Planning Statement - Wilton Parknewwiltonpark.com/wp-content/uploads/pdf_downloads... · 2019-03-08 · RDS 5 1.0 INTRODUCTION 1.1 This Revised Planning Statement (January 2019) supports

RDS

Former Defence School of Languages (Known as Wilton Park)

Minerva Way Beaconsfield

Buckinghamshire HP9 2RL

Planning Statement (including draft Section 106 Agreement)

in support of

an outline planning application

for mixed-use redevelopment

by

Inland Ltd

Prepared by

Revised January 2019

Reference: RDS/282/2018

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Contents Section

1.0 Introduction 5

2.0 The Application Site and its Surroundings 6

• Site context 6

• Planning History 6

• Access to Wilton Park 8

3.0 Details of the Proposed Development 9

• Background to this application 9

• The vision for Wilton Park 9

• Description of the proposed development 10

• Matters to be determined as part of this outline application 10

• Sustainable development principles 13

• High quality buildings and landscaping 15

• Scale of the buildings 15

• Movement and Access 16

• Indicative dwelling mix and densities 18

• Proposed Housing Tenure 20

• Non-residential uses 21

• Open space and recreation areas 22

• Community Safety 23

• Estate Management arrangements 23

• Phasing of the development 24

• Application documentation 24

4.0 Planning Policy Framework 28

• Introduction 28

• National Planning Policy Framework 28

• Local planning policy 37

5.0 Other Planning Considerations 43

• Achieving sustainable development 43

• Compliance with planning policies 44

• The Council's housing land supply position 44

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• Vacant Building Credit 45

• Landscape and visual impact of the proposed development 45

• Section 106 Planning Obligations 50

6.0 The Applicants’ response to consultations 53

7.0 Summary and Conclusions 65

Annex 1 – Policy Compliance Schedule 70

Annex 2 – Heads of Terms for Section 106 Agreement 87

Annex 3 – Draft Section 106 Agreement 90

Annex 4 – Report of Design Review Panel 112

Annex 5 – Letter from Beaconsfield Town Youth Football Club 116

Annex 6 – Email confirming SBDC’s 5-year housing land supply position. 117

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Illustrative Masterplan

Drawing no. 5599/02A - Not to scale

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1.0 INTRODUCTION

1.1 This Revised Planning Statement (January 2019) supports outline planning application

17/01763/OUT by Inland Ltd (The Applicants) for the redevelopment of the former Defence

School of Languages site, known locally as ‘Wilton Park’, Minerva Way, Beaconsfield,

Buckinghamshire.

1.2 The Applicants are seeking outline planning permission for a comprehensive mixed-use

redevelopment scheme that will result in a total of 350 dwellings on the site (comprising 46

retained Service Family Accommodation dwellings and 304 new dwellings), employment

floorspace, community facilities, public open space, car parking and associated landscaping

works, infrastructure and services.

1.3 This Revised Planning Statement provides:

• a comprehensive summary of all the information that has emerged during the 15 month

period since the application was submitted in September 2017;

• the Applicants’ responses to consultations received from statutory and non-statutory

consultees; and

• consequent amendments the Applicants now wish to make to the application following

discussions with Officers at South Bucks District Council and Bucks County Council.

1.4 Section 2 describes the site and its context, planning history, and existing access

arrangements.

1.5 Section 3 provides details of the background to this application, the vision for Wilton Park, the

formal description of the application, details of the matters to be determined at this outline stage,

details of the proposed development and its phasing, and a schedule of the drawings and

supporting documentation on which the application is based.

1.6 Section 4 examines the national and local planning policy framework that is relevant to

consideration of this application.

1.7 Section 5 examines other planning considerations relevant to determination of this application.

1.8 Section 6 sets out the Applicants’ response to consultations.

1.9 Section 7 provides a summary and conclusions about the application.

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2.0 THE APPLICATION SITE AND ITS SURROUNDINGS

Site context

2.1 Wilton Park site is a major previously-developed site in the Green Belt to the east of

Beaconsfield Old Town and to the north of the A40 London Road. It is close to the wide range

of facilities available in Beaconsfield Old and New towns, including schools, shops,

employment opportunities, community and social facilities; and highly accessible by both

public and private transport (M40, A40, bus services, main line railway). The location is,

therefore, sustainable.

