wycombe reserve sites infrastructure delivery plan · commissioned a separate transportation study...

Reserve Sites Infrastructure Delivery Plan – June 2016

Wycombe Reserve Sites Infrastructure Delivery Plan

June 2016


Executive Summary This report sets out the infrastructure requirements for the released Wycombe Reserve Sites which may deliver over 1,700 homes across High Wycombe and Bourne End over the coming years. The report sets outs the policy background to delivering the necessary infrastructure, the previous consultation that has taken place on infrastructure needs and details of the various meetings that have taken place over 2015 with the Reserve Sites Infrastructure Roundtable. A draft of this report was issued for consultation between 25 January 2016 to 7 March 2016. This report has been modified to take those comments into account. A report of the consultation is also available at https://www.wycombe.gov.uk/pages/Planning-and-building-control/Major-projects-and-reserve-sites/Reserve-sites-infrastructure-issues.aspx. A separate transport report has been published setting out the transportation impacts of the sites and the mitigation measures that should be put in place. A summary of the proposed transport measures are set out in this report. The report goes on to set out how the school place demands from the developments should be mitigated; how green infrastructure, open space and outdoor sport should be delivered across the five sites as well as the community facilities, health and utilities requirements. This report has been produced following discussion with statutory service and infrastructure providers. It will inform the development briefs for each of the sites which will also be subject to public consultation, the planning applications and decisions about what mechanisms the identified infrastructure should be funded.

https://www.wycombe.gov.uk/pages/Planning-and-building-control/Major-projects-and-reserve-sites/Reserve-sites-infrastructure-issues.aspx



Table of Contents

1. Introduction .............................................................................................................. 1

2. Policy Framework .................................................................................................... 5

3. Consultation and Engagement ............................................................................... 7

4. Transport .................................................................................................................. 9

5. Education ................................................................................................................ 33

6. Green infrastructure, open spaces, outdoor sport ............................................. 41

7. Community Centres ............................................................................................... 54

8. Health ...................................................................................................................... 57

9. Utilities .................................................................................................................... 61

10. Emergency Services ............................................................................................ 65

11. Delivery ................................................................................................................. 67

Appendix 1 – Infrastructure Delivery Schedule…..…………………………………..72 Appendix 2 – Site specification for new primary school.…………………………...76 Appendix 3 – Green Infrastructure Toolkit..…………………………………………...78 Appendix 4 – Layout specifications of open space and play provision..…….…..82 Appendix 5 – Explanatory note for open space capital and commuted sums .…87


1

Section 1 – Introduction 1. Purpose and background of the report 1.1 In November 2014 Wycombe District Council’s Cabinet agreed to the release of

the Wycombe reserve sites (Abbey Barn North, Abbey Barn South, Gomm Valley & Ashwells, Slate Meadow and Terriers Farm). These sites have been reserved for development for many years and are being released to assist to contribute towards the Council’s rolling five year housing land supply.

1.2 The Council is taking a proactive approach to the release of these sites which

includes working with prospective developers in the preparation of development briefs and community involvement to ensure that as far as possible the wishes of the community are reflected in the proposals that come forward for the development of the sites and to secure high quality developments and better infrastructure planning.

1.3 A roundtable group of interested parties has been established to consider the

collective infrastructure impacts of the four reserve sites around High Wycombe and the strategic transport impacts of all five sites. In the case of Slate Meadow non-strategic transport infrastructure issues are considered by the site liaison group although this report also sets out some of the infrastructure requirements.

1.4 The purpose of this report is to set out:

- The potential infrastructure requirements of each of the sites including the impacts cumulatively where appropriate.

- A strategy for the delivery of the required infrastructure including o costs o by what mechanisms the infrastructure will be delivered including if there

are any interactions or synergies between the sites in providing the required strategic infrastructure

1.5 This report informs the development briefs for the sites which are the high level

masterplan documents that are used to guide and inform the development of large strategic development sites. Development Briefs are not intended to be planning application documents; their purpose is to provide the vison, the development principles and a broad framework that will guide and inform the planning application stage that follows.

1.6 It should be noted that it remains the responsibility of the promoters and developers of each individual site to carry out their own site specific transport assessments and other studies such as drainage, landscape and biodiversity assessments in relation to planning applications.

1.7 The report will also inform the Heads of Terms for s106 Agreements and

decisions by Wycombe District Council on the use of Community Infrastructure


2

Levy (CIL) funding. Further details of the delivery mechanisms to secure infrastructure are set out in Section 11 of the report.

1.8 Buckinghamshire County Council and Wycombe District Council have

commissioned a separate transportation study to establish a package of potential proposals for the five reserve sites as well as some town wide measures based on up to date transport modelling, with suggested priorities reflecting effectiveness, feasibility and deliverability. This report contains a summary of the proposed transport mitigation measures put forward in the Jacobs report.

Structure of report The structure of this Reserve Sites Infrastructure Delivery Plan report is as follows: Section 1: Introduction – Outlines the purpose and background of the report. Section 2: Policy framework – Review of relevant national, regional and local policy related to infrastructure planning Section 3: Consultation and Engagement – Summary of activities and outcomes from workshops, Liaison Groups and the Infrastructure Round Table. Section 4: Transport – This section provides a summary of the main findings of the reserve sites transport study prepared by Jacobs, on behalf of the County and District councils. Section 5: Education – Sets out relevant local and national policies, current and projected capacity of school places, reserve sites impacts on school places; an outline of schemes in pipeline and schemes needed to deal with reserve sites; funding and delivery. Section 6: Open Space and Green Infrastructure – Review of national and local policies and strategies; open space standards for each site and the cumulative open space requirements across all five sites; strategy for open space delivery; on-going management and maintenance – tables setting out standards and delivery. Section 7: Community Centres – Review of local policies and strategies; impacts from the reserve sites; funding and delivery. Section 8: Health – Review of relevant national NHS polices and strategies; impacts of reserve sites on local GP surgeries; an outline of schemes required to manage growth; funding and delivery.


3

Section 9: Utilities – Review of requirements for electricity, broadband, gas, water, sewage network and sewage treatment on the sites and the mechanisms for delivery and funding. Section 10: Emergency Services – Review of requirements for police and fire services including how fire safety measures can be incorporated into design of developments Section 11: Delivery – Assessment by what mechanisms necessary infrastructure will be delivered

The reserve sites 1.9 Abbey Barn North is located to the south east of High Wycombe and is a natural

bowl which is enclosed on three sides by steeply-sloping land. The site contains a large number of trees, shrubs and woodland and important chalk grassland, which represent constraints to the developable area of the site, as does the topography of the site. The January 2014 consultation on the new Wycombe Local Plan (WLP) set out that Abbey Barn North could provide for approximately 60 – 90 homes. It is also been suggested that the site could provide for “park homes” instead of traditional dwellings.

1.10 Abbey Barn South is located to the south east of High Wycombe on a flat site

above the valley which contains arable fields and woodland. The WLP January 2014 consultation set out two housing capacity options for Abbey Barn South depending on the location of business development – option 1 of between 360 to 460 homes; option 2 of between 410 to 520 homes.

1.11 Terriers Farm is located on the northern side of High Wycombe close to

Hazlemere. It contains pasture land and is located close to the A404 on the northern approach to High Wycombe. The WLP January 2014 consultation set out two housing capacity options for Terriers Farm depending on whether a park and ride facility is provided – option 1 of between 310 to 410 homes; option 2 of between 380 to 490 homes (with no park and ride).

1.12 Gomm Valley & Ashwells is a Chalk Valley between the eastern edge of High

Wycombe and the villages of Penn and Tylers Green. The WLP January 2014 consultation set out two options for the development capacity of Gomm Valley and Ashwells depending on potential impact on the landscape – option 1 of between 180 to 250 homes; option 2 of between 480 to 640 homes. Both options also allow for employment land.

1.13 Slate Meadow is located between the villages of Wooburn Green and Bourne

End adjacent to the River Wye. Part of the site is a registered village green. The WLP January 2014 consultation set out that Slate Meadow could provide for approximately 150 to 190 homes.


4

1.14 For assessment purposes, the following housing numbers have been assumed for each of the sites, as being the midpoints in the potential capacities outlined above. Where there were two options the mid-point of the higher option has been used for modelling and assessment purposes. An average household size of 2.5 persons per dwelling is used to establish additional populations, based on data from the 2011 census.

1.15 The housing numbers are indicative and may be subject to change as the

process moves forward, towards the completion of development briefs for each of the sites and the submission of planning applications. The estimated housing numbers set out in this report do not prejudice the outcome of any planning applications.

Table 1.1 – Reserve Sites housing numbers for assessment purposes

Site Dwelling numbers

Indicative population

Abbey Barn North 75 187

Abbey Barn South 465 1162

Gomm Valley and Ashwells 560 1400

Terriers Farm 435 1087

Slate Meadow 170 425

Total 1705 4261


5

2. Section 2 - Policy Framework 2.1 National, regional and local policies provide guidance for evaluating

infrastructure requirements. National policy and guidance 2.2 The National Planning Policy Framework (NPPF) was published in March 2012

replacing various Planning Policy Statements. The NPPF outlines the need for plans to include strategic policies to deliver the provision of infrastructure1 and “to plan positively for the development infrastructure required in the area to meet the objectives of this framework” [NPPF]2.

2.3 In particular, local planning authorities should work with other authorities and providers to ‘assess the quality and capacity of infrastructure for transport, water supply, wastewater and its treatment, energy, telecommunications, utilities, waste, health, social care, education and flood risk within their areas.’3

2.4 The National Infrastructure Plan (HM Treasury & Infrastructure UK, 2011) also

recognises the importance of infrastructure provision in supporting the development of an area – “Infrastructure networks form the backbone of a modern economy and are a major determinant of growth and productivity.”4

2.5 The Planning Practice Guidance, March 2014, states that local plans “should make clear, for at least the first five years, what infrastructure is required, who is going to fund and provide it, and how it relates to the anticipated rate and phasing of development”.

2.6 The Planning Act (Section 216) defines infrastructure as including:

Road & other transport facilities

Flood defences

Schools and other educational facilities

Medical facilities

Sporting and recreational facilities

Open spaces, and

Affordable housing 2.7 This list is not exhaustive and therefore can include the other elements of

infrastructure such as utility services. This report does not address flooding as site specific flooding issues will be dealt with in the development briefs and planning applications. The Council have specific policies that set out the amount and types of affordable housing and therefore this is not addressed further in this report. The Council has begun to consider how social care requirements may fit with affordable housing policies.

1 Para. 156, National Planning Policy Framework (DCLG, March 2012)

2 Para. 157, National Planning Policy Framework (DCLG, March 2012)

3 Para. 162 National Planning Policy Framework (DCLG, March 2012)

4 National Infrastructure Plan (HM Treasury, 2011), p.9


6

Local Policy 2.8 Within the adopted Wycombe Core Strategy (2008) Policy CS8 reserves the five

sites for future development. The Core Strategy stresses the importance of the reserve sites being supported by appropriate infrastructure.

2.9 Policies CS20 Transport and Infrastructure and CS21 Contribution of

Development to Community Infrastructure make specific reference to the provision of infrastructure in relation to transport and community needs in respect of new development. Policy CS17 Environmental Assets highlights the importance of green infrastructure.

2.10 Policy DM19 of the adopted Delivery and Site Allocations Plan (2013) states that

where development will create a need to provide additional or improved infrastructure it should be provided directly by the developer including through planning obligations and/or through the Community Infrastructure Levy.

2.11 A new Wycombe Draft Local Plan will be published for consultation in summer

2016. This will include a policy stating that new development will be expected to provide necessary new infrastructure. The Draft Plan will also highlight the key infrastructure requirements of individual site allocations.

Local infrastructure planning 2.12 In 2012 the Council produced an Infrastructure Delivery Plan which set out the

high level infrastructure requirements for the delivery of the Core Strategy and justified the need to introduce a CIL.

2.13 The Council consulted on an options document for the new Wycombe Local

Plan in January 2014. Prior to this and building on the significant consultation undertaken for the previous version of the Infrastructure Delivery Plan, service providers were contacted in October 2013 with a consultation pack setting out possible district wide growth options including the reserve sites.

2.14 A report of the initial feedback from infrastructure providers was published in

January 2014 alongside the new Wycombe Local Plan Growth Options consultation. This report is available to view on the Council’s website at https://www.wycombe.gov.uk/pages/Planning-and-building-control/New-local-plan/Supporting-evidence.aspx.

2.15 Given the decision from WDC Cabinet to release the reserve sites it is

necessary to update and develop this work in relation to the reserve sites so that the full infrastructure impacts can be assessed and a strategy for mitigation and enhancements of infrastructure put in place.

2.16 The Council will also be publishing a district wide Infrastructure Delivery Plan to

support the proposals and site allocations set out in the new Draft Local Plan.

https://www.wycombe.gov.uk/pages/Planning-and-building-control/New-local-plan/Supporting-evidence.aspx

https://www.wycombe.gov.uk/pages/Planning-and-building-control/New-local-plan/Supporting-evidence.aspx


7

Section 3: Consultation and Engagement 3.1 Wycombe District Council convened Liaison Groups for each of the reserve

sites in January 2015 to provide a forum for local stakeholders to play a proactive role in helping set key parameters for the way these sites should be developed in a managed way and to help shape development briefs to inform any planning applications that are submitted by developers. The membership of each liaison group, their Terms of Reference, minutes of the meetings and notes of workshops held are available on the Council’s web site.

3.2 An Infrastructure Roundtable was convened in March 2015 to investigate the

impacts and possible solutions to infrastructure issues relating to the release of the reserve sites. The groups’ aims were to look at the collective impact of the four sites around High Wycombe, and strategic transport impacts of all five sites.

3.3 In order to get wider input into the infrastructure planning process a workshop

was held on 7 March 2015 at Buckinghamshire New University to discuss collective infrastructure issues over the release of the reserve sites. Over 50 people attended the workshop with the structure of the day primarily being participants working in groups with brief presentations throughout the day. The objectives of the day were for participants to identify and prioritise current infrastructure issues and deficiencies, and possible solutions. A report of the workshop is available on the dedicated Reserve sites micro site - http://wycombe-reserve-sites.org/.

3.4 The membership of the Infrastructure Roundtable and the meeting minutes are

on the Council website. The dates and themes of each meeting were as follows:

First meeting – 24 March 2015 This meeting confirmed the purpose, membership and terms of reference of the group. Phil Jones, from Phil Jones Associates presented feedback from the workshop held on 7 March.

Second meeting – 14 April 2015 The second meeting of the group was focused on water, sewage and flooding issues which included presentations from Thames Water and Bucks County Council Strategic Flood team.

Third meeting – 21 May 2015 The third meeting of the group was focused on education and school place matters with a presentation given by the Bucks County Council Education team. Fourth meeting – 7 July 2015 The fourth meeting of the group saw a presentation and discussion with Bucks County Council and their term consultants Jacobs on the initial results of the reserve sites transport work.

http://www.wycombe.gov.uk/council-services/planning-and-buildings/reserve-sites/high-wycombe-infrastructure.aspx

http://wycombe-reserve-sites.org/


8

Fifth meeting – 13 October 2015 The fifth meeting focused on open space, green infrastructure and outdoor sport provision and the potential distribution across the sites. Sixth meeting – 23 November 2015 The group received a presentation from the Chiltern Commissioning Clinical Group who set out the current challenges for the NHS in Wycombe and possible mid and longer term opportunities for the provisions of surgeries across High Wycombe and Bourne End. Seventh meeting – 10 December 2015 The seventh meeting of the group received a further presentation on the transport work with more detail given on the specific site mitigation packages. Eighth meeting – 23 March 2016 The group received feedback from the comments received from the public, interest groups and developers during the January to March 2016 consultation of the Draft Reserve Sites Infrastructure Delivery Plan.


9

Section 4: Transport Introduction 4.1 The County Council’s framework consultants Jacobs, were commissioned jointly

by Buckinghamshire County Council and Wycombe District Council in February 2015 to undertake a transportation study to establish the potential mitigation package for the reserve sites.

4.2 This chapter provides a summary of the proposed site measures. The full

reserve sites transport framework which sets out details of the transport modelling, projected traffic growth and further details of the measures proposed is available to view on the Council’s website at https://www.wycombe.gov.uk/pages/Planning-and-building-control/Major-projects-and-reserve-sites/Reserve-sites-infrastructure-issues.aspx.

4.3 The Infrastructure Roundtable received two presentations on the transport work

in July and December 2015. 4.4 Using the High Wycombe Highway Assignment Model, which has been

approved by Highways England as fit for purpose assessing the implications of land use development, Jacobs set out the baseline transport conditions to provide an understanding of the existing situation and the forecast conditions with and without the reserve sites.

