Housing and economic land availability assessment

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Wycombe District Council Draft Housing and Economic Land Availability Assessment

Version 1 issued November 2015

Housing and Economic Land Availability Assessment (HELAA) November 2015

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Introduction

What is a Housing and Economic Land Availability Assessment (HELAA)? 1.1 The HELAA incorporates what was formerly known as a Strategic Housing Land Availability Assessment (SHLAA). The HELAA is a technical study of all potential housing, economic and retail sites within Wycombe District. It performs the following functions: -

It identifies potential sites for housing, employment and retail from a variety of different sources it gives an indication of the potential overall scale of land that may be available for development it looks at their suitability for housing, employment and retail use, with likely timescales for deliverability; It does not make policy decisions or allocate sites but informs plan making. 1.2 The requirement for a HELAA is set out in paragraph 159 of the National Planning Policy Framework (NPPF) and in the Department for Community and Local Government (DCLG) Planning Practice Guidance (PPG) under the section ‘Housing and Economic Land Availability Assessment’, which provides detailed guidance on how to carry out a HELAA. 1.3 The HELAA presents a strategic picture of the availability and suitability of land for development, providing a key component of the evidence base to inform the preparation of the new Local Plan for a period of 2013 - 2033. It attempts to establish realistic assumptions about the number of homes, employment and retail floorspace that this land could yield and the timeframe within which this might come forward. 1.4 This HELAA report follows the published joint methodology set out in the ‘Central Buckinghamshire HELAA Methodology’1 which is in accordance with the NPPF requirements and follows guidance from the PPG. It is a jointly agreed methodology between Aylesbury Vale, Chiltern and Wycombe District Councils which make up the Housing Market Area and Functional Economic Market Area2. This follows the requirement set out in the PPG for a HELAA to be carried out for the housing and economic market area3. 1.5 Wycombe District Council is currently working on a new Local Plan for the District. An interim SHLAA was published in February 2014 which looked afresh at Wycombe’s housing land availability and formed part of the evidence for Local Plan Issues and Options consultation in early 2014. This report forms an update to the interim SHLAA, identifying the potential housing, economic and retail sites for the

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Central Bucks Joint HELAA Methodology (May 2015) - http://www.wycombe.gov.uk/council-services/planning-andbuildings/planning-policy/new-local-plan/supporting-evidence.aspx 2 Housing Market Areas and Functional Economic Market Areas in Buckinghamshire (March 2015) 3 Paragraph: 007 Reference ID: 3-007-20140306 of the PPG

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new Local Plan (2013-33), with housing monitoring information based at 1 April 2015. 1.6 The HELAA also plays an important role in the plan monitoring process, providing evidence of the level and distribution of past development, contributing to the district’s rolling five year housing requirement. 1.7 The PPG ‘as amended’ introduces some subtle yet important changes when considering the potential supply of development land. The approach now includes the availability of economic development (not just housing as previously), inclusion 4 of C2 use class (including care homes), the treatment of planning permissions and the inclusion of windfall (set out in paragraph 48 of the NPPF), but the exclusion of residential garden land (without a planning permission). 1.8 It is important to note that whilst the HELAA must be grounded in reality (sites must be realistic and viable) nonetheless its key role is to identify the volume and geography of potential supply. It is important to note that it is not the purpose of the HELAA to allocate land for residential or economic development. That is to be carried out through the Local Plan process. The identification of a specific site in this assessment does not necessarily mean that the site will be allocated for housing or economic development or that planning permission will be granted. It is important to note that the inclusion of any dwelling or floor space potential number for a site does not in any way imply acceptability of that particular level of development. Any proposal would need to be considered as part of the formal planning application process.

This report is a draft report and we would welcome comments on the findings to date. In addition we would welcome any suggestions for sites that are not included in this report. Please send your comments by Sunday 13 December: E mail: [email protected] By post to: Charlotte Morris Planning Policy Team Wycombe District Council Council Offices Queen Victoria Road High Wycombe HP11 1BB

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Paragraph: 037 (Reference ID: 3-037-20150320) of the Planning Practice Guidance (PPG)

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Methodology 2.1 The Bucks Joint HELAA Methodology5 follows the methodology set out in the PPG6 as shown in the figure 1 below:

Figure 1 - HELAA methodology Flow Chart

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Central Bucks HELAA Methodology - http://www.wycombe.gov.uk/council-services/planning-andbuildings/planning-policy/new-local-plan/supporting-evidence.aspx 6 Housing and economic land availability assessment Methodology – flow chart

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Stage 1 – Site Identification 2.2 Sites have been identified through sources identified in Table 1 of the Joint Methodology and paragraph 2.21 – 2.22 specifically for economic development sites. These are summarised as those sites within the planning process (under construction, unimplemented planning permission, prior notifications, planning applications approved subject to legal agreement, recent refused or withdrawn permission and those at preapplication inquiry stage); allocated sites; sites promoted through call for sites including from developers, landowners such as registered social landlords (e.g. Red Kite), Bucks County Council and Wycombe District Council; vacant and derelict sites; and sites known by Planning Officers. 2.3 Sites are grouped into different types, with those sites listed first where the deliverability is the most certain: -

Sites under construction with units which have not yet been completed Sites with planning permission but not yet implemented Sites with prior notification for office to residential (PAJ)7 Allocated sites in existing Local Plan documents Core Strategy Reserve sites which have been released for development Urban and rural brownfield sites (not employment) Employments site (urban and rural) Greenfield sites within a settlement Peripheral greenfield sites on the edge of settlements

2.4 Each site is then considered through a set of initial ‘stage 1’ criteria, which is set out in Table 2 of the Joint Methodology. This excludes sites where; -

-

site size is below the minimum size (5 or more dwellings (net) or 0.25ha for employment and retail); national environmental constraints (including flooding, Sites of Special Scientific Interest, Special Areas of Conservations, Special Protection Areas and Sites of Schedule Ancient Monuments) are present; the land is Green Belt (if not on previous developed land); there is ongoing economic development use; where sites are not within or adjoining a settlement.

2.5 A full list of sites which do not meet the criteria in Table 2 of the Joint Methodology are identified as part of Appendix 3. This resulted in approximately 170 sites being sifted out from the HELAA at this stage. 2.6 A separate Green Belt study is being carried out. Part 1 of the assessment is underway; this tests parcels of land within the Green Belt against the purposes of the Green Belt set out in paragraph 80 of the NPPF. Full details of Part 1 of Green Belt study can be viewed online8. Parcels not meeting the purposes of the Green Belt (as identified in Part 1) will be progressed to Part 2 of the Assessment for further analysis. Part 2 of the assessment will identify sites which may then to be 7

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Please note the assessment does not take into account the recent changes made through the Housing Bill to make this change of use permanent. This will be updated in the review next summer (2016).

Buckinghamshire Green Belt Assessment Methodology - http://www.wycombe.gov.uk/council-services/planning-andbuildings/planning-policy/new-local-plan/supporting-evidence.aspx

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included in the HELAA for further consideration. Findings of the assessment are currently unknown. Sites within the Green Belt which are not on previously developed land are excluded as part of the Table 2 Criteria of the Joint Methodology. 2.7 Ongoing employment sites are those which are safeguarded from alternative uses and typically are in use. A recent Employment Land Review has been undertaken and the Council has since reviewed many of these sites and recommended where sites can be released for alternative uses from employment. Sites which are not recommended for release are excluded as part of the Table 2 criteria of the Joint Methodology.

Stage 2 – Site Assessment 2.8 Sites which pass Stage 1 (Table 2 criteria) have been taken forward through to stage 2 of the HELAA to consider their suitability, availability and achievability. This is assessed through a combination of desktop assessment, site visits and developer / landowner information. For each site which has been considered suitable the landowner or developer/agent has been contacted for information on availability and achievability of developing the site. Appendix 1 identifies the HELAA form used to obtain landowner and developer information. Existing studies 9 10 including the 2014 Employment Land Review and 2014 Retail Study are also used to inform the site assessment, such as information on viability. This information is then used to help inform whether a site is ‘deliverable (to be built within 5 years) or developable (to be built within 6 - 18 years). Sites which are not considered to be ‘suitable’, ‘available’ or ‘achievable’ are set out within Appendix 3. 2.9 There are a number of sites which were assessed where insufficient information was received for identifying whether the site was available and achievable. The majority of these sites are residential intensification sites where a planning application or pre-application enquiry has been made but not implemented. These types of sites are often difficult to assess. For the basis of the housing supply these sites have been excluded from the assessment at this stage and identified as ‘no information’ sites identified in Appendix 3. Future updates to the HELAA will review these sites and identify where new information has been made available. 2.10 Sites which are not ‘achievable’ are where there are constraints such as viability, or landownership issues, preventing development taking place. These may be sites with or without planning permission. These sites are listed in Appendix 3. Approximately 100 sites were taken out through stage 2 of the assessment.

Stage 3 – Windfall Assessment 2.11 Stage 3 of the HELAA methodology identifies where there is realistic evidence on windfall delivery where an allowance can be made. These are sites which are currently not identified but a consistent supply of these sites can be demonstrated11. A deliverable supply of small windfall sites (less than 5 dwellings) has been shown to become consistently available. Page 5 of the Joint 9

Wycombe District Economy Study and Employment Land Review - http://www.wycombe.gov.uk/councilservices/planning-and-buildings/planning-policy/new-local-plan/supporting-evidence.aspx 10 -Wycombe Town Centres and Retail Study - 2014 Update - http://www.wycombe.gov.uk/council-services/planningand-buildings/planning-policy/new-local-plan/supporting-evidence.aspx 11

NPPF, Annex 2 Glossary

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Methodology identifies windfall completions to be analyzed for the past ten years (see Appendix 11) in order for past trends to be considered. The graph in Appendix 11 identified average completions for the last ten years. The trend shows between 2005-10 average completions where higher than they have been for the last 5 years, this would be consistent with the economic boom and recession seen in more recent years. It is considered that the last 5 years of windfall completions are a realistic basis for projecting forward a future supply of small windfall sites. This is taking a cautious approach that windfall completions may not return to the higher trend in the boom period experience 5 to 10 years ago. As such the average completion from 2010-15 has been used to calculate an annual windfall allowance of 33 dwellings.

Stage 4 – Review of Assessment Broad locations 2.12 Stage 4 of the Joint Methodology identifies that if insufficient capacity is identified for housing and economic needs through individual sites, broad locations should be considered. Princes Risborough expansion area has been identified as a broad location. Individual sites brought forward on their own are in most cases not suitable, however a wider comprehensive development scheme could allow for a sustainable expansion for Princes Risborough. This work is currently being progressed through an Area Action Plan to help meet housing needs. 2.13 In July 2015 the Council published an emerging development scenario (see Figure 2 below) for consultation purposes identifying between 1,900 - 2,500 new homes to be provided at Princes Risborough. Work is ongoing to refine the total capacity, including further work on densities and whether the secondary school and sewage treatment works can be relocated. Taking the mid-point a total of 2,200 could be accommodated as part of the Princes Risborough expansion. Based on the information so far it is considered 1,000 dwellings will be completed in years 6 – 10 (2020 – 2025) and the remaining 1,200 dwellings in years 11 – 18 (2025 – 2033) of the plan period. This is based on a delivery rate of 200 dpa, assuming 3-4 developers involved in building out the site. The extent of the proposed development area is set out in the map below. An assessment of the sites which make up the expansion area is set out in Appendix 4.

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Figure 2 Emerging Development Scenario for Princes Risborough (July 2015)

© Crown copyright and database rights 2015

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3 Summary of Potential Supply 3.1 Tables 1 to 5 below set out a summary of the potential supply for housing, employment and retail that makes up the HELAA. These sites have been through Stage 1 of the assessment and met the criteria in the first sift. They were then considered for further assessment in Stage 2 and considered suitable with a reasonable prospect of being delivered with the Local Plan period up to 2033. All of the sites within 5 years are considered ‘deliverable’ and sites within 6 -18 years are 12 considered to be ‘developable’, in line with the NPPF definition .

Potential Housing Supply 3.2 Sites which make up the supply of housing are identified in Appendix 2 are summarised in the table below. This sets out housing completions for the first 2 years of the plan period, those sites which are under construction, sites with planning permission which have not started and other ‘deliverable’ or ‘developable’ sites. Table 1: Summary of Housing Land Supply at 1 April 2015 Net Dwellings

Table Number

689

-

639

9

143

-*

700

10

248

-*

1,846

11

Remainder of Sites Under Construction

214

12

Allocated sites13

40

12

Remainder of Reserve Sites

675

12

Urban Brownfield

260

12

Urban Employment

272

12

Residential Intensification

90

12

Rural Brownfield

142

12

Site Type Completions since start of Plan Period 2013-15 Total Deliverable Supply ( 5 Years) Large sites under construction with units not yet completed Sites Small sites under construction with units not yet within completed 5 years (April Large sites unimplemented planning Permissions (full + st 1 outline+ PAJ ) 2015 – Small sites unimplemented Planning Permissions (full + 31st outline +PAJ) with a 10% discount for nonMarch implementation 2020) Other Deliverable Sites Total ‘Developable’ Supply (6-10 years)

Sites within 6 -10 years (April 1st 2020 – 31st March 2025)

12 13

NPPF, footnote 11 Site allocated in the 2004 Local Plan and 2008 Core Strategy.

9

Rural Greenfield

15

12

Princes Risborough AAP

1,000

16

Allocated sites

164

13

Urban Employment

77

13

PDL Green Belt

15

13

Rural Greenfield

159

13

Princes Risborough AAP

1,200

16

Further Assessment

-

17

Green Belt Assessment – findings to be included once available

-

-

Windfall (33 dpa years 2018 - 33)

495

-

Total ‘Developable’ Supply (11 – 18 years) Sites within 11 – 18 years (April 1st 2026 – 31st March 2033)

GRAND NET TOTAL

9,083

*see WDC 5 Year Supply Position Statement (November 2015) for list of individual small sites.

3.3 The draft HEDNA sets out a housing requirement of 15,011 dwellings for the period of 2013 – 33 (751 dwellings per annum). As of 1 April 2015 there are 3,642 deliverable sites, equating to 77% of the total requirement or 3.8 years’ worth of supply. A five year supply cannot be currently be demonstrated in Wycombe District when assessed against the objectively assessed need. Further information is set out in the Five Year Housing Land Supply Position Statement (November 2015). Table 2: Five Year Housing Land Supply Position at 1 April 2015 Key Supply Statistics at 1 April 2015 5 Year HEDNA requirement (751x5)

3,755

Total 5 Year Requirement with 5% buffer

3,942

Completions to date (2013-2015)

689

Net dwelling completions 2014

266

Net dwelling completions 2015

423

Backlog from the start of the plan period (2013-15)

813

5 year requirement + backlog

4756

Total supply 1 April 2015 - 2020

3,642

Supply as % of Requirement

77%

5 Year Supply (years)

3.8

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3.4 Table 3 sets out the phasing of the potential housing supply across the plan period. The PPG requires a supply of specific developable sites or broad locations for the first 10 years of the plan period and where possible for years 11-1514 reflecting that there is less certainty for sites beyond this period. Table 3: Housing Supply Phasing Plan period

Total Supply (excluding windfall)

1 – 5 years (April 1st 2015 – 31st March 2020)

3,576

6 – 10 years (April 1st 2020 – 31st March 2025)

2,708

11 – 18 years (April 1st 2026 – 31st March 2033)

1,615

Further Assessment for Housing Supply 3.5 There are a number of sites which are identified as ‘further assessment’ sites. These are sites which are mainly located within the AONB but not within the Green Belt, mainly at Stokenchurch and Lane End (see Appendix 5). Further assessment is required to identify the suitability of the sites including the impact development would have on the AONB and the overall capacity of such settlements to accommodate development without significant harm to the AONB, as well as other site and settlement specific reasons. A separate assessment will be undertaken which will then inform the conclusions drawn for the HELAA. 3.6 Further sites may also be identified through the Greenbelt Assessment as identified in paragraph 2.6. These sites will then be considered through the HELAA in an updated assessment which will take place in summer 2016.

Potential Employment Land Supply 3.7 Table 4 sets out the current supply of employment land. This adds further detail to what is identified in Chapter 9 of the HEDNA which identifies the employment supply and demand. For the purpose of this assessment employment sites are considered to be those in B use classes. Appendix 7 sets out sites which make up the potential employment land supply (deliverable and developable) for the plan period. Appendix 8 identifies a series of Local Plan options for employment and Appendix 9 identifies existing employment sites which have been recommend to be released for housing. Table 4 Summary of Potential Employment Land Supply at 1 April 2015 Site Type Net Total

Net Floorspace (sq.m.) Mixed B B1a B1 b&c

B2

B8

Employment Completions since start -8,124 639 -4,118 -2,124 260 -2,781 of Plan Period 2013-15 (net) Total ‘Deliverable’ Supply -Sites within 5 years (April 1st 2015 – 31st March 2020) Table 19

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PPG, Paragraph: 032 Reference ID: 3-032-20140306

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Under construction (large and small 14,070 1,118 39,770 -5,306 -18,832 -2,680 sites) Unimplemented planning Permissions 8,788 5,730 11,802 -4,134 -12,996 8,386 (large and small sites) Total ‘Developable’ Supply - Sites within 6 -10 years (April 1st 2020 – 31st March 2025) Table 20 DSA allocations

6,125

6,125

Total ‘Developable’ Supply - Sites within 11 – 18 years (April 1st 2026 – 31st March 2033) Table 21 DSA allocations

6,500

6,500

Floorspace loss from released employment -28,348 -10,185 sites GRAND NET -989 7,487 49,894 TOTAL* * Please note this does not include Local Plan options

-1,451

-16,496

-216

-13,015

-48,064

2,709

Further Assessment for Employment Supply 3.8 Other sources of employment supply may also come available from several Local Plan options which are currently being consider for further employment development and also the Core Strategy reserve sites which have now been released for development. 3.9 In early 2014 the Council consulted on a number of options for new employment allocations to meet requirements contained in the draft Economy Study. The sites and indicative capacities are set out in Appendix 8. The Council is undertaking further work on the suitability of these options including Green Belt assessment, transport modelling and overall requirements in the light of the draft HEDNA, as a result these figures are not final as these sites may not be allocated. 3.10 In terms of the reserve sites, all sites are considered to be available now and development briefs are currently being progressed alongside public consultation. Gomm Valley (SHW004) and Abbey Barn South (SHW0429) are both considered as potential sites where new economic development could take place. Further assessment is currently underway to identify the amount of employment potential and whether this would be achievable. The other reserve sites have been assessed through the HELAA and are not considered to be suitable for economic development. 3.11 Further information on the employment Local Plan options and reserve site will be made available in summer 2016 when the HELAA will be updated.

Potential Retail Supply 3.12 This section sets out the current supply of sites for retail development and should be read in conjunction with the latest evidence on retail needs as set out in

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the Wycombe Town Centres and Retail Study (2014)15. Appendix 10 sets out the sites that are available for retail development both in terms of existing permitted sites and allocations in the Delivery and Site Allocations plan. The retail supply information is split between convenience and comparison16 retail and shown in tables 5 and 6. Table 5 Summary of existing comparison retail supply at 1st April 2015 Comparison Retail Completions 2013-15 Total 'Deliverable' Supply (April 1st 2015 - 31st March 2021) Under construction 1st April 2015 Planning permission not yet started 1st April 2015 DSA Allocations deliverable within 5 years Total

10,767 -1,477 -6,427 4,250 -3,654

Total 'Developable' Supply - Sites (April 1st 2021 - 31st March 2026) DSA Allocations Total 'Developable' Supply - 2013- 2026

3,375 - 4,125 12,068 - 12,818

Table 6 Summary of existing convenience retail supply at 1st April 2015 Convenience Retail Completions 2013-15 Total 'Deliverable' Supply (April 1st 2015 - 31st March 2021) Under construction 1st April 2015 Planning permission not yet started 1st April 2015 Total 'Developable' Supply - Sites (April 1st 2021 - 31st March 2026)

1,274

Total 'Developable' Supply - 2013- 2026

8,621

3,957 3,390 7,347

3.1 Table 7 below sets out the projected floorspace requirement for new retail development, grouped by convenience and comparison retail respectively, as set out in the Wycombe Town Centres and Retail Study (2014).

