Wycombe - Chapter 8

Introduction

8.01 Policies specific to the countryside are of particular importance within Wycombe District, due to both the amount of land within the countryside, and its high landscape value and agricultural significance.

8.02 The policies set out in this chapter seek to reconcile the social, environmental and economic roles of rural areas, and thus to promote sustainable development. In a rural context, sustainable development can be characterised as accommodating necessary change and supporting economic activity and the needs of the community whilst maintaining or enhancing the quality of the environment.

8.03 This chapter sets out the general policies governing development within the countryside in Wycombe District. ‘Countryside’ is defined here as land away from existing settlements and from areas allocated for development. Additional policies relating to the Green Belt and the Area of Outstanding Natural Beauty (AONB) components of the District’s countryside are set out in the Green Belt and Landscape and Nature Conservation Chapters, and, where appropriate, these should be read in conjunction with the countryside policies set out below.

8.04 This chapter is presented in three sections. The first presents those policies that apply throughout the District’s countryside, irrespective of designation, whilst the second contains District- wide policies which must be read in association with Green Belt policies where appropriate. The last section deals with that portion of the District’s countryside that lies beyond the Green Belt.

8.05 Whilst this chapter contains the main countryside policies, other chapters also touch on important rural matters, in addition to the Green Belt and Landscape and Nature Conservation Chapters referred to above. Recreation in the countryside is addressed in Chapter 12: Recreation and Tourism, rural transport matters in Chapter 7: Transport, and the broad employment context for rural areas in Chapter 4: Employment.

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Policy Framework

8.06 In pursuing sustainable development the chapter reflects recent Government policy. The 1995 Rural White Paper (Rural England: A Nation Committed to a Living Countryside) seeks to promote rural prosperity in tandem with the protection and enhancement of the character of the countryside, whilst Planning Policy Guidance Note 7: The Countryside – Environmental Quality and Economic and Social Development (PPG7, February 1997) builds the policies of the White Paper into a planning context. This chapter also reflects the Action Plans of the County Council’s Rural Strategy, a document which seeks to provide a co-ordinated approach to rural issues throughout Buckinghamshire.

Protect and where possible enhance the character and quality of the rural environment;
Promote the rural economy, and ensure a living and working countryside; and
Strengthen rural communities, by improving their viability and ensuring that they have access to an appropriate range of facilities and opportunities.

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DISTRICT-WIDE COUNTRYSIDE POLICIES

8.08 The following policies apply to all countryside within the District, including Green Belt.

~~Protection of the Best Agricultural Land~~

8.09 Agriculture is the single most extensive land use within Wycombe District, with around 72% of the District’s land area utilised for farming. This has an obvious significance in terms of the character and appearance of the countryside, as well as on its economy. It is therefore important that the District’s agricultural land is protected, with particular emphasis given to the protection of the best agricultural land.

8.10 Agricultural land is classified on a scale of 1 to 5 in the Agricultural Land Classification (ALC) system. Grades 1, 2, and 3a are defined as the best and most versatile agricultural land, and Government policy, as set out in the amended PPG7 (March 2001), requires that this is protected from development along with other greenfield land, unless opportunities have been assessed for accommodating development on previously developed sites and on land within the boundaries of existing urban areas (for example, through an urban capacity study). Where best and most versatile agricultural land must be developed, development should be directed towards areas of poorer quality land in preference to that of a higher quality, except where other sustainability considerations (such as biodiversity, landscape quality and character, amenity value, heritage interest, accessibility and soil quality) suggest otherwise.

8.11 In considering development proposals relating to the development of greenfield land where soil or agricultural quality is a consideration, the District Council will seek advice from the Department for Environment, Food and Rural Affairs (DEFRA) and other bodies as appropriate, and weigh the best available options in light of this advice when deciding whether or not to utilise best and most versatile land. Within this process a number of other sustainability considerations will be taken into account including accessibility, amenity value, and landscape quality and character. Little weight in agricultural terms will be given to the loss of land in grades 3b, 4 and 5, although proposals to develop land in these grades will be considered against the other policies in this Local Plan, notably those to protect the countryside for its own sake, and those to protect the Green Belt, AONB, and other designated areas.

POLICY C1

1. DEVELOPMENT INVOLVING THE LOSS OF THE BEST AND MOST VERSATILE AGRICULTURAL LAND (DEFINED AS GRADES 1, 2 AND 3A IN THE MAFF AGRICULTURAL LAND CLASSIFICATION SYSTEM) WILL NOT BE PERMITTED UNLESS:

a. THERE IS AN IDENTIFIED LACK OF DEVELOPMENT OPPORTUNITIES ON PREVIOUSLY DEVELOPED SITES; AND WITHIN THE BOUNDARIES OF EXISTING URBAN AREAS; AND

b. IN CASES WHERE AGRICULTURAL LAND NEEDS TO BE DEVELOPED, DEVELOPMENT IS PROPOSED ON LAND OF THE LOWEST GRADE, UNLESS OTHER SUSTAINABILITY CONSIDERATIONS INDICATE OTHERWISE.

