Planning news

Planning Policy Position – Land at Abercromby Avenue, High Wycombe

Updated July 2018

It has come to our attention that the following piece of land located in Abercromby Avenue is for sale.

Land at Abercromby Avenue High Wycombe

This site is subject to Policy E3 (Employment Areas) of the Adopted Local Plan. This policy seeks to retain employment areas for employment purposes falling within B1, B2 and B8 of the use classes order.

Policy E3 is to be superseded by the emerging local Plan. This location is proposed to be designated as a Local Employment Area in the emerging new Wycombe District Local Plan (submission version) which, if adopted, would restrict the uses of the site to B Class uses, similar Sui Generis uses, and D1 (if proposed for a clinic, health centre, GP, or dental surgery). The new Wycombe District Local Plan has been submitted to the Government and the hearings for the Examination are due to start in July 2018. The plan is therefore a material consideration in planning applications and has weight.

The Local Planning Authority considers that the site is not covered by DSA policy HW2.  DSA Policy HW2 allows for the regeneration of employment areas beside the River Wye between Desborough Avenue and Desborough Park Road for residential or mixed residential and employment generating uses so long as specific criteria were met, including open space and employment (please see the policy for the exact criteria). This remains an up to date policy in the development plan, and will not be superseded by the emerging Local Plan.  This site does not have a river frontage and cannot correctly be described as being beside the river.  Hence the policy is not considered to apply. 

The Council will pay particular attention to material consideration of the current employment position in the District when considering development proposals.

The Local planning authority would wish to see this site used or redeveloped for use Class B1/B2/B8 commercial uses and would resist residential redevelopment. This note contains policies and planning constraints that are relevant to the site.

Planning Constraints

The site is subject to the following planning constraints:

  • Flood Zone 2 or 3 (portion of site)
  • Within 100m buffer of water
  • Designated Local Employment Area in the New Local Plan (submission version)
  • Contains Archaeological Notification Site

Core Strategy DPD

  • CS1 (Overarching principles - sustainable development)
  • CS2 (Main principles for the location of development)
  • CS3 (High Wycombe)
  • CS4 (High Wycombe Key Areas of Change)
  • CS11 (Delivering Land for Business)
  • CS15 (Community facilities and built sports facilities)
  • CS16 (Transport)
  • CS17 (Environmental assets)
  • CS18 (Waste, natural resources and pollution)
  • CS19 (Raising the quality of place shaping and design)
  • CS20 (Transport and infrastructure)
  • CS21 (Contribution of development to community infrastructure)

Delivery and Site Allocations Plan (adopted July 2013)

Desborough

  • HW1 (Desborough Delivery and Design Framework)

Development Management Policies

  • DM1 (Presumption in favour of sustainable development)
  • DM2 (Transport requirements of development sites)
  • DM14 (Biodiversity in Development)
  • DM15 (Protection and Enhancement of River and Stream Corridors)
  • DM17 (Planning for Flood Risk Management)
  • DM18 (Carbon Reduction and Water Efficiency)
  • DM19 (Infrastructure and Delivery)

Adopted Wycombe District Local Plan (as saved, extended and partially replaced)

General Policies

  • Policy G3 (General Design Policy)
  • Policy G7 (Development in relation to local topography)
  • Policy G8 (Detailed Design Guidance and Local Amenity)
  • Policy G10 (Landscaping)
  • Policy G11 (Trees and Hedgerows)
  • Policy G15 (Noise Pollution)
  • Policy G16 (Light Pollution)
  • Policy G19 (Water Resources)
  • Policy G25 (Advertisements and Signs)
  • Policy G26 (Designing for Safer Communities)

Employment

  • E3: (Desborough Park Road Employment Area)

Transport

  • Policy T2 (On – site parking and servicing)
  • Policy T4 (Pedestrian Movement and Provision)
  • Policies T5 & T6 (Cycling)
  • Policy T8 (Buses)
  • Policy T12 (Taxis and Private Hire Vehicles)
  • Policy T13 (Traffic Management and Traffic Calming)

