3.01 The District Council recognises that opportunities to provide for housing development in the District are limited. This has had the effect of placing considerable pressure for development both on the allocated housing sites being put forward through this Local Plan, as well as on other sites throughout the District, in order to meet the demand for housing. This demand, resulting from the buoyant nature of the local economy, the District’s attractive environment and good communications, have made the District popular, but an expensive place in which to both live and work.

3.02 The District’s towns and larger villages are either surrounded by, or located on the outer edge of, the Green Belt. Many are also within or surrounded by the Chilterns Area of Outstanding Natural Beauty (AONB). Planning policies provide for the firm restraint of development within the Green Belt, AONB and countryside, and have prevented any major housing schemes from being built in such areas. As a consequence, the majority of new house building has occurred within the existing urban areas.

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3.03 Planning Policy Guidance Note 3: Housing (PPG3, March 2000) provides guidance on a range of issues relating to the provision of housing. Local Authorities are urged to provide sufficient housing land but promote more sustainable patterns of development giving priority to re-using previously developed land, with the focus for additional housing in existing towns. The housing needs of all the community are to be recognised, including those in need of affordable housing and special needs housing. The guidance places emphasis on ensuring new housing and residential environments being well designed, thereby making a significant contribution to promoting urban renaissance and improving the quality of life.

3.04 The general advice of PPG3, Planning Policy Guidance Note 12: Development Plans and Regional Planning Guidance (PPG12, December 1999) and Planning Policy Guidance Note 13: Transport, (PPG13, March 2001) on the location of new housing development is carried through in Regional Planning Guidance for the South East (RPG9, March 2001). The location, scale and rate of new housing should be in accordance with the principles of making the best use of urban land and sustainable development, with plans seeking to ensure that the needs of all sections of the population are met whilst maintaining the quality of the Region’s environment. At County level, these objectives are reflected in a range of Structure Plan policies, as set out in the Adopted Buckinghamshire County Structure Plan (March 1996).

3.05 Following national, regional and local guidance, an urban focus approach has been adopted by the District Council, which seeks to direct most new housing development to the High Wycombe Urban Area, with the remaining development being located in or adjacent to existing urban settlements. In accordance with the Government’s latest advice which seeks to maximise the use of previously developed (brownfield) sites, this Local Plan adopts a sequential approach to housing provision, which in the first instance, seeks to make the best use of previously developed land within urban areas before releasing greenfield sites. This is reflected in the Local Plan’s continuing reliance on previously developed land coming forward as windfall.

3.06 Local Plan policies H1 – H26, contained in this chapter, translate these strategic policies into the District context. The policies have been prepared in co-ordination with the District Council’s corporate housing strategy, echoing the approach foreseen in PPG3.

3.07 The housing policies in this chapter are intended to ensure that an adequate supply of housing land is available within the District, in accordance with Government policy and the Structure Plan housing allocation, whilst maintaining policies for the protection of the Green Belt, AONB and countryside with equal commitment. Similarly, policies relating to other chapters of this Local Plan for the protection of the quality of the urban environment and built heritage (see Chapter 11) will be implemented firmly by the District Council when considering any development proposals.

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3.08 In terms of planning for housing, the District Council’s objectives are set out below:

1. To provide 7,200 dwellings over the period 1991-2011 in compliance with the requirements of the Buckinghamshire Structure Plan;
   
2. To make the best use of recycled urban land (brownfield land), and to exceed the Government’s target of 60% of future housing from this source;
   
3. To identify housing land and other housing development opportunities within the District which meet as large a proportion as possible of the District’s locally generated housing demands (60%), while respecting existing environmental protection policies;
   
4. To achieve in all new housing schemes and conversions, house types which more closely meet the needs of local people, e.g. family dwellings, smaller dwellings, affordable housing, and special needs housing; and
   
5. To achieve high standards of design and layout in all developments which should respect, and, where possible, enhance, the character of their surroundings, and provide good standards of residential environment and amenities for both future and existing residents.
   
   

3.09 At the beginning of the previously adopted plan period in 1991, the total housing stock was 61,451 (Census of Population, April 1991). The Structure Plan requires a further 7,200 dwellings to be built in the District up to the year 2011, phased as follows (see Policy H1 below).(i) 1991-2001 3,500 dwellings(ii) 2001-2006 2,000 dwellings(iii) 2006-2011 1,700 dwellings.

3.10 It should be noted that the Adopted Structure Plan housing allocation for the District only represents 60% of locally generated housing demands. This reflects the environmental constraints that affect the District.

3.11 Between 1991 and 2000, a net total of 3,048 dwellings have been constructed. This leaves a residual requirement for the remainder of the Local Plan period (2000 - 2011) of 4,152. Table 3 shows how the Plan makes provision for that residual requirement, setting out the different components of the housing land supply. It is based on a revised Housing Land Availability Study with a base date at 31st March 2000.

Notes:

*Sites over 1.0 ha with planning permission at 31st March 2000 or with a resolution to grant planning permission subject to a legal agreement, and include the uncompleted parts of sites under construction.