2.2 The site extends to 37.5 hectares and comprises the whole of the former Ministry of Defence

School of Languages which closed in 2014 and was then sold to the Applicants’ Group of

Companies. It is bounded to the north by open pasture land (across which the northern

section of the A355 Beaconsfield Relief Road is currently being built by contractors appointed

by Bucks County Council), woodland, and Beaconsfield Golf Club; to east by Pitlands Wood

and Chiltern Park Burial Park; to the west by woodland, a fishing lake and Beaconsfield cricket

club; and to the south by open land with wooded areas between the site and the A40 /

Pyebush roundabout.

2.3 With the exception of the Shean Block/NAFFI building which was demolished in 2015 to make

way for the new access road from Pyebush roundabout, the extensive former MOD buildings

remain in situ and include 86 houses known as ‘service family accommodation’ (SFA). Most

of these SFA houses are now occupied by private tenants and are in 2 groups: 40 houses at

the western end of the site (SFA North) and 46 houses adjoining the southern boundary (SFA

South). All other buildings, with the exception of the private sewage treatment works and site

maintenance building in the area of woodland adjoining the southern boundary, will be

vacated and demolished as part of this redevelopment.

2.4 A full description of the Site and its context, including photographs, is set out in Adam

Urbanism’s Historic Development & Character Analysis and Design & Access Statement

documents. Similar information is also provided in the Council's Wilton Park Development

Brief (March 2015) (‘the Development Brief’), the background to which is explained in

paragraph 4.42 of this Statement.

Planning History

2.5 During the time that Wilton Park was owned by the Ministry of Defence after World War 2, all

the buildings that currently exist on the site were erected under Crown immunity from planning

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control. There are therefore no public records of the planning history of the site available for

that period.

2.6 However, since the MOD vacated the site in April 2014 and the Applicants gained control, the

following planning permissions have been granted:

• Application no. 14/01467/FUL – Demolition of existing residential and non-residential

buildings. Construction of new road from A40 Pyebush roundabout to the northern

boundary of the Wilton Park site to provide access to Wilton Park site and to form

Phase 1 of the Beaconsfield Relief Road, with associated surface water drainage and

landscaping (Approved 31 October 2014 – implemented in part)

• Application no. 16/00656/COND – Approval of details reserved by conditions 3, 4, 7,

9, 10, 11, 12, 13, 14 and 15 of planning permission 14/01467/FUL (Approved 8 June

2016 – implemented in part)

• Applications nos. 15/02011/FUL, 15/02013/FUL, 15/02015/FUL, 15/02016/FUL,

15/02017/FUL, 15/02018/FUL, 15/02019/FUL & 15/02020/FUL - refurbishment and

extension of the southern Service Family Accommodation (SFA housing) (Approved

March 2016 – not yet implemented)

• Application no. 16/01958/TEMP – provision of a temporary security and information

centre at the entrance to Wilton Park (Approved 13 January 2017 - implemented)

• Application no. 17/00824/TEMP – temporary planning permission for a portable

building extension to day nursery building (Approved 11 July 2017 – implemented)

• Application no. 17/00849/TEMP – Display of 4 temporary housing units, one facilities

unit and one artificial landscaping for period of 2 years. Construction of new access

road and hardstanding (Approved 3 July 2017 – implemented)

• Application no. 17/01054/FUL – replacement ATC facility and parade ground

(Approved 20 December 2017 – not yet implemented)

2.7 Application no. 14/01467/FUL has been partially implemented by the construction of the

southern section of the new road from the Pyebush roundabout. The section of new road is

completed up to the point where the new southern on-site roundabout will be constructed in

accordance with the approved design. This section of road is now open to traffic entering and

leaving the Wilton Park site.

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2.8 In February 2014, the Council issued an Environmental Impact Assessment Screening

Opinion confirming that EIA is not required for the scale of development proposed in this

application.

Access to Wilton Park

2.9 Until recently, the only vehicular access to and from the Wilton Park site was via Minerva

Way, a narrow private road leading off London End roundabout at the junction of the A40 and

A355 at the eastern end of Beaconsfield Old Town. Minerva Way is now owned by the

Applicants’ Group of Companies and forms part of the application site.