The New Local Plan (submission version – March 2018)

Strategic Policies

  • CP1 (Sustainable Development)
  • CP5 (Delivering Land for Business – Local Employment Area)
  • CP9 (Sense of Place)
  • CP12 (Climate Change)

Development Management Policies

  • DM20 (Matters to be determined in accordance with the NPPF)
  • DM28 (Employment Areas)
  • DM39 (Managing Flood Risk and Sustainable Drainage Systems)

Planning Policy Position – Land west of West Wycombe Road and Desborough Avenue

Updated July 2018

It has come to our attention that the following piece of land located between West Wycombe Road and Desborough Avenue is for sale.

Land west of West Wycombe Road and Desborough Avenue High Wycombe

This site forms part of the reduced Victoria Street employment area and as such is subject to Policy E3 (Employment Areas) of the Adopted Local Plan. This policy seeks to retain employment areas for employment purposes falling within B1, B2 and B8 of the use classes order.

Policy E3 is to be superseded by the emerging local plan. This location is proposed to be designated as a Local Employment Area in the emerging new Wycombe District Local Plan (submission version) which, if adopted, would restrict the uses of the site to B Class uses, similar Sui Generis uses, and D1 (if proposed for a clinic, health centre, GP, or dental surgery). The new Wycombe District Local Plan has been submitted to the Government and the hearings for the examination are due to start in July 2018. The plan is therefore a material consideration in planning applications and has weight.

The wider Desborough area (including this site) was allocated in the DSA Plan in 2013. DSA Policy HW2 allows for the regeneration of employment areas beside the River Wye between Desborough Avenue and Desborough Park Road for residential or mixed residential and employment generating uses so long as specific criteria were met, including open space and employment (please see the policy for the exact criteria). This remains an up to date policy in the development plan, and will not be superseded by the emerging Local Plan.

In applying Policy HW2, the Council will pay particular attention to material consideration of the current employment position in the District.

Planning Constraints

The site is subject to the following planning constraints:

  • Flood Zone 2 or 3 (portion of site)
  • Within 100m buffer of water
  • Designated Local Employment Area in the New Local Plan (submission version)
  • River Corridor
  • Green Infrastructure

Core Strategy DPD

  • CS1 (Overarching principles - sustainable development)
  • CS2 (Main principles for the location of development)
  • CS3 (High Wycombe)
  • CS4 (High Wycombe Key Areas of Change)
  • CS10 (Town Centre Hierarchy)
  • CS11 (Delivering Land for Business)
  • CS15 (Community facilities and built sports facilities)
  • CS16 (Transport)
  • CS17 (Environmental assets)
  • CS18 (Waste, natural resources and pollution)
  • CS19 (Raising the quality of place shaping and design)
  • CS20 (Transport and infrastructure)
  • CS21 (Contribution of development to community infrastructure)

Delivery and Site Allocations Plan (adopted July 2013)

Desborough

  • HW1 (Desborough Delivery and Design Framework)
  • HW2 (Delivering New Open Space and River Corridor Improvements)

Development Management Policies

  • DM1 (Presumption in favour of sustainable development)
  • DM2 (Transport requirements of development sites)
  • DM6 (Mixed Use Development)
  • DM10 (Assessment of Town Centre Impact)
  • DM14 (Biodiversity in Development)
  • DM15 (Protection and Enhancement of River and Stream Corridors)
  • DM17 (Planning for Flood Risk Management)
  • DM18 (Carbon Reduction and Water Efficiency)
  • DM19 (Infrastructure and Delivery)

Adopted Wycombe District Local Plan (as saved, extended and partially replaced)