3.12 Table 3 illustrates that of the residual requirement of 4,152 dwellings (2000-2011) 627 dwellings will be provided on identified sites. This figure includes a 5% flexibility allowance for a limited amount of non-implementation of those permissions. The second main component of the supply is the unidentified sites. These consist of small sites (less than 0.4ha), medium sites (0.4-1.0ha), large sites (more than 1ha) and conversions, which are on previously developed sites and exclude the identified sites above. No allowance is made for greenfield windfall. PPG3 allows assumptions to be made about the contribution from each of these types of site to be made in assessing housing land supply. It is estimated that 1,760 dwellings will be provided on unidentified sites over the period 2000-2011. The allowance for large sites is small as account is taken of the fact that there are already a number of allocations in Policy H2 of the Plan relating to this size of site.

3.13 The result is that, to meet the Structure Plan requirement, 1,765 dwellings will be required to be built on new large sites (1ha and above) allocated through Policy H2. However it is considered appropriate to include a 5% flexibility allowance (as with the identified sites) which results in an overall requirement on new large sites of 1,853.

3.14 The approved County Structure Plan housing allocation for post 2001 of 3,700 dwellings was based on the assumption that 1,300 dwellings would be provided on unidentified (windfall) sites and existing policy designations. The remaining 2,400 dwellings were required to be identified by the District Council on new strategic sites, of which Policy H2 of the Structure Plan specifically required 1,500 to 1,700 to be located within the High Wycombe Urban Area.

3.15 The District Council, having undertaken a revised Housing Land Availability Study (base date 31st March 2000), has concluded that housing required to be built on new strategic sites can be reduced from 2,400 dwellings to approximately 1,853 dwellings. To accord with the broad thrust of Structure Plan Policy H2, at least 60% of these new strategic allocations should be provided in the High Wycombe Urban Area. The remainder of the strategic housing requirement not met within the High Wycombe Urban Area will be allocated on new strategic housing sites within the remainder of the District, in accordance with Policy H3 of the Structure Plan.

3.16 The following sites outlined in Policy H2 have been allocated for housing development during the plan period, in order to meet the Structure Plan housing requirement. These allocations will be subject to the provisions of Policy H4 in respect of the phasing of new development to take account of the presumption in PPG3, that previously developed sites are developed before greenfield sites. In line with the Government’s “Plan, Monitor and Manage” approach to the provision of housing, the Council will review these allocations and, where appropriate, bring forward other sites or re-phase existing allocations. This will be done in the light of regular monitoring of the housing land supply, the results of an urban capacity study, and any revised requirements arising from a Structure Plan Review.

3.17 The supply of housing land will continue to be monitored in order to ensure an appropriate supply of housing land, consistent with the plan, monitor and manage approach to housing provision set out in PPG3. Policy H4 and its reasoned justification sets out the approach to managing the release of sites allocated under Policy H2. Should it be necessary to consider a further release of land (ie not allocated under Policy H2), then this will be made through a review of, or alteration to, this Local Plan.

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3.18 In order to promote more sustainable patterns of development, the Plan seeks to concentrate most additional housing development within urban areas and make more efficient use of land by maximising the re-use of previously developed land and the conversion and re-use of existing buildings.

3.19 Policy H3 provides the context within which permissions for residential development will be acceptable in principle. In principle, new house building is acceptable on sites where a policy in this Local Plan provides for housing development, in the Existing Residential Areas, and on other appropriate urban sites, where it would not conflict with other policies in this Local Plan. The Existing Residential Areas are defined on the Proposals Map and include all the main residential areas of the major settlements and larger villages of the District.

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3.20 PPG3 indicates that in determining the order in which identified sites should be developed, the presumption will be that previously developed sites (or buildings for re-use or conversion) should normally be developed before greenfield sites, and policies should be included to ensure the release of such sites in accordance with this presumption. A managed release (or phasing) of sites enables control over the pattern and speed of urban growth, ensures that the new infrastructure is co-ordinated with new housing development, and ensures the level of housing development on previously developed land and buildings can be maximised.

3.21 The Structure Plan sets out a broad phasing of development for housing provision in the District as follows:

1991-2001 3,500 dwellings

2001-2006 2,000 dwellings

2006-2011 1,700 dwellings.

The same broad phasing periods are adopted for this Plan for the post 2001 period, with the exception that the first phasing period is extended by a year at the beginning to reflect the housing land supply base date for this Plan. The phasing periods are therefore:

Phase 1: 1st April 2000 – 31st March 2006

Phase 2: 1st April 2006 – 31st March 2011

These are based on a 1st April – 31st March monitoring year.

3.22 The first phase is intended to allow a concentration of development on previously developed sites, with the two greenfield sites allocated under Policy H2 (Terriers Farm and Park Mill Farm) being held back to the second phase. This will assist in enabling previously developed sites to come forward first. In the first phase it is anticipated that all the previously developed sites allocated under Policy H2 will come forward with the exception of Wycombe Marsh together with the identified sites with planning permission. These, together with the windfall allowances for the first 6 years, result in the provision of 2,282 dwellings in Phase 1. The remaining 1,950 dwellings will come forward in Phase 2 consisting of Wycombe Marsh, the two greenfield sites, and the remainder of the windfall allowances.

