method of treatment.

2.46 Commercial developments, such as large retail stores, should provide adequate enclosed facilities for storage of waste. Open storage areas can be visually unattractive, and degrade the environment, and will not normally be acceptable.

2.47 The recycling of materials such as glass, paper and aluminium, has an important role in today’s society. Planning Policy Guidance Note 6: Town Centres and Retail Development (PPG6, June 1996) specifically acknowledges the importance of energy conservation, through the provision of waste recycling facilities at new superstores. Siting such facilities at superstores can help avoid additional vehicle journeys to recycling centres.

2.48 The District Council wishes to encourage the recycling of products, and will therefore seek facilities for their collection in appropriate schemes, such as large retail and leisure development. In addition, residential developments will be required to include provision for ‘bin’ site facilities as a part of amenity area provision.

2.49 The District Council will normally require sewerage provision on new residential developments to be of an adoptable standard, and will place a condition on planning permissions to that effect. In cases where the sewers do not conform to these standards, there will be no opportunity for the system to be adopted in accordance with the procedures set out in ‘Sewers for Adoption’, fourth edition (Water Research Centre 1989) and Thames Water Utilities’ policy, and responsibility for their maintenance and repair will fall to private owners. The District Council is concerned that where ownership and responsibility for sewers is divided between several individual householders, maintenance may be neglected and repairs not carried out expeditiously, to the detriment of health and the general amenity of the area. Consideration will be given to the phasing of larger developments where increased capacity is required and cannot be installed immediately, so as not to overwhelm the existing sewerage system. Applicants are advised to contact Thames Water Utilities for further information.

2.50 An important factor to be reflected in the planning process is the ‘precautionary principle’, established in the Environment White Paper, and subsequently reflected in the UK Sustainable Development Strategy. This requires that where there is significant risk of damage to the environment, pollution controls will take into account the need to prevent or limit harm, even where scientific knowledge is not conclusive. This principle applies particularly where there are good grounds for judging that action taken promptly at comparatively low cost may avoid more costly damage later, or that irreversible effects may follow if action is delayed. The following policy embodies this principle.

2.51 There has been an increasing recognition that air pollution can be a cause of serious health problems, such as respiratory illnesses. These problems can particularly afflict the young and elderly. Air pollution can take the form of releases of gases, such as oxides of nitrogen, releases of dust as a result of industrial processes, or the creation of smells.

2.52 The control of pollution is governed by the Environmental Protection Act (1990) and other legislation. Various different bodies have a role in pollution control, including the Environment Agency, and Local Planning Authorities. Planning Policy Guidance Note 23: Planning and Pollution Control (PPG23, July 1994) seeks to clarify the role between planning and other aspects of pollution control. Planning has a role to play in separating potentially polluting land uses from other existing or proposed land uses, to prevent nuisance and detrimental effects on health and the environment. The District Council will seek to achieve these aims through the control of development.

2.53 Contributions to deterioration in air quality may arise directly as a result of the use of the site, for example, emissions to atmosphere from an industrial process, or indirectly, for example, as a result of shoppers driving to large supermarkets. Applicants whose development will have an air quality impact will be expected to submit an assessment of air quality with the application.

2.54 The control of air quality is a statutory function of the District Council as the Environmental Health Authority.

2.55 In fulfilment of the requirement in Part IV of the Environment Act 1995, the Government has adopted the UK National Air Quality Strategy as a statement of its policies with respect to the assessment and management of the quality of air. Local Authorities are required by Section 82(1) of the Act to carry out periodic reviews of air quality in their areas, and to assess present and likely future quality against the air quality prescribed by the Air Quality Regulations 2000. Where the objectives are not likely to be achieved by the end of 2005 an Authority is required to designate an Air Quality Management Area (AQMA), and make an action plan for improvements in air quality.

2.56 Noise and vibration can be a serious cause of nuisance affecting the quality of people’s lives and having a detrimental impact on wildlife. Planning Policy Guidance Note 24: Planning and Noise (PPG24, September 1994) recognises that the planning system cannot deal with existing sources of noise pollution. Instead, this can be dealt with under the provisions of the 1990 Environmental Protection Act, and by other legislation. The planning system can, however, seek to ensure that new noise sensitive development such as housing and schools are not located close to existing sources of noise that would lead to nuisance, and that potentially noise-creating uses such as factories or some recreational activities are not located where they would be likely to cause nuisance.