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Agricultural Permitted Development

8.12 The District Council considers that there is a risk of buildings being constructed under agricultural permitted development rights, or with the benefit of planning permission, and converted to a new use shortly afterwards, there having been no intention of their being used permanently for agriculture. This is an abuse of the planning system and could lead to a proliferation of buildings in the countryside where there are normally firm restrictions on new development. Therefore, the Council will need to be satisfied that agricultural buildings, which are less than ten years old and are proposed for conversion, were reasonably necessary and intended for agricultural use when constructed. This will normally be demonstrated by the building having been used for agriculture for a number of years and it must also be shown that the building was fully used for agriculture and not merely put to limited use to prove a case for conversion. The Town and Country Planning (General Permitted Development) Order 1995 makes provision for the removal of buildings erected under agricultural permitted development rights on or after 1 April 1997 if they cease to be used for agriculture within ten years of their completion and planning permission has not been given for re-use within a further three years and a planning appeal is not in progress: the District Council will utilise these powers where an abuse of the system occurs.

8.13 In some cases the District Council may impose a condition or require a planning obligation on an agricultural unit or holding restricting the exercise of permitted development rights when an existing agricultural building is given planning permission for re-use for a non-agricultural purpose. Such a restriction will be imposed when the proliferation of farm buildings could have a serious detrimental effect on the landscape, especially in designated areas such as the AONB. The extent of the area covered by such a condition or obligation will be judged on the circumstances of each case, but may include the immediate surroundings or in some cases the agricultural unit as a whole. This will allow the District Council to control the extent of new structures in the countryside as conversion of existing farm buildings could lead to pressures for their replacement.

POLICY C2

1. WHERE AGRICULTURAL BUILDINGS HAVE BEEN CONSTRUCTED EITHER UNDER PERMITTED DEVELOPMENT RIGHTS, OR WITH THE BENEFIT OF PLANNING PERMISSION, THE DISTRICT COUNCIL WILL NOT ALLOW CONVERSION TO ANOTHER PURPOSE UNLESS IT CAN BE DEMONSTRATED THAT THE BUILDING HAS PREVIOUSLY BEEN FULLY USED FOR AGRICULTURAL USE.

2. IN CASES WHERE THE CONVERSION OF AN EXISTING AGRICULTURAL BUILDING TO A NEW USE COULD LEAD TO PRESSURE FOR NEW AGRICULTURAL BUILDINGS, A CONDITION MAY BE IMPOSED OR A PLANNING OBLIGATION REQUIRED RESTRICTING AGRICULTURAL PERMITTED DEVELOPMENT RIGHTS ON PART OR ALL OF THE ASSOCIATED HOLDING(S).

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Community Facilities in Rural Areas

8.14 The retention in rural areas of facilities such as shops, post offices, public houses, village halls, churches, doctors’ surgeries, and sport and recreation facilities is of vital importance to local communities and to the pursuit of sustainable development in the countryside. Such facilities keep rural settlements vital, and provide an essential and accessible local service, thereby reducing the need to travel by car. The need to strengthen rural communities by underpinning services and community facilities is acknowledged in PPG7 and is the basis for Policy C3.

8.15 Village shops in particular may take a variety of forms, either standing alone or being ancillary to other uses, such as public houses, petrol stations or farms. Policy C3 seeks to protect all such uses, but, in assessing the desirability of protecting and supporting the latter, the Council will have regard to their potential impact on other, more readily accessible village facilities.

POLICY C3

1. THE PROVISION OF COMMUNITY FACILITIES TO MEET LOCAL NEEDS IN RURAL AREAS WILL BE PERMITTED IN ACCORDANCE WITH POLICY CF1.

2. PROPOSALS THAT WOULD RESULT IN THE LOSS OF RURAL SHOPS, SERVICES AND FACILITIES WILL NOT BE PERMITTED UNLESS:

a. THE EXISTING USE IS PROVED TO BE NO LONGER VIABLE AND ALTERNATIVE FACILITIES EXIST LOCALLY; OR

b. THE PROPOSED USE WOULD BE OF EQUAL OR GREATER COMMUNITY BENEFIT.

3. WHERE PERMISSION IS GRANTED FOR THE CHANGE OF USE OF SUCH A FACILITY, THE DISTRICT COUNCIL WILL SEEK TO ENSURE THAT THE CONVERSION DOES NOT PRECLUDE A LATER REVERSION TO THE ORIGINAL USE. FOR THIS REASON, RESIDENTIAL CONVERSIONS WILL BE RESISTED.

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Extensions of Site Boundaries in the Countryside

8.16 The extension of non-agricultural uses in and into the countryside can have a harmful effect on the rural character and appearance of the area, especially in areas of high quality landscape, by virtue of inappropriate planting, means of enclosure, and other features associated with residential and other non-agricultural uses. Policy C4 therefore seeks to restrict the encroachment of these uses beyond their existing limits.

POLICY C4

PLANNING PERMISSION WILL NOT BE GRANTED TO EXTEND RESIDENTIAL OR OTHER SITE BOUNDARIES IN OR INTO THE COUNTRYSIDE WHERE THIS WOULD HAVE A DETRIMENTAL EFFECT ON THE CHARACTER AND APPEARANCE OF THE COUNTRYSIDE.

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~~Agricultural and Forestry Dwellings~~

8.17 Although isolated residential development in the countryside is strictly controlled, new dwellings for agriculture and forestry workers may be required where it is essential that the worker lives at or very close to the site of work, for example, if workers are needed to be on hand day and night.