3.23 As all the currently identified (large) sites with planning permission are on previously developed land, and windfall assumptions relate to previously developed land, the following policy relates to those sites identified in Policy H2. Of those sites, only two (Terriers Farm and Park Mill Farm) are greenfield sites. In order to meet the above phasing requirements for the period 2000-2011, and to give priority to the development of previously-developed land, planning permission will not be granted for development of either Terriers Farm or Park Mill Farm more than 6 months before the end of the first phasing period.

3.24 Conversely the remaining previously developed sites identified in Policy H2 will be allowed to come forward for development at the earliest opportunity, subject to satisfying other relevant policies of this Plan.

3.25 The District Council will closely monitor all aspects of the housing land supply and will keep the order of release of housing sites allocated in Policy H2 and phased in Policy H4 under review. The Council will publish annually an assessment of the housing land supply situation against the phasing targets set out in Policy H4. Where there is a significant gap between what is planned for in the relevant phasing period, and what is being achieved, or likely to be achieved (including new commitments at the time of the assessment and the outcome of an urban capacity study) the Council will consider managing the timing of the release of sites.

3.26 If appropriate the Council will introduce mechanisms to manage the timing of the release of sites currently allocated under Policy H2 and phased in Policy H4. This may involve an alteration to or review of the Plan, or the publication of Supplementary Planning Guidance (SPG), an approach suggested in “Planning to Deliver” (July 2001) the Government’s good practice guide on managing the release of housing sites. Any such SPG will be published in accordance with Government policy for the preparation of SPG, including being subject to appropriate public consultation. Where SPG is used to manage the release of sites, any changes in the timing of release of sites will not affect the principle of allocation of the site for housing development under Policy H2 of this Plan.

3.27 Any new sites that may need to be allocated to meet a significant shortfall can only be allocated through a review or alteration of this Plan, not through the publication of SPG. Allocations made through Policy H2 will in any event be kept under review through reviews of this Plan. This will be informed in particular by the outcome of regular monitoring of housing land supply, an urban capacity study, and any revised requirements arising from a Structure Plan Review/Review of Sub-Regional Planning Guidance.

3.28 Where, as a result of the above factors, a need is identified to alter the allocations set out in Policy H2, this will follow the sequence set out in paragraph 30 of PPG3, namely previously developed land and buildings within urban areas, then urban extensions, and finally new development around nodes in good public transport corridors.

3.29 The District Council will monitor the level of housing development during these phasing periods, in order to avoid the over-provision of new housing in the early years of the Local Plan period.3.30 In addition to Policy H4, the District Council will seek to ensure that development of the sites identified through Policy H2 of this Local Plan does not place undue pressure on surrounding communities and infrastructure in general. Where appropriate, the District Council may require an agreed programme of phasing of the development. This will usually be formulated as part of a Development Brief for the site (See Policy G4 and Appendix 3).

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3.31 The Wycombe Marsh site is shown on the Proposals Map, and in the interests of promoting a comprehensive mixed-use development, in order to achieve urban renaissance, a single policy relating to the area is proposed. The total site area is approximately 20 hectares (50 acres).

3.32 The Paper Mill has not been in use since the early 1990’s. The site occupies an area of 5 hectares on the A40 London Road, High Wycombe. The site is dissected by the River Wye, which is culverted through much of the site. Adjoining land uses are mixed, including residential and commercial. To the East lies a residential neighbourhood focusing on Kings Square, which retains much of its former village character. Outline planning permission was granted in 1998 for the redevelopment of the Paper Mill for a mixed use development with B1, including an element of B1(c), a restaurant and residential.

3.33 The adjoining Thames Water sewage treatment works has been identified as a major brownfield redevelopment site for development during the local plan period. The sewage works is currently working at capacity and could continue to function with suitable additional investment. The site can only be released if the entire sewage treatment works are relocated to Little Marlow. Effluent from the existing sewage system will need to be transferred by way of a tunnel from the Wycombe Marsh area to Little Marlow and treated flows returned to maintain the existing levels of flow in the River Wye. The cost of the relocation of the works, including the tunnel, is high.

3.34 A significant housing element is allocated on the site, with a guideline capacity of 400 units. Given the level nature of the site, and the opportunities afforded by the River Wye, the opportunity exists for a particularly high quality design and environment. The sites’ accessibility to public transport also affords the opportunity for a high-density scheme as part of a mixed use development in accordance with Policy H7. See also Policy H2.

3.35 The introduction of retail warehousing is necessary to bring forward the comprehensive redevelopment of the site. The District Council will require the site to be developed comprehensively in order to meet the Plan’s development strategy and will therefore resist the partial redevelopment of the site. See also Policy S2.

3.36 With the increased emphasis on housing it may not be possible to replace the full employment element of the extant consent on the Paper Mill. In order to retain an employment element in the mixed use site it is proposed to secure at least 2 hectares of employment land as part of this redevelopment. See also Policy E6.

3.37 The need for hotel accommodation within the District is identified at Policy RT6. The opportunity exists for hotel accommodation on the site to meet this demand.