2.57 The impact of noise can be reduced by careful siting of development and design features such as screening and insulation. In assessing the effects of noise, PPG24 advocates the use of noise exposure categories which attempt to quantify the effects of noise sources on new development.

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2.58 Whilst PPG24 gives sufficient guidance to Local Planning Authorities over the issue of noise, the illumination of external areas of the District (in particular sports pitches), has become an area of concern for the District Council. Light pollution takes many forms, usually external flood lighting, which enables activities to take place at times that would otherwise be impossible.

2.59 In this respect, it is the District Council’s intention to control the use of external lighting, and monitor its effects on the adjoining residential environment and the countryside.

2.60 Planning applications involving external lighting schemes will therefore be expected to demonstrate that there will be no significant lighting overspill into the surrounding residential environment, to the detriment of residents of that area; whilst in the Chilterns AONB and in the countryside, planning applications will be expected to keep the effects of illumination to a minimum, via the careful design and implementation of lighting schemes.

2.61 A suitable method of demonstrating the effects of a lighting scheme will be by the use of illuminance data in an isolux diagram. Guidelines to be used in the interpretation of Policy G16 may be found in the publication ‘Guidance Notes for the Reduction of Light Pollution’ (Institution of Lighting Engineers), relating to limitations on obtrusive light for exterior lighting installations.

2.62 Regardless of whether or not any associated development is involved, Local Authorities are enabled, under recent legislation, to exercise a degree of control over the use and storage of Hazardous Substances. This is done through the issuing of Hazardous Substances Consents. Although the Health & Safety Executive are to be consulted (in accordance with Circular 11/92) on every application for a Consent in order for the risks to be assessed, it will be for Local Authorities to determine whether those risks are acceptable in the context of existing and neighbouring land uses.

2.63 Land contaminated with hazardous or toxic substances is potentially a serious cause of pollution, and may prevent the land from being beneficially used. Land can become contaminated as a result of the previous use of the site, for example, previous industrial use involving chemicals or former landfill sites where there is a risk of toxic gas build up.

2.64 Government policy on contaminated land, as outlined in PPG23, is to seek a balance between the risks associated with contaminated land and the need to bring it into beneficial use. The ‘suitable for use’ approach is advocated. The responsibility for assessing whether or not land is suitable for a particular purpose, including whether it is contaminated, rests primarily with the developer, who will be required to undertake a detailed site survey. Similarly, the developer should set out any remedial measures necessary to bring the land back into use. Particular attention should be paid to the effects of the development on the water environment. This approach is carried forward in Policy G18.

2.65 A site which may be contaminated to some degree by virtue of any previous usage, forms a potential risk to water quality, especially if redevelopment occurs. Potential developers of such sites should contact the Environment Agency at the earliest opportunity in order to discuss the need for historical information and site investigation to determine the degree of contamination.

2.66 Following the results of any investigation, the developer will be required to submit details, or a method statement, of appropriate measures to prevent pollution of groundwater and surface water. This is particularly important in the case of proposals for development in areas of unknown, difficult or sensitive ground conditions. These proposals must be approved by the District Council, in consultation with the Environment Agency, prior to any works commencing.

2.67 The statutory guidance in connection with the application of the regime for the identification and remediation of contaminated land, under Part IIA of the Environmental Protection Act 1995 came into effect in April 2000. This will require Local Authorities to determine the extent of contaminated land in their area, consider the impact on “receptors” and whether it is necessary for the Local Authority or the Environment Agency to intervene and require remediation. It is likely that remediation of contamination, as part of a development scheme, would avoid action being taken by the Local Authority under this regime.

2.68 The District Council, together with the Environment Agency, is concerned that the provision of water does not have a detrimental impact on the environment. In some areas, over-abstraction has resulted in reduced flow rates in rivers. For example, the River Wye has suffered from low flows for some years. The Environment Agency is currently investigating the extent that abstraction has contributed towards this. Further abstraction in such locations will exacerbate this problem.

2.69 Development should be limited to locations where adequate water resources already exist, or where remedial methods can be introduced/or new provision of water resources can be made, without adversely affecting existing abstraction, river flows, water quality, agriculture, fisheries, amenity or nature conservation. The housing allocations made under Policy H2 have been the subject of consultation and it may be assumed that the supply and local distribution of water to them will not exacerbate the overall problem of abstraction.