Table 7: Projected need for new retail floorspace (sq.m gross) 2013-16

2016-21

2021-26

2026-31

Total 2013-31

Comparison

-

100

12,100

11,900

24,100

Convenience

400

1,400

2,600

3,000

7,400

15

Wycombe Town Centres and Retail Study - 2014 Update - http://www.wycombe.gov.uk/council-services/planningand-buildings/planning-policy/new-local-plan/supporting-evidence.aspx 16

see for a definition http://www.planningportal.gov.uk/general/glossaryandlinks/glossary/c

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Stage 4 - Conclusions Housing 4.1 The total supply of housing in the HELAA shows there is a significant shortfall when compared to the requirement. A total of 15,011 houses for the plan period are required. So far the HELAA identifies a capacity of 9,083 as identified in Table 1. This represents a current shortfall of 5,928 houses. Further work is ongoing through the Green Belt Assessment and Settlement Capacity study for those settlements within the AONB but outside of the Green Belt, which may result in further housing supply being identified. 4.2 The PPG17 identifies that where housing needs cannot be met locally, local planning authorities will need to work with neighbourhood authorities to help take unmet needs. The findings of this work will feed through to ongoing discussions about potential unmet housing needs with other authorities in the Housing Market Area and beyond. Employment 4.3 Table 6 below sets out the Councils employment land supply assessment as of 1st April 2015, when measured against the emerging objectively assessed needs as set out in the Draft Housing and Economic Development Needs Assessment (HEDNA). The HEDNA identifies that there is a forecast increase in demand for B1a and B8 uses and a decline in demand for B1c and B2 uses. However the draft HEDNA does not account for recent decisions taken by the District Council to release in principle a number of employment sites for housing, these are included in Table 4 above. The loss of these sites results in a reduction in the amount of land available for employment use and has been included in the table below. 4.4 When assessed against committed gains and losses for employment floorspace there is a net requirement for B1c/B2 and B8 floorspace. When prior notifications for change of use from (B1a) office to (C3) residential use are factored in, this results in a net requirement B1a floorspace. Table 7 Summary of Employment Supply vs Demand at 1 April 2015 B1a

B2/B1c

B8

Demand

+48,000

+47,000

+48,000

Supply*

-52,390

-58,584

-5,205

Net requirement

+4,390

-11,584

-42,795

Prior notifications

-21,500

n/a

n/a

Overall net requirement

-17,110

-11,584

-42,795

*mixed category is split across all three categories as these are sites with outline permission covering all B uses

17

PPG Paragraph: 035 Reference ID: 3-035-20140306

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4.5 The net requirement for floorspace includes sites that currently have planning permission for new employment development which may not be delivered or may result in different amounts of floorspace being provided. A number of permissions are for outline schemes covering all B use classes where the final mix of uses is yet to be determined. There is also potential that there will be further losses of industrial land in addition to that identified in Table 4. 4.6 This has implications for the role that land currently in employment use has in meeting future housing needs as identified above. The findings of this work will feed through to ongoing discussions about potential unmet economic needs with other authorities in the Functional Economic Area and beyond. Retail 4.7 Table 8 below compares the forecast retail needs against the supply of retail sites, this shows that for comparison there is a projected shortfall in floorspace of approximately 12,000 sq.m This is partly because the stricter interpretation of the sequential test for retail in current case law which indicates that long-term site allocations can no longer be regarded as being available now. . Appendix 10 however identifies that there are a range of sites which are capable of meeting this shortfall. In relation to convenience retail there is a moderate oversupply against the forecast demand over the plan period, even though a substantial amount of the need is being met in the first five years of the plan period. Table 8: Projected need for new retail floorspace (sq.m gross) 2013-16

2016-21

2021-26

2026-31

Total 2013-31

0

100

12,100

11,900

24,100

10767 10767

-3,654 -3554

3,375 - 4,125

-10,488 /- 11,238

-8715/-7975

0 -11900

400 1274

1400 7347

2600 0

3000 0

874

5947

-2600

-3000

7400 8621 1221

Comparison Forecast requirement Supply Balance Convenience Forecast requirement Supply Balance

-12,862/ -13,612

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Mapping 4.8 All sites have been mapped which are identified in Appendix A (Housing) and B (Economic Development). Sites have been mapped according to their status in terms of whether they are deliverable and the timing of deliverability.

Appendices Page Number Appendix 1 - HELAA Call for Sites Form

18

Appendix 2 - Potential Housing Supply

21

Appendix 3 - Excluded Housing Sites

56

Appendix 4 – Princes Risborough Expansion Area

86

Appendix 5 - Further Assessment Housing Sites

89

Appendix 6 - C2 Sites

92

Appendix 7 - Employment Supply

93

Appendix 8 - Employment Local Plan Options

99

Appendix 9 - Employment sites released for housing (5 years)

102

Appendix 10 - Retail Supply

108

Appendix 11 - Windfall Assessment (2005-15)

113

Maps Appendix A - Housing Development

See separate report

Appendix B - Economic Development

See separate report

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Appendix 1 - HELAA Site Suggestions Form 2015

  

Please use a separate form for each site Please provide a map clearly identifying the extent of the site boundary if you have not already done so since February 2014 Please return the form preferably by email, otherwise by freepost to the Planning Policy team using the details below

The information contained in this form will be used by Wycombe District Council to inform the Housing and Economic Land Availability Assessment (HELAA) and on-going monitoring within the District. By completing and submitting this response you are giving your consent to the processing of personal data by Wycombe District Council. You also accept that any information received by us, including personal data, may be put into the public domain, including on the Council’s website. Please note it is not the purpose of the HELAA to allocate or permit land for development; that is the role of the Local Plan. Instead the HELAA must identify whether land which may be suitable for development is genuinely available for development. Please see the frequently asked questions for further information. Site Details HELAA Reference (if known) Site name Site address Current use Ownership Is the site in single ownership? Name and address of owner(s) Are there other interests in the land (e.g. tenancies)? Please specify Availability for residential development Does the landowner intend to sell the site for development? Or; Is the site controlled by a developer who intends to develop it? Or; Is the site currently being marketed? If you are not the landowner are the owners aware that the site is being promoted for development? If the site is in multiple ownership is there agreement by all parties that the land could be promoted for development? If the land was redeveloped would this include an element of residential development? Would any dwellings be lost? What use could this site meet? (e.g. residential, gypsy and travellers / travelling showpeople, employment, or mixed use) Has there been any recent planning history for the site? (please include relevant planning application numbers) Possible Constraints Is access required over land not controlled by owner? Is action / time required to extinguish existing uses? Please give details. 17

Are you aware of any other constraints that may prevent development on the site? Please give details (e.g. ecologic, landscape or historic features):

How and when do you anticipate that these constraints will be overcome?

If work relating to the site is currently ‘on hold’ please give an indication of when it will re-commence:

Viability Do you consider that residential development of the site is viable having regard to current policies and market conditions? If no please give reasons and explain how and when these may be overcome:

Delivery – timetable / phasing Please indicate the estimated number of units to be completed in each year : st st Each year runs from 1 April to 31 March. Gross Net 2015 - 2016 2016 - 2017 2017 - 2018 2018 - 2019 2019 - 2020 2020 - 2030 Beyond 2030 Total If you are uncertain of detailed phasing will the site be completed in the next 5 years? Or the next 10 years? How many dwellings are being considered?

Personal Details Name Company / agent Address

Phone Number Email Agents: have you agreed this response with your client? Date on which form was completed:

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Appendix 2 – Deliverable Housing Sites (within 5 Years) Table 9: Sites under construction at 1st April 2015 (large Sites – 5 or more dwellings) Total net units

Site Reference

Address

Planning Reference number

HABBEY111 / SHW0043

Rear Of 18 Crendon Street High Wycombe

06/07012/FUL

11

HABBEY230 / SHW0053

44 - 45 Oxford Street High Wycombe

12/07004/FUL

HABBEY245 / SHW0569

Land Rear Of 17 To 19 West Wycombe Road West Wycombe Road High Wycombe

HABBEY249 / SHW0608

Net yet to complete

Com plete

0.05

11

0

6

0.02

6

0

13/07197/PAJ

9

0.02

9

0

3 Buckingham Place Bellfield Road High Wycombe

14/05133/PAJ

8

0.02

8

0

HABBEY261 / SHW0408

RAF Daws Hill Daws Hill Lane High Wycombe

13/05799/FULEA

160

24.76

160

0

HABBEY269 / SHW0578

Archdale High Wycombe

14/07659/FUL

7

0.11

7

0

HBLEDL048 / SRD0013

Bledlow Homes Bledlow Ridge Road Bledlow

06/05875/FUL

7

0.71

7

0

HBOURN112 / SBE0005

Land Rear Of Bramley Gardens Bourne End

13/07357/FUL

12

0.32

12

0

HBOWER034 / SHW0095

Land R/O 1-21 Hillview Road & Rear Of 13-23 Colbourne Road High Wycombe

13/07839/FUL

9

0.25

9

0

HCHILT103 / SLE0008

Former Culver Graphics & Essex Works Finings Road Lane End

14/05473/FUL

19

0.58

19

0

HDISRA045 / SHW0113

21 & 23 Hughenden Road High Wycombe

09/05537/FUL

5

0.06

5

0

20

Area (ha)

Table 9: Sites under construction at 1st April 2015 (large Sites – 5 or more dwellings) Total net units

Site Reference

Address

Planning Reference number

HDISRA053 / SHW0117

De La Rue ( Including Car Park & 10 Coates Lane ) Coates Lane High Wycombe

11/05353/FUL

96

HHAZLN036 / SHZ0014

361 Amersham Road Hazlemere

07/06439/OUT

HMARNW174 / SMA0098

The Ice House Dean Street Marlow

HMICKL047/ SHW0475

Net yet to complete

Com plete

2.73

81

15

14

0.23

8

6

13/08015/PAJ

9

0.08

9

0

Land At Lance Way, Collingwood Close And Clarke Drive High Wycombe

10/05964/FUL

22

3.23

22

0

HOAKCA095 / SHW0205

14 - 16 & 18 & 20 Oakridge Road And Former Greengate Furniture Factory High Wycombe

07/06444/FUL

8

0.12

4

4

HOAKCA135 / SHW0209

132 West Wycombe Road High Wycombe

09/05549/FUL

5

0.08

5

0

HOAKCA156 / SHW0411

37 - 43 Green Street High Wycombe

10/05413/FUL

9

0.05

9

HOAKCA190 / SHW0613

Riverside House 5 Nutfield Lane High Wycombe

14/07156/PAJ

9

0.04

9

0

HOAKCA195 / SHW0632

8 Jubilee Road High Wycombe

14/05433/FUL

9

0.06

9

0

HRYEME105/ SHW0247

Sewage Treatment Works Bassetsbury Lane High Wycombe

07/07512/REM

524

6.4

133

391

HRYEME138 / SHW0491

The Halfway House 706 London Road High Wycombe

10/06608/FUL

9

0.14

9

0

HRYEME151 / SHW0222

B C P House Bassetsbury Lane High Wycombe

13/05338/FUL

13

0.25

13

0

21

Area (ha)

Table 9: Sites under construction at 1st April 2015 (large Sites – 5 or more dwellings) Total net units

Site Reference

Address

Planning Reference number

HSANDS033 / SHW0258

Land At Sands County First School Fronting Hylton Road High Wycombe

05/07506/FUL

5

HSTOKE115 / SSC0025

Stokenchurch County First School Slade Road Stokenchurch

10/06590/OUT

HTHRIS117 / SPR0022

Longfield Aylesbury Road Princes Risborough

HTHRIS134 / SPR0063 HTHWOO077 / SWG0009

Net yet to complete

Com plete

0.1

3

2

37

0.95

37

0

11/05407/OUT

5

0.39

5

5

Post Office, 11 Bell Street Princes Risborough

13/07237/FUL

5

0.12

5

0

Dismantled Railway Line Rear Of 33 To 125 Wycombe Lane & 51 Wycombe Lane Wooburn Green

12/05444/FUL

25

0.78

25

0

1,057

42.65

639

423

TOTAL

Area (ha)

Table 10: Sites with Non-implemented Planning Permission (Large Sites – 5 or more dwellings) Planning Total Area Reference Address Reference Net Assessment Conclusion (ha) number Units Full Planning Permission Site has full planning permission with S106 signed for 169 units - 115 supported living units (C3), 24 Former Wycliffe Centre, Horsleys ESTOKE108 / 13/06772/FUL 139 9.93 care units (C3) and 30 dementia units (C2). Initial Green SRD0144 building notice received in May 2013. Planning conditions in the process of being updated. HABBEY221 / SHW0525

4 High Street, High Wycombe

11/06680/FUL

8

0.03

Lynas Architecture confirmed site is now under construction and almost complete.

HABBEY227 / SHW0534

Scorpios Bar Crendon Street, High Wycombe

12/05416/FUL

5

0.03

Full planning granted at the end of 2012 with S106 signed in 2013.

22

Table 10: Sites with Non-implemented Planning Permission (Large Sites – 5 or more dwellings) Planning Total Area Reference Address Reference Net Assessment Conclusion (ha) number Units MSC Planning works identified. Site has now 21 & 21a High Street, High HABBEY247 / 13/07993/FUL 5 0.07 commenced and will be complete this year. Initial Wycombe SHW0573 building regulations received in March 2015. Planning permission granted in February 2014 for mixed use development including residential, retail and offices. The Design and Access Victoria Pharmacy 19 Desborough Statement accompanying the application sets out HABBEY250 / 13/07187/FUL 9 0.06 Avenue, High Wycombe that the scheme is viable (the residential units are SHW0548 needed to deliver the commercial element). Site available and considered to be delivered in 5 years. Site is considered to be available. Owner is HABBEY254 / 30 High Street High, Wycombe 14/05063/FUL 6 0.03 intending to develop or sell the site (benefiting SHW0571 from planning permission) within the next 5 years. Site has full planning permission for 5 dwellings Albany House 84 Oxford Road HABBEY255 / 14/06216/FUL 5 0.02 granted in July 2014. Site is considered available High Wycombe SHW0625 for redevelopment. Planning permission has been renewed and Land Adjacent 23 Easton Street, confirmed by agent that site will commence in HABBEY263 / 14/07141/FUL 12 0.12 High Wycombe 2015/16. Site is under construction since the base SHW0503 date. Site granted full planning permission for 5 3 - 5 Frogmoor & 53 Oxford Street HABBEY264 / 14/06589/FUL 5 0.02 dwellings in December 2014. Site is considered High Wycombe SHW0622 deliverable. Redevelopment of site comprising demolition of existing units and erection of 42 dwellings. Agent HBLEDL103 / West Yard, Saunderton 14/05870/FUL 42 1.59 proposes that site could be available for delivery SRD0136 of residential development within 5 years. Parade Court The Parade & Y Not Erection of a three storey building comprising 25 HBOURN117 / Marlow Road & 2-10 Oakfield 13/08109/FUL 24 0.3 retirement apartments. Site has full planning Road & Billinghurst Builders Yard, SBE0020 permission with a signed Sl06 agreement. Bourne End 23

Table 10: Sites with Non-implemented Planning Permission (Large Sites – 5 or more dwellings) Planning Total Area Reference Address Reference Net Assessment Conclusion (ha) number Units The landowner intends to develop the site and is securing finance. Application permitted in July 207 Hughenden Road, High HDISRA057 / 10/07474/FUL 5 0.1 2013. Landowner has sold a property in order to Wycombe SHW0121 pay S106 and will seek further funding to develop the site. Development due to recommence shortly. Site has full planning permission to convert offices HGMARL099 / Harleyford Manor, Harleyford 14/08157/FUL 9 0.68 into 9 self-contained apartments. Folbro Y Ltd Estate, Marlow SWC0084 confirmed site to be developed by 2017/18. Developer (Matthew Homes) confirmed Church St Edmund Campion Church Barn was demolished in January 2015 and HHAZLN069 / 14/06316/FUL 8 0.38 Lane Hazlemere Buckinghamshire development is set to start for 8 houses later in SHZ0042 2015 and to be completed next year in 2016. Site has full planning and section 106 has been HMARNW156 / Land Rear Of 90 High Street / 10/07258/FUL 5 0.14 signed. Sited considered to be deliverable in 5 SMA0090 years. Developer confirms 6 houses are currently under construction (since the base date) and due to be HMARNW186 / Rear of 32 West Street Marlow 14/06119/FUL 6 0.06 SL7 2NB complete this year. Site is now known as 'Town SMA0102 Lane'. HMARSE026 / SMA0043

79-81 High Street, Marlow

11/06593/FUL

6

0.06

Site has full planning permission as of August 2013. Site considered to be deliverable.

HOAKCA098 / SHW0207

Ruskin Works, Oakridge Road, High Wycombe

07/06890/FUL

12

0.13

12 flats under construction since the base date.

0.33

Site forms part of the remainder of the Leigh Street Employment Area. Owned by Paradigm Homes and has full planning permission for 74 flats and 7 B1 units. Planning application for revised scheme submitted April 2015 for 77 residential units and 7 B1 units. Full planning permission has been granted since the base date. Developer considers all 77 could be developed in

HOAKCA168 / SHW0335

The Needham Bowl, The Chiltern Rooms 241 Desborough Road & Leigh Street, High Wycombe

11/07124/FUL

74

24

Table 10: Sites with Non-implemented Planning Permission (Large Sites – 5 or more dwellings) Planning Total Area Reference Address Reference Net Assessment Conclusion (ha) number Units 17/18. There has been an initial delay on site due to CIL, Plumbshore House Ogilvie Road however agent has confirmed the site is still HOAKCA192 / 14/07300/FUL 5 0.08 High Wycombe expected to be developed within the next five SHW0626 years. Site linked to other Gordon road sites (SHW0593 Trades And Social Club Queens and SHW0543). Site under construction since the HRYEME147 / 12/06041/FUL 8 0.17 Road, High Wycombe base date for 9 units (with 1 demolition). Initial SHW0240 building regulations received in 2014. Site has been granted a new planning permission 185 197 Gordon Road, High for an extension to an existing care home for 14 HRYEME149 / 12/07667/FUL 4 0.08 Wycombe additional bedrooms (C2 units) and 4 flats SHW0543 14/08046/FUL (C3). Site available now. Planning permission granted for Public House to HRYEME156 / The Disraeli Arms Ford Street, 13/07388/FUL 6 0.08 be converted into 6 flats. Development expected High Wycombe SHW0572 to be completed in the 5 year period. Full permission granted in May 2013. Scheme had been through pre-application process. Principle of loss of commercial land accepted. Site linked to HRYEME157 / 81 Queens Road, High Wycombe 14/05720/FUL 14 0.22 the other site on Gordon Avenue - SHW0593. Site SHW0556 will be constructed along with that site for 14 units. Considered to commence in 2015. HRYEME158 / SHW0593

Former 88 to 102 Gordon Road, High Wycombe

14/05281/FUL

7

0.08

HRYEME162 / SHW0598

77 London Road High Wycombe

14/08177/FUL

5

0.07

HSANDS098 / SHW0262

209 & 211 West Wycombe Road High Wycombe

14/05432/FUL

10

0.14

25

Site now under construction since base date and expected to be completed this year. Landowner considers construction to be imminent and 7 units are to be completed within the next year (including demolition of 2 dwellings). Site is in single ownership and owner has recently applied for an amended application which has been approved. Amendments to scheme to add an additional 2 units in the roof.

Table 10: Sites with Non-implemented Planning Permission (Large Sites – 5 or more dwellings) Planning Total Area Reference Address Reference Net Assessment Conclusion (ha) number Units HTERAH109 / SHW0298

Fairacre Priory Avenue & Rear Of Hamilton School Priory Road, High Wycombe

07/06896/FUL

13

0.28

Developer (Inland Homes) confirmed 14 dwellings to commence later this year and be completed in the next 2 years.

HTERAH193 / SHW0575

13-15 Priory Road, High Wycombe

14/06332/FUL

12

0.15

PSD architects confirmed planning permission will be implemented later on this year for 14 flats (including 2 demolitions).

6

0.16

Planning permission has now expired since the base date. New application has been permitted since - 15/05306/FUL. Developer confirmed 8 dwellings to be completed in 2015/16 (includes demolition of 2 dwellings).

475

15.59

HTOTTR038 / SHW0506

222-224 Hatters Lane, High Wycombe

10/06764/FUL

TOTAL Outline Planning Permission

HTOTTR039 / SHW0424

Kingswood County First School Totteridge Lane High Wycombe

11/05464/OUT 14/07820/FUL

40

1.49

At time of base date Site has outline planning permission, since the base date a full planning application has been submitted. Site is owned by Bellway homes who intend to develop the site. Site is currently under construction since the base date. Bellway homes consider 40 dwellings to be completed 2016/17.

HHAMBL126 / SWC0068

Former Water Research Centre Henley Road Medmenham

11/05434/OUT

5

2.81

Site granted outline permission in 2013. Site considered available for development.

45

4.30

TOTAL Prior Notification (Office to Residential)

HRYEME160 / SHW0627

Westfields London Road High Wycombe

14/07861/PAJ

40

26

0.23

Prior notification for 40 dwellings. Additional application permitted for store room March 2015 and single storey front extension with exterior alterations and cycle storage permitted in June 2015. Initial building regulation received in December 2014. Site is under construction since

Table 10: Sites with Non-implemented Planning Permission (Large Sites – 5 or more dwellings) Planning Total Area Reference Address Reference Net Assessment Conclusion (ha) number Units the base date. Site has prior approval for 5 dwellings which has a 1 - 3 Priory Avenue (Liverpool HABBEY241 / 13/06375/PAJ 5 0.04 requirement to be implemented by the end of May Victoria House), High Wycombe SHW0606 2016. HAP Chartered Architects identified site is now under construction and would deliver 8 dwellings HABBEY251 / 4 Priory Road High Wycombe 14/05238/PAJ 8 0.02 in May 2016. A new application for 4 Priory Road SHW0544 will also be submitted for 2 extra units. HABBEY253 / SHW0528

High Wycombe (Western House) Ltd. Mendy Street High Wycombe

14/05400/PAJ

23

0.13

HABBEY260 / SHW0629

StayinFront House 12 Corporation Street High Wycombe

14/07450/PAJ

6

0.03

HABBEY266 / SHW0468

Temple Chambers 4 - 10 Corporation Street High Wycombe

14/07670/PAJ

12

0.1

HBOURN106 / SBE0051

Astor House Station Road Bourne End

13/07109/PAJ

10

0.13

Developer confirmed all 10 dwellings have been completed and were probably already sold.

HBOURN115 / SBE0056

Technology House Furlong Road Bourne End

14/08045/PAJ

16

0.05

Developer confirmed site is in the process of being converted from offices to 16 flats.