2.10 Minerva Way and its junction with the London End roundabout are not suitable to

accommodate the amount of additional traffic that will result from the redevelopment of the

Wilton Park site. Consequently, the Council specified in the Development Brief that a new

access road should be built into the site from the Pyebush roundabout which would also serve

as the southern part of the long-anticipated A355 Beaconsfield Relief Road. This new road

had to be designed to a suitable standard to perform this dual function allowing Minerva Way

to be closed to all traffic at the London End roundabout except for vehicles accessing the

small number of properties on Amersham Road, and the fishing lake, that have a legal right

of way to use this private road. The Development Brief envisages that, once the new access

from Pyebush roundabout is open to traffic, Minerva Way will be downgraded to a sustainable

pedestrian and cycle route between the Wilton Park and Beaconsfield Old Town.

2.11 The first part of the new access road from Pyebush roundabout to the planned southern on-

site roundabout has already been constructed and now provides the sole means of vehicular

access into the Wilton Park site. Vehicular access via Minerva Way is no longer possible

although the route is still open to pedestrians and cyclists.

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3.0 DETAILS OF THE PROPOSED DEVELOPMENT

Background to this application

3.1 Following the approval of the Wilton Park Development Brief in March 2015 (see paragraph

4.42 below), the Applicants instructed their team of Consultants to enter into formal pre-

application discussions with Officers of both South Bucks District Council (SBDC) and

Buckinghamshire County Council (BCC) with a view to agreeing the basis for an outline

planning application.

3.2 A 2-day public exhibition of the proposals was held in Beaconsfield in December 2015 which

was attended by the MP, local Councillors and 600 members of the local community. This

was an important opportunity for local residents and community groups to gain a detailed

understanding of the proposals, and for the Applicants to receive feedback from the local

community. Overall the exhibition was successful in facilitating community dialogue and

helping to ensure that the development team were fully aware of any local issues and

concerns. The feedback from this event indicated that the plans were generally received

positively and that the local community supports the principles established in the

Development Brief. A detailed record of this event is set out in the Statement of Community

Involvement (August 2017).

3.3 This public exhibition was followed in 2016 by a series of constructive meetings with both

District and County Officers which led to discussions with the District Valuer’s representative

on the Financial Viability Assessment (FVA) of the overall scheme which would be used as a

basis for determining the appropriate Section 106 Obligations.

3.4 In April 2016, an independent Design Review Panel visited the site and reviewed all aspects

of the proposals following a presentation and seminar attended by the Planning Officer from

SBDC. The Panel’s comments (see Annex 4) were carefully considered by the Applicants’

professional team and taken into account in framing the final Illustrative Masterplan

(5599/02A).

3.5 This community engagement and pre-application process has been thorough and beneficial

and culminated in the submission of this outline planning application. The post application

process has taken into account the comments received from statutory and non-statutory

consultees so that the Council is now in a position to approve this application and the

development can then proceed at an early date.

The vision for Wilton Park

3.6 The Applicants’ overall ‘vision’ for the redevelopment of the Wilton Park is set out in Section 2

of the Design & Access Statement, and has evolved to take account of local stakeholder

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engagement, the Development Brief and the pre-application process. The objective is to create

a well-designed and attractive place for people from all sections of the community to live, work

or play, that respects the character of this part of South Bucks district and is well integrated

with the town of Beaconsfield, whilst at the same time meeting 21st century priorities for

sustainable, healthy and inclusive lifestyles, and is financially viable and deliverable in

prevailing economic conditions.

3.7 The Applicants’ clear aim is to ensure that ultimately the development will be judged as

addressing in a very positive manner contemporary concerns about climate change, the quality

of new housing, the need for inclusive, accessible, well-managed, safe and healthy

communities, and the need to promote biodiversity and energy efficiency as a part of the wider

environmental agenda aimed at achieving a low carbon, sustainable, approach to life.

Description of the proposed development

3.8 The location and boundaries of the application site are shown on the Location Plan (Drawing

no. 5599/01).

3.9 The formal description of the proposed development for the purposes of this outline planning

application is as follows:

Demolition of all existing buildings except those relating to sewage treatment works,

site maintenance building and 46 service family accommodation houses in southern

area. Comprehensive mixed-use redevelopment comprising: 304 residential

properties (Class C3); employment and community uses including new ATC facility

(Classes A1, A3, B1, B2, D1 & D2); formal and informal public open space, including

local park and sports pitches with changing facilities; new access road from A40

Pyebush Roundabout to form southern part of Beaconsfield Relief Road; network of

footpaths and cycleways including alterations to Minerva Way; car parking; on-site

access roads; and landscaping works (outline application with all matters reserved

except means of access into the site off the already part-constructed access road from

Pyebush roundabout approved under consents 14/01467/FUL & 16/00656/COND).

