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Planning Group news
HOT NEWS…
GOVERNMENT DECISION ON A REGIONALLY-IMPORTANT DEVELOPMENT WEST OF STEVENAGE.
A Development Consortium's proposals for either 5,000, or 3,600 new houses with associated infrastructure, west of Stevenage were put forward in 2002 - all located in the Green Belt and the North Chilterns.
The Chiltern Society joined the opposition from North Herts District Council, Hertfordshire County Council, the CPRE and other local bodies. A Public Inquiry in 2004 lasted 8 months. We made a substantial financial contribution towards a specialist barrister's costs, as we considered this a "landmark issue" threatening the validity of government green belt policy and the future of the North Chilterns countryside.
On 22nd December 2009 The Secretary of State for Communities and Local Government copied us with a statement confirming the Inspector's decision to refuse the proposal for 5,000 homes, but agreed the 3,600 homes as set out in The Consortium's unilateral application. This is subject to extensive conditions – in all 47 clauses. It can only be challenged on legal grounds, in the High Court.
North Herts Council have told us they are not convinced of The Consortium's ability to carry out a satisfactory development and particularly provision of the necessary infrastructure. Council's barrister has been asked to advise if there are legal grounds on which they could appeal. The Council's Cabinet will make a decision by the end of January and The Chiltern Society will be kept informed.
We are aware that the East of England Strategy Plan 2001-2021 calls for 18,000 new homes in and around Stevenage.
Regional Reports – January 2010
Use this list to jump to the corresponding report on this page:
Aylesbury Vale and North Chilterns
Chiltern District
Herts
South Bucks
South Oxon
Wycombe
Aylesbury Vale and North Chilterns
Aylesbury Vale
Generally. Little activity over the last few months and not much of any significance.
Aston Clinton. We did not make any objection to a revised application for 14 homes (previously 24 houses) on the site of the former Bell Inn Pavilion, now a derelict site and vandalised building after fire damage.
Pitstone MDA. Taylor Wimpey have started construction on the permitted 164 homes with 35% affordable housing to be built first. The Parish Council’s objection to the layout of the houses was not conceded.
Pitstone Quarries. Still no decisions on either the amended planning application for the infill of Quarry 2 with “inert material”, plus an on-site recycling operation, or the installation of a satisfactory clay liner required to protect the aquifer.
L D F - Proposed Core Strategy for Aylesbury Vale. AVDC’s Core Strategy document went to the Secretary of State at the end of October 2009. The next procedural stages are the Public Examination in February / March 2010, the Inspectors Report by July 2010 and Adoption, possibly September 2010.
Three SPDs (Supplementary Planning Documents) will be available for consultation between January and March 2010; these are on Conservation Areas, and Masterplans and Delivery for a) NE Aylesbury Vale, and b) Aylesbury Growth Arc.
North Chilterns
Generally. Following the Group AGM an article has been written for the next edition of “Chiltern News” summarising the situation on the possible major development proposals in the North Chilterns, as covered in John Davies’ talk. An entry on our ‘Hot News’ website section covers the latest position on development at Stevenage, west of the A1(M), following the Secretary of State’s decision to grant permission for the construction of 3,600 homes, subject to conditions.
East of England Strategy Plan > 2031. Following attendance at a meeting in Luton to discuss this, we submitted our comments on EERA’s Consultation criteria for their draft plan, which is due for publication in March 2010.
Luton and Dunstable Northern Ring Roads. There is now some doubt on when, or possibly whether, the Luton northern ring road will be built as construction of the Dunstable northern by-pass has been deferred due to lack of funds. The Dunstable by-pass was scheduled to be completed first, before work started on the Luton road.