HDISRA060 / SHW0607

Ariston Building Techno Centre Hughenden Avenue High Wycombe

14/05190/PAJ

10

0.09

HMARSE096 / SMA0100

Regal House 4 - 6 Station Road Marlow

14/05668/PAJ

12

0.21

HOAKCA189 / SHW0609

Phoenix House Desborough Park Road High Wycombe

14/06960/PAJ

16

0.19

27

HAP Chartered Architects confirmed site has been completed since the base date. Site has prior approval for 12 dwellings which has a requirement to be implemented by the end of May 2016. Site has prior approval for 12 dwellings which has a requirement to be implemented by the end of May 2016.

Site has prior approval for 10 dwellings which has a requirement to be implemented by the end of May 2016. Site has prior approval for 12 dwellings which has a requirement to be implemented by the end of May 2016. Prior Notification for 16 dwellings. Office is currently still occupied whilst owner finds alternative premises. Developer considers site to be implemented in 2016.

Table 10: Sites with Non-implemented Planning Permission (Large Sites – 5 or more dwellings) Planning Total Area Reference Address Reference Net Assessment Conclusion (ha) number Units Site has prior approval for 10 dwellings which has Oak & Beech House Temple End HTERAH185 / 13/07519/PAJ 10 0.05 a requirement to be implemented by the end of High Wycombe SHW0568 May 2016. Site has prior approval for 12 dwellings. Agent HTHWOO082 / Units 4 to 5 Wycombe Three 14/06577/PAJ 12 0.05 confirmed development will be implemented by Boundary Road, Loudwater SLW0029 the end of May 2016. TOTAL 180 1.32 700 22.54 GRAND TOTAL UNIMPLEMENTED PLANNING PERMISSIONS

Table 11: Other Deliverable Sites in 5 Years Total Net Units Allocated Sites within adopted Delivery and Site Allocations Plan (<=5dw) Reference

SHW0323

Address

Lilys Walk

Site Type

Urban brownfield other (not employment)

Site Source

Allocated in the adopted Delivery and Site Allocations Plan policy HWTC 13. 00/05788/OUT, 08/05875/REM

240

28

Density Assumption

Based on officer knowledge (240 dwellings at 193.5 dpha) In comparison (62 dwellings at 50 dpha)

Size (ha)

Deliverability Conclusion

1.24

The Reserve Matters application has been ‘formally disposed of' and the outline permission is no longer valid. The site has been sold to a new developer (Inland Homes) and is in single ownership. A new application is due to be submitted later in 2015. It is considered that it will take one year for decontamination works to be carried out.

Table 11: Other Deliverable Sites in 5 Years Reference

SHW0339

SMA0068

SHW0421

Address

Collins House and 32 Bridge St, Corner of Bridge St/Desborough Rd

Portlands Gardens , Marlow

Netley Works, 89 Queens Road, High Wycombe

Site Type

Urban brownfield employment

Urban brownfield

Urban brownfield employment

Total Net Units

Site Source

Allocated in the adopted Delivery and Site Allocations Plan, policy HWTC15.

Allocated in the adopted Delivery and Site Allocations Plan, policy MR4.

Employment land review

TOTAL

47

Based on officer identification (50 dwellings at 277.5 dpha) In comparison (9 dwellings at 50 dpha)

73

Based on officer identification (73 dwellings at 48 dpha) In comparison (76 dwellings at 50 dpha)

11

Based on officer identification of 138 dwellings per hectare in comparison to (4 dwellings at 50 dpa)

334 29

Density Assumption

Size (ha)

Deliverability Conclusion

0.18

Site is allocated in the adopted Delivery and Site Allocations Plan for mixed use development, comprising of main town centre uses with residential development on the upper floors. Site could accommodate approximately 50 dwellings and would result in demolition of 6 residential units. Site is looking to be developed with the adjoining Guinness Trust Site. It is anticipated an application will be made in 2015/16.

1.52

Site is allocated in the adopted Delivery and Site Allocations Plan for predominately residential use. Site is currently at pre-application stage. It is anticipated an application will be submitted in 2015/16 and development will commence in 2017.

0.08

DM5 scattered employment site for mixed use development. Forms remainder of Queens Road sites which are recommended for release from employment use in the PBA report and recent Cabinet report. Part of site is vacant.

3.02

Table 11: Other Deliverable Sites in 5 Years Total Net Units Adopted Core Strategy Reserve Sites release for Development (<=5dw) in 5 Years Reference

SBE0033

SHW0004

Address

Slate Meadow, Bourne End

Gomm Valley, High Wycombe

Site Type

Greenfield

Greenfield

Site Source

Density Assumption

Core Strategy policy CS12 Reserve Sites now released for development

160

Based on HELAA form (160 dwellings at 16 dpha) at this stage. Site has constraints 10.26 limiting capacity For comparison (309 dwellings at 30 dpha)

200 (within 5 year period)

Based on agent knowledge (400 dwellings at 6 dpha). Site heavily constrained including landscape and nature conservation In comparison (1989 dwellings at 30 dpha)

Core Strategy policy CS12 Reserve Sites now released for development

30

Size (ha)

66.3

Deliverability Conclusion Reserve site released for development in 2014. A preliminary Flood Risk Assessment, Transport Assessment and Landscape Appraisal have been prepared to inform a Development Brief. This process is being led by Gladedale Estates and Croudace Strategic, with Wycombe District Council to jointly prepare a Development Brief to inform the submission of a planning application. Reserve site released for development in 2014. Site is in multiple ownership and contains a Site of Special Scientific Interest and Ancient Woodland. Agent considered the first reserved matters application to be submitted by summer 2016 and to start building from 2017. The agent considered the following will be delivered - 50 dwellings 2017/18, 100 dwellings in 2018/19, 100 dwellings in 2019/20 (100), with the remainder to be delivers after 2020. Due to the constraints on the site WDC anticipated the development will commence in 2018 rather than 2017.

Table 11: Other Deliverable Sites in 5 Years Reference

SHW0283

SHW0429

SWC0067

Address

Land At Terriers Farm Kingshill Road, High Wycombe

Abbey Barn South, High Wycombe

Ashwells Field, Cock Lane, Tylers Green, High Wycombe

Site Type

Greenfield

Greenfield

Greenfield

Total Net Units

Site Source

Core Strategy policy CS12 Reserve Sites now released for development

Core Strategy policy CS12 Reserve Sites now released for development

Core Strategy policy CS12 Reserve Sites now released for development

31

250 (within the 5 year period)

160 (within the 5 year period)

95

Density Assumption

Based on officer identification (400 dwellings at 17.5 dpha) In comparison (692 dwellings at 30 dpha)

Based on officer identification (500 dwellings at 16 dpha). Major area of woodland in the site limits capacity In comparison (932 dwellings at 30 dpha) Based on officer identification (95 dwellings at 12.5 dpha). Landscape/vis ual constraints In comparison (229.5 dwellings at 30

Size (ha)

23.06

31.06

7.65

Deliverability Conclusion Reserve site released for development in 2014. Development briefs are currently being drawn up. The site is owned by Persimmon Homes. The agent considered the site to deliver 50 dwellings in 2017/18, 100 dwellings in 2018/19, 100 dwellings in 2019/20. Beyond 2020 and a further 225 homes for 2020/2030 - total of 400 dwellings for the site. Reserve site released for development in 2014. Abbey Barns Liaison Group and the developer (Berkeley Homes) are currently working on a Development Brief with Wycombe District Council. Full planning permission expected to take two years. The site could deliver 50 in 2017/18, 50-100 in 2018/2019, 50100 in 2019/20 and 250 in 2020 to 2023. Reserve site released for development in 2014. Site is in single ownership by Wycombe District Council. A development brief is currently being drawn up. The estimated delivery is for 25 dwellings in 2017/2018, 50 dwellings in 2018/2019 and 20 dwellings in 2019/2020.

Table 11: Other Deliverable Sites in 5 Years Reference

Address

Site Type

Total Net Units

Site Source

TOTAL Other 5 Year Sites (<=5dw) (sites within the next 5 years)

HDISRA059/ SHW0567/

HMARSE106/ SMA0093

HMARSE087 / SMA0097

HOAKCA098 / SHW0207

Bell and Mast Brindley Avenue, High Wycombe

Windsor House 33 - 39 Spittal Street Marlow

84 Station Road Marlow

Ruskin Works, Oakridge Road, High Wycombe

Urban brownfield other (not employment)

Urban brownfield employment

Urban brownfield development

Urban brownfield employment

Density Assumption dpha)

905

13/06888/FUL new application to be submitted

7

13/06278/PAJ + 14/07003/FUL permitted since the base date

14/05981/FUL

11

6

14/08128/FUL – permitted since the base date 32

14

Size (ha)

Deliverability Conclusion

61.77 Based on planning application (12 dwellings at 92 dpha) In comparison (4 dwellings at 30dpha) Based on planning application (11 dwellings at 122dpha) In comparison (4.5 dwellings at 50dpha) Based on planning application (6 dwellings at 66.5 dpha) In comparison (4.5 dwellings at 50 dpha) Based on planning application (14 dwellings at 107.5 dpha) In comparison

0.13

Site has been sold to Landmark Group who are unable to implement approved scheme due to land not being acquired for public realm condition. New scheme needed to be submitted, likely to be lower numbers than current scheme of 12 units.

0.09

Prior notification for 6 dwellings, although developer is now looking to develop 11 dwellings plus a retail element. The new application has been permitted since the base date.

0.12

Planning permission granted on appeal since the base date. Nicholas King Homes are the new owners of the site and are implementing scheme this year for 6 units to be completed by 2016.

0.13

New planning permission for 14 units on site has been permitted since the base date. Site considered to be deliverable in the next 5 years.

Table 11: Other Deliverable Sites in 5 Years Reference

HTERAH197 / SHW0471

Address

Terriers House 201 Amersham Road High Wycombe

Site Type

Urban brownfield employment

Total Net Units

Site Source

14/07975/PAJ

23

SBE0044

The Firefly, Station Road, Bourne End

Urban brownfield other (not employment)

14/08162/FUL

SHW0067

46 West Wycombe Road High Wycombe

Residential intensification – no PP

15/06043/FUL – Pending consideration

10

33

14

Density Assumption (4 dwellings at 30 dph

Based on planning application (23 dwellings at 69.5 dpha) In comparison (10 dwellings at 30 dpha)

Based on HELAA form 10 dwellings at 59 dpha. In comparison 5 dwellings at 30 dpha Based on planning application (14 dwellings at 182 dpha) In comparison (4 dwellings at 50 dpha)

Size (ha)

Deliverability Conclusion

0.33

Prior Notification for 18 dwelling, however developers have recently run a community information session with one option for 8 new dwellings and another option for 23 (this includes the 18 which have been permitted through Prior Notification). New application for 23 dwellings has been received since the base date (15/06860/FUL – pending consideration), along with listed building consent. Site likely to be completed within 5 years.

0.17

Planning permission granted since the base date. Delivery considered for 2015/16 and 2016/17.

0.08

Site had permission with planning obligation which has now lapsed. New application pending for 14 1x bed apartments (15/06043/FUL). Site considered to be available.

Table 11: Other Deliverable Sites in 5 Years Reference

Address

SHW0327

Compair Broomwade, Hughenden Avenue, High Wycombe

SHW0564

Longland Way / Pettifer Way (North)(also known as Castlefield Estate), High Wycombe

Site Type

Urban brownfield employment

Residential Intensification no PP

SHW0583

Rear of the Nag's Head, 63 London Road, High Wycombe

Urban brownfield other (not employment)

SHW0596

17-19 Frogmoor, High Wycombe

Residential intensification – no PP

Total Net Units

Site Source

14/06590/FUL Full Planning Permission with Planning Obligation since the base date

Red Kite Housing

14/06780/FUL – Planning permission granted since the base date 14/07832/FULPlanning permission refused

Size (ha)

260

Based on planning application (260 dwellings at 45 dpha) In comparison (174 dwellings at 30 dpha)

1.87

45

Based on HELAA form (114 units at 34 dpha) In comparison (99.5 dwellings at 30 dpha)

3.32

13

10

34

Density Assumption

Based on planning application (13 dwellings at 132.5 dpha) In comparison (3 dwellings at 30 dpha) Based on planning application (10 dwellings at

Deliverability Conclusion Covered by the Hughenden Quarter concept statement and Position Statement 2011. Planning permission has been granted since the base date, with legal agreement signed. Proposal for a continuing Care Retirement for 260 extra care apartments (C3). Community on site providing residential units as well as accommodation with care. The site is considered to commence in January 2016. Site owned by Red Kite Housing. Plans to redevelop the site for affordable and market housing. Demolition of 69 social housing units and construction of 102 affordable units, 12 shared ownership units and 12 outright sale units = 114 units to be delivered by 2018/2019.

0.09

Planning permission granted since the base date for redevelopment of a public house.

0.04

Application refused for 13 dwellings but newer planning application currently being worked to resolve issues. Developer

Table 11: Other Deliverable Sites in 5 Years Reference

Address

SHW0597

The Gordon Arms, Gordon Road, High Wycombe

SPR0001

Leo Laboratories, Longwick Road, Princes Risborough

SPR0023

Whiteleaf, Picts Lane, Princes Risborough

Site Type

Urban brownfield other ( not employment)

Urban brownfield other ( not employment)

Urban brownfield employment

Total Net Units

Site Source

14/07956/FUL pending Consideration

14

15/07349/FUL pending consideration

14/05386/OUT Planning permission granted since the base date 35

Density Assumption 250 dpha) In comparison (2 dwellings at 50 dpha) Based on planning application (14 dwellings at 127.5 dpha) In comparison (3.5 dwellings at 30 dpha)

Size (ha)

0.11

96

Based on planning application (96 dwellings at 26 dpha) In comparison (111 dwellings at 30 dpha)

3.70

75 (within 5 year period)

Based on planning permission (84 dwellings at 28.5 dpha) In comparison (88 dwellings

2.94

Deliverability Conclusion considers site will commence 1 year after planning permission granted, with potential completion 10 months after. Planning application is pending consideration for redevelopment of public house to residential use. Legal agreement for contribution towards the loss of a community facility is currently ongoing. Site is available and considered to be delivered in 5 years. Site forms part of the comprehensive plan for Princes Risborough for new community facilities and primary school. Potential flooding issues on part of site. Currently vacant employment site. PBA Economy Study concluded site could be from employment use subject to market testing. Cabinet report on 21 September for the Short Term Employment Land Review agreed site to be released for housing. Site considered deliverable in 5 years. Planning permission granted for 84 dwellings since the base date. Whiteleaf factory buildings have been demolished. Site is in single ownership - W E Black Ltd, a local developer. Agent suggests site could deliver units at rate of 25 per

Table 11: Other Deliverable Sites in 5 Years Reference

SPR0077

Address

The Black Prince, Public House, Wycombe Road, Princes Risborough

Site Type

Urban brownfield other (not employment)

Total Net Units

Site Source

13/07946/FUL allowed on appeal since base date

9

TOTAL ‘other 5 year sites’ GRAND TOTAL ‘OTHER DELIVERABLE’ 5 YEAR SITES

607 1,846

36

Density Assumption at 30 dpha)

Based on planning application (10 dwellings at 59 dpha) In comparison (5 dwellings at 30 dpha)

Size (ha)

Deliverability Conclusion year from 2015-2020. Site now incorporates the Carbide factory in order to address noise objections which arose. Development will be phased to allow factory to finish production. Developer aims to commence 84 units in 2017/18.

0.17

9.59 74.38

Site under construction since the base date.

Table 12 - Developable Sites in 6 to 10 years Reference

Address

Site Type

Site source

Total Net Units

Density Assumption

214

Based on planning application (441 dwellings at 18dpha) In comparison (743 dwellings at 30dpha)

Size (ha)

Deliverability Conclusion

24.76

Site currently under construction for total of 374 dwellings, of which 160 are to be delivered in the first 5 years and 214 dwellings to be delivered within 6 – 10 year period.

Remainder of Sites currently Under Construction

HABBEY26 1/ SHW0408

RAF Daws Hill Daws Hill Lane High Wycombe

Urban brownfield other (not employment)

Site under Construction (13/05799/FUL EA)

214 TOTAL Remainder of Delivery and Site Allocations (DSA) Plan Sites (<=5dw)

SHW0323

Lilys Walk

Urban brownfield other (not employment)

Total DSA Remainder

Allocated in the adopted Delivery and Site Allocations Plan policy HWTC 13. 00/05788/OUT, 08/05875/REM

24.76

Based on officer knowledge (240 dwellings at 193.5 dpha) In comparison (62 dwellings at 50 dpha)

40

40

1.24

1.24

Core Strategy Reserve Sites Remainder

37

The Reserve Matters application has been ‘formally disposed of' and the outline application is no longer valid. The site has been sold to a new developer (Inland Homes) and is in single ownership. A new application is due to be submitted in summer 2015. It is considered that it will take one year for decontamination works to be carried out.

Table 12 - Developable Sites in 6 to 10 years Reference

Address

SHW0004

Gomm Valley, High Wycombe

SHW0283

Land At Terriers Farm Kingshill Road, High Wycombe

SHW0428

SHW0429

Abbey Barn North, High Wycombe

Abbey Barn South, High Wycombe

TOTAL Urban Brownfield Sites

Site Type

Greenfield

Site source Core Strategy policy CS12 Reserve Sites - now released for development

Greenfield

Core Strategy policy CS12 Reserve Sites - now released for development

Greenfield

Core Strategy policy CS12 Reserve Sites - now released for development

Greenfield

Core Strategy policy CS12 Reserve Sites - now released for development

Total Net Units

Density Assumption

200

Based on agent knowledge (400 dwellings at 6 dpha) In comparison (1989 dwellings at 30 dpha)

150

Based on officer identification (400 dwellings at 17.5 dpha) In comparison (692 dwellings at 30 dpha)

75

250

675

38

Based on officer identification (75 dwellings at 6.5 dpha) In comparison (340 dwellings at 30 dpha) Based on officer identification (500 dwellings at 16 dpha) In comparison (932 dwellings at 30 dpha)

Size (ha)

Deliverability Conclusion

66.30

Remainder of site, site considered to commence within 5 years – See Table 9 for site deliverability details.

23.06

Remainder of site, site considered to commence within 5 years – See Table 9 for site deliverability details.

11.32

Remainder of site, site considered to commence within 5 years – See Table 9 for site deliverability details.

31.06

Remainder of site, site considered to commence within 5 years – See Table 9 for site deliverability details.

131.74

Table 12 - Developable Sites in 6 to 10 years Reference

SBE0050

SHW0337

Address

Windrush House, Bourne End

Baker Street Car Park, Baker Street, High Wycombe

Site Type

Urban brownfield other (not employment)

Urban brownfield other (not employment)

SHW0390

Westwood, High Wycombe

Urban brownfield other (not employment)

SHW0436

Garages between Chiltern Avenue and Rutland Avenue, High Wycombe

Urban brownfield other (not employment)

Site source

Red Kite Housing

DSA site allocation

Red Kite Housing

Red Kite Housing

Total Net Units

Density Assumption

12

Based on developer comments (12 dwellings at 80 dpha) In comparison (5 dwellings at 30 dpha)

Based on basic density (96 dwellings at 50 dpha)

96

Based on officer identification (45 dwellings at 41.5 dpha) In comparison (32.5 dwellings at 30 dpha) Based on planning application (10 dwellings at 26.5 dpha) In comparison (11 dwellings at 30 dpha)

45

10

39

Size (ha)

0.15

1.93

1.09

0.38

Deliverability Conclusion

Site owned by Red Kite Housing who intends to redevelop/sell the site. Would result in demolition of a number of dwellings. Site within urban area, no environmental constraints. Mixed Use Site Allocation in DSA policy HWTC18 Site in single ownership (including former Grant and Stone site). Current short term leases. Landowner considers commercial elements directly could be redeveloped for mixed use. Scheme currently being prepared. Possible viability issues, given the need to cross-finance decking of East Richardson Street surface car park. Part suitable. Site owned by Red Kite who are considering options for redevelopment, either eastern part of the site or whole site. Area allocated in the DSA as green space (DM12) not suitable for development. Red kite currently considering redevelopment options. Site owned by Red Kite Community Housing, within existing residential area. A scheme of 10 houses gained permission in 2009 which has now lapsed (09/06369/R9FUL). Red Kite reviewing site for redevelopment.

Table 12 - Developable Sites in 6 to 10 years Reference

SHW0526

SHW0584

Address

Garages at Havenfield Road, High Wycombe

1-9 Shaftesbury Street, High Wycombe

Site Type

Urban brownfield other (not employment)

Urban brownfield other) not employment

Site source

Red Kite Housing

Officer identification

SHW0600

27 High Street, High Wycombe

Urban brownfield employment

Site already within the HELAA process

SHW0589

7-8 High Street, High Wycombe

Urban brownfield other (not employment)

Site already within the HELAA process

Total Net Units

Density Assumption

Based on HELAA form (5 units at 166.5 dpha) In comparison (1 dwelling at 30 dpha)

5

Based on officer identification (9 dwellings at 300 dpha) In comparison (1 dwelling at 30 dpha) Based on planning application (9 dwellings at 643 dpha) In comparison (1 dwelling at 50 dpha) Based on officer identification (14 dwellings at 233.5dpha) In comparison (3 dwellings at 50 dpha)

9

9

5

40

Size (ha)

Deliverability Conclusion

0.03

Site in current use as garages. All owned by Red Kite Community Housing except for one garage owned by Bucks Housing Association. It has been agreed by all parties that the land could be promoted for development. Land owner is not aware of any other legal or ownership issues. Redevelopment would need to incorporate replacements car parking provision.

0.03

Site is within the Desborough area, (policy HW2 of the DSA). Proposed redevelopment of existing office buildings for residential use.