8.18 To avoid abuse of the agricultural and forestry dwelling concession, PPG7 requires that all applications for planning permission for such dwellings are scrutinised thoroughly, and satisfy both functional and financial tests.

8.19 The functional test is necessary to establish whether the dwelling is essential to the enterprise concerned (rather than solely to the individual), that one or more workers is readily available at all times, and that stated intentions to engage in farming and forestry are genuine and reasonably likely to materialise. The financial test is necessary to ensure that new permanent accommodation can be justified by the economic viability and longevity of the associated enterprise, and to provide evidence of the size of dwelling which the unit can sustain.

8.20 ~~In addition to these tests, PPG7 requires that new permanent dwellings should only be allowed where:~~

8.21 In the first instance, however, PPG7 advocates the grant of permission for a temporary dwelling, normally for three years, which should satisfy criteria relating to functional need, lack of alternative accommodation, financial viability, commitment, and compliance with other planning requirements.

8.22 Temporary permissions are not an alternative route to a permanent dwelling, however temporary permissions should not be granted where permanent dwellings would not be permitted, nor should they be renewed.

8.23 To ensure that any dwelling permitted in order to meet an identified need continues to be available to meet that need, the District Council will impose occupancy conditions. These conditions will not necessarily tie occupation of the dwelling to workers engaged in the specific business whose need justified the provision of the dwellings; PPG7 advises that the dwelling should be kept available to meet the needs of other farm or forestry businesses in the locality if it is no longer needed by the original businesses.

8.24 It may still be, however, that changes in the scale and character of farming and forestry will affect the longer-term requirement for these dwellings. In these circumstances, PPG7 advises that dwellings should not be kept vacant, nor their present occupants unnecessarily obliged to remain in occupation, simply by virtue of planning conditions restricting occupancy which have outlived their usefulness. Where applications for the removal of occupancy conditions are submitted, the District Council will consider them on the basis of realistic assessments of the existing need for such conditions on a case by case basis, bearing in mind that it is the need for a dwelling for someone solely, mainly or last working in agriculture in the area as a whole and not just on the particular holding that is relevant.

8.25 Where a new agricultural or forestry worker’s dwelling is acceptable in principle, genuine need is not accepted as good reason for a large house in the countryside. The District Council is anxious that dwellings should be no more intrusive and therefore no larger than is strictly necessary to house a worker and his or her immediate family. As a guide, dwellings should not normally exceed 150m² floorspace, this allows for the construction of a reasonably sized dwelling. The design of the building should be consistent with its surroundings and it should normally be sited within, or adjoining, an existing group of buildings. This also applies to temporary residential accommodation.

POLICY C5

1. PLANNING PERMISSION FOR PERMANENT NEW FARMHOUSES, OR DWELLINGS FOR AGRICULTURAL OR FORESTRY WORKERS, WILL ONLY BE GRANTED WHERE IT CAN BE ESTABLISHED THAT THERE IS A FUNCTIONAL NEED FOR A WORKER OR WORKERS TO BE AVAILABLE AT ALL TIMES ON THE SITE, AND WHERE THE FINANCIAL VIABILITY OF THE ENTERPRISE HAS BEEN PROVED.

2. WHERE THERE ARE CLEAR SIGNS THAT FUTURE VIABILITY OF A NEW HOLDING OR PROPOSED ENTERPRISE ON AN EXISTING HOLDING IS LIKELY TO BE ACHIEVED, AND THE SAME FUNCTIONAL CRITERION HAS BEEN SATISFIED, PERMISSION FOR TEMPORARY ACCOMMODATION MAY BE GIVEN FOR A THREE YEAR PERIOD DURING WHICH VIABILITY IS TO BE PROVEN AND ESTABLISHED.

3. IN BOTH CASES, ACCOUNT WILL BE TAKEN OF THE AVAILABILITY OF EXISTING RESIDENTIAL ACCOMMODATION IN THE LOCALITY AND WHETHER A PREVIOUS FARM DWELLING HAS BEEN SOLD OFF.

4. IN ALL CASES, PERMISSION WILL ONLY BE GIVEN SUBJECT, INTER ALIA, TO CONDITIONS THAT CONSTRUCTION COMMENCES WITHIN ONE YEAR FROM THE DATE OF PERMISSION, AND THAT THE DWELLING SHALL ONLY BE OCCUPIED BY AN AGRICULTURAL OR FORESTRY WORKER AND RESIDENT DEPENDANTS.

5. REMOVAL OF AN AGRICULTURAL OCCUPANCY CONDITION WILL ONLY BE PERMITTED WHERE IT CAN BE DEMONSTRATED THAT THE AGRICULTURAL NEED ADVANCED AT THE TIME OF THE ORIGINAL PERMISSION NO LONGER APPLIES AND THERE IS NO NEED FOR THE DWELLING TO MEET THE NEEDS OF THE LOCAL AGRICULTURAL COMMUNITY.