3.38 Development will need to provide a distributor road through the site providing two points of access onto the A40 London Road and access to Abbey Barn Lane/Kingsmead Road or Abbey Barn Road. Highway solutions must not prejudice the future development of the Abbey Barn South safeguarded land area. Due to the heavily trafficked nature of London Road, any development of this site will need to be the subject of a traffic impact assessment which will need to show how associated traffic and public transport movements can be accommodated, and the impact of associated junction improvements and their effect on the highway network. Development should provide high quality fully integrated provision for public transport and provide an appropriate contribution towards the Wycombe Transportation Strategy. The opportunity may exist to link the site into the London Road-Railway Station Busway.

3.39 A pedestrian and cycle network should be established which would provide links between the existing footpath network and which follows the course of the River Wye, by the North-West corner of the site, Kings Square, and London Road in the vicinity of the Micklefield Road junction. Development should also include an additional cycle and pedestrian link to London Road, following the course of the opened up River Wye and back stream.

3.40 Due to the brownfield nature of the site and its long industrial history contamination is known to exist on both sites. Remedial decontamination will therefore be required. A consultant’s report, with method statement, demonstrating how an investigation will be carried out should accompany any planning application, and the remedial works thus identified shall be carried out before the redevelopment of the site.

3.41 Development of the site offers significant opportunities for the enhancement of the River Wye. The River is a major asset and should be incorporated as a main feature of any design. Regard should be had to the Council’s River Wye Study. Redevelopment proposals will require significant improvements to the river and river corridors; including the deculverting of the river sections beneath the former main mill buildings. Provision should be made for high quality planting on the river margins, with generous buffers. Early contact with the Environment Agency to discuss their requirements in this regard is advised.

3.42 The opportunity remains for an A3 restaurant/bistro or public house to be sited adjacent to the weir on the River Wye, or elsewhere on the site as part of a focal point.

3.43 Given the key role that the delivery of the whole site takes in the implementation of the Local Plan, any planning application will need to be accompanied by a phasing scheme indicating when the infrastructure will be in place and the relative timing of the key elements.

3.44 The many site planning issues will need to be addressed and co-ordinated through the preparation of a development brief to ensure a high quality comprehensive scheme for the site. In advance, or as part of the briefing exercise, a community needs assessment should be carried out to identify appropriate community provision. Current indications are that there is a need for improved primary health care in the area.

3.45 Development principles for the site are set out in Appendix 2.

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3.46 General advice on housing density and good design is given in Planning Policy Guidance Note 1: General Policy and Principles (PPG1, February 1997), Planning Policy Guidance Note 3: Housing, (PPG3, March 2000) and Planning Policy Guidance Note 7: The Countryside (PPG7, February 1997). Policy H8 of the Structure Plan lays down general criteria for new housing developments.

3.47 Policy H3 of the Plan provides a broad indication of where new residential development will be acceptable in principle. However, it is essential that any such new development should achieve a high standard of design and residential amenity. As is indicated by PPG3, good design and layout can help achieve the Government's objectives of making the best use of previously developed land and improving the quality and attractiveness of residential areas. In seeking to promote good design the Council wish to avoid inflexible rigid standards and place more emphasis on performance criteria, such as set out in Appendix 1. A clear framework is therefore set out in Policy H7 which sets out the criteria that the designer should follow in seeking to improve the quality of new residential development.

3.48 Whilst Policy H7 applies to all new residential development, a significant amount of that new residential development will occur within the Existing Residential Areas of the District. These areas are defined on the Proposals Map as such. They constitute a variety of different types of areas in terms of their character and density in particular, creating local diversity. It is important that new residential development in these areas respect that local character and diversity, in accordance with Policy H7 below and also Policies G3, G8 and Appendix 1 in particular.

3.49 Although predominantly occupied by residential properties, Existing Residential Areas will inevitably contain a range of non-residential uses commonly located close to where people live. Churches, public buildings, and local shops, for example, would fall into this category. Their inclusion within an Existing Residential Area does not preclude their redevelopment for non-residential purposes, provided that this respects the character and amenities of the residential area, and accords with appropriate policies elsewhere in this Local Plan.

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3.50 Government advice is placing increasing emphasis on making the most efficient use of land in new housing development as a means of creating a more sustainable residential environment and protecting greenfield sites. In parallel with this, to ensure that residential areas remain attractive environments, new development must be of high quality design. An important aspect of this is to ensure new development is at appropriate densities, particularly in locations with good public transport accessibility, to avoid developments which are at densities that make an inefficient use of land and fail to support public transport. The Council supports this approach as an opportunity to improve the quality of residential areas. Failure to provide sufficient residential quality is in itself sufficient reason to refuse applications.

3.51 In assessing whether the proposal represents efficient use of the site regard must be had to site specific circumstances, for example topography and the size and shape of the site which may affect its capacity. For larger sites the Council will look to development briefs to identify appropriate densities, normally in the form of a range.

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3.52 Market demand during the Local Plan period is likely to continue to favour the detached and semi-detached housing types. Yet a greater mix in new residential developments coming forward via Policy H2 of this Local Plan (see also Appendix 2) and on appropriate windfall sites is required in order to meet the changing demands and needs of the District.

3.53 The 1991 Census concluded that the average District household size was 2.64. 37.4% of the District’s households comprise 2 or more adults, with no children, and at least 1 non-pensioner; 28.7% comprise 1 or more adults with children; 12.8% comprise lone pensioner households; 10.4% were households with 2 or more pensioners; whilst 10.7% comprise lone non pensioner households. The most recent national household projections indicate that much of the predicted growth in households during the plan period will be one person households.