4.5 The map below shows the forecast distribution of traffic from the reserve sites in

PM peak hours. This indicates that key traffic routes will include the A40 London Road, Kingsmead Road, Abbey Barn Lane, Daws Hill Lane, Marlow Hill, A404 Amersham Road, Cock Lane, Hammersley Lane, Cores End Road, Town Lane and the A4155 Marlow Road. The traffic flow demonstrates that due to the general performance of the London Road, traffic would be expected to choose Abbey Barn Road and Kingsmead Road as “rat runs” rather than the A40 London Road. Therefore the performance of the London Road is a critical issue for the development of the reserve sites and is looked at in more detail later in this chapter.




10

Map 4.1 – Reserve sites PM Peak Hours Area of Impact (thickness of blue lines represents traffic flow from reserve sites without any mitigation)


11

4.6 The proposed local packages for each site are summarised below. The site

packages are considered important for the sustainable development of the sites although the exact nature and design of schemes will be dependent on the individual transport assessments undertaken for each of the sites. The sites will also be expected to provide appropriate levels of contributions to public transport, travel planning and travel plan monitoring.

4.7 Table 7-G of the Jacobs report also sets out a prioritised list of multi-modal

interventions that could mitigate the main cumulative impacts of the traffic associated with the development of the reserve sites. The schemes are categorised into highway schemes, public transport and other sustainable transport measures.

4.8 In order to coordinate the delivery of priority schemes a delivery matrix is set out

at the end of this chapter which indicates potential delivery mechanisms including attribution of some schemes to particular developments.


12

Abbey Barn North 4.9 Access to the site is challenging due to topography and existing hedgerows and

a number of access points will need to be assessed by the developer to ensure safe access to and from the site, with sufficient visibility provided.

4.10 It is considered that direct access from the site onto a new roundabout access

junction at Kingsmead Road is the preferred concept. This scheme which would reconfigure the Abbey Barn Road/Kingsmead Road/Abbey Barn Lane junction potentially with a new double mini-roundabout as per the map below is required for both the Abbey Barn North and Abbey Barn South developments.

4.11 An alternative access (though not preferred) may be possible directly from

Abbey Barn Lane, subject to dealing with levels issues and sight lines from the new access. This is likely to require signal controls. It would be assessed as part of any planning applications that may be forthcoming. If this alternative access is used, improvements will still be required to the junction of Abbey Barn Road/Kingsmead Road/Abbey Barn Lane.

Map 4.2 – Proposed junction improvements on Abbey Barn/Kingsmead Road/ Abbey Lane junction

Junction reconfiguration,

potentially mini-roundabouts

Improve / formalise control of bridge

Contains Ordnance Survey data © Crown copyright and database right 2015


13

4.12 As well as achieving an appropriate access, other key local transport schemes considered necessary to connect Abbey Barn North to the surrounding transport network, include making the walking and cycling route into the town centre and to Wycombe Marsh more attractive to users, for instance by dealing with pinch points such as :

A widened footbridge connecting Kingsmead Road with Bassetsbury Lane to 3 metres width (or provide an additional cycle bridge of at least 2 metres width) to provide shared use for cyclists / pedestrians. This scheme would connect the Abbey Barn North site to good non-motorised user routes towards High Wycombe town centre.

Footway / cycleway provision via the preferred access point onto an upgraded junction of Abbey Barn Road / Kingsmead Road.

4.13 The local transport package for Abbey Barn North is illustrated in Map 4.3,

alongside a package of measures for Abbey Barn South. Photo 4.1 – Location of proposed pedestrian/cycling improvements on Bassetsbury Lane

Abbey Barn South 4.14 Vehicle access to Abbey Barn South is to be provided via Abbey Barn Lane and

through the RAF Daws Hill site. Although not part of the Abbey Barn South site, the adjacent ski slope site is also being considered for development to be accessed directly via Abbey Barn Lane and so should be kept in mind as part of the developer’s access strategy. Topographical challenges could result in a travel mode share for the development dominated by the private car unless

Bassetsbury Lane

Improve standard of route including bridge to provide

coherent walk / cycle connections into town


14

significant local investment to achieve a sustainable travel mode shift is agreed.

4.15 The development traffic impact at the Abbey Barn Lane / Heath End Road junction is to be assessed and the junction designed to operate effectively – roundabout is likely the preferred approach.

4.16 As outlined in 4.10 above a reconfiguration of the Kingsmead Road/Abbey Barn

North/Abbey Barn Road junction will be necessary to increase the capacity of the junction to deal with increased levels of traffic from both Abbey Barn developments even if Abbey Barn North is accessed from Abbey Barn Lane.

4.17 Further local transport schemes, considered necessary to connect Abbey Barn

South to the surrounding transport network and local facilities include:

- A 15-minute frequency bus service taking a route through Abbey Barn South. A bus service via Flackwell Heath could be diverted by the operator. Suitable bus priority is to be included within the site and at nearby junctions to minimise possible journey time delays.

- A shared use pedestrian / cycle path from within Abbey Barn South, joining the

path between RAF Daws Hill and Keep Hill Road. This scheme may require further upgrades to the path provided by the RAF Daws Hill development, including lighting or luminance. The purpose of this scheme is to provide an appropriate pedestrian / cyclist link to High Wycombe town centre and should therefore include appropriate signage at Keep Hill Road.

- A shared use pedestrian / cycle path linking with the path described above, including provision of a safe crossing of Abbey Barn Lane and connecting to Amersham & Wycombe College on the outskirts of Flackwell Heath. The purpose of this scheme is to provide an appropriate pedestrian / cyclist link to connect the site to facilities in the Flackwell Heath area and also provide wider strategic connections between Flackwell Heath and facilities at Handy Cross Hub.

- Connect the bridleways through Keep Hill Wood and the Abbey Barn Lane shared pedestrian path / cycle lane to Winchbottom Lane. This would complement access to the unclassified road running north-south, west of Winchbottom lane, which was cut off when the M40 was built. In addition, upgrade footpath LMA/22 to bridleway allowing cycling access to this lane.

- An off-road pedestrian and/or cycle route through Deangarden Woods to link Abbey Barn South and North and then into the wider network.

- Reduced speed limits on Abbey Barn Lane and Heath End Road from national

speed limit (60mph) to 30mph or 40mph, as agreed to be most appropriate. This


15

scheme would ensure that an appropriate speed limit was in place reflecting the increasingly residential and urban nature of the area.

- A signalised or upgraded and widened bridge on Abbey Barn Lane, depending

upon progress and deliverability of more substantial improvements to the narrow bridge and nearby junctions. This scheme would seek to resolve issues related to the inter-visibility of the give-way control to ensure that a safe method of control was in place.

- Abbey Barn Lane is narrow in places, with a bending alignment and crests restricting visibility. Modest widening or realignment of ‘pinch-points’ primarily within highway boundary will ensure that an appropriate carriageway width and standard of route is provided.


16

Map 4.3 – Abbey Barn North and South site packages


17

Terriers Farm

4.18 The primary vehicular access to the site is likely to be via the Kingshill Road. Wycombe District Council considers that a vehicular access point off the A404 is important for the site for legibility and connectivity. Any development must not prejudice the potential for a vehicular access point to the site from the A404 and the internal road layout should be designed to facilitate connections to potential access points.

4.19 Improvements will be required to the A404 mini-roundabouts with Kingshill Road and Totteridge Lane. This junction is likely to be significantly affected by the development proposal and therefore will require mitigation. Retaining mini roundabouts will be preferable due to the physical limitations of the highway, although part or fully signalised options could be further explored. A further scheme objective would be to achieve improved bus priority, as possible and appropriate.

4.20 Further local transport schemes, considered necessary to connect Terriers Farm to the surrounding transport network include:

- Improvements to the public right of way between the site and the A404 Amersham Road, necessary in order to comply with DSA Plan Policy DM2.

- Widening the carriageway of Kingshill Road to the east of any site access from this location.

- Providing a high specification surface suitable for shared use with pedestrians and cyclists, with the retention of existing hedgerows. This includes the link connecting the site to A404 Amersham Road, required to achieve recommended 400 metres walking distance from each unit to nearest bus services.

- Rationalising the position of and improving key bus stops on A404 Amersham Road.

- Providing improved pedestrian crossing of the A404 Amersham Road in the vicinity of new or relocated bus stops.

- Providing operational improvements around the A404 Amersham Road / Kingshill Road / Totteridge Lane junction as part of an overall improvement scheme for the junction.

- Investment to upgrade the Lady’s Mile bridleway and public right of way connecting Green Street (near Terriers Farm) to Benjamin’s Footpath near High Wycombe town centre, including possible safe and partly off road infrastructure improvements to provide connections between Hazlemere and the town centre. This upgrade would respect the character of the existing route.


18

- Investing in local school travel.

- Accounting for the nearest A404 zebra crossing in the method of control for the Kingshill Road / A404 Amersham Road junction and using bus detection technology.

- Providing new footways on Kingshill Road and crossing points to provide for key desire lines.

- Implementing traffic calming measures on North Road and Brimmers Hill through Widmer End to limit the potential for additional traffic rat running through this area.

Map 4.4 – Proposed junction improvements adjacent to Terriers site

Opportunities for Public Realm Enhancement

Formalise 2 Lane section

Extension of flared

approaches


19

Map 4.5 Terriers Farm Site Package


20

Gomm Valley & Ashwells 4.21 A new spine road to increase highway capacity is required for the development

of these sites. This spine road will provide the primary access for all the development areas. To the south, the spine road will connect into Gomm Road. This will require capacity improvements at the Gomm Road junction which should be implemented alongside a wider A40 package which would aim to resolve existing problems along this corridor that will be exacerbated by the development.

4.22 To the north, the spine road will join Cock Lane at the southern extent of the

green gap that is being maintained between the settlements of Penn and Tylers Green and High Wycombe. This avoids the need for a road parallel to Cock Lane which would erode the quality of this gap. The stretch of Cock Lane from this point north will be widened to ensure the function of the spine road is achieved through the site. The widened road will maintain a rural character and contain traffic calming measures. Further details will be included in the Gomm Valley site specific development brief.

4.23 The impacts on wildlife of the new spine road need to be taken into account in

detailed design. 4.24 Further local transport schemes to connect Gomm Valley & Ashwells to the

surrounding transport network should also include:

- A shared use cycle / pedestrian path within Gomm Valley, using the most favourable topography of the Gomm Valley floor for the alignment. This would require issues relating to perceptions of security and personal safety to be addressed.

- A shared use cycle/ pedestrian path linking with the path within Gomm Valley, along the alignment of the existing public right of way connecting Cock Lane to The Horse and Jockey pub on Church Road via Carter Walk.

- A shared use cycle/ pedestrian path linking with the path within Gomm

Valley, along the alignment of the existing public right of way connecting Micklefield Road to Hammersley Lane with safe crossings of Herbert Road and Cock Lane.

- A shared use cycle / pedestrian path along Hammersley Lane along the

alignment of the existing public right of way.

- A shared use cycle/ pedestrian path within Gomm Valley, along the alignment of the existing public right of way connecting Gomm Road with Hammersley Lane.


21

- Provision of a route through King’s Wood, using existing private tracks and public bridleways to connect Cock Lane with the A404 Amersham Road (at the Beech Tree Pub) providing an attractive shared use pedestrian / cyclist / equestrian facility

- Improving footways along Cock Lane, Hammersley Lane, Gomm Road

and Orchard Road. This scheme would ensure that attractive footway facilities were available in the immediate vicinity of the application site.

- Improve and control the pedestrian crossing at Micklefield Road to

provide an improved route along the northern side of the A40 London Road via Micklefield Road / Cock Lane. This scheme would ensure that attractive pedestrian facilities were available on a significant desire line for development pedestrian trips.

- Capacity improvements are expected to be necessary at the Gomm Road

junction as this is envisaged as the primary access point to the site. This would need to be implemented alongside a wider A40 package which would aim to resolve existing issues along this corridor which will be exacerbated by the reserve sites.

- There are challenges with serving this site with a public transport service

that would be viable in the longer term. The existing public transport route (service no. 27) is indicated on Map 4.6 below. This service is an infrequent heavily subsidised service. Options could include investing further and re-routing the 27 to serve the southern part of the site. The northern end would be served by the existing 31 service. This is a well-used and established service, and there are concerns that to extend it may make the route less attractive due to increased journey times.

- It is noted that Penn and Tylers Green does not have street lighting. New

roads required as part of the Ashwells site at the northern end of the Gomm Valley should not include standard street lighting.


22

Photo 4.2 – Proposed junction improvements at Gomm Road

Additional Lane – Flared

approach

Additional Lane –

Flared approach


23

Map 4.6 – Gomm Valley and Ashwells site package


24

Slate Meadow 4.25 There are number of potential access points to Slate Meadow that will need to

be assessed depending on the proposed development layout. 4.26 Any vehicle access to Slate Meadow via Stratford Drive will need to protect safe

and effective operation of the existing Stratford Drive/ St Pauls Church of England Combined School access and Stratford Drive / Orchard Drive junctions.

4.27 Any vehicle access to Slate Meadow via Eastern Drive or Frank Lunnon Close

will need to assess the development traffic impact on all existing residential access roads and junctions. These access points are narrow, and it is expected would only serve a limited amount of development. The access arrangements will need to be designed to operate effectively and safely with forecast future traffic demands.

4.28 Further waiting restrictions or physical measures may be required to prevent on-

street parking in the vicinity of each access. It will be necessary to demonstrate that these access options are undeliverable, unfeasible or unaffordable in order for a vehicle access directly via A4094 Brookbank or off the existing Cores End roundabout to be considered.

4.29 Further local transport schemes, considered necessary to connect Slate

Meadow to the surrounding transport network include:

- Layout designed to facilitate on street cycling including connection to the proposed upgrade to the bridleway of the disused railway track immediately adjacent to the application site. The proposed route connects Cores End Road to near The Green in Wooburn. It will be important that the connections with the site and wider destinations provide a strong personal feeling of safety along this route. Further investment to extend the proposed route on the disused railway line further will be required from the site.

- Measures along the A4094 to ensure the routes resilient, providing an

appropriate balance between through movement and local access journeys.

- Improved footways on any access roads. This scheme would ensure that attractive footway facilities were available in the immediate vicinity of the application site and promote sustainable onward travel.

- A component of overall school travel improvements could include provision of

a park and walk facility on the site. This would help to mitigate existing issues associated with on street parking and provide better management of school drop off movements.

- The form of pedestrian crossing just to the east of the Stratford Drive should

be reviewed to assess whether formalising this as a signal controlled


25

crossing would offer a better facility, taking into account the impacts on traffic flow.


26

Map 4.7 – Slate Meadow site package


27

Wider package of transport mitigation measures 4.30 The information presented in earlier sections of this report illustrates the likely

local traffic distribution, including Reserve Sites traffic. The evidence base for the transport study, and supported by consultation feedback, has demonstrated that one of the most significant transport issues in High Wycombe is the performance of the A40 London Road corridor. This will serve an important function in providing for all modes of travel from the development proposals and the most unreliable and congested parts of the corridor will be directly affected by new traffic generation that arises from the two largest Reserve Sites; Abbey Barn South and Gomm Valley & Ashwells, as well as Abbey Barn North. Trips will also be expected in this area from Terriers Farm and Slate Meadow.

4.31 Without mitigation development traffic could contribute to an undermining of the

attractiveness of the commercial bus network which could lead to further delay and result in a less attractive bus service.

4.32 The Transport Framework Report (TFR) (section 7) includes a series of

proposals which form part of the mitigation packages to address cumulative impacts arising from the extra traffic anticipated to use the town road network including junctions on the A40 London Road. These focus mainly on improving through traffic and other measures such as promotion of sustainable transport modes. These are in addition to measures required to address traffic impacts in the immediate vicinity of the reserve sites, and draw on the long list of options considered as part of the TFR. Priority measures include:

Junction improvements at the Rayners Avenue junction which presently contributes to blocking back along the A40 during peak periods.

Junction capacity improvements with Gomm Road and Micklefield Road with pedestrian provision enhancements across both Cock Lane and Micklefield Road as demonstrated in Photo 4.3.

Improvements around the Wycombe Marsh junction including localised widening.

Improvements to the Abbey Barn and Kingsmead Road junction.

New sections of bus lane within highway boundary at Gordon Road and Hatters Lane.

4.33 The highway schemes described in the Jacobs Transport Framework Report are

at an early concept stage and successive stages of scheme development will be required to bring these forward and to more accurately estimate costs. This is reflected in the broad range of costs indicated for schemes.


28

Delivery 4.34 With several reserve sites being developed in adjacent quarters of a town with a

heavily constrained road network, it is clearly a challenge to ensure coordinated funding and delivery of improvements to ensure that development of the sites is not unduly constrained and that these sites contribute effectively so as to avoid cumulative impacts that could otherwise be unacceptable. The similar timeframe over which the reserve sites are coming forward means that the most important cumulative transport impacts have been able to be identified and considered together.