General Policies

  • Policy G3 (General Design Policy)
  • Policy G7 (Development in relation to local topography)
  • Policy G8 (Detailed Design Guidance and Local Amenity)
  • Policy G10 (Landscaping)
  • Policy G11 (Trees and Hedgerows)
  • Policy G12 (Waste Management)
  • Policy G15 (Noise Pollution)
  • Policy G16 (Light Pollution)
  • Policy G19 (Water Resources)
  • Policy G25 (Advertisements and Signs)
  • Policy G26 (Designing for Safer Communities)

Employment

  • Policy E3: (Victoria Street Employment Area)

Transport

  • Policy T2 (On – site parking and servicing)
  • Policy T4 (Pedestrian Movement and Provision)
  • Policies T5 & T6 (Cycling)
  • Policy T8 (Buses)
  • Policy T12 (Taxis and Private Hire Vehicles)
  • Policy T13 (Traffic Management and Traffic Calming)

The New Local Plan (submission version - March 2018)

Strategic Policies

  • CP1 (Sustainable Development)
  • CP5 (Delivering Land for Business – Local Employment Area)
  • CP9 (Sense of Place)
  • CP12 (Climate Change)

 Development Management Policies

  • DM20 (Matters to be determined in accordance with the NPPF)
  • DM28 (Employment Areas)
  • DM39 (Managing Flood Risk and Sustainable Drainage Systems)

Planning Policy Position - Careys Site, Hughenden Avenue

Updated June 2018

Careys site Hughenden Avenue High Wycombe

This site forms part of the reduced Bellfield Road employment area and as such is subject to Policy E3 (Employment Areas) of the Adopted Local Plan. This policy seeks to retain employment areas for employment purposes falling within B1, B2 and B8 of the use classes order.

The site is currently vacant but has a lapsed outline permission granted 28 April 2009 for the redevelopment of the site to provide 2,399 sq. m of commercial use (B1c/ B8). This was renewed under reference 11/07560/REN however that permission expired on 26.01.2015.

The new Wycombe District Local Plan has been submitted to the Government and the hearings for the Examination are due to start in July 2018. The plan is therefore a material consideration in planning applications and has limited weight.

Planning Constraints

The site is subject to the following planning constraints:

  • Located within 100m buffer of water

Relevant planning policies

Core Strategy (2008)

  • CS1 (Overarching principles - sustainable development)
  • CS2 (Main principles for the location of development)
  • CS3 (High Wycombe)
  • CS4 (High Wycombe Key Areas of Change)
  • CS11 (Delivering Land for Business)
  • CS15 (Community facilities and built sports facilities)
  • CS16 (Transport)
  • CS17 (Environmental assets)
  • CS18 (Waste, natural resources and pollution)
  • CS19 (Raising the quality of place shaping and design)
  • CS20 (Transport and infrastructure)
  • CS21 (Contribution of development to community infrastructure)

Delivery and Site Allocations Plan (Adopted July 2013)

Development Management Policies

  • DM1 (Presumption in favour of sustainable development)
  • DM2 (Transport requirements of development sites)
  • DM3 (Road Improvement – Hughenden Spine Road)
  • DM11 (Green Networks and Infrastructure – Corridor Opportunity Area)
  • DM12 (Green Spaces)
  • DM14 (Biodiversity in Development)
  • DM15 (Protection and Enhancement of River and Stream Corridors)
  • DM17 (Planning for Flood Risk Management)
  • DM18 (Carbon Reduction and Water Efficiency)
  • DM19 (Infrastructure and Delivery)

Adopted Wycombe District Local Plan (as saved, extended and partially replaced)

General Policies

  • Policy G3 (General Design Policy)
  • Policy G7 (Development in relation to local topography)
  • Policy G8 (Detailed Design Guidance and Local Amenity)
  • Policy G10 (Landscaping)
  • Policy G11 (Trees and Hedgerows)
  • Policy G15 (Noise Pollution)
  • Policy G16 (Light Pollution)
  • Policy G19 (Water Resources)
  • Policy G25 (Advertisements and Signs)
  • Policy G26 (Designing for Safer Communities)