3.54 The District Council will therefore, through Policy H9, seek the provision of a range of accommodation types and sizes including a significant proportion of smaller dwellings, through new residential development which reflect the diversity of the local communities; and will resist any proposals which fail to provide a sufficient mix. The Council has adopted Supplementary Planning Guidance on Affordable Housing and Housing Mix which includes advice on how an appropriate dwelling mix should be secured. Development Briefs will also address this issue of housing mix on large sites.

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3.55 The District’s existing stock of dwellings and residential land is the main resource for meeting housing needs. Since the District is not meeting its local housing need in full, development which would reduce the supply of housing or housing land will not normally be permitted. However, in accordance with Policy CF1 of this Local Plan, community facility provision is an exception to Policy H10, below:

3.56 The conversion of part of a dwelling to a non-residential use could have a harmful effect upon the remainder of the property, and may cause disturbance to neighbours. In those circumstances where the change of use does not alter the overall character of the property’s use as a dwelling, planning permission will not usually be required. Where planning permission is required, however, the District Council will need to be assured that the remaining residential unit provides adequate living conditions to meet the needs of existing and future occupants.

3.57 The development will also be assessed with regard to the impact of the proposed change over and above that which might be expected if the property were in use as a single dwelling. Such issues as increased pedestrian and vehicular movements, noise and other forms of pollution will also be taken into account. The District Council will also consider the use of planning conditions, or planning obligations to safeguard local amenity in those cases where an intensification of a non-residential use may become unacceptably intrusive.

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3.58 The number of elderly residents is growing steadily, and some of them have special needs. The demands from others in special housing need are diverse and include people with physical and learning disabilities, mental illness or disorders and other disadvantaged groups. Some of the increase in the need for special housing accommodation in the District is likely to arise from the current emphasis in the health and social services on ‘Care in the Community’.

3.59 Circular 10/92 ‘Housing and Community Care’ identifies that the Government’s policy remains that care should be provided to people as far as possible in their existing homes. For those people who cannot live in their homes, even with support, there will be a continuing need for other forms of housing or residential care. This may include sheltered accommodation with warden service and communal facilities. It is important that any new buildings for elderly people, and people with special needs, are designed to provide ease of movement, suitable access and have appropriate car parking facilities. Furthermore, the location must also take account of the proximity to other amenities, such as shops and health facilities.

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3.60 The District Council considers that there is a significant local need to provide Affordable Housing. This is accommodation of a suitable size and type at a price which can be afforded by successive as well as initial occupiers who are in unsuitable accommodation, and whose incomes generally deny them the opportunity to purchase or rent properties on the open market.

3.61 In line with the advice of PPG3, Circular 6/98 ‘Planning and Affordable Housing’, and Policies H8 and H9 of the Structure Plan, the District Council’s aim is to seek to negotiate with developers for the provision of an element of affordable housing on substantial residential sites in towns and villages of the District, including those allocated in Policy H2, and windfall developments.

3.62 In order to assist in identifying the need for affordable housing, a Housing Needs Survey (March 2000) was commissioned by the District Council. This involved interviews with householders in the District, a study of the local housing market, and of the availability of rented accommodation. The survey identified a minimum current housing need of 3,899 households. It also projected a minimum net (ie taking account of supply from for example relets) increase in housing need of 2,532 households by 2005, and 4,879 households by 2011. Not all of this need will necessarily have to be met through the provision of additional affordable housing – for instance some need can be met ‘in situ’ through repairs, adaptations and, in the social rented sector, transfer opportunities. However, even taking these factors into account, it is estimated that a minimum of 4,100 additional affordable homes would be required by 2005 to meet all the projected need, and a minimum of 5,525 additional affordable homes by 2011. When these figures are compared to the Structure Plan allocation of 7,200 dwellings, the extent of the District’s housing problem is evident.

3.63 The evidence of the housing needs survey suggests that the majority of the housing need can only be met by social rented housing. A small part of the housing need could be met by shared equity housing. Other forms of affordable housing, such as low cost market housing, are unlikely to meet housing needs in Wycombe District, unless very substantial discounts are involved.

3.64 In the last two years, approximately 60 additional new build units of affordable housing have been provided throughout the District on an annual basis. As capital funding available to support affordable housing projects continues to decline at both national and local level, there will be an increasing requirement for this Local Plan to deliver a greater proportion of affordable housing units, during the Local Plan period.

3.65 The District Council will seek the provision of at least 550 units of affordable housing via designated sites in the Local Plan during the plan period. This equates to at least 30% of the post 2001 strategic housing release. In addition the District Council will expect further provision to come forward on windfall sites in accordance with the thresholds set out below.

3.66 The District Council recognises, however, that such needs, both in terms of the quantity and type, as well as site and market conditions, are likely to differ in each site location, and may vary over the Local Plan period. The District Council also recognises that the proportion of affordable housing should be negotiated, and will take full account of the current position of each site when it comes forward for development.