2.70 RPG9: Regional Planning Guidance for South East England (2001) advises that water related issues should be taken into account when identifying land for development and re-development. Development plans should co-ordinate the timing of new development with the provision of sustainable water supplies and should promote the introduction of water conservation measures.

2.71 Floodplains are areas of low-lying land adjacent to watercourses which are liable to flood under certain conditions. For the purposes of this Local Plan, they are more closely defined by the peak water level of the 1 in 100 years return period flood, where known, or the highest known water level. In considering new development, it is important not to reduce the capacity of floodplains to store floodwater or to impede the flow of floodwater, thereby increasing the risk of flooding elsewhere.

2.72 Following the issuing of national planning guidance (PPG25: Development and Flood Risk) in 2001, the area defined for the purposes of both Policies G20 and G21 on the Proposals Map should be regarded as only representing Zone 3 (High Risk (>1.0% annual risk of flooding)) as described in Table 1 of PPG25. In due course, Supplementary Planning Guidance (SPG) will be issued in consultation with the Environment Agency. The relevant degree of restraint on development, redevelopment and intensification of existing land uses and the suitability of any remedial or preventative measures will be determined having regard to the advice set out in PPG25.

2.73 Unless carefully sited and designed, new development in built-up areas can significantly exacerbate the problems of flooding in areas downstream, through an increase in run-off from additional impermeable surfaces such as roofs and paving. In some cases, however, it may be possible to overcome these problems by the construction of flood storage/balancing ponds for urban and industrial development, which may have the added benefit of reducing the amount of silt and organic matter entering watercourses.

2.74 In accordance with Circular 30/92 “Development and Flood Risk”, and policy W1 of the County Structure Plan, the water quality of local watercourses is of great concern. Poor quality water can affect abstraction for potable and industrial water supply, as well as amenity and conservation. Particular problems can arise if developments disturb contaminated land (which in appropriate circumstances needs to be sealed against the leakage of polluted matter). The District Council will work with the Environment Agency to support initiatives to improve water quality.

2.75 Also of concern is the need to protect groundwater resources, particularly as aquifers within the District play an extremely important role in terms of public water supply. It is better to prevent pollution than to deal with subsequent contamination. In this respect, applicants should give due regard to Environment Agency policy and practice for the protection of ground water.

2.76 As necessary, applicants will be required, as outlined in PPG23 to carry out a detailed site survey on contaminated sites and submit details of measures to ensure no detrimental effect on surface and groundwater. The District Council will liaise with the Environment Agency, and the Water Companies, in respect of such measures.

2.77 The District Council will seek to control surface water discharges from new developments. This is to safeguard downstream premises from flooding, reduce fluctuations in flow and to encourage the retention of water locally by recharging groundwater. The Environment Agency is producing a ‘Best Management Practice Guide’ on the best means of controlling surface water, and how these principles will be adopted. Where there are known capacity restrictions downstream, then maximum discharge rates will be set to safeguard land and properties from flooding risk. Solutions may include the use of storage ponds, attenuation tanks, wetlands and reed beds.

2.78 There is major concern, both nationally and globally, regarding the impact of the use of fossil fuels on our environment through pollution, damage to the ozone layer, and its effect on climatic change. Planning Policy Guidance Note 22: Renewable Energy (PPG22, February 1993) supports the principle of encouraging renewable energy schemes, but emphasises that development proposals relating to such schemes should be considered carefully against any potential environmental impact. Proposals which aim to utilise renewable energy resources should also be considered in the light of existing statutory planning designations, such as the Green Belt, Areas of Outstanding Natural Beauty and Conservation Areas.

2.79 The District Council will encourage the use of renewable energy, and will promote energy conservation with a view to reducing fossil fuel consumption and improving energy efficiency. The sources of renewable energy which may prove re-useable within the District are woodland residues and coppiced willow or poplar, farm slurries, municipal and industrial waste, small-scale wind power and solar energy (by passive solar design and solar panels). These resources are not yet abundant but, nonetheless, should be given proper consideration to ensure that they contribute to the Government’s objective of providing 25% of the country’s energy needs through renewable energy resources by the year 2025. The full potential for using renewable energy schemes which are most likely to produce results locally is yet to be realised. The Council would like to support renewable energy schemes provided that adequate measures to safeguard the environment are taken, and no harm is caused to other interests of acknowledged importance.