0.01

Grade II listed building currently in office use within the conservation area and an archaeological notification site. Site proposed to be redeveloped into residential apartments. Planning application withdrawn in 2013 (13/08116/FUL).

0.06

Site located within High Wycombe primary shopping area (policy DM8 of the DSA). Listed building adjoins the site and within Conservation Area. Site considered suitable for redevelopment.

Table 12 - Developable Sites in 6 to 10 years Reference

Address

Site Type

SLW0028

Queensmead House, Queensmead road, Loudwater

Urban brownfield other (not employment)

SPR0051

BCC Highways Depot, Corporation Yard, Longwick Road, Princes Risborough.

Urban brownfield other (not employment)

SPR0023 (remainder)

Whiteleaf, Picts Lane, Princes Risborough

Urban brownfield employment

SPR0054

Land Fronting New Road, Princes Risborough

Urban brownfield other (not employment)

SWB0021

Lincoln House, Wooburn Green

Urban brownfield other (not

Site source

Red Kite Housing

BCC land

14/05386/OUT Planning permission granted since the base date

DSA site allocation and prior notification on part of site Red Kite Housing

Total Net Units

Density Assumption

25

Based on developer information (25 dwellings at 61 dpha) In comparison (12.5 dwellings at 30 dpha)

7

Based on basic density assumption (7 dwellings at 30 dpha) Based on planning permission (84 dwellings at 28.5 dpha) In comparison (88 dwellings at 30 dpha) Based on officer identification (8 dwellings at 14 dpha) In comparison (28.5 dwellings at 50 dpha) Based on officer identification (20 dwellings at 111

9

8

20 41

Size (ha)

Deliverability Conclusion

0.41

Site owned by Red Kite and is a Surplus Sheltered Housing Development. Currently at feasibility stage. Red Kite estimate the site could deliver circa 25 dwellings in 2016/2017.

0.23

Site is owned by Bucks CC who are looking at redeveloping the site. Previous proposals was below threshold but site could accommodate 11 dwellings if density based on town centre density of 50pha.

2.94

Planning permission granted since the base date for 84 dwellings, delivering 25 pa (total of 75 dwellings within years 1 5). 9 dwellings remaining for 6 – 10.

0.57

0.18

Site Allocation DSA PR3 for small scale mixed use development. Within archaeological notification site. Site in multiple ownership. Existing prior Notification for coach house for 2 dwellings on (14/05402/PAJ). Rest of site could deliver up to 8 dwellings. Site owned by Red Kite. Surplus Sheltered Housing Development. Residents currently being rehoused.

Table 12 - Developable Sites in 6 to 10 years Reference

Address

Site Type

Site source

Total Net Units

employment)

Density Assumption dpha) In comparison (5.5 dwellings at 30 dpha)

TOTAL

260

Urban Brownfield Employment Hughes Builders Merchants, Urban SFH0018 Rear of 26-30 brownfield Whitepit Lane, employment Flackwell Heath

Size (ha)

Officer identification

SHW0020

Dashwood Avenue, High Wycombe

Urban brownfield employment

Employment land review

SHW0210

34 Dashwood Avenue High Wycombe

Urban brownfield employment

Employment land review

SHW0325

Buckingham House and Castle House, West End

Urban brownfield employment

DSA site allocation

25

5

46

42

Landowner intends to sell the site - land is not currently being marketed. Red Kite anticipate site will be marketed for sale towards end of 2015 once rehousing of remaining residents is completed.

8.01 Based on officer identification (6 dwellings at 31.5 dpha) In comparison (5.5 dwellings at 30 dpha) Based on officer identification (25 dwellings at 28 dpha) In comparison (26.5 dwellings at 30 dpha) Based on officer identification (5 dwellings at 250 dpha) In comparison (0.5 dwellings at 30 dpha) Based on basic density (46 dwellings at 50 dpha)

6

Deliverability Conclusion

0.19

Employment site recommended for release in the PBA report and Cabinet Report. Site in built up area of Flackwell Heath and suitable for redevelopment. No environmental constraints.

0.89

Employment site recommended for release in PBA report and Cabinet report. Some surface water flooding issue and within in the Desborough area policy HW2 of the DSA.

0.02

Employment site recommended for release. Some surface water flooding issue and within in the Desborough area policy HW2 of the DSA.

0.92

Site allocation for mixed-use redevelopment site for main town centre and residential uses - HWTC13. PBA report concludes Buckingham House is

Table 12 - Developable Sites in 6 to 10 years Reference

Address

Site Type

Site source

Total Net Units

Density Assumption

Size (ha)

Road, High Wycombe

in low demand and may not be viable to maintain. Site went into receivership. Could possibly be brought forward as part of the Lily's Walk redevelopment scheme.

SHW0402

Frank Hudson Furniture Factory, Rosebery Avenue, High Wycombe

Urban brownfield employment

HELAA call for sites

SHW0406

Ogilvie Road, High Wycombe

Urban brownfield employment

Employment land review

SHW0419

JC and MP Smith, Princes Gate (also known as Rickett road, Ryedale), High Wycombe

Urban brownfield employment

SHW0440

Brook Street, High Wycombe

Deliverability Conclusion

Urban brownfield employment

Employment land review

DSA site allocation

Based on HELAA form (10 units at 91 dpha) In comparison (3 dwellings at 30 dpha) Based on officer identification (9 dwellings at 17 dpha) In comparison (16 dwellings at 30 dpha)

10

9

5

Based on basic density assumption (5 dwellings at 30 dpha)

10

Based on officer identification (10 dwellings at 52.5 dpha) In comparison (9.5 dwellings at 50 dpha) 43

0.11

Scattered employment site (DSA Policy DM5). Majority of site covered by surface water flooding. Site currently on a short term lease expiring in 2019 at the latest.

0.21

Employment site recommended for release in PBA report and Cabinet Report. Some surface water flooding issues.

0.15

Scattered employment recommended for release from employment use in PBA report. No environmental constraints. Site considered suitable for redevelopment.

0.19

Site Allocation in DSA policy HWTC19. Currently in industrial and commercial use. WDC is the sole owner of the site and intends to sell the site. Short term leases on the site until October 2018 (including break option at 12 month notice). Site available for residential redevelopment.

Table 12 - Developable Sites in 6 to 10 years Reference

SHW0524

SPR0032

SWC0082

Address

Remainder of Leigh Street Employment Area

Hypnos, Pict's Lane, Princes Risborough,

Westhorpe House, Westhorpe Park, Little Marlow

Site Type

Urban brownfield employment

Urban brownfield employment

Rural Employment

Site source

Employment land review

Position statement 2011

Employment Land Review

Total Net Units

Density Assumption

Size (ha)

54

Based on basic density (54 dwellings at 30 dpha)

1.80

90

Based on officer identification (90 dwellings at 48.5 dpha) In comparison (56 dwellings at 30 dpha)

1.86

12

Based on officer identification (12 dwellings at 6.5dpha) In comparison (56 dwellings at 30 dpha)

1.86

44

Deliverability Conclusion Site allocated within the Leigh Street employment area, Local Plan policy E3. PBA and Cabinet report recommends to release north eastern part of Leigh Street. Central part depends on heritage grant for Locally Listed building and within an Archaeological Notification Area. (see also SHW0612 recommended to retain for employment). Employment site recommended for release in Cabinet report, forming part of the Pictsmede development area (alongside SPR0023). Position Statement 2011 with resolution to grant (December 2011). Potential constraints from noise from the railway line. Site cleared and available now. Site in single ownership - W E Black Ltd, a local developer who intends to redevelop the site. Developer identified possible viability issues if delivering a mixed use scheme. PDL Green Belt. Scattered employment site (DSA policy DM5) Identified in PBA Economy Study as potential for residential development and recommend for release in Cabinet report. Within Minerals Safeguarding Area. Grade II listed building on site. Site currently unavailable for residential development. Site currently being marketed for employment, but could be available in the long term.

Table 12 - Developable Sites in 6 to 10 years Reference

Address

Site Type

TOTAL Residential Intensification Sites Longland Way / Pettifer Way (South) Residential (previously SHW0400 Intensification known as Flats no PP off Chairborough Road)

SHW0466

Garages at Tyzack Road, High Wycombe

SHW0565

Burrows House, Jubilee Road Downley High Wycombe

Residential Intensification no PP

Residential Intensification no PP

Site source

Red Kite Housing

Red Kite Housing

Red Kite Housing

Total Net Units 272

Density Assumption

Size (ha) 8.52

8

Based on HELAA form (35 dwellings at 64dpha) In comparison (16 dwellings at 30 dpha)

0.55

6

Based on HELAA form (6 dwellings at 24 dpha) In comparison (7 dwellings at 30 dpha)

0.25

25

Based on HELAA form (25 dwellings at 68.5 dpha) In comparison (11 dwellings at 30 dpha)

0.36

45

Deliverability Conclusion

Site owned by Red Kite who intend to redevelop the site and for it to be completed in 2019. Proposal for demolition of 27 social housing units and construction of 35 affordable units + 1 commercial/ community accommodation by 2019/2020. Planning application process has not yet commenced. Site is in the single ownership of Red Kite Community Housing and they intend to develop the site. Potential constraints with regard to legal rights of access need to be investigated and time is needed to extinguish existing uses. No environmental constraints. Potential highway constraints to overcome to widen existing access. The site is a Sheltered Housing Development, now vacant. It is owned by Red Kite who intends to redevelop it. Listed building adjoins site, area of surface water flooding. Site would need highway improvement works to increase width at Plomer Hill Lane and satisfactory junction analysis. Currently at feasibility stage. Red Kite estimates the site could deliver 25 units in 2016/2017.

Table 12 - Developable Sites in 6 to 10 years Reference

SHW0579

SMA0044

Address

Mentmore, The Greenway, High Wycombe

Foxes Piece Marlow Buckinghamsh ire

SMA0096

New Court / Liston Court, Marlow

SSC0031

Bangalore House, Falcon Court, Wycombe Road, Stokenchurch

Site Type

Residential Intensification no PP

Residential Intensification no PP

Residential Intensification no PP

Residential Intensification no PP

Site source

Already within the HELAA process

Red Kite Housing

Red Kite Housing

HELAA monitoring

Total Net Units

Density Assumption Based on planning application (6 dwellings at 66.5 dpha) In comparison (2.5 dwellings at 30 dpha) Based on planning permission (10 dwellings at 15 dpha) In comparison (45.5 dwellings at 30 dpha)

6

5

Size (ha)

0.09

Planning application pending consideration (15/06881/FUL) for redevelopment of existing residential site.

1.52

Land belongs to Red Kite Community Housing and had a full permission for 10 dwellings which has now lapsed (10/06205/R9FUL). Entire site within DM11 - Green Networks and Infrastructure. Any development would need to be in accordance with DM11.

15

Based on officer identification (15 dwellings at 20.5 dpha) In comparison (37 dwellings at 50 dpha)

0.74

25

Based on agent density assumption (25 dwellings at 50 dpha) In comparison (15

0.50

46

Deliverability Conclusion

Site owned by Red Kite. Surplus Sheltered Housing Developments. Residents currently being rehoused - 3 remaining. Any development would need to be in keeping with the conservation area, and ensure public rights of way and existing open space are incorporated. Site is not currently marketed. Anticipate site will be marketed for sale towards end of 2015 once rehousing of remaining residents completed. PDL site is in the AONB and Stokenchurch conservation area. Application for 15 dwellings withdrawn (13/07288/OUT). Agent indicates that new scheme could deliver around 25 dwellings.

Table 12 - Developable Sites in 6 to 10 years Reference

Address

Site Type

Site source

Total Net Units

Density Assumption

Size (ha)

Deliverability Conclusion

dwellings at 30 dpha) Total Rural Brownfield Sites

SRD0008

Coal Yard Smalldean Lane Saunderton

SRD0148

Uplands House Hotel, Four Ashes Road, Cryers Hill

SWC0064

Orchard House Amersham Road Hazlemere Buckinghamsh ire HP15 7JH

90

Rural brownfield Green Belt

Site already in the HELAA process

Rural brownfield Green Belt

Planning application – withdrawn 13/06423/FUL - Withdrawn

Rural brownfield Green Belt

Officer identification

4.01 Based on developer information (10 dwellings at 15 dpha) In comparison (20 dwellings at 30 dpha)

10

Based on developer information (52 dwellings at 6.8 dpha) – building conversion

52

Based on officer identification (5 dwellings at 5dpha) In comparison (28 dwellings at 30 dpha)

5

47

0.67

Employment site (DM5 of Site Allocations DPD) within the Green Belt and AONB. Also within 500 m of SAC buffer. Site available now. If planning permission granted landowner considered site to commence in next 1-2 years and be complete within 5 years. Aiming to submit planning app later on this year for 10-15 dwellings.

7.60

Major developed site in the Green Belt and AONB; Grade II Listed Building on site. Potential for site to be converted into housing subject to ensuring adequate connectivity to services and facilities.

0.93

PDL Site is in the Green Belt. Adjacent to AONB. Currently used for a mixture of uses, including storage and a night club. Development would need to have regard to the setting of the AONB and would require a reduction in speed limit on the A404. Development would need to maintain the openness of the green belt. Site not actively being promoted at present.

Table 12 - Developable Sites in 6 to 10 years Reference

Address

Site Type

SWC0048

Penn School Church Road Penn

Rural brownfield Green Belt

Site source

Officer identification

TOTAL Greenfield Sites

SHW0420

SSC0023

Land to the rear of Quebec Road, High Wycombe

Land adjacent Longburrow Hall, Stokenchurch

Density Assumption

75

Based on floorspace conversion (total floorspace 52,000sqm)

142

Greenfield within a settlement

Greenfield within a settlement

Red Kite Housing

Site already in the HELAA process

Total Greenfield sites GRAND TOTAL SITES IN 6 – 10 YEARS (excluding Princes

Risborough expansion area)

Total Net Units

Size (ha)

1.08

PDL Green Belt site within the AONB and Tylers Green Conservation area. The site was used as a school but is now set to close. Potential for conversion for housing.

10.28

5

Based on HELAA form (5 dwellings at 28dpha) In comparison (5.5 dwellings at 30dpha)

10

Based on officer knowledge (10 dwellings at 16.5 dpha) In comparison (18 dwellings at 30 dpha)

0.18

Site owned by Red Kite Community Housing and they intend to develop the site. Site currently used by local people to access dwellings so owner would need to resolve any rights of access. No environmental constraints. Development would need to ensure two-way vehicle flow and separate footways. Site is considered to be viable and could be redeveloped within a 10 year timeframe.

0.6

The site is within the built area; in the AONB and near the Aston Rowant SAC. Potential surface water flooding issues. Adjacent to green belt. Developer identified site is available for development. Planning application process likely to commence within the short term.

15

0.78

1,708

163.34

48

Deliverability Conclusion

Table 13: Sites within 11 – 18 Years Reference Address Site type

Site source

Total Net Units

Density Assumption

Area (ha)

Urban Brownfield SHW0326 Swan Frontage

Urban brownfield other (not employment)

DSA site allocation

50

Based on officer identification (50 dwellings at 44dpha) In comparison (58 dwellings at 50dpha)

0.87

Urban brownfield other (not employment)

DSA site allocation

27

Based on officer identification (27 dwellings at 49dpha) In comparison (16.5 dwellings at 30dpha)

0.55

Urban brownfield other (not employment)

DSA site allocation

15

Based on officer identification (15 dwellings at 38.5dpha) In comparison (19.5 dwellings at 50dpha)

0.39

SHW0334

SMA0050

Land forming part of the former Green Street County First School site, Desborough Street, High Wycombe Liston Road Road Car Park, Marlow

49

Deliverability Conclusion

HWTC10 policy in the DSA allocates the Swan Frontage area (which the British legion is part of) for mixed use development, comprising main town centre uses and residential. Partly in Banktop fluvial flood zone 2 and surface water flooding. Small part of site includes grade II listed building and geological notification site. Would result in loss of a community facility (fire station and police station). Site could only be redeveloped if existing uses could be suitably relocated. Site Allocation HW3 for MUGA, open space and community facility. Residential development will not be permitted unless required for enabling development for community facilities. Site owned by BCC, promoting western part of site for development. No specific scheme / project at this stage. DSA site allocation policy MR5. Unlikely to become available for redevelopment unless the pressure for car parking in Marlow diminishes or alternative provision can be reprovided for. No current plans to redevelop the site but could be made available in the long term.

Table 13: Sites within 11 – 18 Years Reference Address Site type

Site source

Total Net Units 15

SPR0034

Horns Lane Car Park, Princes Risborough.

Urban brownfield other (not employment)

DSA site allocation

SHW0463

Corner of Bridge Street /Oxford Road, High Wycombe

Urban brownfield other (not employment)

DSA site allocation

7

SHW0326

Kingsmead Depot, London Road

Urban brownfield other (not employment)

WDC owned land

50

TOTAL Urban brownfield Employment

164

50

Density Assumption

Area (ha)

Based on officer identification (15 dwellings at 19.5 dpha) In comparison (38.5 dwellings at 50 dpha) Based on officer identification (7 dwellings at 14 dpha) In comparison (118 dwellings at 50 dpha) Based on officer identification (50 dwellings at 83 dpha) In comparison (18 dwellings at 30 dpha)

0.77

0.51

0.60

3.69

Deliverability Conclusion

DSA site allocation policy PR4. Any scheme would need to address pressure for car parking in Princes Risborough and ensure alternative provision can be made. No current plans to redevelop the site but could be made available in the long term. Site Allocation in the DSA (HWTC15). Site within an Archaeological Notification Area. Site currently leased until 2040 subject to landlord redevelopment with break at 12 month notice from 2024. Site likely to be available in the longer term. Site currently consists of changing facilities and WDC offices above. Flood zone 2 and potential surface water flooding. No current plans to redevelop the site at present and likely to be available in the longer term.

Table 13: Sites within 11 – 18 Years Reference Address Site type

Site source

SHW0017

Rapid House/ Bellfield Road

Urban brownfield employment

DSA site allocation

SHW0499

RailCo, Boundary Road, Loudwater, High Wycombe

Urban brownfield employment

Employment land review

TOTAL PDL Green Belt SHW0561

Notcutts Garden Centre, Clay Lane, High Wycombe

TOTAL Rural Greenfield Sites

Total Net Units 50

Density Assumption

Area (ha)

Based on officer identification (50 dwellings at 30.5 dpha) In comparison (82 dwellings at 50 dpha)

1.64

27

Based on officer identification (27 units at 28 dpha) In comparison (29 dwellings at 30 dpha)

0.96

77 Rural brownfield Green Belt

HELAA call for sites

Deliverability Conclusion

Delivery and Site Allocations DPD identifies site for mixed use development including residential. Development would need to incorporate Westbourne street link. Site in use with various tenancies, no current plans for redevelopment but previous interest as part of the DSA plan process. Site has been cleared. And forms part of the Knaves Beech Industrial Area. Noise and air quality impacts from motorway need to be assessed for any development scheme. Currently lease on site, therefore not expected to be redeveloped within the short term.

2.60

15

Based on officer knowledge (15 units at 16.5 dpha) In comparison (3 dwellings at 30 dpha)

15

0.91

0.91

51

PDL Green Belt site partly within the AONB. Site is currently operational with 4 short term contracted out tenancies the latest of which expires in January 2020. Operations are under the control of the landowner and it is anticipated that availability could be facilitated within a 12 month period following acceptance of firm proposals for the site. Site could be suitable subject to careful design.

Table 13: Sites within 11 – 18 Years Reference Address Site type

SLK0004

SLK0006

Land at Thame Greenfield Road, Rural Longwick

Land off Barn Road, Longwick

Greenfield Rural

Site source

Draft Longwick Neighbourhoo d plan

Draft Longwick Neighbourhoo d plan

Total Net Units

Density Assumption

Emerging NDP site assessment summary 36 units at 12 dpha in comparison basic density 86 dwellings at 30 dpha

36

Longwick capacity study and NDP site assessment summary 50 units at 7 dpha in comparison 210 dwellings at 30 dpha

50

52

Area (ha)

Deliverability Conclusion

2.88

Site allocated in the Draft Longwick neighbourhood Plan. In keeping with linear form of settlement. Potential surface water flooding issues. Development of the site would only be acceptable if public transport improvements are secured for the village. Transport provision (car+ sustainable modes) is inadequate, including for access to employment and training. However, there is good access to local facilities and services in the village. Site may have noise nuisance from the kennels, further assessment of this is needed. Site is currently a vacant field. Bellwood Homes Ltd has secured the immediate deliverability of the site.