3.67 In addition, a number of larger unidentified ‘windfall’ sites within the District may come forward during the Local Plan period, where it would be reasonable for the District Council to negotiate for the inclusion of a proportion of affordable housing. The willingness of a developer to include an element of affordable housing in such circumstances, will be a material consideration in determining a planning application. However, it is not envisaged by the District Council that the policy would apply to developments of less than 25 dwellings, or to sites of less than 1 Ha in size, as it would not be reasonable to expect a proportion of affordable housing to be provided on sites smaller than this, based upon advice given through Circular 6/98.

3.68 In considering proposals involving the provision of affordable housing, the District Council will need to be satisfied that secure arrangements are made so that the affordable housing remains ‘affordable’ for both subsequent as well as initial occupiers of the property. Depending on the circumstances, appropriate legal agreements will be used. Secure arrangements will often take the form of a Section 106 obligation, to restrict the use of land or the occupancy of the dwellings to particular people who have a housing need, by both initial and subsequent occupiers.

3.69 Finally, the District Council will need to be satisfied about arrangements to ensure that the housing continues to meet local need in the long term. This is best achieved by the involvement of a Registered Social Landlord (RSL).

3.70 Rented accommodation meets local needs the best, as ‘open market’ accommodation is incapable of meeting such needs under normal circumstances. A RSL generally provides accommodation at a rent which is affordable, since such organisations are uniquely suited to such provision. However, Circular 6/98 advises that the District Council cannot insist on the involvement of a RSL in the provision of affordable housing. As a result, Appendix 5 sets out the occupancy criteria for affordable housing provision, when a RSL is not involved. The Council has adopted Supplementary Planning Guidance on Affordable Housing and Housing Mix to provide more detailed advice on how affordable housing should be provided.

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3.71 There are cases where a particular local need for further housing provision in a rural settlement is identified which cannot be met on a site that would accord with Policy H3. The District Council supports the development of a strictly limited number of affordable dwellings. These houses will need to be specifically targeted at real needs. The District Council will also need to be convinced that the proposed scheme will meet local needs to the longer-term benefit of the local community.

3.72 Local needs can best be identified by a survey of households in the community, which should be undertaken either by the Parish Council or an appropriate organisation. The geographical extent of the ‘community’ should be identified in consultation with the District Council. This may be a single village, or a group of small hamlets.

3.73 Households in ‘local housing need’ will be those who ‘need’ to be housed, but are unable to compete on the open market for house purchase, or for whom private sector rents are too high. They must have a strong demonstrable local connection to the community identified. Appendix 6 is the District Council’s statement on identifying local rural housing need. Only schemes which are capable of proper management by a village trust or similar local organisation, such as a rural housing association registered with the Housing Corporation or the Rural Housing Trust will be considered to be acceptable.

3.74 All developments will need special justification, those which meet a general need - for example, for housing for the elderly or proposals to construct dwellings offering a discounted initial purchase price only - will not be permitted in rural settlements, except in accordance with Policy H3. The scale of any development considered as an exception to Policy H3 must be appropriate to the level of identified housing needs in the settlement.

3.75 All proposals must be accompanied by a statement detailing the specific housing needs to be met in the short term, the means by which long term control over occupancy will ensure continued availability for local residents (this must be enforceable by the District Council and therefore will need to be the subject of a legal agreement to which the District Council is a party), and the reasons why the development cannot take place in accordance with Policy H3.

3.76 The District Council, while not wishing to discourage a limited number of such housing schemes which extend the choice of house types and tenure beyond those currently available, also recognises the need to avoid prejudicing its other policies, and will necessarily implement this policy with great caution. It is strongly recommended that any proposals are discussed with the District Council at an early stage, once a specific local need has been identified. In areas close to the identified residential areas in the Local Plan, the conditions are not typical of the generality of rural areas to which this policy is addressed. The policy is therefore naturally and most appropriately applied to the more remote areas of the District. Developments which seek to use this merely as a way round the normal restrictive policies applicable in the rural areas, will not be acceptable.

3.77 The policy does not alter the general presumption against inappropriate development in the Green Belt (see policy GB2). In some cases, however, very limited development within existing settlements, which accords with the provisions of this policy, may be acceptable and consistent with the function of the Green Belt. In releasing sites exceptionally for small scale affordable housing schemes in the Green Belt, the District Council will have regard to all material considerations including the objectives of Green Belt policy.

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3.78 A House In Multiple Occupation (HMO), is a property in which more than one household lives whilst sharing one or more facilities, such as a kitchen. In other words, each household in the property does not enjoy fully self-contained accommodation.

3.79 In line with advice contained in Circular 12/93, Houses In Multiple Occupation have an important role to play in providing flexible, cheap rented accommodation, and the District Council recognises their contribution to meeting housing needs in the District. The District Council will therefore encourage their retention where they provide acceptable living standards and do not adversely affect their surroundings.

3.80 In dealing with proposals for HMOs, the District Council will have regard to other relevant policies in the Local Plan, and, in particular, the proposed development should not detract from the character and appearance of the area, or adversely affect the amenities of neighbouring properties.

3.81 On-site car parking should be provided in accordance with Policies T2 and T3 and Appendix 9 of this Local Plan.

3.82 To provide a satisfactory form of accommodation, the District Council recommends that as a rule, gross habitable room sizes should not fall below 9m², and in all cases the proposal should allow for the provision of external amenity space in accordance with the guidelines in Appendices 1 and 7. Proposals should include a scheme of sound insulation between separately occupied rooms and neighbouring properties. The District Council has a corporate strategy for HMOs and has adopted Supplementary Planning Guidance on HMOs.