4.35 In principle there are a number of ways that infrastructure needs arising from

and required as a result of several different developments can be provided. These include: a) A trigger based approach – an individual development being faced with the

entire cost and delivery when a specific piece of infrastructure need is triggered by their development coming forward. For some of the schemes this mechanism of delivery will be the only option and for other schemes this may be the preferred approach as it ensures the scheme will be delivered at timescales agreed by the developer.

b) Careful design for staged improvements so that individual developments bring forward elements of schemes separately. This may not always be possible or may not be as cost effective as making improvements at one go;

c) Agreements between developers as to how they will split costs and delivery. This can work well provided there is agreement;

d) Linking responsibility for specific improvements to particular developments as part of an overall package that addresses cumulative impact, via s278 agreement(s). This approach can share costs between developments whilst limiting the need for different developers to collaborate to a level that maybe more practicable. It requires sufficient clarity on the linkage between developments and schemes and that schemes to be brought forward are readily deliverable;

e) A pooled s106 approach that places the onus to bring forward improvement on the Councils. This may raise issues that include timeliness of delivery. A maximum of five contributions can be pooled towards a single improvement scheme

4.36 These different approaches each have some advantages in some

circumstances. Any approach must balance equity, certainty and timeliness of delivery both for developers and for all those who rely on the safe and effective operation of the highway network. It is also necessary to avoid any one developer bearing a disproportionate cost of the overall package.

4.37 In practice this favours a mixed approach that draws upon a number of delivery

mechanisms, and which tends to leans toward d) and e). Where practicable the Council favours an approach that links responsibility for specific improvements


29

to particular developments for implementation under a s.278 agreement with the highway authority. This approach can allow for sharing of costs between developments or, in particular cases, may also require a trigger based approach where for example improvements are required for site access or for satisfactory connection of a development site to the wider main road network.

4.38 In addition it is proposed to secure pooled (up to a maximum of five) S106 for a

number of schemes which are not in the immediate vicinity of the development sites - but which are required as a result of the cumulative impact of the developments - and where more work on scheme development is required.

4.39 In this context the priority schemes highlighted in section 7 of the TFR have

been further refined to ensure these more closely relate to the impacts of the reserve sites and aid delivery of schemes. These schemes are set out in a delivery matrix (Table 4.1). This indicates where reserve sites will be expected to bring forward or contribute to improvements including where land owners and developers will need to cooperate to bring forward necessary improvements (noting also that some reserve sites comprise more than one land holding).

4.40 The delivery matrix also provides an indication of where it may be more

appropriate that more widely pooled developer contributions in the form of CIL are considered to fund priority measures. Requests for CIL funding will be made by the Transport Authority to fund, for example, ‘smarter travel’ measures such as targeted travel and health awareness campaigns and school travel planning.

4.41 The wider mitigation measures outlined above are justified because all the

reserve sites will be adding traffic movements onto an already constrained network. The schemes in Table 4.1, both the junction improvements and the measures to improve travel choices, will help mitigate the wider traffic generated from all the sites. For simplicity of the delivery process different schemes are targeted at certain sites, which is considered a fair, proportionate and equitable approach.


30

Table 4.1 Wider package of transport and highway improvements linked to Reserve Sites: Delivery Matrix

Proposal Relevance to Reserve Sites

Outline cost and delivery mechanism

ABS ABN GVA Slate Meadow

Terriers

Highway measures

1. Reconfigure and change priority of the Kingsmead Rd / Abbey Barn Rd junction.

Junction will experience increase in traffic volume from Abbey Barns and Gomm Valley.

£1m - £5m Joint S278 Agreement

2. Upgrade and widen the bridge south of Kingsmead Road on Abbey Barn Lane.

Provide an appropriate standard of route to accommodate increasing traffic demands in particular from Abbey Barns and Gomm Valley.

£1m - £5m Joint S278 Agreement

3. Speed reduction and control measures outside Marsh Infant School

Avoid detrimental impacts resulting from increased traffic volume at Marsh Infant and Nursery School.

<£500k Pooled S106 contributions

4. Improve Rayners Ave junction.

A40 London Road is an important and congested corridor that will provide access to the M40 via Junction 3 for the Reserve Sites.

£500k - £1m Pooled S106 contributions

5. Implement an A40 congestion relief package including review of key junctions incl. Wycombe Marsh.

Measures could include a review of signal strategy and limited widening.

>£5m Pooled S106 contributions

Public Transport

6. Extend and implement additional sections of

To improve the reliability of public transport journey times

<£500k


31

Proposal Relevance to Reserve Sites

Outline cost and delivery mechanism

ABS ABN GVA Slate Meadow

Terriers

bus lanes along the A40 between Micklefield Road and Easton Street.

between the Gomm Valley and Slate Meadow sites and the town centre.

Pooled S106

7. Implement further real time passenger information units and improve key bus stops.

Encourage sustainable travel mode share.

£500k to £1m Individual sites to upgrade facilities that serve their site. Wider measures via CIL/other funding

Other

8. Review and rationalise on-street parking on the A4094.

Ensure routes such as A4094 remain fit for purpose with increased traffic volumes.

<£500k S106

9. Comprehensive investment and roll out of school travel planning and associated physical and soft measures.

All sites will need to minimise school-related traffic volumes.

£500k to £1m (CIL / other)

10. Significant and targeted behavioural change campaigns in particular associated with new development locations.

Maximise uptake of sustainable travel modes from all Reserve Sites.

£500k - £1m (CIL / other)

11. Walking and cycling improvements on main streets and/or on quiet and segregated routes linking to measures brought forward by key sites.

Aim to link with local measures brought forward by reserve sites to create continuous safe and attractive walking and cycling network, encouraging travel choices to maximise uptake of sustainable travel modes from all Reserve Sites.

(S106 / S278 / CIL / Other)


32

Photo 4.3 Potential improvements at Micklefield Road/London Road/Cock Lane junctions

Additional Lane

Provision of Pedestrian

Crossing Facility

Provision of Pedestrian

Crossing Facility

Consider Bus Lane / Urban Realm Improvements

Complete 2 Lanes

Westbound

Update / Reprioritise

Signal Timings


33

Section 5: Education Introduction

5.1 Buckinghamshire County Council (BCC) is the Local Education Authority (LEA) and has a statutory duty to ensure that there are sufficient school places in its area. Section 14 of the Education Act 1996 describes this responsibility as follows:

“To ensure that schools in its area are sufficient in number, character and equipment to provide education suitable for the different ages, abilities and aptitudes and special educational needs of pupils of school age...”

5.2 The BCC Education team attended the Infrastructure Roundtable in May 2015

and set out the current and future school place needs and possible projects for addressing the needs generated from the reserve sites.

5.3 BCC state that the increase in housing planned across Buckinghamshire is

projected to put increased pressure on school places with projections of deficiency of places across Wycombe District in both primary and secondary places.

5.4 In June 2010 BCC adopted a policy5 to ensure a coherent and consistent

methodology for assessing the additional education infrastructure requirements generated by new housing developments. This sets out relevant standards including the pupil generation rates per 100 new dwellings and cost per pupil of new provision.

5.5 BCC has carried out an assessment of the impact of the release of the five

Reserve sites on school places in High Wycombe and Bourne End.

Secondary School Places 5.6 Based on projections BCC state there is a requirement for an additional 5 forms

of entry of secondary places required by 2020 in High Wycombe (a form of entry is an additional class per year group). BCC estimate that the Reserve sites will generate the need for one of these 5 forms of entry.

5.7 To meet increased demand in the short term, works have recently commenced

on site or are planned shortly to expand the following schools by a form of entry each:

St Michael’s Catholic School, Daws Hill Lane, High Wycombe

Sir William Ramsay, Rose Avenue, Hazlemere

Great Marlow, Bobmore Lane, Marlow 5.8 Feasibility studies have also been commissioned to expand the following

secondary schools:

5 Guidance on Planning Obligations for Education Provision, Bucks County Council

http://www.buckscc.gov.uk/media/135085/Planning_Obligations_Policy_for_Education_Provision.pdf


34

Highcrest School, Hatter’s Lane, High Wycombe – 1FE expansion

Princes Risborough School, Merton Rd, Princes Risborough – 1-2FE expansion

5.9 BCC state that housing growth across the district over the next 15 to 20 years

may justify the need for a new secondary school in Wycombe - especially when some schools do not want to expand (and under new regulations BCC cannot direct schools to do so) while others are unsuitable for expansion (e.g. due to site restrictions or other priorities). A new school would have the added benefit that it could be future proofed to cater for further growth. The need for a new school will be kept under review by Buckinghamshire County Council in line with the possibility of new free schools being brought forward outside the local authority system.

5.10 BCC has confirmed it will not seek specific S106 contributions from the reserve

sites for secondary school provision. This is because parental choice is exercised to a greater degree at secondary level and planning areas are much larger than those for primary schools and cover the whole district as well as Holmer Green and Beaconsfield. BCC will seek the use of other funding sources such as BCC capital funding, Government grants and will also request Community Infrastructure Levy funding that is paid to Wycombe District Council from new developments.


35

Primary School Places 5.11 The number of children generated from new housing is calculated by multiplying

the number of homes for each dwelling type by the respective pupil yield rates. BCC’s pupil yield rates from new housing below are based on an analysis of 2001 Census data which excludes dwellings which contain a high proportion of elderly persons as these are not representative of the profile of residents occupying modern housing developments.

Table 5.1 – Pupil yield rates

5.12 The pupil yield rate used by BCC is in line with yield rates experienced on developments within Buckinghamshire and those used by neighbouring authorities.

5.13 The Department for Education recommend that a level of surplus of places is

necessary to allow for volatility in preferences from one year to next (e.g. to allow for year on year changes in the number of births or the number of pupils attending independent/out county provision). While the guidance does not recommend a single 'ideal' level of overall surplus capacity, it does state that it is reasonable to aim for between 5-10% overall surplus. In line with this guidance, and similar to other Local Authorities, BCC plans for a 95% occupancy rate in schools.

5.14 Based on the pupil yields, BCC has assessed that the four High Wycombe

reserve sites will generate a need for an additional 520 places or two forms of entry of primary school places.

5.15 All the reserve sites apart from Slate Meadow are located in the east of High

Wycombe primary planning area. The table below shows the current level of surplus/deficit of places across High Wycombe primary schools:

Table 5.2 – High Wycombe primary school planning area capacity

School Planning Area

Admission Number

2015/16 Capacity

2015/16 pupils

Surplus/Deficit

KS1 KS2 Total

High Wycombe

KS1 KS2 Actual % Actual % Actual %

1262 1258 8758 8441 50 1% 267 5% 317 4%

5.16 The overall surplus does not reflect that the number of young children in the area has been rising over the last few years largely due to housing growth - with only 1% surplus at Key Stage 1 compared to 5% at Key Stage 2. The surplus figure takes into account the additional places provided at Castlefield, Disraeli,

Provision Type

Pupil yield rates by dwelling type per 100 dwellings

Flats Houses Average

1 Bed 2 Bed 2 Bed 3 Bed 4+ Bed

Primary 2.7 8.7 22.1 38.8 46.7 30.4


36

Millbrook and Hughenden - where the places are being phased in from September 2012 to ensure class sizes remain viable at all schools.

5.17 BCC is currently exploring options to provide additional capacity in the area as there is little spare capacity to allow for any volatility in parental choice or population migration as well as further housing growth. BCC is currently undertaking feasibility studies at the following schools to provide additional capacity in the area to meet the current ongoing pressures:

Cedar Park School;

Hazlemere CE School;

Hughenden Primary School.

5.18 The Slate Meadow development is located within the Bourne End school

planning area. Primary schools in the planning area are currently at capacity and projections indicate the need for additional places to meet the impact of any further housing growth. Table 5.3 – Bourne End primary school planning area capacity

School Planning Area

Admission Number (planned)

2013/14 Capacity

2013/14 Actual pupils

Surplus Deficit(-)

Bourne End Infant Junior 4+ to 6+ 7+ to 10+ Total

255 260 1785 1754 8 (1%) 23 (2%) 31 (2%)

Delivery Strategy for meeting primary school needs of the Reserve Sites 5.19 BCC estimates based on a mix of homes similar to that across

Buckinghamshire, that the reserve sites (based on the dwelling numbers in Table 1.1) would generate the following additional demand for primary school places:

Abbey Barn North – 23 pupils;

Abbey Barn South – 142 pupils;

Gomm Valley & Ashwells – 171 pupils;

Terriers Farm – 132 pupils;

Slate Meadow – 52 pupils.

High Wycombe sites 5.20 There is a requirement for an additional two forms of entry of primary school

places to meet the requirements from the four High Wycombe Reserve sites. 5.21 BCC’s preferred approach is to expand the new one form entry primary school

to be provided at the new Pine Trees development (former RAF Daws Hill) to a 2 form entry 420 place primary school and 52 place pre-school. The new school at the Pines Tree site has been located and designed to allow for further expansion when the reserve sites are developed to ensure sustainable


37

developments. There will be a requirement for S106 contributions from the Abbey Barn South and Abbey Barn North developments to enable BCC to deliver the additional form of entry.

5.22 BCC’s preferred option for the other one form entry of primary school places

required is that a new 1FE school and 26 place pre-school is provided on the Gomm Valley development to meet the needs of both the Gomm Valley & Ashwells and Terriers Farm sites. This would help address access issues for the significant number of children that would be living on the development given the sloping site and difficult access to the nearest schools. Moreover, the nearest schools to Gomm Valley are currently oversubscribed or it is not currently possible to expand the schools as they are not currently rated as “good” by Ofsted.

5.23 Without a new school on Gomm Valley, it would be necessary to expand other

school(s) some distance away. The new school will not only accommodate demand directly from the site but it will also provide additional capacity for the wider area. The new school will allow a review of the catchment area of other local schools near Terriers, freeing up places and displacing ‘out of catchment’ children back to their local schools. It is unlikely that children living on the Terriers site would attend the Gomm Valley school, however, there is a clear functional relationship between the Terriers Farm development and the additional capacity that would be created by the new school on Gomm Valley to accommodate increased demand. In addition BCC has undertaken feasibility studies at Cedar Park and Hazlemere CE to assess the potential of the schools to expand to meet the growth in this area, including from the Terriers Farm development.

5.24 Therefore the strategy for the delivery of the school to meet the needs from the

Gomm Valley & Ashwells and Terriers Farm development is for at least a one hectare site to be provided at the Gomm Valley site with s106 contributions required from both sites to enable BCC to deliver the school. Appendix 2 sets out the site requirements for a new primary school.

Slate Meadow

5.25 Slate Meadow falls within the Bourne End primary school planning area. Primary schools in the planning area are currently at capacity and projections would indicate the need for additional places to meet the impact of any further housing growth. BCC’s preferred option is to expand Clayton’s Combined School by half a form of entry to meet the cumulative impact of housing growth in the area including the Slate Meadow development. A half form of entry equates to an additional 15 places per year group and an expansion of this size would bring the Claytons to a 2FE school (intake of 60 pupils per year) which is preferable than having half forms of entry.


38

5.26 St. Paul’s School, which is adjacent to the Slate Meadow site, whilst being fully subscribed, currently admits less than half its intake from within catchment. If Slate Meadow is developed, the development would effectively displace children from outside as children from inside the catchment are given a higher priority under admissions rules. St. Pauls is a C of E school and prioritises children whose parents are members of the Church of England. However, the school also generally admits all children based on the local authority catchment. If the school were to become oversubscribed from within catchment those displaced children would attend the expanded Clayton’s School. It should be noted that under the C of E status criteria, St Paul’s currently admits a number of children from the Clayton’s catchment. If the school were to become oversubscribed in the future, BCC may consider a review of the St Paul’s LA catchment area.

5.27 Existing issues with school drop-off safety and congestion in relation to the St.

Paul’s School site have been highlighted in workshops and through the Slate Meadow Liaison Group, which may be exacerbated if the Slate Meadow site is developed. Therefore the possibility of including a school drop-off area on the site should be considered in the site development brief.

Level of S106 contributions required

5.28 There will be a requirement for S106 contributions from all five reserve sites in order for the LEA to deliver the school expansions to meet the education needs of the reserve sites and deliver sustainable developments. These S106 contributions meet the statutory tests for securing planning obligations as they are:

- Necessary to make developments acceptable in planning terms due to the fact

that BCC projections show that primary school places in the High Wycombe and Bourne End school planning areas are at capacity and hence additional capacity is required to meet the needs of children who will be residents of the reserve sites as these are developed.

- Directly related to the proposed development (i.e. there is a geographical and/or

functional link) because the planning obligations are required to address the shortfall in places within the relevant planning area arising as a direct result of estimated pupil yield from the proposal.

- Fairly and reasonably related in scale and kind to the proposed development

because the required contributions are in line with the DfE methodology for allocating capital funding to local authorities and so reflect the actual cost of provision.