 Employment

  • E3: (Bellfield Road Employment Area)

 Transport

  • Policy T2 (On – site parking and servicing)
  • Policy T4 (Pedestrian Movement and Provision)
  • Policies T5 & T6 (Cycling)
  • Policy T8 (Buses)
  • Policy T12 (Taxis and Private Hire Vehicles)
  • Policy T13 (Traffic Management and Traffic Calming)

 

The New Local Plan (submission version - March 2018)

Strategic Policies

  • CP1 (Sustainable Development)
  • CP5 (Delivering Land for Business – Local Employment Area)
  • CP9 (Sense of Place)
  • CP12 (Climate Change)

 Development Management Policies

  • DM20 (Matters to be determined in accordance with the NPPF)
  • DM28 (Employment Areas)
  • DM39 (Managing Flood Risk and Sustainable Drainage Systems)

 

Little Marlow Gravel Pits

Updated May 2018

It has come to our attention that the following piece of land located south of the A4155 Marlow Road is for sale. The following plan shows the general location of the site. Please note that the boundaries are not intended to be definitive.

Little Marlow gravel pits

The planning policies for the area generally apply a constraint on new development. The site is located within the green belt and is adjacent to the Chilterns Area of Outstanding Natural Beauty (AONB).

We adopted:

  • the Little Marlow Gravel Pits supplementary planning guidance (SPG) in 2002 as planning guidance for the wider area in which the site is located
  • the local plan in 2004 which included Policy RT19: Little Marlow Gravel Pits
  • the Core Strategy in 2008 including Policy CS5 Marlow.

We would like to see a country park within the gravel pits area to promote the area for leisure usage.

Planning constraints

The site is subject to a number of planning constraints. These include:

  • Green belt
  • Adjacent to the Chilterns Area of Outstanding Natural Beauty (AONB)
  • Located close to a former landfill site
  • Mineral consultation area
  • Green infrastructure area
  • The southern part of the site is at risk of flooding
  • The site is adjacent to the Little Marlow Conservation Area
  • There are adjacent listed buildings in the village of Little Marlow
  • Little Marlow Manor House is a listed building and its curtilage is located within the Little Marlow Conservation Area
  • There are tree preservation orders on parts of the site
  • Public Right of Way LMA 20/1 crosses the site.

Relevant planning policies

Note this may not be a comprehensive list depending on the nature of any particular development proposal. Please refer to the policy documents for further guidance.

All these document are available on our website.

Core Strategy DPD

  • CS1 (Overarching principles - sustainable development)
  • CS2 (Main principles for the location of development)
  • CS5 (Marlow)
  • CS7 (Rural settlements and rural areas)
  • CS9 (Green Belt)
  • CS15 (Community facilities and built sports facilities)
  • CS16 (Transport)
  • CS17 (Environmental assets)
  • CS18 (Waste, natural resources and pollution)
  • CS19 (Raising the quality of place shaping and design)
  • CS20 (Transport and infrastructure)
  • CS21 (Contribution of development to community infrastructure)

Delivery and Site Allocations Plan

Development Management

  • DM1 (Presumption in favour of sustainable development)
  • DM2 (Transport requirements of development sites)
  • DM11 (Green Networks and Infrastructure)
  • DM13 (Conservation and Enhancement of Sites, Habitats and Species of Biodiversity and Geodiversity Importance)
  • DM14 (Biodiversity in Development)
  • DM15 (Protection and Enhancement of River and Stream Corridors)
  • DM17 (Planning for Flood Risk Management)
  • DM18 (Carbon Reduction and Water Efficiency)
  • DM19 (Infrastructure and Delivery)

Adopted Wycombe District Local Plan

General policies

  • Policy G3: General Design Policy
  • Policy G7: Development in relation to local topography
  • Policy G8: Detailed Design Guidance and Local Amenity
  • Policy G10: Landscaping
  • Policy G11: Trees and Hedgerows
  • Policy G15: Noise Pollution
  • Policy G16: Light Pollution
  • Policy G19: Water Resources
  • Policy G25: Advertisements and Signs
  • Policy G26: Designing for Safer Communities