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3.83 Residential Enhancement Zones are mixed use areas mainly located close to town centres. Their potential to become attractive residential areas has been frustrated by poor layout, lack of landscaping and high levels of on-street car parking. Proposals for new development should respect the existing character of the area. The District Council will expect proposals for development to display a high standard of design, provide landscaping and amenity space to enhance the area, and off-street car parking in accordance with the District Council’s Adopted Parking Standards (Appendix 9). Proposals should aim to recreate the positive elements of an area.

3.84 Within Residential Enhancement Zones, there are some areas for which the existence of badly sited employment generating premises within the fabric of the area have degraded the living environment. The District Council will give favourable consideration to the redevelopment of these premises for residential purposes, provided that general development control criteria as set out in the General Development Chapter (Chapter 2) and residential design guidelines are met. In order to retain the mixed use character of these areas Policy E4, which seeks to encourage employment uses on scattered employment sites, will apply. The provision of small residential units is often particularly appropriate in these zones, due to the proximity of town centre amenities and transport services. Within Residential Enhancement Zones, the District Council will welcome proposals for traffic calming and other improvements to the amenities of the area, which may be undertaken by other public authorities.

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3.85 Not all house extensions or ancillary buildings require planning permission. Those that do not are known as ‘permitted development’. The legislation governing permitted development rights is complex and subject to change, and the District Council should always be contacted before any work is undertaken. In addition, most house extensions require separate approval under the Building Regulations. Information in this respect can be obtained from the District Council.

3.86 Extensions to existing houses and other development within residential curtilages should be appropriate to the context of both the property itself, and its surroundings. Proposals must normally conform to the currently Adopted Standards set out in Appendix 4, which will be monitored and, where necessary, revised to accommodate material changes in circumstances. In assessing proposals, the District Council will also have regard to the requirements of Policy G3, and to any other relevant policies such as those for Listed Buildings, Conservation Areas, the Green Belt and the AONB in this Local Plan.

3.87 Not all houses are, however, capable of extension due to their age, design, relationship with neighbouring properties or site characteristics. (See Appendix 4, and District Council’s Advice Note on ‘House Extensions’).

3.88 For developments such as swimming pool enclosures, tennis courts, stables and other private recreational facilities, the District Council will have regard to the impact on the original property and the surrounding area. Through careful attention to siting, scale and materials, the impact of a development can be minimised, although regard must be had to views from longer distances, particularly where views across open countryside may be affected. Development which would have an adverse effect on the character or appearance of the surrounding area, whether open countryside or built development, will not be permitted. The District Council will also have regard to the effect on the amenities of surrounding properties if development were to be permitted within a residential curtilage.

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3.89 The conversion of larger dwellings and buildings into small residential units is one means of meeting the demand for smaller, cheaper dwellings. Only larger dwellings will be appropriate for conversion. This is because smaller dwellings will often have difficulty in providing accommodation of an acceptable standard. In general, conversions will not be considered appropriate within areas of predominantly established family housing, where intensification of this type, either on its own or through cumulative effect, would be detrimental to amenities of neighbouring properties, or the residential character of the area.

3.90 The District Council wishes to ensure that in all conversions, a satisfactory standard of accommodation is provided both internally and externally, and will have regard to such factors as the size and arrangement of rooms, wc and bathroom provision. The District Council recommends that as a general rule, floor areas of units should not fall below 38m2 for bedsits and one bedroom flats and 43m2 for two bedroom flats, to ensure that a satisfactory living environment is afforded. Garden space, noise insulation, size and disposition of rooms in adjoining properties, car parking, rubbish disposal and rubbish storage facilities are also material considerations (See Appendix 1). The intrusion which can result from the introduction of large areas of hard surfacing for car parking over former garden areas will generally be resisted. The District Council’s Advice Note, ‘House Conversions’ gives further guidance on conversions.

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3.91 All residential developments, whether new development or conversions, should include amenity space for residents that is attractive usable, conveniently located in relation to the dwelling it serves, and of an appropriate size. The District Council considers the best amenity is provided when dwellings have their own individual private gardens. However, it is accepted that in the case of flats, communal provision may be necessary. Nevertheless, considerable care needs to be taken over the layout and design. The amount of residents’ amenity space that is required will be judged against the size and type of the dwellings proposed, and the character of the area in which the development is located (see Appendix 1).

3.92 Size is not the only relevant criterion in assessing amenity space provision. The District Council expects space to be usable, attractive, accessible and reasonably private. Grass or hard surfaced verges around buildings, adjacent to roads or parking areas, land which is steeply sloping, excessively shaded, wooded or closely overlooked, and small incidental open areas within the developments will not be considered acceptable as residents’ amenity space. Where practicable, ground floor units should have direct access to their own space.

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3.93 Open space facilities are required within developments to meet the amenity play and recreation needs of its occupiers. Open space, in the context of this policy, is intended to encompass open areas accessible to the public and which can be used for a range of uses including formal adult outdoor sport, children’s playspace and informal amenity space. The District Council will use the guidelines set out in Appendix 7 in new residential developments of 15 dwellings (net) or more in areas of open space deficiency, and of 40 dwellings (net) or more in other areas, to determine the requirements for open space. These guidelines give an indication of the minimum amount of open space which should be provided and maintained.