5.29 Based on the DfE cost multipliers the cost per pupil of providing additional

accommodation is £14,915. Based on BCC pupil yields and build cost multipliers the average contribution for each new dwelling is £4,564 (ranging from £403 for a 1 bed flat to £6,965 for a 4 bed+ dwelling).


39

5.30 Based on the mid-point of the potential housing capacity of the sites outlined in

the January 2014 WDC new local plan options consultation, BCC state the following S106 contributions would be required from each of the sites:

Abbey Barn North – £342,299 (based on 75 dwellings);

Abbey Barn South – £2,122,260 (based on 465 dwellings);

Gomm Valley and Ashwells – £2,555,840 (based on 560 dwellings);

Terriers Farm – £1,985,340 (based on 435 dwellings);

Slate Meadow – £775,880 (based on 170 dwellings).

5.31 These figures will be subject to change when the exact housing numbers and dwelling sizes are confirmed.

5.32 If the developments are built out at different rates the LEA may need to forward

fund the projects. If this is the case the contributions of later developments will be used to reimburse the LEA for the investment made to cater for the education demands of these later sites.

School Catchments 5.33 Map 5.1 overleaf shows the current catchments of primary schools in High

Wycombe. These catchments will be reviewed by Buckinghamshire County Council in light of new schools proposed at the Pine Trees development and at Gomm Valley, the need to review the catchments to accommodate Terriers Farm, and in light of other expansions at existing schools that may take place in the coming years. It is recognised that any changes in catchments can be sensitive and these will be subject to consultation by Buckinghamshire County Council.


40

Map 5.1 Map of High Wycombe Planning area and current School Catchments


41

Section 6 – Green infrastructure, open space and outdoor sport Green infrastructure 6.1 The policy framework for green infrastructure is set out in Policies DM11 to

DM16 of the adopted Delivery and Site Allocations Plan. DM11 provides the overarching approach seeking to conserve and enhance the Green Infrastructure Network, in line with the NPPF, ensuring that new development contributes positively towards it. Policies DM12 and DM13 aim to protect key green infrastructure assets, namely identified greenspaces and sites, habitats and species of biodiversity, whilst policy DM15 addresses the protection and enhancement of rivers and streams and their associated corridors.

6.2 Policies DM14 and DM16 seek to ensure that the issue of biodiversity and open

space in new development is properly addressed including the creation of new open space and new areas or features of biodiversity interest.

6.3 The Council have developed a Green Infrastructure ‘Toolkit’ as an approach to

promoting green infrastructure as part of new development, with a particular focus on the sustainable development of larger sites. The Toolkit prompts an appraisal of a site’s existing GI network and the functions it fulfils, identifying design actions to protect existing GI and opportunities to extend new GI throughout the development. It is currently being piloted as an approach for the Reserve Sites and is included at Appendix 3.

Open Space, Outdoor Sport and Play 6.5 The Council adopted the Wycombe Open Space Framework (OSF) in

December 2010, which sets out policy objectives, the Council’s approach to open space planning, current levels of open space provision by type across the District, local standards for providing open space in new developments, and action plans for addressing open space deficiencies in terms of quantity, quality or accessibility. The Open Spaces Framework demonstrates deficiencies across the District in open space provision.

6.6 Policy DM16 of the adopted Delivery and Site Allocations Plan sets out that

development will be required to make provision of open space in line with the Council’s adopted open space standards.

6.7 The standards are as follows:

3.30 hectares of strategic open space per 1,000 population 1.15 hectares of local open space per 1,000 population This is in addition to any private or communal open space required as part of providing sustainable, high quality environments.


42

6.8 The standards are further broken down as per Table 6.1 below. Based on the

size, character, use and catchment of open spaces, the Council distinguishes between strategic and local open space provision, with strategic open space types having typically large catchments such as playing pitches and parks.

6.9 The Council has undertaken an initial assessment of the open space

requirements of the reserve sites and the cumulative requirements are set out in the table below based on estimated housing numbers set out in Table 1.1.

Table 6.1 – Open Space Standards

Open Space Typology Standard per 1000 pop (hectares)

Cumulative requirements from Reserve Sites (hectares)

Strategic 3.3 ha 14.0

Public outdoor sport 1.2 ha 5.11

Park 1.67 ha 7.11

Allotments 0.23 ha 0.98

Play 0.2ha 0.85

Local 1.15ha 4.90

Informal amenity space 0.55 ha 2.34

Local play 0.6 ha 2.55

Total 4.45 ha 18.9

6.10 The Wycombe Sports Facility Strategy (2015) confirms the need for formal outdoor sport provision across the district. The Strategy identifies current deficiencies and the future projected deficiencies taking account of population and housing growth in the following sports:

Table 6.2 – Deficiencies in district wide sporting facilities outlined in 2015 Sports Facility Strategy

Facility type Current need Projected future need to

Tennis 4 courts 22 Courts (2033)

Cricket 1 pitch 2 pitches (2026)

3G Synthetic Turf Pitches 3 pitches 4 pitches (2026)

Youth football pitches 5 pitches 9 pitches (2026)

Bowls 1 green 1 green (2033)

Multi-Use Games Area 2 courts 2 courts ( 2033)

6.11 As WDC Cabinet has made a decision on the release of the five sites simultaneously it is appropriate to assess how the open space requirements are to be met and how they will be delivered most effectively across the five sites. It is also the case that some open spaces and facilities will be better provided at certain sites compared to others because of issues such as topography and economies of scale in terms of management arrangements.


43

6.12 It is also important to note that the Council’s open space standards set out the

minimum requirements. Where it is necessary to reflect requirements such as place making, retaining heritage assets, landscape qualities and trees, some sites may be required to provide open space and green infrastructure over the minimum requirements.

6.13 WDC’s assessment of the green infrastructure, open space and outdoor sport

requirements and preferred approach for the delivery across the reserve sites is set out below, and summarised in Appendix 1.

Abbey Barn North Introduction

6.14 The Abbey Barn North site is a natural bowl which is enclosed on three sides by steeply-sloping land and which is adjacent to Deangarden Wood Ancient Woodland. The nature of this site with sloping land and large areas of woodland and chalk grassland means it is unsuitable to provide strategic open space such as formal outdoor sport other than strategic play.

Green Infrastructure

6.15 There is a requirement to provide informal semi-natural open space to act as a buffer between development and the ecologically sensitive area on the site which is adjacent to the Deangarden Ancient Woodland.

Play and sporting facilities

6.16 The site is relatively close to a number of sporting facilities on the Rye and Kingsmead Recreation Ground. Based on the Council’s open space standards there is a requirement for 0.62ha of strategic open space for the Abbey Barn North development based on the housing numbers in Table 1.1.

6.17 An imaginatively designed Neighbourhood Equipped Area for Play (NEAP)

should be located within the site and should contain equipment for children of all ages, from younger children to equipment suitable for early teens and should be grouped together accordingly. NEAPs are for local provision, and it is not expected – nor regarded as desirable – that parking is required for them.

6.18 The play area should be constructed in accordance with the guidelines outlined

in the 6 acre standard (Fields in Trust) set out in Appendix 4. Appropriate door step or Local Areas of Play should also be provided throughout the site at appropriate locations.

6.19 It is not suitable to provide formal outdoor sport including playing pitches on the

Abbey Barn North site due to topography and the fact the likely size of the development would not generate the need for a whole playing pitch. Therefore off-site contributions are required through a S106 obligation, which will be put towards the provision and long term maintenance of the new playing pitches,


44

allotments and other sporting facilities to be provided as part of the larger reserve sites (whether these are on or off site). Further details are set out in Table 6.3 and Appendix 1.

Abbey Barn South Introduction

6.20 The Abbey Barn South site occupies an elevated position at the southern crest of the Wye Valley, being mostly flat or gently-sloping but with gradients increasing steadily at the site’s northern edge where it gives way to an extensive and steeply-sloping area of woodland. A small dry valley extends into the central portion of the site from the northeast.


6.21 The site itself comprises five broad landscape elements – arable farmland, grassland, hedgerows, woodland and parkland trees. There is also a small artificial pond on the site. Together with the public footpaths that pass through and alongside the site, these comprise the existing site’s principal green infrastructure (GI) assets.

6.22 A broad formal avenue and open space (‘the Ride’) extends through the western

and southern portions of the site and is a designated green space, though there is no formal public access at present. Part of the green space at the western corner of the site, including part of The Ride, is formal private recreational space. The regular blocks of woodland and mature avenues of trees enclosing and defining the Ride are a striking landscape feature, protected by Tree Preservation Orders (TPOs) and providing semi-natural habitats for wildlife. There are no nature conservation designations within the site, but the woodland to the north (Deangarden Wood and Keep Hill Wood) is mostly Ancient Woodland and a designated Local Wildlife Site; it is also a designated green space and provides for public access through a network of footpaths. The woodland together with farmland to the east of the site is also designated a Local Landscape Area.

6.23 There is a requirement that the development responds to the existing green

infrastructure assets by strengthening the green links between the ancient woodland to the north/east and The Ride to the south/west. The Ride itself will constitute the principal public open space and green infrastructure asset within the site, providing for informal recreation, leisure and the health/wellbeing of residents and visitors.

6.24 The dry valley extending from Deangarden Wood into the centre of the site will

be the basis of a second major public open space with similar functionality to the ride and also containing attenuation ponds as part of the sustainable drainage strategy (SuDs).


45

6.25 A hierarchical movement network throughout the developed site should link to these spaces incorporating footpaths/cycleways, street trees and incidental green space. These will perform a variety of functions such as encouraging walking and cycling, incorporating sustainable drainage features and providing green links for wildlife.


6.26 Based on the Council’s open space standards there is a requirement for 3.9ha of strategic open space for the Abbey Barn South development based on the housing numbers in Table 1.1. It is recognised that due to the requirement to maintain the historic woodland Ride on the site this will mean the site will provide open space in excess of the minimum requirements. However there are still requirements to meet demand for formal outdoor sport, play and allotment provision that will be generated from the development.

6.27 The site includes four baseball pitches historically used in relation to the former RAF Base at Daws Hill. There is also a basketball court on the site which is in a poor condition.

6.28 Apart from the baseball pitches, there are very few sports pitches within a

reasonable distance of the site. Sports facilities are provided at the Rye, Kingsmead Recreation Ground and High Wycombe Cricket Club. The Rye contains an open air pool and health and fitness suite, tennis courts and football pitches with a bowls club and tennis club on Bassetsbury Lane. Kingsmead Recreation Ground contains a number rugby pitches and a public cricket wicket. Although relatively nearby, access to all of these sites for prospective residents of Abbey Barn South is difficult due to the steep topography.

6.29 To the east of the Abbey Barn site is Amersham and Wycombe College, which

has grass pitches for the use of its students. The College gained planning approval in August 2015 for a 3G all-weather artificial turf pitch which may be made available for public use, though this will be at the discretion of the College.

6.30 Local Plan Policy RT3 and NPPF paragraph 74 highlight the importance of

existing sports pitches and serve to protect them from development. These policies continue to apply to the baseball fields notwithstanding they are no longer in use.

6.31 An extension to the school located on the Pine Trees development to meet the

needs from Abbey Barn South will require the re-provision of the adjacent planned open space (set aside in the Pine Trees scheme as a potential football pitch) as part of the Abbey Barn South proposals. Responding to the open space standards for outdoor sport and the needs identified in the Sports Facility Strategy an additional U17/U18 football pitch is also required. The two pitches should ideally be located together and would be used as a cricket pitch in summer months. The wicket would be located between the two pitches to


46

protect its surface from studded boots. Changing rooms and car parking would also be required to serve the new facilities and as such the ideal outcome would be for both the baseball and the football/cricket pitches to be located together.

6.32 Given housing supply constraints in the district and therefore the requirements

to maximise housing on available land, and with the Ride acting as a significant open space feature within the site avoiding overdevelopment, the formal playing pitches, including the baseball pitches could in principle be located off-site. It is the the responsibility of the developer to bring forward an acceptable off-site solution to providing the necessary playing pitch requirements.

6.33 A multi-use games area (MUGA) and other appropriate play facilities should

also be provided on-site. Play provision should be planned in the round with the new public open space provision at Pine Trees.

Allotments

6.34 Alongside the M40 is an area of flat land (1.29ha) and it is proposed to use this area as allotments, subject to the usual land contamination and soil quality tests. The land must be suitable for the public growing of vegetables and fruit for consumption. The allotments will need an on-site water supply with a small number of stand pipes situated at agreed locations. Car parking will also be required to serve the facility.

Terriers Farm Introduction

6.35 The Terriers Farm site is relatively flat and is bounded on the east by a Wycombe District Council owned recreation ground which contains 3 adult football pitches, a cricket pitch 2 croquet lawns and changing rooms. Immediately adjacent to the WDC owned playing fields is another playing field (3.15ha) owned by Hazlemere Parish Council which contains a Neighbourhood Equipped Area of Play (NEAP), tennis courts and a pavilion. A private cricket pitch (not in current use) is also located adjacent to the site. With the development of Terriers Farm site there is the opportunity to co-locate the new facilities required to link to the adjacent playing fields and facilities with economies of scale in terms of car parking and changing room facilities.


6.36 Formal designated green spaces lie to the east and south (Terrier’s Green, Terriers Common Extension and Amersham Road green space), while informal designated green space takes the form of mature woodland within the Conservation Area to the south, protected by Tree Preservation Orders. A tree-lined bridleway known as Lady’s Mile immediately joins the site’s northern boundary and marks a well-defined edge to the AONB.

6.37 Within the site, the principal green infrastructure assets include an orchard,

arable and pasture fields (some now unmanaged), mature trees and hedgerows,


47

a public footpath and a small pond at the south-eastern edge of the site. Historically, informal recreational uses (walking) have extended into the eastern portion of the site from the adjoining recreation ground.

6.38 The development will be expected to respond to the existing green infrastructure

assets of the site including green links between the AONB to the north and the green space/ Conservation Area to the south; retention of important trees, retention and enhancement of major hedgerows; retention and enhancement of the conservation interest of the pond and some areas of grassland; and enhancement of the movement network to incorporate footpaths and cycleways within a network of green spaces and linking to the surrounding area. Play and sporting facilities

6.39 Based on the Council’s open space standards and the housing numbers in Table 1.1 there is a requirement for 3.63ha of strategic open space for the Terriers Farm development. Provision of large areas of formal open space at Gomm Valley & Ashwells is challenging due to topography. The Gomm Valley site is required to provide the land for a new school that will meet the needs of both sites so it is therefore appropriate that the Terriers Farm site provides extra land for formal outdoor sport.

6.40 Responding to the requirements identified in the Sports Facility Strategy of

projected deficiencies in sport and recreation facilities due to housing and population growth, and the need to respond to formal sports needs on both sites, there is a requirement that land is provided for both grass football pitches (youth sized) and a full sized 3G artificial turf pitch.

6.41 The facilities should be provided at the eastern end of the site which will also

assist in keep a strategic gap between High Wycombe and Hazlemere. Two youth football pitches should be provided, one of U15/U16 size and one of U17/18. The 3G pitch must be fenced and floodlit and meet Football Association standards and dimensions for an all-weather pitch.

6.42 To meet strategic play requirements a new NEAP is required to be located

adjacent to the pitches and to meet play needs of older children and teenagers a skate park should also be provided. The play areas and skate park should be constructed in accordance with the guidelines outlined in the 6 acre standard (Fields in Trust). Appropriate door step play areas or LAPs should also be provided throughout the site at appropriate locations.

6.43 The proposed extra pitches will require car parking and changing facilities.

Subject to the existing site access being able to take an increase in traffic it is proposed that the current changing rooms on the adjacent WDC Recreation Ground will be refurbished and extended to accommodate the increased number of players and officials; the car park on the WDC recreation ground will also be extended to accommodate the increased use. If the access proves to


48

be unsuitable then access will need to be gained from the reserve site and parking plus facilities may need to be located within the new playing fields.

6.44 If the developer offers, it is likely that Wycombe District Council will adopt the

new facilities created on the Terriers Farm development. The developers will be required to lay out the open space and new facilities to the satisfaction of the Council and it will then be transferred to the Council and a commuted sum paid to cover its future maintenance for a period of 25 years. Alternatively the Council must be satisfied that alternative arrangements have been put in place for the long-term maintenance and that the land and facilities will be kept in open space in perpetuity. Further details are provided in Table 6.3 and Appendix 1.

Gomm Valley and Ashwells Introduction

6.45 Gomm Valley and Ashwells comprises an undeveloped dry valley of approximately 73ha at the eastern end of High Wycombe. The valley runs broadly in north-westerly to south-easterly direction and is steeply sloping in places. The majority of the valley is farmed but also contains a number of nature conservation sites, namely Gomm Valley Site of Special Scientific Interest (SSSI) and Gomm Valley Local Wildlife Site (LWS) towards the south-eastern end and two Ancient Woodlands (AW), Pimms Grove and Little Gomms Wood in the south-western end and centre of Gomm Valley respectively. Both the SSSI and the LWS are designated for their chalk grasslands, which are a UK priority habitat.