6. WHERE A NEW DWELLING IS ACCEPTABLE IN PRINCIPLE IT MUST BE UNOBTRUSIVE IN SCALE, OF A DESIGN AND USE OF MATERIALS APPROPRIATE TO A RURAL AREA AND OF A SIZE SUITED TO THE NEEDS OF THE AGRICULTURAL HOLDING. ANY DWELLING OR TEMPORARY RESIDENTIAL ACCOMMODATION SHOULD BE SITED SO AS TO MINIMISE THE IMPACT ON THE LANDSCAPE.

District-wide Countryside Policies to be Read in Conjunction with Green Belt Policies Where Appropriate

8.26 The following policies apply throughout the District's Countryside, but, in the Green Belt, these policies should be read in conjunction with the relevant Green Belt policies set out in Chapter 9.

selling services to other farmers;
providing accommodation;
providing facilities for leisure activities; and
sales of produce.

As the pressures on traditional agriculture increase, the importance of diversified enterprises to individual farms and the wider rural economy will increase. It is therefore important that such activities can be both encouraged and managed through the planning process.

8.28 In line with the District Council’s desire to promote the rural economy, Policy C6 seeks to support farm diversification, where it would not have an adverse impact on the rural environment.

8.29 PPG7 requires that development in the countryside should both benefit economic activity and maintain or enhance the environment. Thus proposals for farm diversification should protect landscape and other features, safeguard the best and most versatile agricultural land, and achieve a high quality of development which respects the character of the countryside.

8.30 Farm diversification is defined as proposals which relate to a specific holding and which are intended to supplement a continuing agricultural use on that holding. The Council will expect the diversified use to remain in the same ownership and control as the agricultural holding: where the diversified use is sold off or otherwise separated from the agricultural use, the Council will consider it as an employment or other use in the countryside, and apply the relevant policies accordingly.

8.31 Development in the countryside is strictly controlled, and the re-use of existing farm buildings for diversified activities is therefore to be encouraged. Where new building is essential for an appropriate diversification scheme to proceed or expand, an appropriate extension may be permitted, subject to the other policies of this Local Plan.

8.32 Diversification proposals may relate to buildings and to the use of land, and Policy C6 applies to both forms of development. Other proposals for the re-use of buildings, and associated works, are addressed in Policies C2, C7 and C8.

8.33 Whilst farm diversification is still supported within the Green Belt, additional controls apply to the re-use, extension and construction of buildings. For proposals relating to buildings within the Green Belt, therefore, Policy C6 should be read in conjunction with the relevant Green Belt policies of Chapter 9.

8.34 Diversification proposals that relate to recreational uses should also comply with the policies set out in Chapter 12: Recreation and Tourism.

POLICY C6

1. THE DISTRICT COUNCIL WILL SUPPORT THE DIVERSIFICATION OF FARM ENTERPRISES, SUBJECT TO THE FOLLOWING CRITERIA:

a. WHERE RELEVANT, THE PROPOSAL RETAINS EXISTING, OR PROVIDES ADDITIONAL OR ALTERNATIVE EMPLOYMENT;

b. THE PROPOSAL DOES NOT ADVERSELY AFFECT WILDLIFE FEATURES OR AMENITY;

c. THE PROPOSAL DOES NOT GENERATE EXCESSIVE TRAFFIC OR RAISE OTHER HIGHWAY OBJECTIONS, AND IS SUPPORTED BY PUBLIC TRANSPORT WHERE POSSIBLE;

d. THE PROPOSAL DOES NOT ADVERSELY AFFECT THE CHARACTER OF THE SURROUNDING LANDSCAPE, AND RETAINS OR ENHANCES IT WHERE POSSIBLE;

e. EXISTING BUILDINGS ARE USED WHERE POSSIBLE; AND

f. NEW BUILDING IS LIMITED TO EXTENSIONS, IN ACCORDANCE WITH POLICY C8.

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Re-use and Adaptation of Buildings in the Countryside

8.35 As advised in PPG7, the re-use and adaptation of existing rural buildings has an important role in meeting the needs of rural areas for employment development, as well as reducing the demand for new building in the countryside. PPG7 states that there should be no reason for preventing the conversion of rural buildings for business use, provided that they are permanent, do not adversely affect the vitality of local settlements, are of good design, do not require major rebuilding, and do not raise any insurmountable planning objections. Proposals for residential re- use should also be considered against these criteria.

8.36 The District Council accepts that rural buildings can often be put to new uses without detriment to the countryside. The most appropriate uses are likely to be those which complement their countryside surroundings and rural communities. Depending on the nature and location of buildings involved, appropriate uses could include rural businesses, especially those which could assist in maintaining the rural employment base, small scale visitor accommodation or community facilities.

8.37 Re-use of rural buildings, particularly on farms, can assist with diversification and help supplement farm incomes (see Policy C6).

8.38 Much of the District falls in an area of strategic restraint of employment generating activity, as defined in the Structure Plan. This means that proposals involving an increase in employment will be judged against strict criteria. The District Council is concerned to ensure that re-use proposals do not harm the rural character of the areas in which the buildings are located and are of a scale appropriate to local needs.

8.39 Where a building in the countryside is converted to a new use it will be necessary for that new use to fit in with its rural surroundings. The impact of new uses in terms of factors such as noise generation, traffic movements, parking requirements and visual impact will be assessed in relation to the rural amenities of their surroundings because a use which may be acceptable in an urban location may be inappropriate in a countryside context. In considering the impact of the proposed use the District Council will have particular regard to the effects on designated areas such as the Chilterns Area of Outstanding Natural Beauty (AONB).