7.02

Part suitable - Extent of site not in proportion to the size of the village. It might be that a smaller part of the site could be developed, subject to development of the site securing public transport improvements for the village. Transport provision (car+ sustainable modes) is inadequate, including for access to employment and training. However, there is potentially good access to local facilities and services in the village if more direct pedestrian and cycle links are provided. Possible noise issue from the railway. Would change the village form to some extent if fully

Table 13: Sites within 11 – 18 Years Reference Address Site type

SLK0007

Land off Bar Lane, Longwick

Greenfield Rural

Site source

Draft Longwick Neighbourhoo d plan

Total Net Units

Density Assumption

Emerging NDP site assessment summary – density 16 units per hectare for comparison basic density = 60.3 units at 30dpha

32

53

Area (ha)

2.01

Deliverability Conclusion

developed to the west, but without adversely affecting the village historic and environmental assets. Limited surface water flooding on north-eastern side. Appeal lodged - Pending Outline application (Including details of access) for residential development of up to 160 dwellings (15/06161/OUT). Further application submitted pending outline application for 50 dwellings (15/07008/OUT). Part suitable - as allocated site in draft Longwick Neighbourhood plan. Bellwood Homes Ltd have secured the immediate deliverability of the site. Development of the site would only be acceptable if public transport improvements are secured for the village. Transport provision (car+ sustainable modes) is inadequate, including for access to employment and training. However, there is good access to local facilities and services in the village, provided the route to the Thame Road is via SLK0004 (site L1a in NDP) and not along Bar Lane (safety and capacity issues). Would change the village form to some extent if fully developed to the east but does not adversely affect key environmental assets. Possible issue of impact on long-distance views from AONB and setting of the AONB and also noise constraints from the nearly existing

Table 13: Sites within 11 – 18 Years Reference Address Site type

SLK0008

Rose Farm, Longwick

SLK0010

Land off Thame Road to the south of Chestnut Way Junction,

Greenfield Rural

Greenfield Rural

Site source

Draft Longwick Neighbourhoo d plan

Draft Longwick Neighbourhoo d plan

Total Net Units

Density Assumption

Area (ha)

21

Emerging NDP site assessment summary 21 units at 3 dpha (this includes an open space allocation) For comparison basic density 186.9 units at 30 dpha

6.23

20

Emerging NDP site assessment summary for comparison basic density 30.6

1.02

54

Deliverability Conclusion

dog kennel. Also potential surface water flooding issues Part suitable - as allocated site in draft Longwick Neighbourhood plan for housing and open space allocation. Development of the site would only be acceptable if public transport improvements are secured for the village. Transport provision (car+ sustainable modes) is inadequate, including for access to employment and training. However, there is good access to local facilities and services in the village. Extent of site large in comparison to the size of the village. Development of the whole site would not be sustainable but a smaller part of the site would be suitable. The site as allocated in draft Longwick NDP would be in keeping with linear form of settlement; without adversely affecting key natural environmental assets, but possible impact on local heritage interests (historic farmstead). potential surface water flooding issues Grade 3a agricultural land. Site currently in use as a farm. Land is in single ownership. Three Assured Shorthold Tenancies on existing built space. Site identified in the Draft Longwick Neighbourhood plan. Part of the site would only be acceptable if public transport improvements are secured for the village. Transport provision (car+

Table 13: Sites within 11 – 18 Years Reference Address Site type

Site source

Total Net Units

Longwick

TOTAL GRAND TOTAL 11-18 YEARS (excluding Princes Risborough expansion area)

Density Assumption

Area (ha)

units at 30 dpha

sustainable modes) is inadequate, including for access to employment and training. Access to local facilities and services in the village, is good at the northern end, less so to the south. Would change the village form to some extent if fully developed to the southeast but does not adversely affect key environmental assets. Possible issue of impact on long-distance views from AONB. Some surface water flooding issues in the southeast of the site. Site is available now and currently being promoted for residential development.

159

19.16

415

26.36

55

Deliverability Conclusion

Appendix 3 – Sites excluded from the assessment at Stage 1 and 2 The sites listed below are those which have been excluded at Stage1 or Stage 2 of the assessment. Each site with planning permission has been checked to see whether the planning permission is deliverable. Those sites listed in Table 14 below are where the landowner or developer has identified the planning permission is not likely to be implemented. Consequently these sites have been discounted from the supply. Table 14: Non Deliverable sites with planning permission (large sites) HELAA ID

Address

Planning Reference

Site type

Site Source

Total net Units

Area (ha)

Conclusion Comments

SHW0494

152 ,154 & 156 Kingsmead Road, High Wycombe

10/06124/FUL

Residential intensification with PP

Unimplemented Planning Permission

5

0.18

Not permitted until July 2013. CIL liability notice has now been issued. However there are ownership issues relating to no. 156 preventing comprehensive development from taking place.

SHW0550

16 - 18 St Johns Road Tylers Green

13/07334/PAJ

Urban brownfield employment

Unimplemented Planning Permission

5

0.09

Agent identified site was going to be kept as employment use.

SHW0574

32 & 33 Pinions Road, High Wycombe

13/07795/FUL

Residential intensification with PP

Unimplemented Planning Permission

5

0.04

SHW0576

201 West Wycombe Road High Wycombe Buckinghamshire HP12 3AW

14/05838/FUL

Residential intensification with PP

Unimplemented Planning Permission

10

0.13

SHW0592

5 Priory Road, High Wycombe HP13 6SE

14/06769/PAJ

Urban brownfield employment

Unimplemented Planning Permission

9

0.02

56

Valid planning application for residential development (13/07795/FUL). Landowner trying to sell site but not viable in current state. Planning permission unlikely to be implemented. Full planning permission granted since the base date 14/05838/FUL. Landowner identified current issue on funding therefore unsure whether application would be implemented. GM Building Design identified not sure whether Prior Notification will be implemented.

Table 14: Non Deliverable sites with planning permission (large sites) HELAA ID

Address

SHW0631

58 & 60 Deeds Grove, High Wycombe

Planning Reference

Site type

Total net Units

Site Source

Area (ha)

Conclusion Comments Full planning permission for 6 dwellings granted in October 2014. Landowner identified Prior Notification will not be implemented. Site has full planning permission for 5 units granted in September 2014. Developer confirmed site not likely to come forward in the short term.

14/06293/FUL

Urban brownfield employment

Unimplemented Planning Permission

6

0.08

SLK0011

Old School House, Thame Road, Longwick

14/06922/FUL

Urban brownfield other (not employment)

Unimplemented Planning Permission

5

0.09

SMA0099

Abbey House 28 30 Chapel Street Marlow Buckinghamshire SL7 1DD

13/07614/PAJ

Urban brownfield employment

Unimplemented Planning Permission

6

0.03

Agent not considering it an ongoing project and is currently not a live project.

SMA0101

Wethered House, Draymans Lane, Marlow SL7 2AF

14/05765/PAJ

Urban brownfield employment

Unimplemented Planning Permission

8

0.32

Site has full planning permission since the base date 14/05765/PAJ. Agent considers application may not be going ahead.

59

0.98

TOTAL

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

Site Type

Site Source

Urban brownfield other (not employment)

Site already within the HELAA process

Area (ha)

Deliverability Comments / Reason for Exclusion

0.18

Site had a full permission for redevelopment which has now expired (08/07080/FUL). Developer confirmed site is no longer being considered for redevelopment

Non-available sites SHW0281

Edie Pusey House 9A Amersham Road High Wycombe

57

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

SHW0328

Cressex Island Car Park, Crest Road, High Wycombe,

SHW0329

Wycombe Sports Centre, Marlow Hill, High Wycombe

Site Type Urban brownfield other (not employment) Urban brownfield other (not employment)

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Planning permission 12/05827/FUL

4.96

Site given permission for retail use (12/05827/FUL). Land for residential development currently not being considered.

Planning permission 13/07617/R4REM

8.66

Site under construction for a range of nonresidential uses.

SHW0331

Desborough Road Car Park and the Kings Centre, Desborough

Urban brownfield other (not employment)

Site already within the HELAA process

0.35

SHW0332

Duke Street Car Park, High Wycombe

Urban brownfield other (not employment)

DSA site allocation and WDC land

0.68

SHW0353

The Courtyard, (formerly Merryfields School, Cressex Road)

Urban brownfield other (not employment)

Officer identification

0.33

SHW0393

Car Park R/O Red Lion House, Castle Street, High Wycombe

Urban brownfield other (not employment)

Planning permission 14/06368/FUL

0.40

58

Site consisting of a car park and church. Redevelopment would need to provide parking and a mix of uses to reprovide the Kings Centre facility elsewhere. There would be an element of residential above and active frontage. Site not being progressed in the current market. No further info as of October 2012. Mixed use allocation in the DSA for residential and employment. Part of outline application in 2007 for redevelopment of Duke St and the railway station - application was withdrawn (07/06679/OUT). Site owned by WDC and now being pursued for employment only. Premises currently in use for temporary permission for respite care so timescale for availability unknown. Aragon Housing Association were in negotiating with BCC the future use of the site. No further information since 2012. Site suitable for mixed use development. Application permitted (14/06368/FUL) for economic development use. Not currently being promoted for residential development.

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

Site Type

Site Source

Area (ha)

SHW0492

85-93 West Wycombe Road, High Wycombe

Residential Intensification no PP

Planning permission 13/05634/FUL

0.10

SHW0532

Railway Place/ Saffron Road (Car Park), High Wycombe

Urban brownfield other (not employment)

DSA site allocation

0.48

SHW0557

Cressex Health Centre, 43 London Road, High Wycombe

HELAA call for sites

0.07

SHW0562

The Old Library, High Street, High Wycombe

HELAA call for sites

0.06

SHW0590

9-16 Oxford Street/Octagon Court, High Wycombe

Urban brownfield employment

DSA site allocation and WDC land

0.10

SHW0601

Empire Cinemas, Crest Road, High Wycombe

Urban brownfield other (not employment)

Withdrawn application 13/05368/FUL

0.09

SHW0611

Compair, (south) previously Timber Yard, Bellfield Road, High Wycombe

Urban brownfield employment

Employment land review

0.25

Urban brownfield other (not employment) Urban brownfield other (not employment)

59

Deliverability Comments / Reason for Exclusion Site has recent planning permission for employment uses (13/05634/FUL). Residential development not being pursued at this stage. DSA site allocation - HWTC7 – suitable for mixed used development. Existing surface car park would need downsizing and decking. Previously envisaged that Saffron Road frontage could be released for residential development but recently, the subject of a major office proposal. Cressex Health Centre is in ongoing use. Development of the site would require reprovision elsewhere. No current proposals. Site not currently available for development. Unavailable. Site most suitable for town centre uses rather than residential. Part of DSA site allocation HWTC16 for mixed use development with residential acceptable on first floor. Site currently being promoted for employment as part of a ‘public sector hub’. Site in use for Empire Cinema. Application withdrawn (13/05368/FUL ) for new standalone restaurant on area of existing car park. Landowner identified site has been put on hold for the foreseeable future. Employment site released for mixed use development. Application on site for B1A office and elderly day care facilities (no permanent living accommodation).

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

Site Type

Site Source

Area (ha)

SMA0070

Dean Street Car park, Marlow

Urban brownfield other (not employment)

Officer identification

0.28

SNH0018

Shana site, Naphill

Rural brownfield Green Belt

HELAA call for sites

1.85

SRD0072

Former BOCM Site Risborough Road Stoke Mandeville

Already within the HELAA process

8.84

SWC0065

Amersham and Wycombe College, Spring Lane, Flackwell Heath

HELAA call for sites

2.04

SWC0086

Little Marlow Gravel Pits (PDL section)

Rural brownfield Green Belt

HELAA call for sites

2.50

SWG0027

Land at Southside Farm, Whitehill, London Road, Wooburn Moor, High Wycombe

Rural brownfield Green Belt

TOTAL Green Belt Sites (Sifted at Stage 1) Westhorpe, Marlow Gravel BL0001 Pits west Land at Heath End Road BL0002 (Junction 3a) SBE0027 Jacksons Field, Bourne

Rural brownfield other (not employment) Urban brownfield other (not employment)

HELAA call for sites

4.20

Deliverability Comments / Reason for Exclusion Site currently in use for car park. Unlikely to become available for redevelopment unless the pressure for car parking in Marlow diminishes. WDC are partial site owner. No further site investigations at this stage. PDL Green Belt site within the AONB and SAC buffer (directly adjacent). Site currently in employment use. No proposals for residential development. Site unachievable – landowner has no intention at present to develop site. Previous application for residential development refused (07/08155/FUL). Site is PDL within the Green Belt on the edge of Flackwell Heath. Unlikely to become available in the short to medium term. Site currently in use as educational facility. Majority of site within flood zone 3a. and Green Belt. Small area of PDL land. Identified as Green Infrastructure Network (DSA Policy DM11). Site has been promoted for commercial use ancillary to the country park. PDL Green Belt. Currently used for storing motoring vehicles. Site no longer being promoted for redevelopment.

38.28 Greenfield Green Belt Greenfield Green Belt Greenfield

HELAA call for sites

90.00

Green Belt

Officer identification

50.00

Green Belt

HELAA call for sites

2.94

Green Belt

60

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

SBE0028 SBE0045 SBE0048 SBE0049 SBE0052 SBE0053 SBE0054 SDL0019

SGK0009 SHW0462 SHW0529 SHW0559 SHZ0030 SHZ0035

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

HELAA call for sites

2.25

Green Belt

HELAA call for sites

2.75

Green Belt

HELAA call for sites

9.21

Green Belt

HELAA call for sites

2.84

Green Belt

HELAA call for sites

25.27

Green Belt

HELAA call for sites

4.68

Green Belt

HELAA call for sites

9.28

Green Belt

Greenfield Green Belt

HELAA call for sites

2.16

Green Belt

Greenfield Green Belt

HELAA call for sites

4.81

Green Belt

HELAA call for sites

1.78

Green Belt

HELAA call for sites

1.18

Green Belt

HELAA call for sites

1.97

Green Belt

HELAA call for sites

7.85

Green Belt

HELAA call for sites

3.26

Green Belt

Address

Site Type

End Hollands Farm (north) Bourne End Land to the north of A4155 at Well End Land East of Chapman Lane, Bourne End Land off Northern Heights, Bourne End Hollands Farm (south), Bourne End Hollands Farm (west), Bourne End Hollands Farm (east), Bourne End Paddock South of Downley Farm Barns, Downley Land to the rear of Spurlands End Road, Great Kingshill Land at Horns Lane, Booker Land north of Cressex Road, High Wycombe Clay Lane, Booker, High Wycombe Land Off Penn Road, Hazlemere Land off Amersham Road incl. Tralee Farm.

Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt

Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt

61

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID SHZ0041 SLE0010 SLE0018 SLE0019 SLE0020 SLW0025

SMA0083

SMA0084 SMA0085 SMA0086 SMA0087 SMA0088 SMA0089 SMA0105

Address Queensway Open Space, Queensway, Hazlemere, High Wycombe Land south of Park Lane, Lane End, HP14 3NN Land off Simmons Way, Lane End Land off Park Lane, East of Lane End Land east of Sidney House, Lane End Burleighfield House, London Rd, Loudwater, High Wycombe, Bucks Land to the north of Chalkpit Lane, Woodside Farm, Marlow Land to the east of Woodside Farm, Chalkpit Lane, Marlow Land to the east of Oak Tree Road, Marlow Land to the west of Oak Tree Road, Marlow Land east of Wiltshire Road

Site Type

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Greenfield Green Belt

HELAA call for sites

4.86

Green Belt

HELAA call for sites

4.38

Green Belt

HELAA call for sites

9.80

Green Belt

HELAA call for sites

0.45

Green Belt

HELAA call for sites

0.54

Green Belt

Greenfield Green Belt

HELAA call for sites

2.66

Green Belt

Greenfield Green Belt

HELAA call for sites

4.55

Green Belt

Greenfield Green Belt

HELAA call for sites

14.36

Green Belt

HELAA call for sites

4.42

Green Belt

HELAA call for sites

4.54

Green Belt

HELAA call for sites

9.14

Green Belt

HELAA call for sites

3.44

Green Belt

HELAA call for sites

0.75

Green Belt

HELAA call for sites

0.30

Green Belt

Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt

Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Land east of A404, Marlow Green Belt Land west of Winchbottom Greenfield Lane Green Belt Land adjacent to 89 Greenfield Seymour Court Road, Green Belt Marlow

62

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID SMB0010 SNH0014

SNH0016 SNH0017 SPR0036

SPR0057 SPR0078 SPR0082 SPR0085

SRD0145

SRD0147

SRD0149

Address

Site Type

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Furze Farm, Burford Close, Marlow Bottom Land to front of Great Moseley Farm, 198 Main Road, Naphill Land with frontage to Main road and Stocking Lane, Naphill Coombe Farm, land at Naphill, High Wycombe

Greenfield Green Belt

HELAA call for sites

1.56

Green Belt

Greenfield Green Belt

HELAA call for sites

0.24

Green Belt

Greenfield Green Belt

HELAA call for sites

14.6

Green Belt

Greenfield Green Belt

HELAA call for sites

12.23

Green Belt

2.68

Green Belt

4.24

Green Belt

HELAA call for sites

2.20

Green Belt

HELAA call for sites

1.04

Green Belt

HELAA call for sites

27.70

Green Belt

Greenfield Green Belt

HELAA call for sites

19.46

Green Belt

Greenfield Green Belt

HELAA call for sites

2.27

Green Belt

Greenfield Green Belt

HELAA call for sites

0.43

Green Belt

Land off Poppy Road Molins sports Ground, Off Mill Lane, Monks Risborough Land at Aylesbury Road, Monk Risborough 108 Wycombe Road, Princes Risborough Culverton Farm, Princes Risborough Land adjacent to Saunderton Lodge, Wycombe Road, Saunderton Askett Nurseries, Aylesbury Road, Askett Land at entrance of Studley Green Farm, Wycombe Road, Studley Green

Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt

Site already within the HELAA - HELAA call for sites Already within the HELAA process and HELAA call for sites

63

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID SRD0151 SRD0153 SRD0156 SRD0157 SRD0158 SRD0159 SRD0160 SRD0163 SRD0165 SRD0166 SRD0167 SRD0168 SRD0170 SRD0171

Address

Site Type

Land at Hillcroft, Loosley Row, Lacey Green, Bucks Peters Lane, Monks Risborough Hopkins Yard and Long Lea Meadow, Hughenden Valley North Field, Speen Road, Upper North Dean Clappers, Cryers Hill Road, Cryers Hill Valley Road, Hughenden Valley

Greenfield Green Belt Greenfield Green Belt

Slough Lane, Saunderton Land adjoining Chiltern House, Stocking Lane, Hughenden Valley Land west of Bella Vista, City Road, Radnage Land West of Wycombe Road, Saunderton Chalkshire Road, Butlers Cross Coldharbour Farm, Cryers Hill Land south of Molins, Saunderton Land east of West Yard, Saunderton, High Wycombe, Bucks

Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

HELAA call for sites

0.25

Green Belt

HELAA call for sites

0.58

Green Belt

HELAA call for sites

1.79

Green Belt

HELAA call for sites

0.85

Green Belt

HELAA call for sites

1.09

Green Belt

HELAA call for sites

11.70

Green Belt

HELAA call for sites

6.08

Green Belt

HELAA call for sites

10.26

Green Belt

HELAA call for sites

0.70

Green Belt

HELAA call for sites

1.04

Green Belt

HELAA call for sites

0.58

Green Belt

HELAA call for sites

10.81

Green Belt

Officer identification

9.88

Green Belt

HELAA call for sites

4.56

Green Belt

64

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID SRD0174

SRD0176

SRD0178 SSC0027 SWC0043 SWC0051 SWC0069 SWC0070

SWC0071

SWC0072

SWC0073

Address Site adjacent Eversden Court, Chinnor Road, Bledlow Ridge Land at junction of Chalkshire Road / Risborough Road, Butlers Cross Land to the south west side of Wycombe Road, Studley Green Corn Dryer Fields, Park Lane, Stokenchurch, Land Adjacent The Crowne Plaza Off Fieldhouse Lane Marlow Land at Grange Farm Harvest Hill and Branch Lane, Hedsor and Bourne End Land north of Heath End Road Land to the east of A404, Merton Dell Farm, Monkton Lane, Little Marlow Land to the west of A404, Merton Dell Farm, Monkton Lane, Little Marlow Land south west of Pump Lane North at The Old Nursery

Site Type

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Greenfield Green Belt

HELAA call for sites

0.076

Green Belt

Greenfield Green Belt

Officer identification

0.67

Green Belt

HELAA call for sites

1.03

Green Belt

HELAA call for sites

1.31

Green Belt

Greenfield Green Belt

HELAA call for sites

1.52

Green Belt

Greenfield Green Belt

Officer identification

3.11

Green Belt

Greenfield Green Belt

HELAA call for sites

1.09

Green Belt

Greenfield Green Belt

HELAA call for sites

13.53

Green Belt

Greenfield Green Belt

HELAA call for sites

1.97

Green Belt

Greenfield Green Belt

HELAA call for sites

32.27

Green Belt

Greenfield Green Belt

HELAA call for sites

1.56

Green Belt

Rural brownfield Green Belt Greenfield Green Belt

65

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID SWC0074 SWC0076 SWC0077 SWC0079 SWC0080 SWC0081 SWC0085

SWC0087

SWE0005 SWG0026

Address

Site Type

Walled garden, Westhorpe Caravan park Land known as Burrough Grove, Little Marlow Tycoed, Sandpit Lane, Tylers Green, HP10 8HD Land off Branch Lane, Wooburn Common, Land to West of Hedsor Lodge, Harvest Hill, Hedsor Land off Hedsor Footpath, Harvest Hill, Hedsor land off Hammersley Lane, Penn Land between Woodside and Woodlands, Marlow Common road, Marlow Common Land at Grange Road, Widmer End Land at Old Moor Lane, Wooburn Moor

Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt Greenfield Green Belt

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

HELAA call for sites

0.40

Green Belt

HELAA call for sites

0.36

Green Belt

HELAA call for sites

1.46

Green Belt

HELAA call for sites

0.54

Green Belt

HELAA call for sites

0.52

Green Belt

HELAA call for sites

0.25

Green Belt

Officer identification

1.25

Green Belt

HELAA call for sites

0.018

Green Belt

HELAA call for sites

0.76

Green Belt

HELAA call for sites

4.19

Green Belt

TOTAL Existing Employment sites (Sifted at Stage 1) Wessex Road Industrial SBE0004 Employment Estate Wharf Business Centre, SBE0031 Employment Wharf Lane, Bourne End Grafton Street South, High SHW0006 Employment Wycombe