6.46 In addition the whole valley has been identified as a Biodiversity Opportunity

Area (BOA) recognising the various existing ecological interest within the valley as well as highlighting the opportunities for increasing the ecological status of the site by increasing ecological networks. Ecological interests continue towards the West with the woodlands of Gomms Wood and Kingswood, which are designated as Local Nature Reserve (LNR), Ancient Woodland (AW) and Local Landscape Areas (LLA) respectively. The site currently offers limited authorised public access but is used informally for dog walking.


6.47 The Gomm Valley & Ashwells site offers opportunities for green infrastructure based on the enhancement of ecological networks and the provision of informal amenity spaces associated with improved sustainable access. This should include:

Creation of chalk grasslands on the shallow soils of the steeper south-facing slopes north of the SSSI to extend the chalk grasslands habitats of the SSSI northwards with the aim to connect them with similar habitats within Gomm’s Wood Local Nature Reserve. Chalk grasslands need to be grazed and are sensitive to disturbance by walkers and dogs. They will require fencing and water, both of which should be provided by the development;


49

Enhancing the quality of the Local Wildlife Site by ensuring appropriate management of the site and creating appropriate buffers. Management will need to include scrub removal and appropriate grassland management, including grazing;

Creation of a woodland link between the Ancient Woodlands (AW) of Pimms Grove and Little Gomms Wood to improve habitat connectivity;

Improved access for pedestrians and cyclists across Gomm Valley and Ashwells by creating a network of footpaths and bridleways. Access will have to be carefully managed by footpaths avoiding ecological sensitive areas;

Provision of informal amenity grasslands for informal use and public recreation. This should be located in proximity of residential areas and offer opportunities for informal enjoyment, e.g. play, views out.

6.48 The creation of nature conservation areas and amenity grasslands will require appropriate long-term management, for which funding and delivery mechanisms will need to be found. This could potentially be in form of a Trust or by offering existing land managers greater areas for management.

6.49 Discussions are ongoing on the ongoing management of the undeveloped areas

of the site between the Council, landowners, the Liaison Group, the Wildlife Trust, Wycombe Wildlife Group, BBOWT, Chiltern Society and other interested parties.


6.50 The northern end of the site is located relatively close to sports facilities at Penn and Tylers Green but these are known to be utilised to capacity. Other significant facilities in the local area to the south of the site are the Kingsmead Recreation Ground and Dareham’s Lane Sports Ground.

6.51 Based on the Council’s open space standards there is a requirement for 4.65ha

of strategic open space for the whole Gomm Valley & Ashwells development, however it is recognised that due to the significant landscape and topographical constraints that large areas of the site will remain undeveloped which will be far in excess of the minimum requirements.

6.52 Due to landscape and topographical constraints the site is unsuitable for

providing large areas of formal outdoor sport such as playing pitches, and as already noted under the Terriers Farm section above it is more desirable to locate playing pitch requirements as part of a hub at Terriers for sustainability and management purposes.

6.53 In order to meet remaining outdoor sports requirements, to reflect the needs

identified in the Sports Facility Strategy and to ensure there is a wide range of facilities provided by the reserve sites, there is a requirement that the Gomm Valley and Ashwells provides for a bowls green and tennis courts. Whilst not ruling out an on-site solution, given the nature of the site and the need to


50

maximise housing delivery on the land that is suitable for housing, these facilities could be provided off site through appropriate off-site contributions as set out in Table 6.3. Possible locations for these improvements are at the existing Dareham’s Lane sports ground although further discussions will be necessary with the Council and the Parish Council regarding the exactly which local facilities could be improved for maximum benefits and ensuring their long term viability.

6.54 There are few play facilities in the local area, and therefore various facilities will

be required, sited in areas easily accessible by residents of the development areas. On the Ashwells site, a NEAP should be located together with informal open space that offers opportunities for views across the valley. Towards the centre of the site a NEAP and Teen facilities can be constructed, to be used by future residents from the middle and development areas lower down the valley. The NEAP should contain equipment suitable for younger children up to early teens. A small LEAP is required at the lower end of the site for use of the residents in the bottom development. Appropriate door step or LAPs should also be provided throughout the site at appropriate locations.

Slate Meadow

6.55 The Slate Meadow site is broadly split into two parts with an area of open grazing land to the front bound by the river Wye on the southern side and residential areas to the east and west. At the rear, backing onto the disused railway line there is an area of approx. 2.7ha covered in grass, trees and scrubland that has designated village green status.


6.56 The village green must be retained within the site but the option of moving the green to incorporate it into a larger open space to act as a buffer between Wooburn and Bourne End with access to both the river frontage and the dis-used railway should be considered. This would provide informal amenity space for the current communities and future residents. A development buffer of at least 10m is required to the River Wye on the site.


6.57 There is a requirement for the Slate Meadow site to provide 1.40ha of strategic open space. As the Village Green is an existing public facility it does not count to meeting the strategic open space requirements. The site is not of an appropriate size to require the inclusion of formal sports pitches. Therefore an appropriate off-site contribution will be required that will be used by the District Council to provide and maintain playing pitches provided as part of the larger reserve sites, and where possible maintain and improve pitches in Wooburn and Bourne End. Further information is set out in Table 6.3 and in Appendix 5.


51

6.58 A play area should be developed to NEAP standards, of sufficient size to function as both a NEAP and LEAP for the prospective residents. It should be constructed in accordance with the guidelines outlined in the 6 acre standard (Fields in Trust) outlined in Appendix 3. WDC Community Services also recommend incorporating a fitness trail within the site to enable teenagers and adults to exercise within the site. Appropriate door step or LAPs should also be provided throughout the site at appropriate locations.

Open space and green infrastructure delivery, contributions and commuted sums

6.59 In setting out the requirements above the Council are aiming to strike a balance

between making the most of and improving existing green infrastructure assets on the sites, ensuring there is a good distribution of outdoor sport and play facilities, whilst also ensuring that housing delivery is not compromised given the overall housing supply constraints in the district. The requirements set out above are justified by the quantitative policy requirements for new open space, sport and play in developments and by the actual projected deficiencies in specific facilities as a result of housing and population growth.

6.60 Where a sporting or play facility is required to be delivered on-site this should be

provided directly by the developer, and built to the appropriate standards. 6.61 Where offered by developers, it is likely Wycombe District Council or the

relevant parish council will adopt the new playing pitches, STP and play facilities provided on the Terriers Farm Site; the play facilities and informal open space provided at Abbey Barn North; the Woodland Ride, allotments and play facilities provided at Abbey Barn South as well as the off-site playing pitches; and the play facilities at Gomm Valley & Ashwells and Slate Meadow sites, with a minimum of 25 years maintenance and replacement costs.

6.62 Should the District Council or a relevant parish council not be in a position to agree to the adoption, or if the developers do not intend to offer these areas for adoption, the Council will need to be satisfied that alternative arrangements have been made for their long-term maintenance and that they will be kept as public open space in perpetuity. This may be through some form of private management arrangements, or some other form of partnership such as a local Trust.

6.63 Where the Council does adopt the facilities, it will require funding that equates to the costs of 25 years maintenance for the long term management of these facilities. The costs will be based on up-to-date cost information from Sport England or from WDC maintenance contracts.


52

6.64 A summary of the requirements, contributions and maintenance costs are provided in the Table 6.3 below. An explanatory note with further detail is set out in Appendix 5.

6.65 Some of the sites cannot meet the full open space requirements on-site and

therefore it is appropriate that off-site contributions are secured to enable the Council to deliver open space and sporting facility improvements in appropriate locations. This includes off site contributions for bowls and tennis from the Gomm Valley & Ashwells development and contributions from Abbey Barn North and Slate Meadow towards the long term maintenance of playing pitches provided by the larger sites. The development of Slate Meadow would also be expected to contribute to a maintenance plan for the Village Green. In order to come to a proportionate and fair figure, the playing pitch maintenance contribution for Abbey Barn North and Slate Meadow have been calculated by proportioning the costs of maintaining the playing pitch and ancillary facilities provided as part of the Abbey Barn South against the three sites.

6.66 The Abbey Barn South site is providing allotments that will meet the needs generated by the five sites therefore it is appropriate that all sites contribute to the long term maintenance of the allotments on a proportionate basis. Table 6.3 sets out these maintenance costs on the basis of the housing distribution in Table 1.1 and the total 25 year maintenance cost of £29,000.

6.67 Further work is required with partners, developers and the Liaison Group regards the long term management and use of the large areas of undeveloped land on the Gomm Valley & Ashwells site, including ensuring the land is protected from development for the long term.

6.68 The figures given in the table below are the most accurate figures that the Council can provide, based on national standards and from current WDC maintenance contracts. However these costs are indicative only and a developer may undertake their own investigations into the sums provided. When calculating their costs, the developer should use the Sport England or other relevant body’s publications for the basis of their own costings.


53

Table 6.3 Summary of requirements and contributions for green infrastructure, open space, play and outdoor sport

Site Facility Delivery Financial contribution £s

25 year Maintenance contribution if offered for adoption £s

Abbey Barn North

Contribution to playing pitch and ancillary facilities maintenance

Financial contribution - 89,260

Contribution to allotment maintenance


NEAP Direct by developer - 80,000

Informal open space Direct by developer - tbc

Abbey Barn South

Two youth football pitches (Two U17/18) and changing rooms

Direct by developer (though provision may be off-site)

- 553,415

Re-provision of baseball pitch

Direct by developer (though provision may be off-site)

- 500,000

Allotments Direct by developer - 7,909

Provision of Woodland Ride as a new public park

Direct by developer - tbc

MUGA Direct by developer - 81,000

Play facilities – NEAP, LEAP, LAPS

Direct by developer - 80,000

Gomm Valley & Ashwells

Off-site outdoor sport facilities – tennis courts, bowls green

Financial contribution 425,000 245,000



Informal open space Direct by developer - tbc

NEAP x 3 Direct by developer - 240,000

Terriers Farm Two youth football pitches (U15/16 and U17/18)

Direct by developer - 580,000

3G Synthetic Turf Pitch Direct by developer - 120,000



NEAP and Skate Park Direct by developer - 195,000

Extensions to changing rooms and car parking on adjacent recreation ground

Council - -

Slate Meadow Contribution to playing pitch maintenance




NEAP Direct by developer - 80,000

Informal open space Direct by developer (management by a Trust or the Parish Council)

- tbc

Fitness Trail Direct by developer - 65,000


54

Section 7 – Community facilities

Community Facilities 7.1 Wycombe District Council’s Community Facilities Strategy6 identifies current

levels of community facility provision within the district and identifies existing areas of deficiency in relation to accessibility of facilities by ward. The Community Facilities Strategy was first compiled in 2009 and updated in 2011 with the most recent amended version issued in 2014.

7.2 Seven wards have been identified within the Community Facilities Strategy for

priority dedicated provision. These are Bowerdean, Disraeli, Ryemead, Terriers & Amersham Hill, The Wooburns and Marlow North & West. These wards lacked facilities when assessed on a geographical, size and numerical basis. All of the reserve sites are located either within or adjacent to all of the deficit wards, apart from Disraeli and Marlow North & West.

7.3 Para 9.2 of the adopted Planning Obligations SPD states that on larger scale

sites, where the development itself creates the need for new community facilities, it may be necessary to provide community facilities on site or suitable off-site provision to ensure the development is acceptable in planning terms. The local standard of provision is 0.14sqm per person.

7.4 Development of the reserve sites will exacerbate local deficiencies and it is therefore appropriate that the developments make appropriate provision for community facilities either on site or through off-site improvements.

Delivery of community facilities

7.5 Abbey Barn North – There are various community facilities within 600m

including the Wrights Meadow Community Centre, Royal British Legion, and a scout hut. Facilities such as the lido and health and fitness suite on the Rye are within a mile of the site. However as the development will put pressure on existing community facilities, there may be a good case to consider the use of CIL contributions to implement further improvements to community facilities in the locality when appropriate proposals come forward.

7.6 Abbey Barn South – There is limited community facilities adjacent to the site

with the facilities at the bottom of the valley such as the Wrights Meadow Community Centre or the lido and health and fitness suite on the Rye not easily accessible. The development of the adjacent Pine Trees development (formally RAF Daws Hill) will include a new community centre that will be accessible to residents of the Abbey Barn South site.

6 WDC Community Facilities Strategy (WDC; Updated 2014)


55

7.7 If sports pitches are to be provided on adjacent land, changing facilities will be

required to be provided which could be extended to provide a community room suitable for small meetings and as a hub for local community groups/organisations.

7.8 Gomm Valley and Ashwells – There are various community amenities

accessible from the sites with a community centre, youth hall, church hall and library all within a 720m catchment buffer as set out in the WDC Community Facilities Strategy.

7.9 The site sits across the boundary of two wards, Micklefield and Tylers Green &

Loudwater. The Micklefield ward is predicted to have a shortfall of community facility space of 405sqm by 2026 which includes the Gomm Valley and Ashwells development. The development itself will generate a need for an additional 196sqm of community facility space.

7.10 Options for meeting community facility needs from the site include ensuring the

proposed new school to be built on the site is available for wider community use in non-school times or that a small community building is provided on the school site. Further discussion will be held with Buckinghamshire County Council on the availability of the new school for wider use.

7.11 There will also be a good case to consider the use of CIL contributions to

implement further improvements to community facilities in the locality if appropriate proposals come forward.

7.12 Terriers Farm – There are various community facilities within the 720m buffer as set out in the Community Facilities Strategy. However the middle part of the ward is identified in the 2014 Strategy as being deficient in community facilities. While there is a deficiency it is recognised that residents of the development will have access to the nearby Hazlemere Memorial Hall located in the Hazlemere Parish Council administrative area. Further discussion will be held with Hazlemere Parish Council to clarify current usage, and confirm there is capacity for extended use and there may be a good case to consider CIL funding to make capacity improvements.

7.13 Wycombe District Council are also progressing a new community facility at

Totteridge Recreation Ground which is approximately 500 metres from the Terriers Farm site. There may also be potential for one of the buildings at the Terriers Farm complex to be converted to a community building if additional need is identified.

7.14 Slate Meadow – There are various community facilities within the 720m buffer

as set out in the Community Facilities Strategy including a community centre, church and working men’s club. Part of the site falls within the Wooburns ward, which is identified as deficient in community facilities. There may therefore be a


56

good case in future to consider the use of CIL funding if appropriate proposals come forward, for example from a collaboration of local community groups and the parish council, to extend and improve local community facilities or create new facilities.


57

Section 8 - Health Care

Assessment of Primary Health Care 8.1 NHS England Thames Valley and NHS Property Services made representations

on the impact of the potential development of the five reserve sites as well as other development in the Council’s housing trajectory in April 2015. The Chief Operating Officer of the Chiltern Clinical Commissioning Group (CCG) delivered a presentation to the Infrastructure Roundtable in November 2015. The distribution of current surgeries in relation to the reserve sites is set out in the Map 8.1.

8.2 The NHS advises that there will be requirements for adaption, modifications,

extensions to local GP surgeries and potentially additional or new surgery fabric to provide the additional accommodation necessary to meet the additional demand generated from the reserve sites as well as managing longer term needs.

8.3 Department of Health average for GP provision is 1,800 patients per Whole

Time Equivalent (WTE) GP. NHS England adheres to national guidance with regard to list sizes, and recognises that anything above 1,800 patients per WTE GP puts pressure on a GP Practice and the services it is able to offer to its patients.

8.4 NHS England state that the cumulative impact of the Terriers Farm and Gomm

Valley and Ashwells developments will result in an additional GP requirement of between 1 and 1.45 WTE GPs. Sufficient capacity can be made available within the existing premises of the Penn Surgery and Kingswood Surgery. These practices may need to make internal modifications to their premises in order to create additional capacity. These modifications will involve converting existing office space into an additional clinical room or remodelling internally to create a new room altogether.

8.5 The development of Abbey Barn North and Abbey Barn South will impact on the

following GP premises with the area:

- Hanover House (Cressex) - Lynton House (Branch Surgery) - Cherrymead Surgery - Pound House Surgery

8.6 A consultation was held by the NHS in January 2016 over the proposed closure

of Lynton House surgery due to not being able meet standards for health and safety and accessibility which would require major investment over and above general maintenance to bring it up to standard. The closure of Lynton House would mean additional capacity being provided at the Cressex Health Centre at


58

Hanover House with internal modifications to reconfigure the existing space to maximise the number of clinical spaces available.

8.7 To reduce the impact over the closure of Lynton House, NHS England are

considering a number of options that would allow the practice to provide a booked appointment service for patients of the Cressex Health Centre. There has also been a petition from members of the public opposing this closure as, in their view, it would leave the East Wycombe geography exposed to lack of primary care support and this would potentially be exacerbated by development.