8.40 The conversion of a building to a new use will only be acceptable where the building is of a general design, form and bulk which is in keeping with its rural surroundings.

8.41 Buildings which have become derelict or could not be brought back into use without complete or substantial reconstruction are not considered suitable for re-use. The District Council considers that the re-use of derelict structures, or the substantial reconstruction of existing buildings, would result in adverse impacts on the environment as they would be tantamount to the creation of new buildings in the countryside rather than the re-use of essentially sound existing structures. For this reason, in most cases the District Council will require evidence to accompany a planning application that a building is physically sound for conversion in the form of a structural survey and detailed proposals for repair and refurbishment.

8.42 Any conversion scheme must be compatible with the character of the building concerned and capable of being achieved with minimal impact on the surrounding landscape. Particular care must be taken when adapting traditionally constructed rural buildings, as in their original form they often make a substantial contribution to the character and appearance of the rural landscape. The integrity of tiled roofs and the pattern of openings in walls are often essential features of such buildings which should be retained. The internal openness of traditional agricultural buildings, such as barns, is another essential aspect of their character which should be substantially retained on conversion.

8.43 More stringent criteria apply to the conversion or change of use of historic rural buildings where these are listed, form part of a farmyard group with a listed house or barn, form part of a historic farmyard, or are within designated Conservation Areas, registered Historic Parks and Gardens, or the Chilterns Area of Outstanding Natural Beauty. In these cases, reference should be made to the policies set out in Chapter 11, Heritage, and to such Heritage Advice notes (produced by the District Council) as may be relevant.

8.44 Proposals for business conversions are preferred to those for residential conversions, as the latter are more likely to have an unacceptable visual and environmental impact on rural amenity. The impact of domestic curtilages on the landscape, and the associated further pressure for ancillary domestic buildings and structures is addressed in policies C4, C14 and C15. Residential conversions may however have a part to play in meeting identified housing needs, and may be acceptable, subject to other considerations set out in this Local Plan, if conversion to business use is inappropriate in planning terms or otherwise impractical. 8.45 Additional considerations apply within the Green Belt and Policies C7 and C8 should therefore be read in conjunction with Policy GB8.

POLICY C7

1. PROPOSALS FOR THE RE-USE AND ADAPTATION OF BUILDINGS IN THE COUNTRYSIDE WILL ONLY BE PERMITTED WHERE:

a. THE NATURE AND/OR SCALE OF THE NEW ACTIVITY WOULD NOT DETRACT FROM THE RURAL AMENITIES OF THE AREA AND WOULD BE COMPATIBLE WITH SURROUNDING USES HAVING REGARD TO ANY DESIGNATED AREAS;

b. THE BUILDINGS ARE OF A FORM, BULK AND GENERAL DESIGN WHICH IS IN KEEPING WITH THEIR RURAL SURROUNDINGS HAVING PARTICULAR REGARD TO ANY DESIGNATED AREAS;

c. WITH NORMAL MAINTENANCE AND REPAIR, THE BUILDINGS ARE EXPECTED TO LAST FOR MANY YEARS. BUILDINGS WHICH ARE DERELICT OR WHICH REQUIRE COMPLETE OR SUBSTANTIAL RECONSTRUCTION BEFORE THEY CAN BE RE-USED WILL NOT BE CONSIDERED APPROPRIATE FOR RE-USE;

d. THE CONVERSION WORK AND OTHER WORK NEEDED TO ACCOMMODATE THE NEW ACTIVITY WOULD NOT ADVERSELY AFFECT THE CHARACTER, APPEARANCE OR SETTING OF THE BUILDING ITSELF OR THE AREA IN WHICH IT IS LOCATED HAVING REGARD TO ANY DESIGNATED AREAS;

e. CONDITIONS ATTACHED TO A PLANNING PERMISSION WOULD BE SUFFICIENT TO OVERCOME ANY ADVERSE IMPACTS;

f. CONVERSION DOES NOT LEAD TO DISPERSAL OF ACTIVITY ON SUCH A SCALE AS TO PREJUDICE THE VITALITY OF LOCAL SETTLEMENTS;

g. IN THE CASE OF PROPOSALS FOR RESIDENTIAL USE, BUSINESS USES HAVE BEEN SHOWN TO BE EITHER INAPPROPRIATE IN PLANNING TERMS OR OTHERWISE IMPRACTICAL; AND

h. IN THE CASE OF LISTED AND OTHER HISTORIC BUILDINGS, THE PROPOSAL COMPLIES WITH THE RELEVANT POLICIES OF CHAPTER 11, ‘HERITAGE’.

8.46 New building in the countryside is strictly controlled, and will not generally be permitted in association with conversions. Some limited extension may be acceptable upon conversion provided it is of a small scale and essential to create an appropriate conversion scheme which could not otherwise be achieved.