503.12 Site already within the HELAA process

4.03

Site in ongoing employment use

Employment land review

0.24

Site in ongoing employment use

Employment land review

0.89

Site in ongoing employment use

66

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID SHW0008 SHW0009 SHW0010 SHW0014 SHW0018 SHW0019 SHW0050 SHW0324 SHW0343 SHW0364 SHW0366 SHW0403 SHW0425

SHW0432

SHW0451

Address Marlborough Industrial Estate, High Wycombe Council Offices, Queen Victoria Road Units 1&2 Hughenden Avenue, (Compair Core), High Wycombe Gomm Road/Tannery Road Industrial Estate Cressex Business Park Sands Industrial Estate Thame House Castle Street High Wycombe Royal Mail Sorting Office, High Wycombe Staples, Queen Alexandra Road, High Wycombe Johnson and Johnson, High Wycombe Marsh Works, 5 King's Road, high Wycombe 470 - 490 London Road, High Wycombe ATS LTD, Copy Ground Lane, High Wycombe Kitchener Works, Kitchener Road, adjacent to Smewin Court, High Wycombe 53-69 Queen's Rd, High Wycombe

Site Type

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Employment

Employment review

0.54

Site in ongoing employment use

Employment

Employment land review

1.14

Site in ongoing employment use

Employment

Employment land review

1.44

Site in ongoing employment use

Employment

Employment land review

5.01

Site in ongoing employment use

Employment Employment

Employment land review Employment land review

50.00 18.90

Site in ongoing employment use Site in ongoing employment use

Employment

Site already within the HELAA process

0.25

Site in ongoing employment use

Employment

DSA site allocation

0.33

Site in ongoing employment use

Employment

Site already within the HELAA process

0.45

Site in ongoing employment use

Employment

Employment land review

5.67

Site in ongoing employment use

Employment

Site already within the HELAA process

0.05

Site in ongoing employment use

Employment

Employment land review

0.37

Site in ongoing employment use

Employment

Employment land review

0.13

Site in ongoing employment use

Employment

Employment land review

0.238

Site in ongoing employment use

Employment

Employment land review

0.80

Site in ongoing employment use

67

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID SHW0474 SHW0477 SHW0497 SHW0502

SHW0549

SHW0555

SHW0570

SHW0577

SHW0581 SHW0586 SHW0591

SHW0610 SHW0612

Address 461 London Road, High Wycombe 20 Amersham Hill, High Wycombe Hillside, 22 Amersham Hill, High Wycombe Remainder of Abercromby Works, Abercromby Avenue, High Wycombe Vemberglass 195 Desborough Avenue, High Wycombe Southern De La Rue premises, Coates Lane, High Wycombe 197 Desborough Avenue, High Wycombe HP11 2TW Fairview Estate, Beech Road, High Wycombe Seymour House, Copyground Court, High Wycombe Casa Mia, Gillets Lane, High Wycombe Abercromby Works, Abercromby Avenue, High Wycombe Bartletts (south east) Grafton Street, High Wycombe Leigh Street Employment

Site Type

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Employment

Employment land review

0.0627

Site in ongoing employment use

Employment

Employment land review

0.22

Site in ongoing employment use

Employment

Employment land review

0.26

Site in ongoing employment use

Employment

Employment land review

1.54

Site in ongoing employment use

Employment

Employment land review

0.2

Site in ongoing employment use

Employment

Employment land review

0.71

Site in ongoing employment use

Employment

Employment land review

0.031

Site in ongoing employment use

Employment

Employment land review

1.13

Site in ongoing employment use

Employment

Employment land review

0.09

Site in ongoing employment use

Employment

Employment land review

0.23

Site in ongoing employment use

Employment

Employment land review

0.77

Site in ongoing employment use

Employment

Employment land review

0.48

Site in ongoing employment use

Employment

Employment land review

0.69

Site in ongoing employment use

68

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

Site Type

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Employment land review

0.21

Site in ongoing employment use

Employment land review

0.4

Site in ongoing employment use

Employment land review

0.30

Site in ongoing employment use

Employment land review

0.03

Site in ongoing employment use

HELAA call for sites

0.26

Site in ongoing employment use

Area (south west), Kitchener Road, High Wycombe SHW0614

SHW0618 SHW0619 SHZ0040

SLE0021

Queens Road works, High Wycombe

Urban brownfield employment Urban brownfield employment

Beechwood Hall, Kingsmead Road, High Wycombe Kitchener Road, High Employment Wycombe Hazlemere Delivery Office, Oakengrove Road, Employment Hazlemere Land at Simmons Way remainder of Springbank Employment House, Lane End

SLW0001

Knaves Beech Way, High Wycombe

Employment

Employment land review

14.68

Site in ongoing employment use

SLW0002

Biffa, Kingsmill, London Road

Employment

Employment land review

1.39

Site in ongoing employment use

Employment

Employment land review

0.25

Site in ongoing employment use

Employment

HELAA call for sites

1.55

Site in ongoing employment use

Employment

Employment land review

11.05

Site in ongoing employment use

Urban brownfield employment

HELAA call for sites

0.19

Site in ongoing employment use

SLW0026 SLW0031 SMA0001 SPR0079

2 Derehams Lane, London Road, Loudwater Mayflower House, Loudwater Thames-side industrial Estate 20 Park Street, Princes Risborough, HP27 9AH

69

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

Site Type

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

SRD0128

Holly Tree Farm

Employment

Employment land review

0.60

Site in ongoing employment use

Employment

Site already within the HELAA process

10.04

Site in ongoing employment use

Employment

HELAA call for sites Employment land review

2.43

Site in ongoing employment use

Employment

Employment land review

0.37

Site in ongoing employment use

Employment

Planning permission 12/07554/FUL

2.51

Site in ongoing employment use

Employment

Site already within the HELAA process

0.43

Site in ongoing employment use

Employment

Site already within the HELAA process

0.17

Site in ongoing employment use

SRD0130

SRD0162

SRD0164 SSC0001 SSC0024

STG0015

Princes Estate, Princes Risborough Chiltern House (TRADA), Stocking Lane, Hughenden Valley, HP14 4ND Binders Yard, Cryers Hill, Great Kingshill Stockwells Timber Yard Lesters Yard/ Coulon Stone, Wycombe Road, Stokenchurch Telephone Exchange, The Pines, Tylers Green, High Wycombe

SWB0001

Soho Mill Industrial Estate / Wooburn Industrial Park

Employment

Site already within the HELAA process

8.85

Site in ongoing employment use

SWB0019

Stag Place, Town Lane, Wooburn Green

Employment

Employment land review

0.05

Site in ongoing employment use

Employment

Employment land review

1.76

Site in ongoing employment use

Employment

Employment land review

0.60

Site in ongoing employment use

Employment

Employment land review

0.36

Site in ongoing employment use

SWB0020 SWC0083 SWG0012

Westfield Farm, Westfield, Medmenham Harleyford Marina, Harley Ford Estate, SRS Joinery Ltd, 10 Wycombe Lane Wooburn Green

70

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

Site Type

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

SWG0020

Glory Park, Wooburn Green

Employment

Employment land review

4.90

Site in ongoing employment use

TOTAL Sites Below Minimum Size Threshold Oakfell Garden, Downley SDL0018 Common (formerly SLE0016) 31 - 32 High Street High SHW0032 Wycombe 19 & 21 Cressex Road SHW0038 High Wycombe 50 Fernie Fields High SHW0081 Wycombe Kelvin House 1 Totteridge SHW0094 Avenue High Wycombe Land Rear Of 1-21 Hillview Road And Rear Of SHW0095 13-23 Colbourne Road High Wycombe 86 West Wycombe Road SHW0201 High Wycombe SHW0241

6 Stuart Road High Wycombe

SHW0306

57-59 Amersham Road High Wycombe

SHW0373 SHW0407

30 Booker Lane, High Wycombe 6 & 8 Carrington Road ,

160.27 Urban Brownfield Urban Brownfield Urban Brownfield Urban Brownfield Urban Brownfield Residential intensification with planning permission Urban Brownfield Residential Intensification with planning permission Residential Intensification with planning permission Urban Brownfield Urban

HELAA call for sites

0.07

Site size too small

0.09

Site size too small

0.13

Site size too small

0.18

Site size too small

0.07

Site size too small

Planning permission 14/07099/FUL

0.26

Site size too small

Planning permission 07/06887/FUL

0.04

Site size too small

Planning permission

0.05

Site size too small

Planning permission 15/06554/FUL

0.12

Site size too small

0.08

Site size too small

0.19

Site size too small

Planning permission 11/07352/FUL Site already within the HELAA process Planning permission 13/05849/FUL Site already within the HELAA process

Site already within the HELAA Planning permission 71

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

SHW0418 SHW0439 SHW0454 SHW0481 SHW0523 SHW0535 SHW0552 SHW0580 SHW0585 SHW0594 SHW0598 SHW0602 SHW0604 SHW0616

Address

Site Type

Site Source

High Wycombe 150 West Wycombe Road, High Wycombe 113-119 Hughenden Road, High Wycombe 147 New Road, High Wycombe 277 Cressex Road, High Wycombe 54 Amersham Hill, High Wycombe 259 West Wycombe Road High Wycombe Wycombe House, 9 Amersham Hill, High Wycombe 750 London Road, Loudwater, HP11 1HQ 62 West Wycombe Road, High Wycombe 53-55 Hughenden Road, High Wycombe, HP13 5HS 77 London Road, High Wycombe N 21 Amersham Hill, High Wycombe 193-195 Hughenden Avenue (car park), High Wycombe London House, London Road, High Wycombe

Brownfield Urban Brownfield Urban Brownfield Urban Brownfield Urban Brownfield Urban Brownfield Urban Brownfield Urban Brownfield Employment Urban Brownfield Urban Brownfield

13/06795/FUL Site already within the HELAA process Site already within the HELAA process Site already within the HELAA process Site already within the HELAA process Planning permission 11/05988/FUL Planning appeal 13/05021/FUL

Urban Brownfield Urban Brownfield Urban Brownfield

Site already within the HELAA process Planning permission 14/07339/FUL Planning application 15/05795/FUL (pending) Planning permission since the base date 14/05538/FUL Planning permission 14/08177/FUL Planning permission 14/07943/FUL

Area (ha)

Deliverability Comments / Reason for Exclusion

0.12

Site size too small

0.13

Site size too small

0.09

Site size too small

0.10

Site size too small

0.09

Site size too small

0.09

Site size too small

0.08

Site size too small

0.04

Site size too small

0.05

Site size too small

0.07

Site size too small

0.07

Site size too small

0.07

Site size too small

Urban Brownfield

BCC land

0.05

Site size too small

Urban Brownfield

Employment land review

0.06

Site size too small

72

Table 15: Non Deliverable or Developable Sites without planning permission Address

Site Type

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Rye Park House, Queens Road, High Wycombe Rosalie and Magnolia, Kinsmead Road, Loudwater,

Urban Brownfield

Employment land review

0.08

Site size too small

Urban Brownfield

Appeal dismissed 12/05892/FUL

0.22

Site size too small

SMA0092

40 West Street and part of 18 Oxford Road, Marlow

Urban Brownfield

Planning permission 13/06669/PAJ

0.08

Site size too small

SMA0094

196-206 Little Marlow Road, Marlow

Urban Brownfield

Site already within the HELAA process – now has planning permission 15/05086/FUL

0.52

Site size too small

SMA0103

Land off Dedmere Rise, Marlow,

Urban Brownfield

HELAA call for sites

0.04

Site size too small

SRD0154

Bernard Arms, Kimble

HELAA call for sites

0.13

Site size too small

Officer identification

0.09

Site size too small

0.15

Site size too small

0.29

Site size too small

1.94

Site size too small

HELAA ID SHW0621 SLW0030

SRD0172 SRD0173 SSC0005 SWC0001

SWC0060

SWG0010

Ivanhoe House, Wycombe Road, Stokenchurch 1-4 Cottages, Water End Road, Beacon's Bottom Land South of 14 Mill Road, Stokenchurch

Urban Brownfield Urban Brownfield Urban Brownfield Urban Brownfield

Land off Harvest Hill, Bourne End

Urban Brownfield

Land off Heavens Lea, Hedsor Hill, Hawks Hill, Bourne End Willow Cottage 32 Boundary Road Wooburn Green

Planning permission 14/08217/FUL Planning permission 12/05934/REN Refused planning application 14/08287/FUL

Urban Brownfield

Already within the HELAA process

0.43

Site size too small

Urban Brownfield

Planning permission 14/06995/FUL

0.04

Site size too small

TOTAL

6.40 73

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

Site Type

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Unsuitable Sites (Sifted at Stage 2) SBE0008

Land at Fieldhead Gardens, Bourne End

Greenfield within a settlement

HELAA call for sites

0.32

SBE0043

Land south of Marlow Road, Well End

Greenfield within a settlement

HELAA call for sites

6.82

SFH0015

Flackwell Heath Football Club, Flackwell Heath

HELAA call for sites

1.29

SFH0020

Community Centre, Flackwell Heath

Greenfield within a settlement Urban brownfield other (not employment)

HELAA call for sites

0.18

SHW0007

Southern Verco site, Chapel Lane, Sands, High Wycombe

Urban brownfield employment

Pending Planning application 15/06618/FUL

2.08

SHW0342

Land off West End Street to rear of Desborough Avenue, High Wycombe

Greenfield within a settlement

HELAA call for sites

0.61

SHW0386

Castle Museum, the Urban Greenway, High Wycombe brownfield

Site already within the HELAA process – WDC

0.80

74

Unsuitable - allocated as Green Space in the DSA. Not suitable for development. In family ownership and intention is to sell the site for development. Site designated as Green Space (DM12). Currently grassland/ grazing. Part of Green Infrastructure (DM11). The land is controlled by Berkeley Strategic. Unsuitable - Green Space allocation. Site in use as a community facility - football club. Potential highway constraints. Unsuitable - development would result in loss of a community centre. Development would require provision of new facility. Unsuitable - Site forms an existing employment site. Part of site is vacant and has been cleared. Planning application has been submitted for a mixed use scheme. Marketing information submitted with application identifies commercial interest in whole of site, scope for some residential as part of an employment led scheme, potential amenity issues with existing premises, Site suitable for employment but would result in a loss of employment land if redeveloped for housing. Unsuitable - Green Space designation. Joint initiative with WDC and Carrington under negotiation. The land is controlled by Berkeley Strategic. Unsuitable - Site in use for museum. Located within an Archaeological Notification Area and

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

Site Type

Site Source

other (not employment)

land

Area (ha)

SHW0537

Totteridge Recreation Ground, High Wycombe

Greenfield Rural

HELAA call for sites

7.79

SHW0582

Crown House School, 19 London Road, High Wycombe,

Urban brownfield other (not employment)

Site already within the HELAA process

0.08

SHZ0008

Land Adjacent to Hazlemere Lodge, Cedar Avenue Hazlemere

Greenfield within a settlement

Site already within the HELAA process

0.18

SLK0005

Land south of Bar Lane, Longwick

Greenfield Rural

Draft Longwick Neighbourhood Plan – SA

1.45

SLK0009

Land north of Rose Farm, Longwick

Greenfield Rural

Draft Longwick Neighbourhood Plan – SA

1.74

75

Deliverability Comments / Reason for Exclusion Conservation Area. Castle Hill also Ancient Monument site. Unsuitable - Site designated as Green Space in the DSA (2013), not suitable for development. Unsuitable – Site in current use as a school. Development would result in loss of a community facility unless facility could be reprovided for elsewhere. No current proposals for relocation. Unsuitable - Site designated as Green Space in the DSA (2013), not suitable for development. Unsuitable – impact on long distance views from the AONB and setting of the AONB. Site likely to have noise nuisance from the nearby kennels. Potential loss of mature trees and hedgerows. Site located outside of the settlement boundary of the Draft Longwick Neighbourhood Plan. Transport provision (car+ sustainable modes) is inadequate, including for access to employment and training. Access to local facilities and services in the village is compromised by safety and capacity issues on Bar Lane. Potential surface water flooding issues Unsuitable. Transport provision (car+ sustainable modes) is inadequate, including for access to employment and training. The site is inaccessible at present. Site located outside of the settlement boundary for the Draft Longwick Neighbourhood Plan. Possible impact on listed building. Potential surface

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

SMA0029 SMA0061 SMA0062

Address

Site Type

Alfred Davis Ground (Marlow FC) Oak Tree Road Marlow Hanging Hill Allotments, Off Berwick Road Recreation Ground, Seymour Court Road, Marlow

Greenfield within a settlement Greenfield Rural Greenfield within a settlement Greenfield within a settlement Urban brownfield other (not employment)

SMA0082

Land at Ridgeway Close, Marlow

SMA0104

Marlow Community Hospital, Glade Road, Marlow

Site Source

Area (ha)

Site already within the HELAA process

1.61

Site already within the HELAA process

3.37

Site already within the HELAA process

2.18

HELAA call for sites

0.54

Unsuitable – Site allocated in the DSA as Green Space (DM12).

2014 Issues and Options Consultation

0.29

Unsuitable – Site allocated in the DSA as Green Space (DM12).

SRD0150

Fawley Court, Fawley

Rural brownfield other (not employment)

SRD0152

Shoulder of Mutton, Owlswick, Buckinghamshire, HP27 9RH

Majority of site Greenfield Rural

Site already within the HELAA process

1.63

SRD0155

Harpers Field, Bledlow Road, Saunderton

Greenfield Rural

HELAA call for sites

3.30

Site already within the HELAA process

1.31

76

Deliverability Comments / Reason for Exclusion water flooding issues. Unsuitable – Site allocated in the DSA as Green Space. Unsuitable – Site allocated in the DSA as Green Space. Unsuitable – Site allocated in the DSA as Green Space. Development of site would result in loss of recreation ground.

Unsuitable – site in unsustainable location. Grade 2 agricultural land, site in FZ 2 and 3, in the AONB, in conservation area, archaeological notification site, within SSSI buffer, and within curtilage of a listed building. The site is in an unsustainable location. It is within Olswick conservation area. Potential surface water flooding issues. Site is in single ownership and owner intends to sell the land for development. Highways access would need to meet minimum visibility splays and cater for two-way vehicle flow. Unsuitable - Site in an isolated location and would undermine the emerging Princes Risborough Area Action Plan. Part of site is Grade 2 agricultural land.

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

Site Type

Site Source

Area (ha)

SRD0161

High Barns, Marlow Road, Cadmore End

Rural brownfield Green Belt

Refused planning permission 13/08106/FUL

0.78

SRD0175

Studley Green Garden Store Wycombe Road, Studley Green

Rural brownfield Green Belt

Within previous SHLAA

0.28

SRD0177

Great Hampden Centre, Hampden Road, Great Hampden

Rural brownfield Green Belt

BCC land / HELAA Call for sites

0.28

SRD0179

Land to the south of Greenfield Bledlow Road, Saunderton Rural

HELAA call for sites

3.85

SSC0032

Wallace Hill Farm, Wormsley Estate, Stokenchurch

HELAA call for sites

1.05

STG0017

Kingswood Field North, Tylers Green

Site already within the HELAA process

2.41

Unsuitable - Green space designation, policy DM12.

SWC0075

Marlow Garden Centre, Pump Lane South, Little Marlow

HELAA call for sites

1.10

Unsuitable – PDL site in the Green Belt and AONB. Also within Minerals Safeguarding Area.

SWC0078

Southern part of Sappers Playing Field, Harvest Hill, Hedsor

Site already within the HELAA process – WDC land

0.29

Unsuitable - Green space designation, policy DM12

Greenfield Rural Greenfield within a settlement Urban brownfield other (not employment) Greenfield within a settlement

77

Deliverability Comments / Reason for Exclusion Unsuitable - Site poorly related to existing built form. PDL Green Belt and AONB. Archaeological notification site. Potential noise and air quality issues with proximity of the motorway. Unsuitable - PDL Green Belt and within AONB. Site is currently used as a garden store. Study Green poor location for sustainability, poor access to services and facilities. Unsuitable - PDL Green Belt site, in the AONB and conservation area. Potential surface water flooding issues. Unsuitable - Site in an isolated location and would undermine the emerging Princes Risborough Area Action Plan. Unsuitable - site within AONB and poorly related to the build form. Unsustainable location, with inadequate assess to Stokenchurch local facilities. Site promoted for a possible rural exception scheme.

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

SWC0088

HM Young Offenders Institution (Finnamore Wood Camp) Frieth,

SWG0025

Land Adjacent to SRS Joinery, 10 Wycombe Lane, Wooburn Green

Site Type Rural brownfield other (not employment) Greenfield within a settlement

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Officer identified

4.24

Unsuitable – site freestanding in an unsustainable location. PDL site within the AONB.

BCC land

0.42

Unsuitable - Green Space designation in DSA.