8.8 The Cherrymead Surgery has some spare capacity to accommodate additional

patients but may require some internal reconfiguration to maximise the number of clinical spaces available.

8.9 The proposed development at Slate Meadow will impact on the following

surgeries:

- Pound House - Hawthornden Surgery - Orchard Surgery

8.10 The CCG is supportive of practice plans to relocate Pound House and

Hawthornden Surgeries (including practice branches in both Bourne End and Flackwell Heath) to one modern fit for purpose premises which will also provide increased capacity. This proposal is currently in the very early stages of development.


59

Map 8.1 – Distribution of doctor surgeries in relation to the Reserve Sites

Contains Ordnance Survey data © Crown copyright and database right 2015


60

Delivery 8.11 The modifications, extensions and rationalisations highlighted by NHS England

above will be primarily as a result of cumulative housing growth across High Wycombe and Bourne End, including the reserve sites.

8.12 Therefore the NHS expects to make bids to Wycombe District Council for CIL

funding to deliver these improvements as well as using their own capital funding. This includes bids to the Estates and Technology Transformation Fund where individual practices submit plans for improvements or new builds to the Clinical Commissioning Group, who then submit endorsed proposals to NHS England. Regards CIL, further feasibility work will be required from the NHS to confirm the scope of works, costs and timing prior to making requests for CIL funding to the Council.

8.13 It is evident from Map 8.1 and it has been highlighted in the Infrastructure

Roundtable and consultation responses, that there is a spatial gap in the current distribution of doctor surgeries in the east and south east of High Wycombe, with most surgeries located in the town centre or to the west of the town centre. This will be exacerbated by the proposed closure of the Lynton House surgery. As set out above extra provision may be made available at Wycombe Hospital and at Hanover House, Cressex. The Chiltern CCG is working closely with the Council and other relevant partners to assess what may be an improved distribution of surgeries in High Wycombe in line with wider growth that will be set out in the new Local Plan. To inform this process, the CCG intends to commission work that reviews existing GP capacity with expected growth in demand for services over the short, medium and long term.


61

Section 9 – Utilities

Water 9.1 Thames Water has fully engaged in identifying the infrastructure implications of

developing the reserve sites and other growth in Wycombe. They responded to the new Wycombe Local Plan options consultation in January 2014 and follow up response specifically in relation to the reserve sites. A Thames Water representative attended the Reserve Sites Infrastructure Roundtable on 21 May 2015 and the minutes of this meeting are on the Council website.

Water Supply and Network

9.2 Thames Water supply area is divided into six Water Resource Zones (WRZ). Wycombe district is primarily within the Slough, Wycombe and Aylesbury WRZ. Their overall assessment shows a positive supply/demand balance up to 2040 for this WRZ but with an anticipated large deficit of supply in London.

9.3 Thames Water Final Water Resources Management Plan 2015 – 20407 sets out

a raft of short, medium and longer term proposals to ensure sufficient water resources in the Thames Valley and London area. These include demand management and measures to address leakages as well new reservoirs and water transfer schemes from other parts of the country to London and the South East.

9.4 The water supply network at a more local level in relation to the reserve sites will

require some local network reinforcements to accommodate the proposed new housing. Developers will be required to fund studies (e.g. to test flow and pressure) in order to demonstrate that there is adequate capacity both on and off site to serve the development and that their development would not lead to problems for existing users.

Delivery of water network upgrades to serve the reserve sites

9.5 Process – Developers will be required to fund and commission Thames Water to carry out flow and pressure investigations and hydraulic model analysis. These studies will assess the strategic and local network impact of the new developments and what measures and upgrades may be required and the costs involved.

9.6 Possible requirements – Measures that may be required include new mains

connections and water booster stations to maintain water pressure. 9.7 Delivery – The infrastructure will be delivered both on and off site through new

mains supply and connections to existing mains. Agreements for delivery are made directly between the developer and Thames Water. Conditions may be

7 http://www.thameswater.co.uk/tw/common/downloads/wrmp/WRMP14_Section_0.pdf

http://www.thameswater.co.uk/tw/common/downloads/wrmp/WRMP14_Section_0.pdf


62

applied to any planning permissions that will require any necessary measures to be in place before any occupation of developments.

Sewage Network

9.8 Thames Water has stated that there are wastewater network constraints in Wycombe district. Sewer flooding is a particular issue of concern to residents and the potential of raw sewage seeping into watercourses is also a major concern for the Environment Agency. The key issue is to ensure that there is sufficient hydraulic capacity of the network to cater for the development being proposed.

Delivery of sewage network upgrades to serve the reserve sites

9.9 Process – Thames Water state that where drainage impacts are identified (for example in the form of increased demonstrable risk of sewer flooding as a result of the proposed development), developers will be required to produce detailed drainage strategies early on in the development planning process to identify any on and or off site drainage infrastructure impacts, how these will be resolved, at what phases of the development they will be constructed, by what means and establishing the level of funding contribution by the developer and Thames Water.

9.10 Possible requirements – Measures that may be required include new sewers

and connections to existing sewers. Sustainable drainage (SuDs) solutions will also be required on site by developments to minimise discharges to combined sewer networks. SuDs features can be incorporated within open spaces and new streets and can include swales, wet and dry attenuation ponds or features, porous paving and filter drains.

9.11 Delivery – The design of the sites should identify and plan for separate surface

water and foul drainage requirements including the provision of SuDs and rainwater harvesting. New sewers and connections to existing sewers will be delivered on and off-site with delivery agreements made directly between developers and Thames Water. Conditions may be applied to any planning permissions that will require the necessary improvements to be in place before any occupation of developments.

Sewage Treatment

9.12 The Little Marlow Sewage Treatment Works serves High Wycombe, Marlow, Bourne End and surrounding areas. The Council works closely with Thames Water to ensure they are aware of levels and timing of housing and employment growth so that Thames Water ensures that sufficient headroom at the works is maintained to maintain the performance of the treatment works and to meet their water quality consents.

9.13 In early 2013 there were a number of problems at the Little Marlow Sewage

Treatment Works which led to a number of pollution incidents, caused by high


63

flows entering the works, equipment failure and power outages. These issues are separate from the overall capacity of the works. In 2014 Thames Water undertook an extensive refurbishment programme to overcome these performance issues. This included:

- Cleaning and refurbishing the treatment tanks and equipment which increases

capacity to treat sewage after heavy rainfall and improves quality of water returned to the River Thames

- Strengthening of the screens at the treatment works which stops debris entering the works and blocking pipes and pumps

- Refurbishment of pumps and installation of back-up pumps to ensure disruption to works is kept to a minimum during power outages

9.14 Thames Water are working with the Environment Agency to establish the cause

and effects of the 2013 pollution incidents and specialists have been instructed to carry out surveys of both the River Thames and the stream to the north of the works , to understand the general health of the river. In November 2013 the Environment Agency reported that ‘Thames Water continues to improve their management of the site and operations at Little Marlow Sewage Treatment Works are under better control’.

9.15 In terms of the capacity of Little Marlow Sewage Treatment Works Thames

Water state that likely increased housing targets in Wycombe, including the development of the reserve sites, means that the sewage works will need to be upgraded in the coming years, and sooner than previously anticipated. The timing of any upgrade is not certain and is dependent on the timing and occupation of major development sites. Thames Water will be continuing to monitor the performance of the sewage works and growth in the catchment, and ensuring that they continue to meet their water quality consent requirements set by the Environment Agency, ensuring there is sufficient headroom to treat the load and flow at the works within the current consent parameters set by the Environment Agency.

Delivery of upgrades at Little Marlow Sewage Treatment Works

9.16 Process – Thames Water currently predict that an upgrade will be required in Thames Water’s next Business Plan period (2020 to 2025). The exact timing of the upgrades will depend on build out and occupancy of major development sites. Thames Water will continue to monitor the performance of the sewage works and levels of growth to ensure the sewage works continue to meet the water quality consent requirements set by the Environment Agency.

9.17 There are minor upgrades underway including aeration diffuser replacement and

inlet screen replacement that will be completed in late 2015/early 2016 that will maintain the capacity of the works.


64

9.18 Possible requirements – Possible Upgrades to the STW will include additional treatment processes to improve the quality of treated effluent to the river and to meet Environment Agency standards, further improvements to the inlet works pumping systems and new sedimentation and aeration tanks. Thames Water have confirmed that there is sufficient room at the site to accommodate additional tanks when required.

9.19 Delivery – The capacity upgrades will be included in the Thames Water Asset

Management Plan. Public consultation on the next draft business plan is scheduled for 2018. Funding of upgrades will be through Thames Water.

Electricity and Gas networks

9.20 National Grid have confirmed that the planned distribution of housing growth in Wycombe district will not have a significant effect upon National Grid’s strategic infrastructure, in relation to both gas and electricity transmission, and that the existing network will cope with additional demands. It is likely that some off-site infrastructure reinforcements will be required on the local gas networks for individual sites.

9.21 Scottish and Southern Energy have confirmed that at the present time the

primary electricity infrastructure can support the additional housing growth planned in Wycombe to 2026. However it may be necessary to install additional volt cable circuits from existing primary substations to serve new development areas. If additional loads materialise then some local reinforcements may be required.

Delivery

9.22 It is the responsibility of the developers of each site to liaise directly with the relevant utility providers to ascertain exactly the level of upgrades that may be required to serve the sites and to deliver these in association with the companies in order to avoid any objections to planning applications that could otherwise result in a refusal of planning permission. Upgrades that may be required will be new substations and new gas mains.

Broadband

9.23 Internet infrastructure providers have been working on an on-going basis to upgrade the national broadband network. For example, BT Openreach met their target that by 2014 two-thirds of UK premises would have super-fast broadband, through the process of laying fibre optic cables over the current copper lines.

9.24 Developers of the reserve sites should ensure that there is sufficient broadband capacity to accommodate the new development and should upgrade to fibre optic broadband if not already existing.


65

Section 10 – Emergency Services

Fire 10.1 Buckinghamshire Fire and Rescue Service (BFRS) is the responsible authority

within Wycombe district. There are three fire stations within the District, located at High Wycombe, Princes Risborough and Marlow.

10.2 The BFRS state that the levels of development proposed across Wycombe

District, including the reserve sites have the potential to place an increased demand on their services. They state that one of the methods of reducing any potential demand on the Fire Authority and making communities is safer would be to consider introducing a requirement to install sprinkler fire suppression systems into certain premises.

10.3 The Fire Authority also requires that the appropriate number of fire hydrants are installed on each site by the developers.

10.4 Another issue highlighted by the fire service is securing efficient and effective

vehicular access, through appropriate design of the development including adequate highways and parking thereby avoiding issues the Fire Authority have with some existing developments within the County, where inconsiderate parking can compromise emergency responses. Developers should therefore carefully plan accesses and parking throughout their sites so that emergency access is not compromised.

Police

10.5 Thames Valley Police has a statutory duty to secure the maintenance of an efficient and effective Police Force for its area under the direction and control of its Chief Constable and Crime Commissioner. They have undertaken work to understand the impact of growth (both housing and population) on their services. A Policing Plan to address the planned expansion of Wycombe to 2026 has been produced.

10.6 The scale of development set out in the individual sites above would require a

relatively modest set of infrastructure. It is envisaged at this stage that items such as Cars, ANPR Cameras, Mobile IT, Bicycles and Communications Equipment would be required to serve the individual sites.

Delivery

10.7 Whilst the identified infrastructure highlighted by TVP above will be primarily as a result of the development of the reserve sites, there will also be needed because of cumulative housing growth across High Wycombe and Bourne End.

10.8 Therefore TVP may make submissions to Wycombe District Council for CIL

funding to deliver these improvements. Further feasibility work will be required


66

from TVP to confirm the scope of works, costs and timing prior to making requests for CIL to the Council.

Ambulance 10.9 South Central Ambulance Service (SCAS) NHS Foundation Trust is the

responsible authority within Wycombe district. Its three main functions are: - the accident and emergency service to respond to 999 calls - the 111 service for when medical service is needed fast but not a 999 emergency - the patient transport service

10.10 A Rapid Response Amenity Point, which is normally made up of a small office

able to house two staff to rest while waiting for a task, plus space to park an ambulance vehicle safely and the facilities to charge the vehicle, was installed at Hazlemere Golf Club in 2012. The SCAS has identified the need for further provision of amenity points across the district.

10.11 Potential areas for amenity points within Wycombe district include West

Wycombe area, a location between High Wycombe and Princes Risborough and the Cressex area.

10.12 The SCAS is responsible for the delivery of these amenity points, but the local

authorities will assist the SCAS where appropriate.


67

Section 11 – Delivery 11.1 The new and improved infrastructure requirements outlined in this report (and in

the Reserve Sites Transport Framework report) will be delivered either on site directly by developers or by public bodies and infrastructure providers.

11.2 The infrastructure will be secured through the following mechanisms:

Planning conditions 11.3 A planning condition may be placed on a grant of planning permission by local

planning authorities. Such conditions permit development to go ahead only if certain conditions are satisfied.

11.4 Paragraph 206 of the National Planning Policy Framework (NPPF) states that

planning conditions should only be imposed by local authorities where they are: i. necessary; ii. relevant to planning; iii. relevant to the development to be permitted; iv. enforceable; v. precise; and vi. reasonable in all other respects.

11.5 Planning conditions may not require the payment of money or the transfer of

land ownership. A “Grampian” condition may be used to control aspects of the development which are required to occur outside of the development site (such as related highway improvements) and on land which is not necessarily owned by the applicant. The condition is worded to the effect that the development being permitted must not be commenced (or must not be occupied, as appropriate), until the required off-site works had been completed.

11.6 In terms of infrastructure provision any planning permissions would be expected

to be subject to planning conditions to secure the following, as examples, although specific wording and whether the condition will be imposed will depend on the individual site:

11.7 Wastewater – To ensure that sufficient capacity is made available in the sewage

network and to avoid sewer flooding, Thames Water will seek a Grampian condition to ensure that a drainage strategy detailing on and off site drainage works is submitted and approved. No discharge of foul or surface water will be accepted into the public system until the works have been fully completed.

11.8 Surface water drainage – Although details will be required as part of the

planning applications, conditions may be opposed requiring full details sustainable drainage systems for approval. This is in order to prevent increased risk of flooding, to improve and protect water quality, improve habitat and


68

amenity and to ensure future maintenance of swales, soakaways and attenuation ponds.

11.9 Ecological Enhancement Scheme – Although details will be required as part of

the planning applications, conditions may be imposed requiring full details to be approved by the planning authority of setting out measures for the creation, enhancement and management of ecological features and habitats. This is in the interests of the future ecological potential of the sites and to deliver gains in biodiversity.

11.10 Tree planting and landscaping – Conditions requiring full details of tree planting

and landscaping for each phase of development will be imposed requiring details of species and sizes of trees and planting to be planted and methods of planting, as well as details of trees to be retained and protection measures during construction as appropriate.

Planning obligations

11.11 Paragraph 203 of the National Planning Policy Framework (NPPF) states that planning obligations should only be used where it is not possible to address unacceptable impacts of development through a planning condition.

11.12 Where planning conditions are not suitable it may be possible to enter into a

legal agreement with the applicant and anyone else that has a legal interest in the land, to secure planning obligations under section 106 of the Town and Country Planning Act 1990. Planning obligations can allocate specific actions to specific parties and can include payment of a financial contribution to allow the local authority to carry out works to mitigate the impacts of the development. They may also restrict the development or use of the land, operations or activities.

11.13 In line with Para 204 of the NPPF and CIL Regulation 122, in order to be a

material consideration in reaching planning decisions, planning obligations must be:

Necessary to make the development acceptable in planning terms

Directly related to the development; and

Fairly and reasonably related in scale and kind to the development 11.14 Unless it is stated otherwise, planning obligations run with the land in perpetuity

and may be enforced against the owners, mortgagees and their successors. 11.15 Planning obligations will be used to secure a range of infrastructure provision

from the reserve sites. As per Core Strategy Policy CS13, in addition to any infrastructure requirements to be provided by way of a planning obligation each site will be required to provide 40% of all bedspaces as affordable housing. The


69

precise details of the affordable housing provision will be set out in the Section 106 Agreements.

11.16 The S106 Agreements will contain planning obligations that will require certain

pieces of land to be used for specific purposes (e.g. open spaces) and will require financial payments to be made to the District Council or County Council (e.g. commuted sums for maintenance of facilities that the developer is asking the Council to adopt). Planning obligations will also be used to secure the following infrastructure provision:

11.17 Schools – Planning obligations will be used to secure both land and financial

contributions for new school provision. 11.18 Public Open Space – Planning obligations will be used to secure land that is

required as open space in perpetuity. There will be either be a requirement that the land is passed over to the District Council for adoption or a requirement that appropriate management arrangements are put in place for the management and upkeep of the open space. If the land is adopted by the District Council there will be a required for a commuted sum that will cover 25 years of maintenance of the open space.