POLICY C8

1. OTHER THAN WHERE ACCEPTABLE UNDER POLICY C10 OR GB2, PROPOSALS FOR ADDITIONAL BUILDINGS TO FACILITATE RE-USE OF RURAL BUILDINGS WILL NOT BE PERMITTED. (2) EXTENSIONS WILL ONLY BE PERMITTED WHERE:

a. THE PROPOSED EXTENSION IS OF A SCALE IN KEEPING WITH THE EXISTING BUILDING AND ITS SURROUNDINGS; AND

b. THE PROPOSED EXTENSION IS ESSENTIAL TO FACILITATE AN APPROPRIATE CONVERSION SCHEME IN ACCORDANCE WITH POLICY C7.

3. PROPOSALS RELATING TO LISTED AND OTHER HISTORIC BUILDINGS MUST COMPLY WITH THE RELEVANT POLICIES OF CHAPTER 11, ‘HERITAGE’.

Countryside Beyond the Green Belt

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Settlements Beyond the Green Belt

8.47 The constraints imposed on the expansion of settlements by the Green Belt are discussed in Chapter 9. Some of the District’s settlements lie outside the Green Belt, however, and their expansion must also be limited if the countryside is to be protected.

8.48 To this end, Policy C9 seeks to ensure that Princes Risborough, Lane End, Stokenchurch and Longwick do not expand beyond their existing limits as defined on the Proposals Map, other than as a result of the development of the strategic sites identified in Policy H2.

POLICY C9

THE EXPANSION OF PRINCES RISBOROUGH, STOKENCHURCH, LANE END AND LONGWICK WILL NOT BE PERMITTED BEYOND THEIR DEFINED SETTLEMENT BOUNDARIES AS SHOWN ON THE PROPOSALS MAP, APART FROM DEVELOPMENT IN ACCORDANCE WITH POLICIES H2 AND E1.

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Development in the Countryside Beyond the Green Belt

8.49 This policy applies solely to that part of the District’s countryside which lies beyond the Green Belt and outside the defined settlements and strategic expansion sites of Princes Risborough, Lane End, Stokenchurch and Longwick.

8.50 The District Council wishes to protect the rural character and visual amenities of this area. Therefore only uses appropriate to a rural area will be acceptable and other development will be resisted. The fact that a proposal is not especially noticeable does not mean that it will be acceptable. The cumulative effects of incremental development can be seriously detrimental to the character and appearance of the countryside.

8.51 Policy C10 is a general policy for development in this part of the countryside, and reflects the policies of the Structure Plan. The policy is primarily one of restraint, reflecting the requirement in PPG7 that the countryside should be safeguarded for its own sake. It is acknowledged that some development is necessary, however, in order that the vitality and economy of the rural environment can be protected and encouraged.

8.52 Policy C10 seeks to manage this essential development, and to ensure that it respects the character and appearance of this part of the District’s countryside. Other policies in this chapter set out more detailed considerations for development in the countryside, but all development must be appropriate to a rural area and respect its visual amenity and openness. Where development is acceptable, careful attention should be paid to the design, landscaping and use of materials which should be appropriate to a rural setting.

POLICY C10

1. WITHIN THAT PORTION OF THE COUNTRYSIDE BEYOND THE GREEN BELT, AND SUBJECT TO OTHER APPROPRIATE POLICIES OF THIS LOCAL PLAN, PLANNING PERMISSION WILL ONLY BE GIVEN FOR:

a. DEVELOPMENT REASONABLY NECESSARY FOR THE PURPOSES OF AGRICULTURE AND FORESTRY;

b. DEVELOPMENT FOR OUTDOOR SPORT AND COUNTRYSIDE RECREATION AND FOR BUILDINGS WHICH ARE ESSENTIAL TO SUPPORT THOSE USES, AS SET OUT IN POLICY RT5;

c. LIMITED AFFORDABLE HOUSING FOR LOCAL COMMUNITY NEEDS IN ACCORDANCE WITH POLICY H14;

d. LOCAL COMMUNITY FACILITIES WHICH CANNOT BE PROVIDED ELSEWHERE;

e. INFILLING WITHIN VILLAGES, HAMLETS AND IDENTIFIABLE RIBBONS OF DEVELOPMENT WHERE THERE ARE NO ADVERSE EFFECTS ON THE CHARACTER OF THE AREA. THE CLOSING OF GAPS OR ENCLOSURE OF OPEN AREAS WHICH CONTRIBUTE TO THE OPEN CHARACTER OF THE AREA WILL NOT BE PERMITTED;

f. DEVELOPMENT WHOLLY APPROPRIATE TO A RURAL AREA WHICH CANNOT BE LOCATED WITHIN A SETTLEMENT; AND

g. DEVELOPMENT CONSISTENT WITH THE APPROPRIATE POLICIES OF THIS CHAPTER.

2. ALL DEVELOPMENT MUST BE OF AN APPROPRIATE DESIGN AND SCALE FOR ITS LOCATION, AND CONTRIBUTE TO A SENSE OF LOCAL IDENTITY BY RESPECTING OR ENHANCING THE EXISTING CHARACTER OF THE AREA, IN ACCORDANCE WITH THE PRINCIPLES SET OUT IN POLICY G3.

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The Rural Economy

8.53 The District Council’s broad approach to employment development is set out in Chapter 4: Employment. Policies C6, C11 and C12 focus on the rural components of the District’s economy, and the ways in which it can be managed and encouraged.

8.54 Due to the restrictions on development in the countryside, and the need to conserve its openness and character, the retention of existing employment sites plays a key part in maintaining the rural economy.