TOTAL Not Achievable (sifted at stage 2)

SDL0014

1, 3 & 5 Plomer Hill High Wycombe

SHW0033

20 And 20A Rupert Avenue High Wycombe

SHW0057

27 Marlow Road High Wycombe

SHW0062

148-150 Cressex Road & Land Rear Of 144-156 Cressex Road High Wycombe

SHW0065

58-60 Marlow Road High Wycombe

59.87 Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning

Site already within the HELAA process

0.44

Insufficient Deliverability Information

Site already within the HELAA process

0.28

Insufficient Deliverability Information

Site already within the HELAA process

0.09

Insufficient Deliverability Information

Site already within the HELAA process

0.26

Insufficient Deliverability Information

Site already within the HELAA process

0.18

Insufficient Deliverability Information

78

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

Site Type

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Site already within the HELAA process

0.31

Insufficient Deliverability Information

Site already within the HELAA

0.09

Insufficient Deliverability Information

Site already within the HELAA process

0.18

Insufficient Deliverability Information

Site already within the HELAA process

0.17

Insufficient Deliverability Information

Site already within the HELAA process

0.28

Insufficient Deliverability Information

Site already within the HELAA process

0.46

Insufficient Deliverability Information

permission

SHW0141

33 Amersham Road

SHW0142

61-63 Priory Avenue

SHW0182

38-42 Micklefield Road High Wycombe

SHW0188

78-82 Micklefield Road High Wycombe Buckinghamshire HP13 7EY

SHW0244

2 - 6 Kingsmead Road High Wycombe

SHW0254

705-721 London Road High Wycombe Buckinghamshire HP11 1HD

Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission

79

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

SHW0264

216 West Wycombe Road High Wycombe Buckinghamshire HP12 3AR

SHW0267

132 -138 New Road High Wycombe

SHW0269

1 Fryers Lane & 215 West Wycombe Road High Wycombe Buckinghamshire HP12 3AN

SHW0270

107 & 109 Chapel Lane High Wycombe

SHW0276

9B Amersham Road, High Wycombe

SHW0278

Land Rear Of 44 To 60 Roberts Road High Wycombe

SHW0287

Cedar House Amersham Road High Wycombe

Site Type Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Site already within the HELAA process

0.14

Insufficient Deliverability Information

Site already within the HELAA process

0.29

Insufficient Deliverability Information

Site already within the HELAA process

0.15

Insufficient Deliverability Information

Site already within the HELAA process

0.10

Insufficient Deliverability Information

Site already within the HELAA process

0.12

Insufficient Deliverability Information

Site already within the HELAA process

0.13

Insufficient Deliverability Information

Site already within the HELAA process

0.37

Insufficient Deliverability Information

80

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

SHW0289

46-50 Coningsby Road High Wycombe

SHW0294

73 & Rear Of 71 & 75 Hamilton Road High Wycombe

SHW0295

43A-45 Amersham Hill High Wycombe

SHW0317

270 - 272 Totteridge Road High Wycombe

SHW0383

Land adjacent to 48 Misbourne Avenue, High Wycombe

SHW0455

4-12 Chapel Lane, High

Site Type planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Site already within the HELAA process

0.27

Insufficient Deliverability Information

Site already within the HELAA process

0.36

Insufficient Deliverability Information

Site already within the HELAA process

0.22

Insufficient Deliverability Information

Site already within the HELAA process

0.18

Insufficient Deliverability Information

Site already within the HELAA process

0.28

Insufficient Deliverability Information

Site already within the HELAA process

0.38

Insufficient Deliverability Information

81

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

SHW0457

7, 9, 11 Kendalls Close, High Wycombe

SHW0459

14-22 Marlow Hill, High Wycombe

SHW0473

9 Amersham Road, High Wycombe

SHW0479

44 & 46 Carrington Road, High Wycombe

SHW0484

71 - 81 Mill End Road, High Wycombe

SHW0487

32 Bridge Street, High Wycombe

SHW0500

Timber yard, Victoria Street, High Wycombe

Site Type Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Site already within the HELAA process

0.11

Insufficient Deliverability Information

Site already within the HELAA process

0.78

Insufficient Deliverability Information

Site already within the HELAA process

0.27

Insufficient Deliverability Information

Site already within the HELAA process

0.19

Insufficient Deliverability Information

Site already within the HELAA process

0.28

Insufficient Deliverability Information

Site already within the HELAA process – part of DSA allocation

0.05

Insufficient Deliverability Information

Site already within the HELAA process

0.45

Insufficient Deliverability Information

82

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

SHW0507

35 Amersham Road, High Wycombe, Bucks

SHW0508

9-11 Priory Avenue, High Wycombe, Bucks

SHW0541

100-104 Hatters Lane, High Wycombe

SHW0542

137-139 Totteridge Lane, High Wycombe

SHW0551

27 & 29 London Road, High Wycombe

SHW0554

31-37 Amersham Hill, High Wycombe

Site Type planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Site already within the HELAA process

0.25

Insufficient Deliverability Information

Site already within the HELAA process

0.07

Insufficient Deliverability Information

Site already within the HELAA process

0.20

Insufficient Deliverability Information

Site already within the HELAA process

0.22

Insufficient Deliverability Information

Site already within the HELAA process

0.09

Insufficient Deliverability Information

Site already within the HELAA process

0.21

Insufficient Deliverability Information

83

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

SHW0587

4 Roberts Road, High Wycombe

SHW0588

Land at junction of West Wycombe road and Desborough Avenue, High Wycombe

SHW0599

301 Desborough Avenue, High Wycombe

SHW0603

Rear of 154-156 West Wycombe Road, High Wycombe

SHZ0016

9 , 11 & 13 Holmer Green Road Hazlemere

SHZ0021

281 Amersham Road & 11Trinity Road Hazlemere

SLW0008

883-889 London Road, Loudwater, High Wycombe

Site Type Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Site already within the HELAA process

0.04

Insufficient Deliverability Information

HELAA call for sites

0.64

Insufficient Deliverability Information

Refused planning application 14/08304/FUL - REF

0.11

Insufficient Deliverability Information

Planning application pending 15/05788/FUL

0.10

Insufficient Deliverability Information

Site already within the HELAA process

0.15

Insufficient Deliverability Information

Site already within the HELAA process

0.19

Insufficient Deliverability Information

Site already within the HELAA process

0.27

Insufficient Deliverability Information

84

Table 15: Non Deliverable or Developable Sites without planning permission HELAA ID

Address

SMA0075

Cavendish Court, Beaumont Rise, Marlow

SPR0013

53, 55 & 57 Wycombe Road Princes Risborough

SPR0025

Elmdon Aylesbury Road Princes Risborough

SSC0021

Rear of 94-114 Slade Road, (Land Adjacent Springfield), Stokenchurch

Site Type planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission Residential Intensification with no planning permission

Site Source

Area (ha)

Deliverability Comments / Reason for Exclusion

Site already within the HELAA process

0.14

Insufficient Deliverability Information

Site already within the HELAA process

0.68

Insufficient Deliverability Information

Site already within the HELAA process

0.17

Insufficient Deliverability Information

Site already within the HELAA process

0.34

Insufficient Deliverability Information

TOTAL GRAND TOTAL

11.73 779.69

85

Appendix 4 – Princes Risborough Expansion Area Table 16: - Site promoted at Princes Risborough Expansion Area Reference

Address

Site Type

Site Source

Size (ha) 3.87

Available Deliverability Conclusion

SPR0001

Leo Laboratories, Longwick Road, Princes Risborough

Employment Brownfield

Employment land review

SPR0010

Park Mill Farm, Princes Risborough

Greenfield Rural

Call for sites

18.21



SPR0037

North of Longwick Road, Princes Risborough (see also SPR0086)

Greenfield Rural

Call for sites

49.29





86

Site forms part of the comprehensive expansion plan for Princes Risborough for new community facilities, a primary school and potential relocation of the secondary school. Potential flooding issues on part of site. Currently vacant employment site. PBA Economy Study concluded site could be from employment use subject to market testing. Cabinet report on 21 September for the Short Term Employment Land Review agreed site to be released for housing. Existing planning application pending consideration (15/07349/FUL) for 96 dwellings. Site considered deliverable in 5 years. Site forms part of the comprehensive plan for Princes Risborough for residential development and open space. Site is allocated in the in 2004 Local Plan (policyH2) and has been previously refused on the grounds that the site wasn’t needed at that time (10/07225/OUTEA). Development on the site will result in loss of grade 2 agricultural land and will need to consider flooding issues, as well as impact on views and openness of the site. Potential contamination issue and noise from railway. Integration with the rest of the town including ensuring high quality connections from the site to the town centre via grade separated crossing(s) of the railway line is a key issue. Implementation of East West rail may also require land. Site forms part of the comprehensive plan for Princes Risborough for residential development and open space, running parallel to the railway line. Development of the site will result in loss of grade 2 agricultural land and will need to be designed to take account of open views and surface water flooding in parts of the site. Potential issue of noise from the railway. Integration with the rest of the town including ensuring high quality connections from the site to the town

Table 16: - Site promoted at Princes Risborough Expansion Area Reference

Address

Site Type

Site Source

Size (ha)

Available Deliverability Conclusion centre via grade separated crossing(s) of the railway line a key issue. Implementation of East West rail may also require land.

SPR0073

Land north of Mill Lane, Monks Risborough

Greenfield Rural

Call for sites

3.37



Site forms part of the comprehensive plan for Princes Risborough for a country park and landscape buffer. Site has long distance views to and from the countryside and gradient rises in the north of the site. Flooding issues located in the south of the site and grade 2 agricultural land. Implementation of East West Rail may require land from the site if twin tracking is constructed. Current planning application pending appeal for 192 dwellings (14/6162/OUT).

SPR0081

Land East of Lower Icknield Way, Monks Risborough

Greenfield Rural

Call for sites

20.34



SPR0083

Land near Kingsmead, Princes Risborough

Greenfield Rural

Call for sites

1.64



SPR0086

Land South of Mill Lane and B4009, Princes Risborough (see also SPR0037)

Greenfield Rural

Call for sites

10.33



Site forms part of the emerging development scenario plan for Princes Risborough shown as a landscape buffer. Some surface water flooding. Impacts on long distance views to and from the countryside. Grade 2 and 3b agricultural land. Planning application pending for 152 dwellings (15/06332/OUT). Would be isolated development if developed on its own. Site forms part of the emerging development scenario plan for Princes Risborough shown as a landscape buffer. Grade 2 and 3 agricultural land. Impacts on long distance views to and from the countryside. Would be isolated development if developed on its own. Site forms part of the emerging development scenario plan for Princes Risborough shown as residential development and a landscape buffer. Grade 2 agricultural land. multiple ownership but the owners are working together through a landowner consortium.

87

Table 16: - Site promoted at Princes Risborough Expansion Area Reference

Address

Site Type

SRD0133

Oak Tree Farm, Princes Risborough

Greenfield Rural

Site Source

Size (ha) 19.16

Available Deliverability Conclusion ✓

Call for sites

88

Site forms part of the emerging development scenario plan for Princes Risborough shown as residential development, a landscape buffer and open space. Grade 3a agricultural land. Some surface water issues at the far northern and southern part of site landscape. Site in multiple ownership. Would be isolated development if developed on its own.

Appendix 5 - Housing Further Assessment Sites Table 17: Site for Further Assessment (not currently counted in supply) HELAA ID

Address

Site Type

Site Source

SBE0035

Well End Farm, Well End, Bourne End

Urban brownfield other (not employment)

Site already in the HELAA process

SLE0017

Land south of Finings Road (previously known as Golden Guff), Lane End, High Wycombe

SHW0416

Bassetsbury Allotments, Bassetsbury Lane, High Wycombe

SHW0558

Land off Lane End Road, Adjoining Sands Industrial Estate, Sands, High Wycombe

Greenfield Rural

HELAA call for sites

Greenfield within a settlement

Site already within the HELAA process WDC land

Rural brownfield Green Belt

HELAA call for sites

Total Net Units

11

50

11

25

Density Assumption Based on officer identification at basic density (11 dwellings at 30 dpha) Based on agent information (50 dwellings at 22.5 dpha) In comparison (67 dwellings at 30 dpha) Based on officer identification (11 dwellings at 0.3 dpha; In comparison 86 dwellings at 30 dpha) Based on HELAA form (25 units at 18 dpha) In comparison (42 dwellings at 30dpha) 89

Area (ha)

Deliverability Conclusion

0.37

Site would need to be carefully designed to take account of the archaeological notification area, SSSI 500m buffer, conservation area and Grade II listed building within the site.

2.24

Site within AONB and SSSI buffer, with a number of mature trees, and would also need to improve highway visibility from the site. Further assessment required on impact of AONB. Agent being actively promoted identified site. Site available now.

2.86

Site designated as part of the green infrastructure network. Local Plan options consultation considered open space and residential options. Highway issues would need to be explored further also given potential constraint of Bassetsbury Lane.

1.39

Part PDL Green Belt site and within the AONB. Site is available for employment or residential or mixed use. The landowner would prefer the site to be developed for 5 or 6 small high tech business units or if mixed used could deliver the following: 5 dwellings or 1 business unit in 2016/17, 10 dwellings or 2 business units in 2017/18, 10 dwellings or 3 business units in 2018/19. Further assessment required for impact on

Table 17: Site for Further Assessment (not currently counted in supply) HELAA ID

Address

Site Type

Site Source

Total Net Units

Density Assumption

Area (ha)

Deliverability Conclusion AONB.

SHW0560

Revola site, Clay Lane, High Wycombe

SHW0563

Wycombe Hospital, high Wycombe

SHW0630

Wycombe Hospital (south), High Wycombe

SWC0012

Westside Fruit / The Apple Orchard, Clay Lane, Booker

Rural brownfield Green Belt

Urban brownfield other (not employment) Urban brownfield other (not employment)

Residential Intensification

Based on officer identification (10 dwellings at dpha) In comparison (13 dwellings at 30dpha)

HELAA call for sites

10

DSA site allocation

Current position unknown.

DSA site allocation

HELAA call for sites

Current position unknown. Based on officer identification (26 dwellings at 42dpha) In comparison (18.5 dwellings at 30dpha)

26

90

0.43

PDL Green Belt site. Could be supported as part of a wider residential intensification scheme to include SWC0012 and the 4 dwelling to the south (Clay Lodge, Oakley Clay, Bethel Clay and Bay Tree Cottage).

5.72

Site allocation in the DSA for mixed use (hospital, office and residential). Future plans for the site unknown. 60 C3 units existing on the site.

1.1

Site allocation in the DSA for mixed use (hospital, office and residential). Future plans for the site unknown. 262 C3 units existing on the site.

0.62

PDL Green Belt site. Currently in use as farm shop, café, residential and builder’s yard. Could be supported as part of a wider residential intensification scheme to include SHW560 and the 4 dwelling to the south (Clay Lodge, Oakley Clay, Bethel Clay and Bay Tree Cottage). Landowner considers site to be available in 6 -10 years.

Table 17: Site for Further Assessment (not currently counted in supply) HELAA ID

SSC0034

SSC0035

SRD0126

Address

Land at Wood Farm, Stokenchurch

Land off Mill Road, Stokenchurch

Former Molins Factory, Haw Lane, Saunderton, HP14 4JE

Site Type

Rural brownfield other (not employment)

Greenfield Rural

Rural brownfield Green Belt

Site Source

HELAA call for sites

HELAA call for sites

Already in the HELAA process – planning application

Total Net Units

Density Assumption

150

Based on officer identification (150 dwellings at 28dpha) In comparison (160 dwellings at 30dpha)

85

Based on officer identification (85 dwellings at 25.5 dpha) In comparison (100 dwellings at 30 dpha)

Subject to detailed scheme overcoming the sustainability issues of the location

91

Area (ha)

Deliverability Conclusion

5.33

Site is in the AONB and within buffer of Aston Rowant Woods SAC buffer. Potential impact on views / landscape. Land owned by local farmer who also owns other pieces of land around Stokenchurch and is looking at consolidating his farm landholdings. Site available now and considered to be completed in the next 10 years subject to favourable planning position. Further assessment required on the impact of the AONB.

3.34

Site is within the AONB. Some potential surface water flooding issues. Potential highway constraints. Visibility to the right would need to be improved, currently unacceptable in transport terms. Further assessment on AONB required. The site is available now and developer considers site has capacity for 85 dwellings.

10.24

PDL sites within the Green Belt and AONB. Potential surface water flooding issue at entrance of site - ecology and landscape impacts Potential contamination from previous employment use. PBA Employment Land Review considers that the site could be released for residential use. Majority of site is vacant and has been cleared. Owner considers the site to be deliverable. Potential to deliver 100 units in the 5 year per. However likely to result in isolated development in the countryside

Table 17: Site for Further Assessment (not currently counted in supply) HELAA ID

Address

Site Type

Site Source

Total Net Units

Density Assumption

Area (ha)

Deliverability Conclusion with poor links to the village.

Appendix 6 - C2 Sites Table 18: Deliverable C2 Sites (not currently counted in the supply) HELAA ID

Address

Site Source

Total Net Units

Area (ha) Deliverability Conclusion

EBOURN073 / SBE0055

Chilterns Manor Northern Heights Bourne End

11/06193/REN

18

0.25

12 flats under construction since the base date.

SMA0073

210-218, Little Marlow Road, Marlow

12/05769/FUL

79

0.49

Existing units on the site have been demolished. 5 units identified as complete in 2013.

ECHILT080 / SLE0002

24 - 26 The Row Lane End Buckinghamshire HP14 3JS

13/06549/FUL

72

0.84

Site under construction since the base date.

ESTOKE108 / SRD0144

Former Wycliffe Centre, Horsleys Green

13/06772/FUL

30

9.93

Site owned by Carter Jonas. Full Planning permission with S106 signed for 169 units - 115 supported living units (C3), 24 care units (C3) and 30 dementia units (C2). Initial building notice received in May 2013. Planning conditions in the process of being updated.

EICKND071/ SLK0011

Old School House Thame Road Longwick Buckinghamshire HP279SF

11/06393/FUL

0.88

Site has been granted full planning permission and is considered to be available.

5

92

Table 18: Deliverable C2 Sites (not currently counted in the supply) HELAA ID

Address

Site Source

ESANDS075/ SHW0263

193 - 197 West Wycombe Road High Wycombe Buckinghamshire HP12 3AW

13/07011/OUT

ETOTTR022/ SHW0624

310 Totteridge Road, High Wycombe

14/07222/FUL

ETERAH078/ SHW063

42 - 44 Green Road High Wycombe Buckinghamshire HP13 5BA

15/05022/FUL

EABBEY418/ SHW0631

58 & 60 Deeds Grove High Wycombe Buckinghamshire HP12 3NU

14/06293/FUL

HRYEME149 / SHW0543

185 - 197 Gordon Road, High Wycombe

12/07667/FUL

14

15/05349/FUL Pending Consideration

70

Total Net Units -10

Area (ha) Deliverability Conclusion

0.19

Site has been granted full planning permission and is considered to be available.

7

0.09

Site considered available. Site in current use as car park for Majestic Wines.

-8

0.05

Site has been granted full planning permission and is considered to be available.

0.08

Site has been granted full planning permission and is considered to be available.

0.08

Site has been granted a new planning permission for extension to an existing care home for 14 additional bedrooms (C2 units) and 4 flats 14/08046/FUL (C3). Site available now.

6

Other Deliverable C2 Sites SPR0052

Ker Maria Nursing Home, Princes Risborough

93

1.06

Current application pending consideration. Residential development for the site accepted in principle for C2 Use Class. Developer (Achor) considers development to commence in 2016/17 for 35 units, followed by 35 units 2017/18.

Table 18: Deliverable C2 Sites (not currently counted in the supply) HELAA ID

Address

Site Source

Total Net Units

SHW0605

Hughenden Quarter North East Site (Star and Garter), Hughenden Quarter, High Wycombe

15/05191/FUL Pending

74

Total under construction at 1 April 2015

0

Total with unimplemented planning permission at 1 April 2015

357

Other Deliverable 5 year sites at 1 April 2015

144

TOTAL DELIVERABLE C2

501

94

Area (ha) Deliverability Conclusion

0.95

Site in single ownership by Royal Star and Garter. Application pending for a nursing home (C2 units) for 74 dwellings. Bucks County Council currently working with the developer to resolve Highways issues for access and parking. Developer considers the site to be fully complete in 2016.

Appendix 7 – Employment Supply Table 19: Employment Supply - Deliverable Sites (5 Years) HELAA ID

Address

Site Type

Site Source

Area (ha)

Total net floorspace (m2)

Mixed B

B1a

B1b/ B1c

B2

B8

Deliverability conclusion

Large Sites under construction with units not yet completed (5 years) (>1,000m2)

SHW0329/ EBLEDL090

Shana site, Naphill

Under construction

SHW0329 / EABBEY351

Wycombe Sports Centre Marlow Hill

Wider site under construction

SWG0020 / EDISRA041

Glory Park, Wooburn Green

Under construction

Planning permission

0.858

Outline application

2.8

3,039

3,039

34,791

34,791

20,000

20,000

95

Site under construction for change of use of land and buildings from commercial riding establishment (school/livery) to storage & distribution of landscaping & fencing materials. Outline planning permission granted, reserve matters application to be submitted. Site forms part of a wider redevelopment area which has commenced, however this particular area of the site has not yet commenced. Current planning application submitted for housing development. PBA identified employment is deliverable on the site within 5 years.

Table 19: Employment Supply - Deliverable Sites (5 Years) HELAA ID

Address

Site Type

SHW0327 / EDISRA041

Compair upper Compair Broomwade , Bellfield Road employment area, Hughenden Avenue, High Wycombe

SLE0021 /ECHILT072

Land at Simmons Way remainder of Springbank House, Lane End

Under construction

SMA0093/ EMARSE095

Ground Floor Anglers Court 33 - 44 Spittal Street Marlow

Urban Brownfield

Site Source

Under construction

Area (ha)

0.79

0.3

Planning permission

Total net floorspace (m2)

3,726

1,100

Mixed B

B1b/ B1c

B2

B8

Deliverability conclusion

The site has full planning permission and is now under construction. Site owned by WDC.

3,726

1,100

1,343

TOTAL

B1a

1,343

Site currently being marketed, with one year left. It is serviced land (access laid and basic utilities). Site is considered to be deliverable within 5 years. Site is under construction for change of use to redevelop offices and incorporate retail use on the ground floor.