Major housing development N.E. of Luton. The proposal by Luton BC and Central Beds Council, (previously South Beds DC), for the construction of 5,500 homes in Hertfordshire on land of high landscape value, in the green belt and adjacent to the AONB, may not now proceed as Luton BC has decided against it. This is subject to ratification by the joint committee. It is also to be assumed the Luton eastern by-pass, as part of this project, will not now proceed. However a planning application for 1,000 houses on 63 acres, being part of the land designated for the above development is to be lodged with North Herts DC by Bloor Homes. Opposition to this proposal is being organised at a series of local meetings.
Chiltern District
In Chalfont St Peter the latest and best application so far for the rebuilding of Willow Tree House and its adjacent plot has been approved. This is in an acceptable style incorporating Bucks flints and stone as well as the maintenance of the field drains which feed the pond with its associated bird life. The approval includes 12 conditions which will be monitored.
An exhibition was held in Chalfont St Peter library of plans for the Grange site, formerly the Convent Girls School. This was attended and comments submitted. The local protest group Sense is opposing the plans and Cheryl Gillan the local MP has written a letter to Sense pledging that in the event of a Conservative election victory the allocation of housing and development will be placed back in the hands of the local authorities effectively halting the Chiltern District housing strategy plans imposed in terms of numbers and procedure by the present administration. The development of the Newland Park site which is now unoccupied is to be subject to revised plans shortly. It is to be hope that these are not far different from the original outline plans to which the Chiltern Society made detailed suggestions many of which were accepted. Both these sites are part of the Strategy Plan which covers some 27 sites largely within the town areas of Greater Amersham, Chalfont St Peter and Chesham. This terrifying amount of development needs to be monitored to ensure that over development does not occur and that any development largely maintains the character and density of the surrounding areas. In this respect the large development in Lodge Lane Little Chalfont part of Greater Amersham is strongly opposed by the local inhabitants. If it progresses depending upon the election result much work will be required when it goes out for consultation. One third of the dwellings in this plan will be affordable or social housing. I believe we should encourage the council to increase this percentage due to the dire shortage of homes for local workers which generates so much unnecessary traffic. The affordable housing in Chalfont St Giles has been completed but by a commercial company not by the Rural Housing Trust which ran out of money. It is unfortunate that the resulting development is largely out of character with the surrounding area.
In Amersham there is no further progress regarding the College redevelopment and the nearby path applications which have gone to appeal. Any new application for the Deep Mill Garage site has not yet been made but the current refurbishment which has come to an apparent end is a great improvement over the previously neglected eyesore.
In Great Missenden and Prestwood there is little activity although there are rumours of future developments.
High speed 2 the newly proposed London to the north railway has proposed a route within a 25 mile band across the Chilterns with both Amersham and Thame at its centre. If this goes ahead which is most likely as all 3 main political parties are in favour, a large swath of unacceptable noise and intrusion will be created cutting the Chilterns ANOB in two. I believe the Chiltern Society should stand squarely with the Chiltern Conservation Board in opposing this totally unacceptable routing. Unless a tunnel is cut through the escarpment from say the hillside below Gerrards Cross to say the foothills below Princes Risbrough even this solution leaves an unacceptable intrusion in Oxfordshire.
Herts
Planning Applications
1. 10 new applications have been minuted since last August, some others were also discussed.
2. Most applications were for re-development ie brownfirld sites, particularly in 3 Rivers.
3. We have accepted a Green Belt development option for 150 dwellings at Tring as part of the Dacorum strategic consultation.
4. An unsatisfactory development of 40 dwellings at Markyate, Manor Farm, where a slice of Green Belt was re-scheduled, is still going to and fro, since May 09.
South Bucks
As before, very little to report since there have been hardly any planning applications which have merited comment from the Society. The Planning Committee sat in judgement on the proposal from Pinewood Studios to build a very large number of houses (1500+?) on Green Belt land. It rejected the proposal unanimously. This was stage one in the projected process. Stage two (the Appeal) has not yet been received, but they have until April to make this.
The process for a new Local Plan grinds on inexorably. The planned dates for completion of various stages have been set; the Chiltern Society hopes/expects to play a full part in these.