8.55 In addition many new employment activities of an appropriate size and type can be successfully located in rural areas: such development supports the local economy, boosts the vitality of the area, and contributes to sustainable development by providing accessible employment opportunities to local residents. To maximise these benefits, and comply with national and Structure Plan policies, new employment development within rural areas must be accommodated within or adjoining the built-up limit of settlements beyond the Green Belt, as set out in Policy E1. Such development should avoid areas of landscape and nature conservation value and the best agricultural land, and be accessible to a local residential workforce. The development should be small in scale, and respect the rural character and amenity of the surrounding area in both its intensity of use, and the type of use proposed.

POLICY C11

1. WITHIN OR ADJOINING THE BUILT-UP LIMITS OF SETTLEMENTS OUTSIDE THE GREEN BELT, PLANNING PERMISSION WILL BE GRANTED FOR SMALL-SCALE EMPLOYMENT GENERATING DEVELOPMENT, INCLUDING EXTENSIONS TO EXISTING EMPLOYMENT USES, WHERE:

a. THERE IS NO ADVERSE IMPACT ON LANDSCAPE OR WILDLIFE FEATURES, NOR ON RESIDENTIAL AMENITY;

b. THE FORM, BULK, DESIGN AND INTENSITY OF USE OF THE PROPOSAL RESPECTS THE CHARACTER OF THE SURROUNDING AREA;

c. THE SITE IS ACCESSIBLE TO LOCAL RESIDENTS ON FOOT, BY BICYCLE OR BY PUBLIC TRANSPORT AND DOES NOT GENERATE LEVELS OF TRAFFIC WHICH WOULD IMPACT ON THE RURAL LOCATION; AND

d. IN THE CASE OF NEW USES, THE PROPOSAL MEETS IDENTIFIED LOCAL EMPLOYMENT NEEDS.

2. PROPOSALS FOR THE REDEVELOPMENT OF AN EXISTING RURAL EMPLOYMENT SITE TO A NON- EMPLOYMENT USE WILL BE RESISTED, UNLESS ALTERNATIVE EMPLOYMENT USES ARE INAPPROPRIATE IN PLANNING TERMS OR OTHERWISE IMPRACTICAL.

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Major Developed Sites in the Countryside

8.56 Policy OC3 of the Structure Plan permits re-use or redevelopment of existing major developed sites within the countryside where these have been identified in an adopted Local Plan, and satisfy a number of other criteria. These major developed sites are already located within the rural area, and, if their re-use or re-development is managed appropriately, it can have a positive impact on the local economy without any further significant impact on the countryside. In considering proposals for redevelopment, the District Council will seek to retain employment uses on those major developed sites previously in employment use (as defined in the Employment Chapter).

8.57 The following are designated as major developed sites in the countryside by virtue of their scale and specific requirements. They are shown on the Proposals Map, and listed below:

Henley Management College;
Water Research Centre, Medmenham;
HTS Management Centre, Lane End; and
SAS Institute, Medmenham.

8.58 Major developed sites within the Green Belt are addressed in Chapter 9, Green Belt.

POLICY C12

1. WITHIN THE MAJOR DEVELOPED SITES IN THE COUNTRYSIDE IDENTIFIED ON THE PROPOSALS MAP, PLANNING PERMISSION FOR EXTENSIONS AND NEW BUILDINGS WILL BE PERMITTED WHERE THE PROPOSAL:

a. HAS NO GREATER IMPACT ON VISUAL AMENITY OR THE CHARACTER OF THE SURROUNDING AREA THAN THE EXISTING DEVELOPMENT;

b. RESPECTS THE CHARACTER AND SCALE OF THE EXISTING DEVELOPMENT;

c. DOES NOT LEAD TO A MAJOR INCREASE IN THE DEVELOPED PROPORTION OF THE SITE; AND

d. DOES NOT CAUSE UNACCEPTABLE TRAFFIC GENERATION.

2. PROPOSALS FOR THE RE-USE OR REDEVELOPMENT OF THESE SITES WILL BE EXPECTED TO COMPLY WITH THE ABOVE CRITERIA, AS WELL AS ENHANCING THE AMENITY AND NATURE CONSERVATION VALUE OF THE SITE AS A WHOLE. WHERE THE SITE’S CURRENT OR LAST USE WAS EMPLOYMENT, IT MUST REMAIN IN EMPLOYMENT USE IF REDEVELOPED.

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~~Replacement Dwellings in the Countryside~~

8.59 Whilst the replacement of existing dwellings in the countryside is acceptable the District Council wishes to resist proposals which would detract from the countryside. It is therefore essential that the proposal displays a scale and design which is not intrusive in the landscape, and uses materials appropriate to the rural area. Further guidance on appropriate residential development in the countryside is contained in Appendix 2.

8.60 ~~Replacement dwellings in the Green Belt are addressed in Policy GB5.~~

POLICY C13

SUBJECT TO OTHER APPROPRIATE POLICIES IN THIS LOCAL PLAN A NEW, OR SUBSTANTIALLY NEW, DWELLING ON THE SITE OF AN EXISTING DWELLING IN THE COUNTRYSIDE WILL BE ACCEPTABLE PROVIDED THAT THE PROPOSED SCALE AND FORM WOULD NOT DETRACT FROM THE RURAL AMENITIES OF THE AREA.