2.80 Many adverts on business premises have deemed planning consent under the Town and Country Planning (Control of Advertisements) Regulations 1992. For those advertisements that need consent, the District Council can exercise its powers only in the interests of amenity and public safety.

2.81 The principle that an application should be decided in accordance with this Local Plan, unless material circumstances indicate otherwise does not apply in advertisement cases. But Local Plans can continue to play a role, by setting out the approach to issues of amenity and safety, and providing the public and landowners with a ready reference point.

2.82 Policy G25 is included in order to ensure the maintenance of amenity, public safety, and the visual quality of the environment when an application for the display of advertisements is made. Signs and advertisements should be in keeping with the general characteristics of the locality in their design. They should also respect the presence of any feature of historic, architectural, cultural or similar interest. In addition, particular policies apply to advertise-ments in Conservation Areas. The proliferation of signs, which would result in an unsightly and cluttered appearance detracting from the environment, will be strongly discouraged.

2.83 In terms of public safety, advertisements must not cause danger to road users, or obscure or hinder the ready interpretation of any road traffic, or other transport signs.

2.84 Well-designed development can reduce the opportunity for crime, and therefore reduce the fear of crime. The main way to reduce the opportunity for crime is to allow natural or casual observation over the public realm and to ensure distinct separation of public and private areas. Natural surveillance provides eyes on the street, and a form of natural policing.

2.85 The most efficient form of layout to achieve the distinct separation of public and private areas is the ‘perimeter block’. This is where all development faces the public areas (ie, the streets) and all private rear areas are together. This has two main advantages: there are no exposed private areas which would allow access by criminals, and all the public areas have natural surveillance. In addition, this protects amenity by reducing the opportunity for overlooking of private areas. In order to make clear which areas are private, they should be securely enclosed, but this should not be at the expense of providing natural surveillance.

2.86 Particular care is needed when perimeters have communal parking and entrances. This often leads to confusion over responsibilities, and can lead to less effective security.

2.87 Detailed supplementary guidance on designing out crime is included in the Council’s Advice Note: Design Against Crime.

2.88 The provision of public art in association with new development can help the visual quality of development, enhance the quality of the public realm and cultural understanding of the built environment. Public art can cover a wide range of artwork to include sculptures, water features, murals, mosaics, paving design and signage. Priorities for public art provision are in town centres, key gateways and landmark locations and as part of large commercial and recreational developments.

2.89 The needs of modern telecommunications are such that new equipment may, on occasion, be required in areas where other forms of development would be in conflict with the policies in this Local Plan. Whilst recognising the importance of telecommunications, the District Council wishes to protect the environment in accordance with Planning Policy Guidance Note 8: Telecommunications (PPG8, August 2001). Therefore, it will seek to ensure that the design and siting of equipment minimises its impact upon the environment, whilst remaining operationally feasible.

2.90 PPG8 indicates that Local Planning Authorities should respond positively to telecommunications proposals, while taking account of the advice on the protection of urban and rural areas in other Planning Policy Guidance Notes. Clearly, this advice requires those determining applications for telecommunications development to balance the wider benefits of such development against potential damage to protected areas, particularly Article 1(5) land (which includes conservation areas and the AONB). The telecommunications code system operators have now met their licence conditions in respect of population coverage. It is considered that this changes the balance between the need for development, and the protection of environmentally sensitive areas in favour of such protected areas, including the Chilterns Area of Outstanding Natural Beauty, and Conservation Areas.

2.91 The detailed siting of telecommunications equipment should satisfy the criteria set out in Policy G28. The District Council will require evidence to demonstrate that the sharing of sites or masts or alternative location on high buildings or structures have been investigated. Developers will be expected to demonstrate how each proposal relates to the operator’s own network coverage and any available equipment. Such information on existing coverage and the authorised locations of all installations will be recorded by the Council and be available for public inspection. If it is not feasible to share an existing or authorised mast, site or tall structure, tree screened locations may be the least objectionable. In all cases, opportunities to use existing natural or artificial screening should be taken and, if necessary, extended site areas and adequate landscaping and planting provided.

2.92 When masts have reached the end of their useful life, and/or are no longer required, then the District Council will require these masts to be removed. Health effects associated with radio waves emitted from mobile cellular base stations are to be monitored by the Strategic Director (Customer Services). This policy will be maintained in the light of developing technology and further national guidance in the light of health issues.

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Chapter 3: Housing>

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