11.19 Utilities – Planning obligations may be secured to ensure the installation and

repair of Sustainable Drainage Systems (SuDS) for the lifetime of the development as well as the setting up of a management company for purpose of administering and maintenance of the SuDS.

11.20 Transport – The Reserve Sites Transport Framework sets out specific measures

that each site will need to secure through planning obligations contained within a Section 106 Agreement. Planning obligations may be used to secure the following types of transport measures:

- Submission and implementation of a Travel Plan and the payment of a

monitoring fee to BCC - Payment of contributions to BCC to carry out improvements to cycle and

pedestrian facilities adjacent to the sites - Payment of contributions to Bucks County Council for a new or enhanced bus

service(s) to serve the site

Section 278 Agreements for highway improvements 11.21 A Section 278 agreement allows developers to enter into a legal agreement with

Buckinghamshire County Council as Highway Authority to fund alterations or improvements to the public highway, having regard to the needs arising from a development. Where highway schemes require developers to offer up land within their control for adoption as public highway, a s278 agreement may be


70

combined with clauses entered into under Sections 38/72 of the Highways Act 1980.

11.22 Examples of measures that may be secured in a S278 Agreement are

improvements to local junctions, new roundabouts, new pedestrian crossings and footpath provision or widening.

Wycombe Community Infrastructure Levy

11.23 The District Council adopted a Community Infrastructure Levy (CIL) Charging Schedule, taking effect from 1 November 2012. This is a charge on most types of new developments to fund additional infrastructure to support the development of the area. Some types and sizes of development, including small extensions, affordable housing units and development by charities are exempt from liability to pay the levy, and some developments are zero rated. Details are set out in the Charging Schedule and accompanying documents.

11.24 The charge for new residential development in High Wycombe is £125 per

square metre, and in the rest of the district including Bourne End the charge is £150 per square metre subject to an annual adjustment for inflation. This normally equates to between £10,000 to £20,000 per dwelling, although as stated above affordable housing dwellings are exempt.

11.25 The Council must publish a list of projects or types of infrastructure that maybe

funded through the CIL. This is a requirement of Regulation 123 of the CIL Regulations and is referred to as the CIL R123 List. To avoid double counting between planning obligations and the CIL, and projects listed on the CIL R123 List cannot also be funded through planning obligations.

11.26 CIL funds may be used to part fund some strategic transport measures outlined

in the Reserve Sites Transport Framework, town centre regeneration schemes, secondary school places, strategic green infrastructure projects, doctor surgeries and indoor sport.

11.27 The Council are proposing some amendments to the current Regulation 123 list

to reflect recent Cabinet decisions on how CIL is being used and to reflect how the infrastructure requirements from the reserve sites are to be delivered.

11.28 The CIL Regulations impose a duty on the Council to pass 15% of CIL funds

directly to the relevant parish or town council raised from developments in their areas. This is known as the “local allocation.” Therefore Wooburn and Bourne End Parish Council will receive 15% of any CIL receipts from the Slate Meadow development and Chepping Wycombe Parish Council will receive 15% of CIL from any development on the Ashwells site that is within their parish area.

11.29 The remaining reserve sites are within the unparished area of High Wycombe.

Cabinet have previously resolved in the adopted CIL & Planning Obligations


71

Funding Decision Protocol that the High Wycombe Town Committee is the appropriate forum in the unparished areas to make recommendations to Cabinet annually on the use of the 15% funds received from developments in the unparished area. The use of the 15% local allocation is not subject to the same restrictions in terms of the R123 List so there is more flexibility in how this may be used.


72

Appendix 1 – Reserve Sites Infrastructure Delivery Schedule Infrastructure Requirements Potential schemes Delivery mechanism and funding

Transport

Transport infrastructure

All sites will be required to deliver sustainable transport solutions for their developments.

See Jacobs Reserve Sites Transport Framework and Table 4.1 for further details but examples may include new or enhanced bus services; bus priority measures; walking and cycling enhancements; enhancements to school travel planning.

Delivered direct by developer and through planning obligations contained within Section 106 Agreements. Wider transport improvements may be delivered through CIL funding or other Government led funding avenues.

Highway works Implementation by the developer or the highway authority of necessary upgrades and improvements on highway land.

See Jacobs Reserve Sites Transport Framework and Table 4.1 for further details but examples may include junction improvements, new roundabouts, pedestrian crossings and footpath widening.

Generally direct by developer on highway land with works set out in S278 Highway Agreements signed by developer and Bucks County Council.

Education

Primary school places

2 primary school forms of entry Extension of new 1FE primary school on Pine Trees site to a 2FE school. New 1FE primary school on Gomm Valley site. Both schemes will be delivered by Bucks County Council.

Land allocation for new 1 FE primary school required at the Gomm Valley site. S106 contributions from 5 sites pooled to deliver the additional 2FE required. Initial estimates of S106 required from each site is as follows:

Abbey Barn North - £340,000

Abbey Barn South - £2,100,000

Gomm Valley and Ashwells - £2,500,000

Terriers Farm - £1,900,000

Slate Meadow - £770,000

The levels of contributions will be confirmed when exact housing numbers are known.

Secondary school places

Additional 270 secondary school places

Current schemes include extensions to Sir William Ramsey School; St. Michael’s Catholic School and Highcrest School to meet wider secondary school place needs including reserve sites.

BCC delivery funded through government funding and/or CIL


73

Infrastructure Requirements Potential schemes Delivery mechanism and funding

Open Spaces and Green Infrastructure

Outdoor Sport/Playing Pitches

4 youth football pitches Full size Synthetic Turf Pitch 4 tennis courts Bowls green Changing rooms Car parking

Abbey Barn South - New pitches and retention of existing baseball pitch on or off-site. New changing rooms also required.

Planning obligations contained with Section 106 Agreements will secure the required land and contributions will also be required from all sites towards the long term maintenance of the new facilities.

Terriers Farm – Full size 3G STP pitch; two youth football pitches; Extension of changing rooms on adjacent recreation ground.

Gomm Valley and Ashwells – Financial contributions towards off-site tennis courts and bowls green

Allotments 1 ha of allotment space To be provided on site at Abbey Barn adjacent to location of proposed employment use or on land adjacent to Abbey Barn South.

Secured directly on Abbey Barn South site through planning obligation. Contributions secured from the other sites for long term maintenance.

Strategic Play Multi-use games areas (MUGA) and/or Neighbourhood equipped Area of Play (NEAP)

MUGA or NEAP required on all sites Delivered direct by developers on site

Local Play Local play is required on all sites to appropriate standards – a local area of play (LAP) and/or Local Equipped Area of Play (LEAP) should be provided on site.

Local play areas to be provided on all sites Delivered directly by developers on site

Parks and semi natural green spaces

All 5 sites must contribute to the Green Infrastructure Network and provide appropriate areas of natural and semi natural green spaces appropriate to the context of the sites

All sites must retain areas of green spaces for informal recreation purposes and a number of sites will need to retain areas for landscape, heritage and place making reasons.

Secured directly on site and set out in the site specific development briefs. There may need to obligations in Section 106 Agreements secured to retain the land as open space in perpetuity, to secure management arrangements or long term maintenance periods.


74


Health

GP Surgeries Extension and modifications to existing surgeries

Internal modifications and adaptations to provide additional clinical space at some or all of the following GP surgeries: Cherrymead Surgery; Kingswood Surgery; Penn Surgery. Potential relocation of Pound House and Hawthornden surgeries into one new premises.

Delivered directly by NHS through CIL and/or other core NHS funding.

Community facilities

Community Centres

Improved community centre provision to meet additional population needs

Potential community use of proposed new school on Gomm Valley site and school on the Pines Trees development. Other schemes in High Wycombe and Wooburn/Bourne End put forward by service providers should also be considered to increase the capacity and quality of local community facilities.

Delivered direct by developers on site. Wider improvements delivered through CIL funds.

Utilities

Water Supply Local requirements may include new mains connections and water booster stations to maintain water pressure.

Studies will be required on each site to ascertain what upgrades are required.

Developers will be required to fund the necessary studies. The infrastructure will be delivered both on and off site through new mains supply and connections to existing mains. Agreements for delivery are made directly between the developer and Thames Water.

Wastewater Network

Measures that may be required include new sewers and connections to existing sewers. Sustainable drainage solutions will also be required on site on developments to minimise discharges to combined sewer networks.

Studies will be required on each site to ascertain what upgrades are required.

The design of the sites should identify and plan for separate surface water and foul drainage requirements including the provision of Sustainable Drainage Systems (SuDs) and rainwater harvesting. New sewers and connections to existing sewers will be delivered on and off-site with delivery agreements made


75


directly between developers and Thames Water.

Sewage Treatment

Upgrades may be required at Little Marlow STW to ensure sufficient capacity.

Upgrades to the STW may include additional treatment processes to improve the quality of treated effluent to the river and to meet Environment Agency standards.

Capacity upgrades including additional plant and machinery will be included in the Thames Water Asset Management Plan. The upgrades will likely be carried out during the 2020 to 2025 Thames Water planning period.

Electricity and Gas

Local reinforcements to gas and electricity networks.

Upgrades may include new electricity substations and new gas mains.

The upgrades and funding will need to be formally agreed between the developers and the utility companies.

Broadband Developers to ensure that there is sufficient broadband capacity to accommodate the new development and should upgrade to fibre optic broadband if not already existing.

Broadband to be provided at all sites. Funded direct by developers in consultation with broadband providers.

Emergency Services

Police Various kit such as new patrol cars, automatic number plate recognition systems to ensure the Police maintain an effective service in areas with growing populations

New policing equipment Thames Valley Police may make bids to Wycombe District Council for CIL funding

Fire Appropriately located fire hydrants throughout the development. Streets and parking designed so that emergency vehicles will have access.

Fire hydrants Delivered direct by developers


76

Appendix 2: Buckinghamshire County Council School Site Specifications Where a developer is required to provide land to accommodate new school provision, where practicable the site should meet the following requirements:

a) The site should be located in the heart of the community encouraging walking or other environmentally friendly means of pupils going to and from school (e.g. providing access to public transport and safe routes to school – i.e. pupils do not have to cross a major road). Proximity to other local community facilities (which pupils can visit as part of their learning and development) and associated parking areas (separate from staff car parking) are vital. The local authority is keen to encourage the co-location of other services (e.g. children centres, libraries, community centres, health centres, childcare facilities, adult learning, learning support units, places of worship, leisure facilities etc.). However, community use facilities on the school site (where use is intended during the school day) need to have a separate access and adult and pupil facilities should not be shared.

b) School security is important. For example, a school in a remote area is more vulnerable because it is not overlooked by neighbours.

c) Ensure the size of the overall site is dependent on number/age range of pupils given for each individual school (in line with the latest size guidance from the DfE) and any additional specially resourced or community facilities required. The site including buildings should also be capable of expansion to accommodate increased pupil demand.

d) Boundaries to be of regular shape, particularly around playing field areas otherwise a larger site will need to be provided.

e) Satisfactory road frontage to be provided compatible with the requirement for good “sight lines” to road access. Careful consideration should be given when designing the main entrances to the school and the likely congestion at peak times - in particular the safe pick up and drop off of pupils. Any set down-pick up parking area, which may be required as part of the brief, is not included in the school site area. There should be separate access points for (i) pedestrians, (ii) vehicular movements and (iii) grounds maintenance vehicles which do not pass over playgrounds or the building footprint.

f) Contours and undulations on the site will vary according to the topography of the area. A level site is recommended in order to minimise any requirement for earth shaping in order to accommodate buildings and playing fields. The fall of the playing field should be between 1:70 and 1:100.

g) Services and an unobstructed access road for construction purposes are to be available to the site boundary for the building start date.

h) Where practicable sub-soil to be suitable for normal building loads i.e. 3 storeys for secondary schools and single storey for most other educational buildings.

i) The developer to be responsible for removing any encumbrances such as buildings, soil stockpiles, hedges and overhead lines prior to the building start on site date. Sites should be largely free from building constraints such as pipelines, brooks, pylons, sewers, trees with preservation orders, landfill sites or rights of way. Developers shall be responsible for carrying out any surveys (such as archaeological/site contamination


77

investigations and noise surveys) and remedial works as necessary to ensure the site is suitable/safe for education provision,

j) Sites should not be liable to flooding. A storm water outlet is required

k) The site should allow the school building to be orientated east-west so that the daylight

to areas of north and south-facing facades is maximised. This provides a higher quality of sunlight/daylight and the higher angle sunlight from the south is easier to control than lower angle sunlight from the east or west. The playing field/playground would also benefit from being south-facing where reasonably practicable which provides more light for play and helps to dry out the pitches.

78

Appendix 3: Green Infrastructure Toolkit EXISTING / PROPOSED # Project: Ref:

GI Services >> Provision: 3 high 2 medium 1 low

Air quality & microclimate

Climate change adaptation

Climate change mitigation

Community & Culture *

Drainage & flood relief

Water quality & supply

Economic opportunities & benefits *

Education *

Habitats & biodiversity

Health & wellbeing *

Recreation & leisure *

Travel & transport

GI Assets (‘Natural’)

Native woodlands ○ ○ ○ ○ ○ ○ ○ ○ ○ ○ ○

Forestry ○ ○ ○ ○ ○ ○ ○ ○ ○

Trees (individual) ○ ○ ○ ○ ○ ○ ○ ○

Native hedgerows ○ ○ ○ ○ ○

Semi-natural grassland ○ ○ ○ ○ ○ ○ ○ ○ ○ ○ ○

Heathlands ○ ○ ○ ○ ○ ○ ○

Wetlands & bogs ○ ○ ○ ○ ○ ○ ○

Water bodies ○ ○ ○ ○ ○ ○

Water courses ○ ○ ○ ○ ○ ○ ○

Stone walls ○

Soils, geology, topography ○ ○ ○ ○ ○

GI Assets (‘Man-made’)

Permeable pavements ○ ○ ○ ○

Green roofs ○ ○ ○ ○ ○ ○ ○ ○

Swales ○ ○ ○ ○

Detention basins/ponds ○ ○ ○ ○

Other man-made SuDS ○ ○ ○

‘Reedbed’ water treatment systems

○ ○ ○ ○ ○

Footpaths, cycleways, bridleways

○ ○ ○ ○ ○ ○ ○

Ornamental planting ○ ○ ○ ○ ○ ○

Amenity grass & verges ○ ○ ○ ○ ○ ○ ○ ○ ○

Gardens & allotments ○ ○ ○ ○ ○ ○ ○ ○ ○ # Delete as appropriate ● – Existing (or proposed) GI Services

*Opportunities only (no existing service) where there is no access to the existing site ○ – Opportunity for new/enhanced GI Services

x – GI Service likely to be partially or completely lost.

79

1. GREEN INFRASTRUCTURE - CONCEPTS

The basis of Green Infrastructure (GI) is deriving ecological, social and economic value from

natural processes, often referred to as ‘ecosystem services’ or ‘green infrastructure services’,

instead of using man-made solutions. These services operate through multi-functional networks of

green spaces and natural/semi-natural elements, often referred to as ‘natural capital’ or ‘green

infrastructure assets’.

The purpose of this toolkit is to take a comprehensive and methodical approach to identifying GI

Assets that exist, those GI Assets that can be delivered as part of the site’s development and the

GI Services to be derived from them. The extent and function of Green Infrastructure as part of the

proposed development can then be properly described.

All proposed development must address Green Infrastructure in accordance with National

Planning Policy and Local Development Framework Policy.

2. GI APPRAISAL - METHODOLOGY

The toolkit comprises a matrix accompanied by a commentary and design actions. The matrix

drives a methodical approach to assessing GI while the commentary / actions provide a succinct

account of GI Assets and the Services they provide, feeding directly into a Design and Access

Statement or Development Brief. The site and surrounding context will be assessed.

The matrix, commentary and action points are completed twice – once to appraise the existing site

and define design objectives, and a second time to appraise the developed site and identify any

ongoing actions required.

Existing Site GI is assessed according to the following stages:

a. A ‘blank’ matrix is provided, listing a comprehensive range of typical GI Assets (left column)

together with their potential for GI Services (remaining columns).

b. Appraise the site and its context to identify the full range of GI Assets. Add these to the left

column of the matrix or delete any already listed that don’t apply. Make a judgement on the

occurrence of each GI Asset - high, medium or low – and mark this in the adjoining column.

c. Indicate in the relevant column(s) which GI Services are already delivered by each GI Asset.

d. Make a judgement as to whether any existing GI Asset has the potential for further provision of

GI Services through extension or enhancement or whether it may be damaged or lost as a

result of the development; indicate this is the appropriate column. Consider connectivity as a

significant factor.

e. Briefly describe each existing GI service, referring to the assets that contribute to it.