South Oxfordshire
SODC Procedures
The SODC on-line notification of new planning applications is operating satisfactorily, although no provision has been made for any PFO who does not have access to the Internet.
Planning Applications
Most proposals have been limited to alterations to existing premises. We have objected to the demolition of single storey accommodation to make way for larger premises, because they are in short supply and subject to rising demand. Particular attention has been given to proposals to modify listed buildings, and SODC also pay these particular attention. The attention of HBLG was drawn to some proposals.
A proposal to build extensive equestrian facilities on the edge of the small village of Bix was opposed and permission has been refused.
The only current planning application of note is the proposal to develop the Chinnor Cement Works site. This continues to be the subject of discussions between the developers and Planning Officers in an attempt to meet the many objections and comments from various quarters. The most frequent objection relates to the proposal to retain the existing access to the site, along a narrow residential road. The defence of the Highways Authority is that the traffic will be less than when the cement works were operating!. It is likely to be sometime before final approval is given and the scheme will take several years to complete.
Waste Disposal
The Oxfordshire County Council nomination of minerals and waste disposal sites is not yet finalised for inclusion in their Draft Plan. The sites provisionally nominated for incinerators were outside our area. It is not proposed to get involved unless the sites eventually nominated are in or near our area.
Wycombe
1. Wycombe LDF and other policy matters
We submitted comprehensive comments to the Wycombe Delivery and Site Allocations DPD update consultation in August. The finalised pre-submission document is expected in May 2010.
We are currently considering our response to a consultation on an Interim Policy Statement on Gypsy and Traveller Sites – two sites thought potentially suitable and available in short-term, plus others thought worthy of investigation for medium-term, are formally being consulted on. But there are several other lists in the consultants’ background report of possible fallback options and sites discounted for a variety of reasons, triggering some confusion. Inevitably, perhaps, there is already concerted opposition from locals around the suggested sites.
We are also considering our response to a draft Local Development Order removing some planning restrictions in High Wycombe town centre, a measure intended to combat vacant frontages (although this seems to be resolving itself).
Continuing unsuccessful efforts to persuade WDC to make public, and consult on, their intentions and plans for a new “Community Stadium” for Wasps and WWFC – more council money has recently been put aside for “further work”.
The work to address capacity issues at Princes Risborough sewage plant, which has been barring occupation of new houses in the town, is nearing completion potentially signalling a revival/increase in applications for new homes.
2. Planning applications
Updating earlier cases:
• mixed residential / business scheme at former De La Rue site, adjoining Hughenden Park: Appeal hearing imminent. Have decided against taking part, because reasons for refusal differ from our grounds for objection.
• Waitrose, Marlow: lease now acquired by Sainsbury’s; their application for a smaller extension than originally mooted is under consideration. Waitrose’s application to convert an empty office building to a smaller store, in order to retain a presence in Marlow, has been granted conditional permission subject to completion of planning obligation. We were content with both of these applications.
• new ground for Marlow Town Football Club in Green Belt within Little Marlow Gravel Pits area, plus linked application for housing on old ground. Applications date from November 2007. Appeal hearing 6 to 15 January. Mike Overall participated on behalf of a consortium of local interests including the Society.
• regional coachway / park-and-ride, plus associated business and hotel development on Sports Centre site, near M40 J4. Following earlier pre-application involvement, application now submitted. Although supporting coachway in principle, we have objected because of major issues with the associated development: business development still assuming near-conventional levels of car-use, despite what would appear to be prime opportunity to achieve modal shift; also concerns that hotel will mainly serve motorway travellers with little benefit to town, and of visual impact of tall offices (outline design only at this stage) on adjacent AONB. Another example where financial imperative to maximise land values risks undermining strategic policies.
• illegal travellers’ encampment in the AONB at Hemley Hill, Saunderton. Retrospective application refused, enforcement notice served, appeal made, enquiry likely to be in March.
• High Wycombe Railway Station: redevelopment to create bus interchange, increased car-parking, and retail, involving the restoration of the original Brunel station building (which is listed). Was permitted.