63,999

Sites unimplemented planning Permissions (full + outline) (5 years) SHW0610 / ESANDS068

Bartletts (south), Grafton Street High Wycombe

Urban Full brownfield planning employment permission

1

2,019

96

2,019

The site has full permission (11/07900/FUL). Site has recently been cleared. PBA report

Table 19: Employment Supply - Deliverable Sites (5 Years) HELAA ID

Address

Site Type

Site Source

Area (ha)

Total net floorspace (m2)

Mixed B

B1a

B1b/ B1c

B2

B8

Deliverability conclusion includes in the supply as a commitment.

SHW0408/ EABBEY406

Former RAF Daws Hill, High Wycombe

Urban brownfield

Full planning permission

1.28

2,634

SSC0001/ ESTOKE100

Stockwells, Stokenchurc h

Urban Full brownfield planning employment permission

1.87

5,263

SRD0130/ ETHRIS112

Former HCA land (Princes Estate, Princes Risborough)

Local Plan Urban allocation brownfield with Full employment planning permission

2.2

7,430

97

1,317

1,317

5,263

30

7,400

Deliverable now (5 years). Full permission granted (13/05799/FULEA). Wider site has now commenced for residential units. Minor amendments to application completed full planning permission (12/07554/FUL). Site considered to be deliverable. Site is deliverable. The site has a restrictive covenant to prevent furniture manufacturing. Existing outline consent for whole of site, part of the site is implemented. Site requires reserve matters application for remaining undeveloped area.

Table 19: Employment Supply - Deliverable Sites (5 Years) Site Source

HELAA ID

Address

Site Type

SHW0611/ EDISRA034

Compair, (south) previously Timber Yard, Bellfield Road, High Wycombe

Employmen t Area E3 Urban (LP) brownfield designation employment with Full planning permission

SHW0247 / ERYEME093

Wycombe Marsh Southern Land London Road (Genoa Way) High Wycombe Buckinghams hire

Urban brownfield

SHW0555 / EDISRA026

TOTAL

Southern De La Rue premises, Coates Lane, High Wycombe

Outline planning permission

Urban Planning brownfield permission employment

Area (ha)

Total net floorspace (m2)

Mixed B

B1a

B1b/ B1c

B2

B8

Deliverability conclusion

0.25

3,226

3,226

Site is part of a wider regeneration scheme which has commenced. Site has full planning permission (14/05239/FUL). Site is currently available now for redevelopment.

2.19

2,800

2,800

Site has been completed since the base date.

2,400

Consent has expired since the base date (outline). Site currently used as storage of construction material for surrounding housing development. Employment considered deliverable with 5 years.

0.76

2,400

25,772

98

Table 20: Employment Supply – Developable Sites (6 – 18 years) HELAA ID

Address

Site Type

Site Source

Area (ha)

Total net floorspace (m2)

Mixed B

B1a

B1b/ B1c

B2

B8

Deliverability conclusion

Other developable sites (6 – 10 years)

SMA0001

Globe park, Marlow / Thame side

Commitments

9.65

6,125

6,125

Planning permission lapsed for 7,000 sq.m. of B1a. Current issue with car parking - car parking standards may change through the BCC joint parking standards. Site still considered deliverable for economic development.

6,500

Site allocated in the DSA for mixed use development. No current plans for redeveloping the site. Site in current use with multiple owners / uses, including fire station which would require relocation. Providing fire station is relocated site would provide a suitable location for employment.

DSA Allocated sites (11 – 18 years)

SHW0326

Swan Frontage

DSA allocation

6,500

99

Appendix 8 – Employment Local Plan Options The sites listed below identify the current Local Plan options for economic development. They are not currently included in the overall employment land supply. Further testing word is required before they can be considered developable. Table 21: Employment Local Plan Options HELAA ID

Address

Site Type

BL0001

Westhorpe near Marlow

Local plan option

BL0002

Land at Heath End Road (Junction 3a)

Greenfield

Site Source

Local Plan option

Area (ha)

Total net floorspace (m2)

Mixed B

B1a

5

20,000

20,000

15

55,000

5,000

100

B1b/ B1c

25,000

B2

B8

25,000

Deliverability conclusion Would be delivered after Handy Cross Hub development. Subject to commercial assessment, transport assessment, other site specific assessment work. Subject to Green Belt and Local Plan review. Subject to new motorway junction (3a). Transport study access to high Wycombe underway and commercial site assessment. Would require more detailed site specific assessment if to be taken forward further.

Table 21: Employment Local Plan Options HELAA ID

Address

Site Type

See Figure 2

Princes Risborough estimate for expansion area

Greenfield or brownfield depending on location

SHW0001

Airpark 1

Site Source

Local Plan option

Area (ha)

4

Total net floorspace (m2)

10,000

Mixed B

7,500

Brownfield urban

Local Plan option

2

7,000

7,000

Local Plan option

10

40,000

40,000

SHW0001

Airpark 2

Greenfield

SHW0322

Easton Street, High Wycombe

DSA allocation

10,000

101

B1a

2,500

B1b/ B1c

B2

B8

Deliverability conclusion Site subject to commercial sites study to identify how much employment land can be accommodated and whether this is viable. No current application. Site in use, current policy restrictive to aviation uses. Subject to further commercial assessment. No current application. Site in use, current policy restrictive to aviation uses. Subject to further commercial assessment and Green Belt review through Local Plan options.

10,000

Third phase of public sector hub. No current application.

Table 21: Employment Local Plan Options HELAA ID

Address

Site Type

SHW0332

Duke Street, High Wycombe

DSA allocation

SHW0354

Buckmaster Playing Fields, High Wycombe

Greenfield

SHW0590

Octagon Parade, High Wycombe

DSA allocation

Site Source

Area (ha)

Total net floorspace (m2)

10,000

Local Plan option

Mixed B

B1a

10,000

4

10,000

10,000

0.1

10,000

10,000

102

B1b/ B1c

B2

B8

Deliverability conclusion Second phase of public sector hub. No current application. Site owned by WDC, adjacent to existing large scale office. Site would require relocation of playing fields and retention/provision of some local open space. First phase of public sector hub. No current application, expected to be in 2018.

Appendix 9 – Floorspace Loss from Employment sites released for housing The table below sets out those existing employment sites which were agreed by Cabinet on 21 September to be released as being acceptable in principle for residential development (subject to subsequent detailed proposals for planning permission being acceptable). Table 22: Floorspace Loss (m2) from Employment sites released for housing HELAA ID

Address

Area Ha

Site Source

B1a

B1b/ B1c

B2

B8

Other/ sui generis

Total

Deliverability Conclusion

-167.59

Scattered employment site (policy DM5) development. Remainder of Queens Road sites which are recommended for release from employment use in the PBA report.

-482

Prior notification for 6 dwellings, although developer is now looking to develop 11 dwellings plus a retail element. The new application is currently pending (14/07003/FUL).

Employment site deliverable within 5 years

SHW0421 + SHW0556

Netley Works, 89 Queens Road, High Wycombe

HMARSE 086

Windsor House 33 39 Spittal Street Marlow Bucks

0.30

0.09

Urban brownfield employment

13/06278/PAJ + 14/07003/FUL - Pending

-167.59

-482

103

Table 22: Floorspace Loss (m2) from Employment sites released for housing HELAA ID

Address

HTERAH 197 / SHW0471

Terriers House 201 Amersham Road High Wycombe Buckinghams hire HP13 5AJ

HGMARL 099 / SWC0084

Harleyford Manor, Harleyford Estate, Marlow

Area Ha

0.33

0.68

Site Source

14/07975/PAJ

14/08157/FUL

B1a

B1b/ B1c

B2

-2,215

1,803

104

B8

Other/ sui generis

Total

Deliverability Conclusion

-2,215

Prior Notification for 18 dwelling, however developers have recently run a community information session with one option for 8 new dwellings and another option for 23 (this includes the 18 which have been permitted through Prior Notification). New application for 23 dwellings has been received since the base date (15/06860/FUL), along with listed building consent. Site likely to be completed within 5 years.

-1,803

Site has full planning permission to convert offices into 9 self-contained apartments. Folbro Y Ltd confirmed site to be developed by 2017/18.

Table 22: Floorspace Loss (m2) from Employment sites released for housing HELAA ID

SPR0001

Address

Leo Laboratories, Longwick Road, Princes Risborough

Area Ha

3.87

Site Source

B1a

B1b/ B1c

B2

B8

Other/ sui generis

15/07349/FUL (pending consideration)

Total loss for next 5 years

Total

Deliverability Conclusion

-3,786

Site forms part of the comprehensive plan for Princes Risborough. Currently vacant employment site. PBA Economy Study concluded site could be from employment use subject to market testing. Cabinet report on 21 September for the Short Term Employment Land Review agreed site to be released for housing.

-8453.59

Employment sites developable within 6 -10 years

SRD0008

Coal Yard Smalldean Lane Saunderton Bucks

SFH0018

Rear of 2630 Whitepit Lane, Flackwell Heath

0.67

Rural brownfield Green Belt -

0.19

Urban brownfield employment

-12

-556.76

105

-12

Employment site (DM5 of Site Allocations DPD) within the Green Belt and AONB. Also within 500 m of SAC buffer. Site available now.

-556.76

Employment Site recommended for release. Site in built up area of Flackwell Heath. No environmental constraints.

Table 22: Floorspace Loss (m2) from Employment sites released for housing HELAA ID

Address

SHW0020

Dashwood Avenue

SHW0210

34 Dashwood Avenue High Wycombe Bucks

SHW0406

Oglivie Road, High Wycombe

SHW0419

JC and MP Smith, Princes Gate (also known as Rickett road, Ryedale), High Wycombe

Area Ha

Site Source

0.89

Urban brownfield employment

0.02

Urban brownfield employment

0.53

Urban brownfield employment

0.15

Urban brownfield employment

B1a

B1b/ B1c

B2

B8

-9,085.7

Other/ sui generis

Total

Deliverability Conclusion

-9085.7

Employment Site recommended for release. Some surface water flooding issue - in the Desborough area policy HW1 of the DSA. Employment Site recommended for release. Some surface water flooding issue - in the Desborough area policy of the DSA.

-2,016

-1,451.1

-635.5

106

-1,451.1

Employment site recommended for release. Some surface water flooding issues.

-635.5

Scattered employment recommended for release from employment use. No environmental constraints.

Table 22: Floorspace Loss (m2) from Employment sites released for housing HELAA ID

SHW0440

SHW0499

Address

Brook Street, High Wycombe

RailCo, Boundary Road, Loudwater, High Wycombe

Area Ha

0.19

0.96

Site Source

Urban brownfield employment keep (not in Chris list because too small)

B1a

B1b/ B1c

B2

-694

Urban brownfield employment

107

B8

Other/ sui generis

Total

Deliverability Conclusion

-1234.4

Site Allocation in DSA policy HWTC19. Currently in industrial and commercial use. WDC is the sole owner of the site and intends to sell the site. Short term leases on the site until October 2018 (including break option at 12 month notice). Site available for residential redevelopment.

N/A Site cleared before start of Local Plan period (2013)

Site has been cleared. Previously in a ‘General Business Area’ Noise and air quality impacts from motorway need to be assessed for any development scheme.

Table 22: Floorspace Loss (m2) from Employment sites released for housing HELAA ID

SHW0524

SPR0032

Address

Remainder of Leigh Street Employment Area

Hypnos, Pict's Lane, Princes Risborough, Buckinghams hire HP27 9DN

Area Ha

1.8

1.86

Site Source

B1a

B1b/ B1c

B2

Urban brownfield employment

Urban brownfield employment

-6,775.2

-

108

B8

Other/ sui generis

Total

Deliverability Conclusion

-6,775.2

Site allocated within the Leigh Street employment area, Local Plan employment area policy E3. PBA recommends to release north eastern part of Leigh Street. Central part depends on heritage grant for Locally Listed building and within an Archaeological Notification Site. (see also SHW0612 recommended to retain for employment).

N/A Site cleared before start of Local Plan period (2013)

Employment site recommended for release forming part of the Pictsmede development area (alongside HELAA site SPR0023). Position Statement 2011 with resolution to grant (December 2011). Potential constraints from noise from the railway line. Site cleared and available now. Site in single ownership - W E Black Ltd, a local developer who intends to redevelop the site. Developer identified possible viability issues if delivering a mixed use scheme.

Table 22: Floorspace Loss (m2) from Employment sites released for housing HELAA ID

SWC0082

Address

Westhorpe House, Westhorpe Park, Little Marlow

Area Ha

1.86

Site Source

B1a

B1b/ B1c

B2

Employment Land Review

B8

Other/ sui generis

Total

2,280

Total loss for 6 – 10 years

2230.66

109

Deliverability Conclusion PDL Green Belt. Scattered employment site (DSA policy DM5) Identified in PBA Economy Study as potential for residential development and recommend for release in Cabinet report. Within Minerals Safeguarding Area. Grade II listed building on site. Site currently unavailable for residential development. Site currently being marketed for employment, but could be available in the long term.

Appendix 10 – Supply of Retail sites Floorspace sq m

Type

2013-21

John Lewis, Holmers Farm Way, High Wycombe

comparison

3,437

Unit A, Wycombe Retail Park (mezzanine extension)

comparison

165

Next Home & Garden, High Wycombe

comparison

7,165

Address

2021-26

Comments (including deliverability) 202631

Completions 2013-15

Total Comparison

Net increase in floorspace approved under planning application 11/07554/VCDN and implemented in October 2013.

10,767

Tesco Express, Bourne End

convenience

400

Tesco Express, 480 London Rd, High Wycombe

convenience

327

110

Floorspace sq m

Address

Type

2013-21

Other minor developments and changes of use

convenience

547

Total Convenience

1274

TOTAL

12,041

2021-26

Comments (including deliverability) 202631

Under construction @1/4/15 Waitrose Foodstore, Wycombe Sports Centre

convenience

3,377

Parade Court, Bourne End

convenience

602

Morrisons, High Wycombe (store extension)

convenience

1,102

Morrisons, Bell Street, Princes Risborough

convenience

353

Granted permission under application 10/07281/FUL. Store extension completed but no completion certificate issues yet.

111

Floorspace sq m

Address

Type

2013-21

Other minor developments and changes of use

convenience

-1,477

TOTAL

2021-26

Comments (including deliverability) 202631

3,957

Planning permission not yet started @ 1/4/15 Unit A, Wycombe Retail Park (mezzanine extension)

comparison

519

Former Comet unit, which has been subject of further applications for varying conditions to ease restrictions on goods sold. No further information on delivery.

MFI Unit, Knaves Beech Industrial Estate (mezzanine for Dunelm)

comparison

1,626

Permission granted but no detailed information on timing of delivery.

comparison

213

Permission granted but no detailed information on timing of delivery.

Halfords, London Road, High Wycombe (mezzanine)

112

Floorspace sq m

Address

Other minor developments and changes of use

Type

(mainly comparison)

Total Comparison

2013-21

2021-26

Comments (including deliverability) 202631 This includes 2,810m2 classed as being lost form A1 use at the first floor of the former Woolworth’s building which has been granted permission for a sports bar and restaurant with golf simulators (sui generis use). This floorspace was formerly (pre1999) used as trading floorspace for Woolworth’s but has been used as storage since that time.

-8,785

-6,247

Convenience store, Mill End Road, Sands, High Wycombe

374

Thames Water site, opposite Millbrook School. Operator unknown. Permitted under planning application 11/05755/FUL and 106 agreement signed. Not yet started and no current information on delivery..

convenience

High Wycombe Railway Station Transport Interchange

Mix (count as convenience)

758

Permission granted under application 09/06025/FUL for refurbishment of former goods shed to provide for A1, A3 and B1 uses. Not yet implemented and no current information on delivery.

Tesco Express, former Chapel Lane Service Station, Sands, High Wycombe

convenience

336

Now completed and open.

113

Floorspace sq m 202631

Address

Type

2013-21

Convenience store, Stokenchurch

convenience

275

Permission granted but no detailed information on timing of delivery.

Daws Hill convenience store, High Wycombe

convenience

418

Permission granted but no detailed information on timing of construction and delivery.

Total convenience

1029

TOTAL

3,390

2021-26

Comments (including deliverability)

Allocations Former Gas Works, Lily’s Walk, High Wycombe

3,750

Suitable for up to and over 3,750m2. Potentially suitable site for large-format retail (either foodstore or comparison MSU) on the main part of the site and smaller uses on the north-east corner.

Collins House/Bridge Street/Desborough Rd, High Wycombe

500

No current information on delivery but site is suitable for mixeduse redevelopment and is capable of accommodating smallscale retail or other A uses, providing a potential net increase of up to 500m2. Potentially suitable for high-density mixed use development with A1-A5 uses or leisure on ground and second floor.

Chilterns Shopping Centre, High Wycombe

Assume no increase in floorspace

Reoccupation likely to be 1,500. Redevelopment/refurbishment up to 2,250. However, net increase in floorspace unlikely and reoccupation of vacant units is built into the floorspace 114

Floorspace sq m

Address

Type

2013-21

2021-26

Comments (including deliverability) 202631 projections.

Buckingham House & Castle House, High Wycombe

1,125

No current information on delivery, but capable of providing up to 1,125m2 on Buckingham House, allowing for small loss of site area for proposed link road.

Land at Riley Road and Platts of Marlow, Marlow

500

Previous application for change of use from housing to retail (14/07358/FUL) was withdrawn. No current information on delivery but estimate that the size of the site could accommodate up to 500m2 of retail floorspace.

Land fronting New Road, Princes Risborough

1,000

No current information on delivery, but capable of providing up to 1,000m2 max. Allocation is for small-scale mixed-use development for main town centre uses and residential. Site in multiple land ownership.

Land south of Horns Lane, Princes Risborough

750-1,500

No current information on delivery and site would require appropriate car park replacement and potential relocation of the Fire Station.

Royal Mail Sorting Office, High Wycombe TOTAL

750

4,250

3,3754,125

No current information on delivery but site is potentially suitable for non-retail services or secondary retail uses.

750

Other Potential Sites : the following are sites which, whilst not assumed as providing new retail floorspace, are capable of providing for further retail space in town centre or edge-of-centre locations, potentially as part of wider mixed-use schemes or if alternative uses on certain sites do 115

Floorspace sq m

Address

Type

2013-21

2021-26

Comments (including deliverability) 202631

not come forward. Easton Street, High Wycombe Octagon Parade, High Wycombe (Oxford Road Roundabout)

500

Up to 1,500

Small-scale - up to 525m2. Site allocated primarily as a town centre business area. No current information on delivery but site is suitable for a mixed-use development and capable of delivering additional retail floorspace on the ground floor.

Other sites – the following sites are less certain in terms of deliverability but offer potential opportunities for retail floorspace provision in the long-term.. Sites which are in edge-of-centre or out-of-centre locations would need to be subject to the NPPF sequential and impact tests outlined in para 24-27 of the NPPF. Bridge Street, High Wycombe

7,500

No current information on delivery but capable of medium or large-scale development – up to 7,500m2. Edge-of-centre location.

Baker Street

Not allocated for retail and site has not been assessed as being suitable for retail use. Size of site means that it is capable of providing for large-scale development (up to 15,000m2 gross) but the site has been assessed as having poor development prospects. Edge-of-centre/out-of-centre location.

Surplus land at Wycombe Hospital (surplus land – not including the current

Not allocated for retail. Surplus land at hospital site capable of delivering retail floorspace, although development prospects poor and no current information on deliverability. Edge-ofcentre location. 116

Floorspace sq m

Address

Type

2013-21

2021-26

Comments (including deliverability) 202631

operational hospital) Rapid House

Up to 1,000

No current information on delivery, but mixed-use allocation in DSA includes main town centres uses, and capable of providing up to 1,000m2 of floorspace max.

Cressex Island Remainder

5,000

Site is in an out-of-centre location and has not been assessed as being suitable for retail use. Size of site would make it capable of accommodating 5,000m2 of retail floorspace.

Tesco, Loudwater

500

500m2 mezzanine floor allowed for as a commitment in retail study due to fall-back position allowing such an extension (although this is disputed by the case officer). However, not yet delivered and no information regarding likely delivery.

Take up of vacant units (assumptions)

5,400

NB this is built into the floorspace projections for retail set out below.

The most recent town centres and retail study found that there was a vacancy rate in High Wycombe town centre of 16.6%, and recommended that a target should be adopted to reduce this rate to 7%. It stated that this would represent 36 units of approximately 150m2 each, which could therefore accommodate about 5,400m2 of floorspace. This thus feeds into a reduction of the 2031 projection for A1 floorspace in High Wycombe from 27,800m2 gross to 22,400m2 gross, and is incorporated within the above figures.

117

Appendix 11 –Windfall Completions (2005-15)

Net Windfall Dwellings Completed

Year

Windfall Dwellings Completed Between 01/04 to 31/03 of Each Year

% of Windfall Sites

Total

Net Dwellings Completed

% Windfall

Number lost this year

Net windfall dwellings completed

2005-06

85

17

68

381

18%

2006-07

57

18

39

607

6%

2007-08

75

19

56

611

9%

2008-09

69

8

61

625

10%

2009-10

63

9

54

304

18%

2010-11

45

7

38

575

7%

2011-12

19

2

17

514

3%

2012-13

29

6

23

223

10%

2013-14

40

6

34

266

13%

2014-15

57

7

50

423

12%

539

99

440

1,882

23%

Average over 10 years

44

188.2

11%

Average over 5 years

33

94

9%

Total

80 70 60 50 40 30 20 10 0

118

Windfall Dwellings

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Housing and economic land availability assessment

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