Transport

  • Policy T2: (On - site parking and servicing)
  • Policy T4: Pedestrian Movement and Provision
  • Policies T5 and T6: Cycling
  • Policy T8: Buses
  • Policy T12: Taxis and Private Hire Vehicles
  • Policy T13: Traffic Management and Traffic Calming

Green belt

  • Policy GB2: Development in the Green Belt
  • Policy GB5: Replacement Dwellings in the Green Belt
  • Policy GB6: Extensions to Dwellings in the Green Belt 
  • Policy GB7: Detached Outbuildings

Landscape and nature conservation

  • Policy L1: the Chiltern's Area of Outstanding Natural Beauty
  • Policy L6: Woodland

Heritage

  • Policy HE2: Alterations and Extensions to Listed Buildings
  • Policy HE3: Development Affecting the Settings of Listed Buildings
  • Policy HE6: New Development in Conservation Areas and Conservation Area Character Surveys
  • Policy HE8: Demolition of Unlisted Buildings in Conservation Areas
  • Policy HE11: Development Adjoining Conservation Areas

Recreation and tourism

  • Policy RT5: Recreational Uses in the Countryside Visitor Accommodation
  • Policy RT9: Camping and caravanning
  • Policy RT11: Mooring and Boating Facilities on the River Thames
  • Policy RT13: Recreation and the River Thames and its Tributaries
  • Policy RT17: Horse Related Facilities
  • Policy RT19: Little Marlow Gravel Pits

The New Local Plan

Last updated March 2018

We have produced a draft new local plan, which went through public consultation in June to August 2016. The plan has been submitted to the Planning Inspectorate. The weight given to the policies will relate to the stage reached in the preparation of the plan. The policies currently have some weight.

Strategic policies

  • CP1 (Sustainable Development)
  • CP8 (Protecting the Green Belt)
  • CP9 (Green Belt)

Development Management policies

  • DM20 (Matters to be determined in accordance with the NPPF)
  • DM30 (The Chilterns Area of Outstanding Natural Beauty)
  • DM31 (Development Affecting the Historic Environment)
  • DM32 (Landscape Character and Settlement Patterns)
  • DM33 (Managing Carbon Emissions: Transport and Energy Generation)
  • DM34 (Delivering Green Infrastructure and Biodiversity in Development)
  • DM35 (Placemaking and Design Quality)
  • DM36 (Extensions and Alterations to Existing Dwellings)
  • DM37 (Small Scale Non-Residential Development)
  • DM38 (Water Quality and Supply)
  • DM39 (Managing Flood Risk and Sustainable Drainage Systems)
  • DM42 (Managing Development in the Green Belt)
  • DM43 (The Replacement or Extension of Dwellings in the Green Belt (including outbuildings)
  • DM45 (Conversion of Existing Buildings in the Green Belt and other Rural Areas)

Supplementary Planning Documents:

  • Planning Obligations SPD

Other Documents

  • Statement of Community Involvement
  • Buckinghamshire Countywide Parking Standards
  • Chilterns Design Guide and Supplementary Technical Notes (updated Feb 2010)
  • Community Facilities SPD (adopted October 2011)
  • Little Marlow Gravel Pits SPG 2002
  • Conservation Area Character Surveys List
  • Community Infrastructure Levy Charging Schedule (adopted November 2012)
  • Living within our Limits SPD (adopted July 2009)

Penn School site, Church Road, Penn HP10 8LZ

Updated February 2016

The Penn School site is currently vacant. The majority of the site falls within Wycombe district, while a small part of the site including part of the head teacher's house is within Chiltern district.

The site is not allocated in our New Local Plan. We can confirm the site will not be a secondary school. The future use of the site remains uncertain, it may depend on a special needs school assessment that Bucks County Council will be undertaking.

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