Matters to be determined as part of this outline application

3.10 The Core Strategy and Wilton Park Development Brief establish the principle of a residentially-

led, comprehensive, mixed-use redevelopment of the Wilton Park site. This outline application

is intended to:

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1. Confirm the site’s capacity to deliver a residentially-led scheme of 304 new dwellings

plus the retention of 46 former SFA houses, and the business, community,

infrastructure and open space uses stated in the ‘Land Use Budget’ in Table 1 overleaf

and shown illustratively on Drawings nos. 5599/02A, 5599/03A and 5599/08A;

2. Establish illustratively the scale of development in terms of the number of buildings,

overall footprint, and storey heights as stated in Table 1 overleaf, and shown on

Drawing no. 5599/05A, 5599/12A & 559913A related to the illustrative masterplan

Drawing no. 5599/02A;

3. Define the ‘means of access into the site’ from Pyebush roundabout off the already

part-constructed southern section of the Beaconsfield Relief Road which was approved

under consents 14/01467 and 16/00656/COND; and the downgrading of Minerva Way

to a pedestrian/cycle route shown on Drawings nos. 5599/07A and 978-101B;

[Note: It is the Applicants’ intention that access within the site is to be treated as

a 'reserved matter' and approval is not sought as part of this outline application]

4. Establish the broad phasing of the development shown illustratively on Drawing no.

5599/09A.

5. Agree the arrangements for temporary sports pitches and car parking during the

development period – as shown on drawings 5599/10A & 5599/11A.

6. Phased approval of 'Reserved matters' - it is the Applicants’ intention that 'reserved

matters' will be submitted for approval on a phase-by-phase basis as the development

proceeds. In accordance with Section 100ZA of the Town and Country Planning Act

1990 which came into force on 1 October 2018, the Applicants confirm that the

following pre-commencement 'reserved matters' condition will be acceptable:

No development shall take place without the prior written approval of the Local Planning Authority of all details of the following reserved matters for each phase of the development:

(a) Access within the site; (b) Appearance; (c) Landscaping; (d) Layout; and (e) Scale

Application for the approval of the reserved matters for Phase 1 of the development shall be made to the Local Planning Authority not later than three years from the date of this permission. The development hereby permitted shall be begun on or before the expiration of two years from the final approval of reserved matters for Phase 1 or in the case of approval on different dates, the final approval of the last such matter to be approved for Phase 1.

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Table 1 – Land Use Budget (for approval)

Land Use (Class) Storeys No. of units

Footprint of buildings

m2

Land area - Hectares

Existing dwellings retained - SFA South (C3) 46 4,358 3.68

Proposed new dwellings (C3) 304 21,111 (1)

11.92

Community Hub, comprising: Retail (A1) 2 Storey

Offices (B1(a))

2 storey

Sports Pavilion

(D2) 2 storey

1 100

0.79

To be

determined (2)

550

1 100

Pavilion: café / art gallery 1 storey 1 130 0.05

Walled garden, comprising: Day nursery (D1) 1 storey

Offices (B1(a))

1 storey

1

200

0.48 To be

determined (2)

200

Existing Maintenance Building (B1(c)) 1 storey 1 170 0.06

Existing Sewage Treatment Works Buildings (SG)

1 storey 1 457 0.57

New ATC building with parade ground (3) (D1)

1 storey 1 302 0.07

Recreation and Leisure (Formal) - - 2.0

Recreation and Leisure (Informal) - - 5.87

Other amenity areas (woodland, eco-zone,

landscaped buffers) - - 12.01

Total As shown 27,678 37.5

1 Footprint figures exclude car parking spaces, carports and garages

2 Subdivision of office buildings (if any) to be determined at the 'reserved matters' stage.

3 New ATC facility will replace the existing facility that has to be demolished to make way for the construction of

the relief road – see Consent no. 17/01054/FUL

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3.11 The application is supported by an Illustrative Masterplan (Drawing no. 5599/02A), an

Illustrative Landscape Masterplan (Drawing no. 11119201-LMP Rev. F), and an Illustrative

Open Spaces Plan (Drawing no. 11119201-010 RevA) for the whole site which demonstrate

how the proposed range and quantum of land uses will be distributed across the site. An overall

Indicative Phasing Masterplan (Drawing no. 5599/09A) is also submitted to illustrate the

likely sequence of the development across the site and likely duration of each phase, although

this phasing programme may require amendment after the 'reserved matters' stage depending

on practical considerations and market conditions.