• 2 hotel applications in central High Wycombe: both supported in principle but with objections about design. Both permitted with no design changes made.
Muzwell Farm, Lane End: use of surplus part of a modern farm building for industrial use – objected due to intensification of use of narrow access route which is also a bridleway. Permitted
• Housing on former pub site in Flackwell Heath – comments on design. Appeal on non-determination dismissed.
• Demolition and replacement of an old cottage in Stokenchurch Conservation Area – objected on grounds of proposed frontage parking not in accordance with Chilterns Buildings Design Guide. Was permitted despite Officer’s acknowledgement of CBDG – an earlier similar permission in 2001 was a factor.
• the bid to apply a permanent Article 4 direction to combat destructive 4x4 use of College Plantation, Speen, where we gave support to local residents’ efforts, was successful.
• agricultural site in Bourne End where a landowner has set up what appears to be a storage and distribution business including two large new buildings and access road for container lorries from a residential road, without planning permission. Appeal hearing against enforcement action due shortly. An application by same applicant for a further new large agricultural building has been refused, and an appeal lodged.
• Proposed woodland centre and live-work unit on redundant farm buildings at Great Hampden, involving innovative timber-based design: Councillors looking favourably on this, but are seeking more information on whether it satisfies exceptional circumstances test of Green Belt policy.
• Bourne End: Tesco shop in Bourne End on land currently zoned for residential. Still unresolved.
There seem to be a large (and growing?) number of applications which drag on for a long time without resolution.
Amongst new applications where we have objected or suggested revisions:
• two applications alongside River Wye, in High Wycombe and Wooburn Green, coincidentally both for care homes. Seeking 8m buffer strip in accordance with biodiversity policies and Revive The Wye project aspirations.
• two alternative applications for new house in extensive grounds of existing house in Hedsor, with controversial vehicular access proposals. (help requested by the local residents’ association).
• a “fieldgate” in Turville. Actually a huge metal barrier more suited to an urban industrial estate. Liaised with Ramblers Association and Open Spaces Society. Believe we may have been quoted in Henley Standard. Still under consideration.
• refurbishment and conversion of farm and farm buildings, including new stables and horse walker, and track improvements, due to change of use to stud, at Gurdons Farm, Stokenchurch. Major fencing work (not needing p.p), and undergrounding of overhead cables, already done; some new hedges planted. Requested further hedging and landscaping to protect enjoyment of footpath users – some note taken.
• a cattle shelter in Hedsor considered to have an unnecessarily damaging visual impact.
Other applications where we have taken an interest in various ways include:
• Removal of 170m of a pre-1845 hedgerow at Holme Wood, Frieth Road, Marlow. A Hedgerow Retention Notice has been issued by the LPA.
• separate applications for innovatively-designed single dwellings at Frieth, and at Loudwater.
Both would be partly-sunken, and the one at Frieth in particular also incorporates many other “green” features.
3. Pre-application involvement
Hypnos Industrial Site Development, Risborough Station area.
The original developer, Cathedral Homes, has now withdrawn and a new company, W.E.Black, with the Catalyst Housing Association and David Parker Architects, is preparing a new proposal which will now include the Whiteleaf Furniture factory site. Patrick Voss attended an outline exhibition in December and considers the proposal to be an improvement on what was previously proposed, being lower and lower density, but still a mix of residential and office plus a shop.
4. Other events and activities
I have attended WDC briefing on Enforcement policies and procedures, plus WDC Rural Forum (6-monthly) on behalf of Team, plus 2nd CCB Planning Forum and SEFS bi-annual meeting on behalf of whole Society, plus CCB Annual Planning Conference out of interest. – I have reported separately on these when appropriate.
John Heather and John Harris have worked with the Marlow Society on the latter’s efforts to address unsympathetic and often unauthorised frontage alterations and signage in Marlow Conservation Area.
Mike Chadwick