Proposed Development GI is assessed according to the following stages:

a. Start with the completed Existing Site matrix.

b. Appraise the proposed development and identify existing GI assets to be lost and proposed GI

assets to be added. Add to the rows of GI assets if required.

c. Indicate the GI Services to be provided by each Asset in the relevant column(s).

d. Make a judgement about the degree of change to each GI Service resulting from the proposed

development.

e. Briefly describe the final GI services incorporated into the completed development.

80

The more significant GI Assets may be prioritised (listed first) in the matrix. Mapping should

accompany the appraisal in draft and final reports/briefs to illustrate the nature, extent and

connectivity of GI Assets and Services.

A proposed development is not expected to deliver all GI Assets and Services; however, an

account of why some Assets/Services are omitted is required.

3. GI APPRAISAL – COMMENTARY

Air quality & microclimate

This service includes the control of airborne pollutants, noise and air temperatures.

(Describe the site’s existing provision and proposed design objectives/actions here).

Climate change adaptation

This service tackles the consequences of a changing climate - rising temperatures, more intense

storms, air quality and microclimate as described above. It includes the provision of shading,

cooling, shelter from wind and accommodating increased volumes and/or intensity of rainfall.


Climate change mitigation

These services serve to reduce energy consumption and other sources of carbon dioxide released

into the atmosphere as a major contributor to climate change.


Community & Culture

Public open space and green space can provide a transition/link between spatially distinct

communities and provides opportunities for social interaction and inclusion. E.g. play and sports

areas are a natural focus for community interaction, as are major pedestrian routes.


Drainage & flood relief

These services arise from both the provision of new development and adaptation to climate

change as described above.


Economic opportunities & benefits

Economic benefits arise from reductions in energy demand (e.g. non-mechanical means for water

treatment; reduced mowing of grassland) and from opportunities for local employment – e.g. the

maintenance of woodland, grasslands, SuDS, footpaths/cycleways.


Education

Educational opportunities will arise directly in the form of learning about the local environment and

natural processes through assets such as the woodlands and allotments. Educational

81

opportunities will also arise indirectly from providing pleasant green spaces as outdoor

classrooms, particularly for sporting, leisure and health activities.


Habitats & biodiversity

This service maintains and enhances natural and semi-natural habitats for the benefit of

biodiversity and ecological resilience.


Health & wellbeing

This service is concerned with providing a healthy environment and opportunities for outdoor

recreation and leisure within the GI network for the benefit of personal wellbeing.


Recreation & leisure

This service is concerned with providing formal and informal opportunities for active and passive

leisure activities within the GI network.


Travel & transport

This service provides opportunities for non-motorised movement (walking and cycling) within the

GI network.


Water quality & supply

This service is concerned with the utilisation of natural processes to intercept rainwater and

surface-water run-off, filter it and allow percolation into groundwater reservoirs, lakes and

watercourses.


82

Appendix 4: Layout specifications of open space and play provision, Fields in Trust: The Local Area for Play (LAP) or Doorstep Play Space The LAP is a small area of open space specifically designated and primarily laid out for very young children to play close to where they live i.e. within 1 minute walking time. The LAP is a doorstep play area by any other name. LAPs are designed to allow for ease of informal observation and supervision and primarily function to encourage informal play and social interaction. The LAP requires no play equipment as such, relying more on demonstrative features indicating that play is positively encouraged. In general terms, the following characteristics apply to a LAP:

It is intended primarily for children up to the age of 6, though it will be used by older children at different times of the day or evening

It is within 1 minute walking time of the child’s home

It is best positioned beside a pedestrian route that is well used

It occupies a well-drained, reasonably flat site surfaced with grass or a hard surface

The recommended minimum activity zone is 100 sq m

A buffer zone of 5 metres minimum depth normally separates the activity zone and the forward-most part of the nearest dwelling that faces the LAP. Gable end or other exposed walls can be protected from use for ball games by, for example, providing a dense strip of planting of 1 metre minimum depth. The buffer zone includes varied planting to provide a mix of scent, colour and texture

It may contain demonstrative features that allow young children to identify and claim the space as theirs

Depending on location it may have a 600mm guard rail, low fence or planting to indicate the perimeter. Similarly, depending on location, there may need to be a barrier limiting the speed of a child entering or leaving the LAP

There should be a sign indicating that the area is for children’s play and that dogs are not welcome

Local Equipped Area of Play (LEAP) The LEAP is an area of open space specifically designated and laid out with features including equipment for children who are beginning to go out and play independently close to where they live, usually within 5 minutes walking time. Play features including equipment are an integral part of the LEAP and the attractiveness of such spaces, though it is also important that the space can be used for physical activity and games. LEAPs can be the place for boisterous activity and therefore it is important to give careful consideration to siting. In summary, if a LEAP is properly sited, equipped, overseen and maintained it is able to meet the needs of children without being a source of nuisance to other residents. The main characteristics of a LEAP are:

It is intended primarily for children who are beginning to go out and play independently

It is within 5 minutes walking time of the child’s home


It occupies a well drained, reasonably flat site surfaced with grass or a hard surface, together with impact absorbing surfaces beneath and around play equipment or structures as appropriate

The recommended minimum activity zone is 400 sq m

83

A buffer zone of 10 metres minimum depth normally separates the activity zone and the boundary of the nearest property containing a dwelling. A minimum of 20 metres should normally be provided between the activity zone and the habitable room façade of the nearest dwelling. Where these minimum distances apply, careful consideration needs to be given to:

1. The design of any means of enclosure, planting scheme and/or other physical features on the boundary of the residential property 2. The siting of features including equipment within the activity zone, to preclude opportunities for overlooking nearby gardens or dwellings, potential loss of privacy and creation of nuisance.

For high density developments – particularly on brownfield sites – the buffer zone may have to be reduced in order to provide play facilities for the children. Design is again of key importance:

The buffer zone includes varied planting to provide a mix of scent, colour and texture

It is designed to provide a stimulating and challenging play experience that may include equipment providing opportunities for balancing, rocking, climbing, overhead activity, sliding, swinging, jumping, crawling, rotating, imaginative play, social play, and play with natural materials such as sand and water, or other activities. The number and nature of equipment and structures is a matter for local consultation and decision though provision for a minimum number of six play experiences is recommended

There is adequate space within the area of the LEAP to allow children to be generally active and play ‘chase’ type games

The question of enclosure is one for the manager but the boundaries should be recognisable by landscaping. Perimeter fences are generally considered inappropriate though some fencing may be necessary if the site adjoins one or more roads. If the LEAP is enclosed there should be two, outward-opening, self-closing gates on opposite sides of the LEAP. If fencing is used, a height of 1 metre is suggested. Depending on location, there may need to be a barrier limiting the speed of a child entering or leaving the LEAP

Seating for accompanying adults and siblings should be provided, together with one or more litter bins

There should be a sign indicating that the area is for children’s play and that dogs are not welcome. The name and telephone number of the facility operator should be provided with an invitation to report any incident or damage to the LEAP or the play equipment. The location of the nearest telephone should also be indicated

There may be occasions when it is appropriate to design the LAP and the LEAP adjacent to each other. In these circumstances the buffer zone between the two should be reduced or removed, but the buffer zone around the LAP part of the provision should be that which is appropriate for a LEAP. Neighbourhood Equipped Area of Play (NEAP) The NEAP is an area of open space specifically designated, laid out and equipped mainly for older children but with play opportunities for younger children as well. Located within 15 minutes’ walk from home, the NEAP is sufficiently large to enable provision for play opportunities that cannot be provided within a LAP or LEAP.

84

Play equipment is a particularly appropriate form of provision for younger children. As children grow older, towards the latter stages of primary school age, they are looking for different challenges and stimuli. They engage more in wheeled activities and informal ball games, sometimes taken up as formal sport. As they move towards their teenage years, young people increasingly seek out opportunities to meet friends away from home, looking for places to meet socially. The NEAP can provide a greater variety of opportunity for both active and passive play. It can provide play equipment, and a hard surface area for ball games, or wheeled activities such as roller skating or cycling. It may provide other facilities such as a ramp for skateboarding, a rebound wall, and a shelter for meeting and socialising. The facilities are linked in the one site because children of different ages and abilities like to take part in a range of activities, as do their siblings. Careful consideration should be given to the location and interaction of the different facilities provided both on site and in relation to the local environment. Consultation is a key ingredient of successful design and community acceptance. The main characteristics of a NEAP are:

It is intended primarily for use by older children of relative independence, who have the freedom to range further from home

It is within 15 minutes’ walking time of the child’s home


It occupies a well-drained site, with both grass and hard surfaced areas, together with impact absorbing surfaces beneath and around play equipment or structures as appropriate

The recommended minimum activity zone is 1000 sq m, comprising an area for play equipment and structures, and a hard surfaced area of at least 465 sq m (the minimum needed to play 5-a-side football)

A buffer zone of 30 metres minimum depth normally separates the activity zone and the boundary of the nearest property containing a dwelling. A greater distance may be needed where purpose-built skateboarding facilities are required. Where these minimum distances apply, careful consideration needs to be given to:

1. The design of any means of enclosure, planting scheme and/or other physical features on the boundary of the residential property 2. The siting of equipment and features within the activity zone, to preclude opportunities for overlooking nearby gardens and dwellings and potential loss of privacy and creation of nuisance

The buffer zone includes varied planting to provide a mix of scent, colour and texture

It is designed to provide a stimulating and challenging play experience that may include equipment and other features providing opportunities for balancing, rocking, climbing, overhead activity, sliding, swinging, jumping, crawling, rotating, imaginative play, social play, play with natural materials such as sand and water, ball games, wheeled areas or other activities. The number and nature of equipment and structures is a matter for local consultation and decision, though provision for a minimum number of nine play experiences is recommended

There is adequate space within the area of the NEAP to allow for children to be generally active and play ‘chase’ type games

The question of enclosure is one for the manager but the boundaries should be recognisable by landscaping. Perimeter fences are generally considered inappropriate though some fencing may be necessary if the site adjoins one or more roads. If the

85

NEAP is enclosed there should be two, outward-opening, self-closing gates on opposite sides of the NEAP. If fencing is used, a height of 1 metre is suggested. Depending on location, there may need to be a barrier limiting the speed of a child entering or leaving the NEAP

Seating for accompanying adults and siblings should be provided, together with one or more litter bins

There should be a sign indicating that the area is for children’s play and that dogs are not welcome. The name and telephone number of the facility operator should be provided with an invitation to report any incident or damage to the NEAP and the play equipment. The location of the nearest telephone should also be indicated

Convenient and secure parking facilities for bicycles should be provided Skate Parks Skate park facilities are usually best sited in central and visible locations in relation to the neighbouring area. Co-location is generally positive and successful skate parks are often located next to or on existing sports complexes, in public parks or adjacent to schools. By situating facilities in accessible and visible locations, anti-social behaviour is minimised. This in turn can lead to increased use of, and respect for, the facility by users and the general public alike. Locating unsupervised skate parks in hidden away locations generally results in misuse and vandalism of the equipment, often committed by non-users, and is to be avoided. The design of any skate park will consider diverse elements with variations in size, gradient and height. The end result should be a challenging and exciting skating environment for all abilities from beginner to champion. Elements that can be designed include transitions, ramps, grind rails, blocks, walls, stairs and open space for free-style board and BMX works. Consideration must be carefully given to the buffer zone to nearest dwellings, and this may need to be greater than the 30 metres recommended for a NEAP. Topography, orientation, sound-deadening and materials used in design all have a bearing on sound reduction. Signage with contact details for facility problems and correct usage should be clearly displayed. EN14794 ‘Facilities for users of roller sports equipment – safety requirements and test methods’ should be referred to. The RoSPA website provides helpful information on skateboarding, including guidance on location. Tennis The Lawn Tennis Association (LTA) encourages the development of uniform surfaces at clubs to extend the opportunities for participation. The LTA provides technical advice to promote the development of high quality tennis facilities. In addition the Sport and Play Construction Association has produced a Code of Practice for the Construction and Maintenance of Tennis Courts. The following are the most commonly available types of surface: porous macadam, acrylic, artificial grass and clay. Bowls There are three different codes for playing outdoor bowls and each has different facility requirements. Flat green bowls is played on a flat green which is surrounded by a small ditch to catch bowls which leave the green, and a bank upon which markers indicate the corners and centrelines of each rink. Federation Bowls is also played on flat greens but with more flexible requirements with regard to size and the height of the bank. A crown green is a

86

usually a square green which is slightly higher in the middle than at the edges and play is conducted all over the lawn in any direction. Advice can be obtained on design from the bowls governing bodies, Fields in Trust, Sport England and the Sport and Play Construction Association. Dimensions of formal sport facility requirements U15/U16 grass football pitch – 97m x 61m U17/U18 grass football pitch – 106m x 70m Full size 3G Synthetic Turf Pitch – 112m x 70m Tennis Court – 36.57m x 18.29m Bowling Green – 40.76m x 40.76m

87

Appendix 5: Explanatory note for capital and commuted sums for new sporting facilities Capital Costs The Capital Costs for new sporting facilities are set out in the Sport England publication, ‘Facility Costs 2015’ and used for:

Baseball Field

Football Pitch

Bowls Green

3G STP

MUGA

Tennis Courts

Skate Park

Changing Room

Sport England uses figures from BCIS, the Building Costs Information Service produced by the RICS and reflect prices as at Q1 2015. This report is updated regularly, and the most up to date at the relevant time should be used. The Capital Costs include:

External works (car parks, roads, service connections etc)

12 months maintenance (for grass pitches only) The Capital Cost figures do not include:

VAT

regional variances in labour and materials

land acquisition costs

inflation beyond Q1 2015

costs incurred from dealing with project specific issues (poor ground conditions, access etc)

The costs for the Natural Turf Pitches do not include costs for:

site remodelling

SUDS design/ implementation or

pump & sump systems Fees are included for Artificial Turf Pitches, turf pitches and tarmacked facilities. Life Cycle Costs Artificial Sports Surfaces: The life cycle costs for artificial surfaces are set out in the Sport England paper, ‘Life Cycle Costing for Artificial Sports Surfaces’. These figures give the maintenance costs expressed as an annual percentage of the overall estimated project cost, based on a 25yr cost model. The maintenance figures take into account the Day to Day Repairs and the Planned Preventative Maintenance. It is assumed that the works will be contracted out to a specialist maintenance contractor. Items include condition reports, inspections, applications of herbicide/ moss killers, brushing. Exclusions:

operational costs (utilities, taxes)

https://www.sportengland.org/media/694954/facility-costs-1q15.pdf

https://www.sportengland.org/media/32627/Life-Cycle-Costs-Artificial-Surfaces-April-2012.pdf

88

occupation costs ( security)

VAT

End of life costs

fees Natural Turf Pitches: The life cycle costs for Natural Turf Pitches are set out in the Sport England guidance, ‘Life Cycle Costing for Natural Turf Pitches’. These figures give the annual sinking fund and maintenance costs expressed as a percentage of the overall estimated project cost, based on a 25yr cost model. Day to Day Repairs and Planned Preventative Maintenance are included in the Maintenance costs, assuming that all the works will be contracted out to a specialist ground maintenance contractor. Items include:

Mowing

Applying herbicide

Line marking

Scarification Exclusions:

Operational costs (utilities, taxes)

Occupation costs for example security

End of life costs

Fees

VAT Sport England’s Life Cycle for Natural Turf Pitches document sets out the typical annual maintenance allowances for football pitches expressed as a percentage of the estimated capital costs per annum based on a on a 25 year cost model. For a youth football pitch this is expressed as 17% and for senior football this is 16.7%. The capital costs for a youth football pitch are £65,000 and £75,000 for a senior football pitch. Baseball Field: the baseball pitch consists of a ‘dirt’ diamond bounded by grass. The ‘dirt’ is made of constructed from compacted layers of sand, clay and silt, sited on a level field and surrounded by turf. It is assumed that the existing field equipment (fencing etc) will be reused from the current location. Maintenance of the field would be a matter of refilling the dirt, mowing/ maintaining the turf, installing drainage and repairing/ replacing any of the field equipment. Costs for power, car park, services etc should be included. Due to a lack of any comprehensive figures specifically covering baseball fields, it has been assumed that the costs for constructing a facility will be comparable with the costs for a natural turf pitch and have used the Sport England figures given for a natural turf pitch (Capital Cost and Life Cycle). Fitness Trail: The fitness trail figures have been taken from information given by an experienced global company. It is assumed that the trail would comprise of 20units, and that 2 packages would be purchased to fill the brief. No account has been made for any discount for ordering multiple packages. It is assumed that the costs are for supply and install only, and that fees, support, design and inspection, and the cost of the safety surface (if necessary) are not included.

https://www.sportengland.org/media/32636/Life-Cycle-Costs-Natural-Turf-Pitches-April-2012.pdf

wycombe reserve sites infrastructure delivery plan · commissioned a separate transportation study...

Documents