3.94 Areas of open space deficiency within the District are outlined in Appendix 7. These were identified in ‘A Review of Public Open Space Needs and Provisions in Wycombe District’ (November 1996).

3.95 In exceptional circumstances where provision cannot be met on site, the developer may be permitted to make a financial contribution toward the improvement of (or provision of new) nearby open space facilities to bring them up to standard, thereby meeting the needs of the new development on an alternative site.

3.96 In the event that this situation should arise, a higher than normal density of development maybe permitted on the site, in view of the additional land area made available. However, where a contribution is made, this will not reduce the need for any development to be designed with the appropriate standard of structural landscape as outlined in Policy G10, or the need to provide private, defensible outdoor amenity space for residents.

3.97 Developer contributions for both on or off-site provision of open space will be secured through the use of planning obligations.

3.98 The provision of children’s play space in a planned way within new residential estates can ensure that a safe play area, free from the dangers of traffic is available and can minimise the nuisance which children’s play can cause.

3.99 The guidelines set out in Appendix 7 will be monitored and, if necessary this Local Plan will be altered to take account of material changes in circumstances. The open space should be provided to the District Council’s adoptable standards.

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3.100 The vitality of the District’s town centres is enhanced by people living within them. The Town Centres Chapter does include many policies for mixed-use developments, which incorporate an element of residential use. Policy H10 aims to prevent the loss of existing dwellings, including accommodation within town centres. The conversion to residential use of vacant floors or office space above existing units in the designated shopping frontages and in Local District Centres may be appropriate provided a satisfactory living environment would be created in accordance with the policies in this Local Plan (see Policy G3). Conversions of existing office space at other locations within the town centres may also be appropriate. However, the District Council recognises that, in terms of reducing the need to travel and providing choice in modes of transport, employment uses in town centres are beneficial. Therefore, it will carefully monitor the impact of such changes and the balance of uses within the town centres.

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3.101 In addition to the above, there are a number of vacant or under utilised residential properties throughout the District. This is of concern to the District Council. To reduce the proportion of dwellings and other premises which are vacant, would significantly increase the number of dwellings available to local residents. The District Council will encourage these properties to be appropriately refurbished and returned or converted to residential accommodation by granting planning permission (where required) for the redevelopment of vacant residential properties for residential use (subject to other policies in the Plan). In appropriate circumstances, compulsory purchase powers may be used to secure the more effective or resumed occupation of vacant or underused residential property or floorspace. The District Council particularly wishes to see presently unused dwellings within the District’s town centres, such as flats above shops, brought back into residential use and will investigate further initiatives to bring this about. The District Council has an Empty Properties Strategy in order to encourage the owners of vacant properties to bring them back into use.

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3.102 Lock Island is a unique environment. There is no road access, resulting in the island being an inappropriate location for most forms of new-built development or any changes of use resulting in any intensification of the use of the area. The existing buildings are a mixture of residential dwellings, holiday bungalows and chalets which have been in existence for many years. The District Council particularly wishes to guard against the development of additional dwellings which would be unable to provide the required on site parking spaces which would in turn lead to parking on nearby roads. Any development must respect the existing character of the island, which is in a prominent location in the River Thames and is part of a Conservation Area. Lock Island lies wholly within the flood plain and any proposals will be subject to policies G20 and G21.

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3.103 The 1981 Census recorded about 325 households living in caravans, mobile homes or other non-permanent accommodation within the District, and the figure was 290 in 1991, representing less than 0.5% of the District’s total households. The District Council recognises that this form of accommodation can contribute to housing needs, and intends that development proposals should be treated neither more nor less favourably than other kinds of schemes. Protecting existing mobile home sites as a form of housing is therefore important. This follows the advice of PPG3, and is carried forward in Policy H24. However, it must be pointed out that this does not refer to mobile homes being used as temporary accommodation by agricultural workers.

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3.104 The District Council is aware of a number of pitches which have existed for Showman’s Guild Travellers at Chadwell Hill, Upper Icknield Way, and Longwick since 1963.

3.105 The nature of showpeople’s sites is unusual in planning terms, as they normally comprise residential accommodation in the form of caravans and mobile homes, and areas where vehicles and fairground equipment can be stored, repaired and tested. Environmental considerations are therefore of considerable importance in identifying suitable sites. Sites can potentially cause nuisance to neighbours from vehicle movements and the maintenance and testing of equipment, and can be visually intrusive into the open countryside. Sites will be most appropriately located with convenient and safe access to the road network, and in reasonable proximity to schools and community facilities. Sites on the outskirts of built-up areas may satisfy these criteria, but care should be taken to avoid visual encroachment into the open countryside, and the visual amenities of the AONB. Sites with substantial natural screening may be particularly appropriate.

3.106 In certain circumstances, conditions may be imposed limiting the proportion of the site covered by fairground equipment, and the hours during which equipment may be tested, in order to minimise the visual impact of the site, and to safeguard the local community from the effects of noise.

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Chapter 4: Employment>

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