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Extensions to Dwellings in the Countryside

8.61 Whilst limited extensions to dwellings in the countryside can be considered as development appropriate to a rural area, the District Council wishes to guard against proposals which would be of a scale liable to detract from the rural character of the open countryside.

8.62 Proposals which are of a substantial scale in relation to the existing dwelling, or have a degree of separation from it, will be considered as new dwellings in the countryside. Such proposals are detrimental to the aims of the Plan’s countryside policies: inappropriate extensions are liable to be detrimental to the character and amenities of the countryside.

8.63 Extensions to dwellings in the Green Belt are addressed in Policy GB6.

POLICY C14

1. SUBJECT TO OTHER APPROPRIATE POLICIES IN THIS LOCAL PLAN, PROPOSALS FOR EXTENSIONS TO DWELLINGS IN THE COUNTRYSIDE WILL BE PERMITTED WHERE THEY WOULD NOT:

a. BE TANTAMOUNT TO THE CREATION OF A NEW DWELLING;

b. BE DETRIMENTAL TO THE CHARACTER AND APPEARANCE OF THE EXISTING BUILDING; OR

c. CONSTITUTE AN INTRUSION INTO THE RURAL AMENITIES OF THE AREA.

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Development within Residential Curtilages in the Countryside

8.64 Ancillary buildings and structures such as garages, swimming pool enclosures, tennis court fences and stables can have similar adverse effects on the countryside to those of large house extensions, especially when their effects are considered cumulatively. The District Council therefore wishes to guard against proposals for new or extended ancillary buildings which are liable to result in a more built-up character and appearance in the countryside. Proposals should generally be of a scale subordinate to the main dwelling. This policy should be read in conjunction with Policy H17.

POLICY C15

DEVELOPMENT WITHIN RESIDENTIAL CURTILAGES IN THE COUNTRYSIDE WHICH WOULD CONSTITUTE AN INTRUSION INTO THE OPEN CHARACTER OR RURAL AMENITIES OF THE AREA, BY VIRTUE OF ITS SCALE OR DESIGN, WILL NOT BE PERMITTED.

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Hawks Hill/Harvest Hill

8.65 The Hawks Hill/Harvest Hill area has a semi-rural nature, surrounded and dominated by open countryside which is in the Green Belt and Area of Attractive Landscape (AAL). The existing level of development and the nature of the roads in the area are more characteristic of a rural than an urban environment. The District Council wishes to maintain the characteristics of the area and to that end will exercise control over development, with the aims of ensuring that the area’s present low density, well-landscaped and semi-rural nature is maintained. Areas of green space make a special contribution to the semi-rural character and amenity value of the Hawks Hill/Harvest Hill area, in both the local and broader setting, and it is important that they are retained as undeveloped areas. The Sappers Field green space also has a recreational use. Some of these areas are formally designated under Policy L3, and others are not, but all are important to the character and appearance of the local landscape.

8.66 Any development should be in the form of individually designed buildings set in large, well landscaped plots, and full details will normally be required as part of any planning application. The siting and design of any buildings should retain the predominantly rural appearance of the area. Landscaping details should allow for the retention of existing vegetation and substantial new planting appropriate to the area’s semi-rural character. Hardsurfacing and walling will generally be inappropriate. Where residential development, infilling, and the subdivision of plots is proposed, this will not be permitted if it would result in a housing form which is out of character with the surrounding area, even if an otherwise acceptable plot could be created for either the proposed development or the retained dwelling. Where development by more than one dwelling is proposed, this should retain the characteristics of an informal arrangement of individual houses in their own grounds and should avoid the creation of formal housing estates.

8.67 Development necessitating highway improve- ments which would have an adverse impact on the landscape by introducing urban characteristics or causing the undue loss of trees, hedgerows or banks will not be permitted.

POLICY C16

1. DEVELOPMENT IN THE HAWKS HILL/HARVEST HILL AREA WILL NOT BE PERMITTED WHERE IT WOULD:

a. INTRODUCE AN URBAN CHARACTER TO THE AREA THROUGH ITS DESIGN, DENSITY, LAYOUT OR LOCATION;

b. NECESSITATE HIGHWAY IMPROVEMENTS WHICH WOULD DAMAGE OR DESTROY FEATURES WHICH CONTRIBUTE TO THE LANDSCAPE CHARACTERISTICS OF THE AREA.

2. PROPOSALS SHOULD PROVIDE FOR INDIVIDUALLY DESIGNED BUILDINGS SET IN THEIR OWN SUBSTANTIAL GROUNDS IN AN INFORMAL LAYOUT COMMENSURATE WITH THE SEMI- RURAL CHARACTER OF THE AREA. LANDSCAPING DETAILS SHOULD REFLECT THE SEMI-RURAL NATURE OF THE SURROUNDINGS AND SHOULD INCLUDE INDIGENOUS SPECIES.

3. INFILL OR THE SUB-DIVISION OF EXISTING PLOTS WILL NOT BE PERMITTED WHERE THIS WOULD RESULT IN URBAN FORMS OUT OF CHARACTER WITH THE SURROUNDING AREA.

Chapter 9: Green Belt>