3.12 At this outline application stage the above-mentioned drawings are not intended to be definitive

in terms of mix of units, site layout, landscaping details, or phasing, but rather to provide a

framework within which subsequent 'reserved matters' applications will be prepared. For the

avoidance of doubt, Appearance, Landscaping, Layout, Scale and Access within the site

are all ‘reserved’ for subsequent approval.

3.13 The proposed development is described in the Design & Access Statement prepared by the

project architects, Adam Urbanism; and in their Design Code (which aims to give some unity

to the character of the proposed development by providing a framework to control materials,

elevational types and elements, and landscape design across the whole site, but without

prescribing the architectural style of individual buildings). Both these documents have been

updated (January 2019) to reflect the changes to the application described in this Revised

Planning Statement.

Sustainable development principles

3.14 In accordance with national and local planning objectives, and the overall vision for the site,

‘sustainable development principles’ lie at the heart of these development proposals. These

principles are widely accepted as meaning that,

‘the development must meet the needs of the present without compromising the ability of future generations to meet their own needs.’

3.15 The scheme is designed to promote a ‘sustainable’ and attractive living environment that is

well integrated with, and enhances, its surroundings. The ways in which this will be achieved

are described in detail in the Design and Access Statement, the Design Code, the Transport

Assessment, Travel Plan and other supporting documentation, and may be summarised as

follows:

• The site is in a sustainable location with good accessibility to public transport and a wide

range of local facilities. The overall objective is to ensure that residents do not have to

rely solely on the private car but have a real choice of mode of transport for carrying out

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everyday activities i.e. on foot, by bicycle and on the bus and train. The ways in which

this will be encouraged are set out in the Travel Plan.

• The construction of the new dwellings will be carried out in an environmentally

responsible manner in order to minimise the environmental impact at every stage.

During construction, the site waste management strategy will be based upon the

‘Reduce, Reuse, Recycle, Recover’ hierarchy; and only when none of these approaches

are available will off-site disposal to landfill be considered.

• The scheme will protect the important trees on, and adjacent to, the application site; and

new amenity space, landscaping and planting will increase the site’s biodiversity and

habitats. The aim is to ensure that the development has a beneficial and lasting effect

on the biodiversity of the site and its surroundings. The ways in which this will be

achieved are set out in the ACD’s arboricultural information and Aspect’s Ecological

Appraisal, and shown illustratively on the Open Spaces Plan and Landscape

Masterplan.

• The new dwellings will meet all the most up-to-date Building Regulations requirements,

including those relating to reduced energy and water usage and carbon dioxide

emissions (which now equate to Code Level 4 of the former Code for Sustainable

Homes). Following the energy hierarchy ‘Be Lean, Be Clean and Be Green’, at least

10% of energy used on the site will be from onsite renewable sources. The ways in

which this will be achieved are set out in the Energy Strategy and Sustainability

Statement.

• The new commercial and community buildings will all be designed and constructed in a

sustainable manner and will benefit from the site-wide sustainability initiatives including

ecological enhancement, sustainable drainage systems, low and zero carbon

technologies, Secured by Design security, and sustainable construction practices. �

• Refuse and recycling storage facilities will be provided for all new and retained buildings

on the site. This will enable residents and other occupiers to recycle as much of their

refuse as possible, and thereby reduce the amount of waste that goes to ‘landfill’.

• SUDS techniques will be used to deal with surface water drainage and reduce storm run-

off on impermeable drainage areas. These techniques are described in detail in the

Flood Risk Assessment and Drainage Strategy.

• The provision of new community facilities, including sports pitches with changing

facilities, large areas for informal recreation including a new local park, new ATC facility,

and new children’s day nursery, will help to promote healthy and fulfilling lifestyles for

everyone living on the Wilton Park site and within the wider community. While the

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development is taking place, three interim sports pitches and temporary car parking will

be provided on site in the locations shown on Drawings nos. 5599/10A & 5599/11A.

This temporary arrangement, which has been agreed with Beaconsfield Town Youth FC

(see Annex 5) will ensure continuity of provision of sporting facilities on the site during

the period when the use of the existing sports pitches has to be terminated and land at

the western end of the site is cleared and the new sports pitches are laid out and made

ready for use in their permanent location.

High quality buildings and landscaping

3.16 All the new buildings on the site will be designed and built to a high standard so that the

scheme becomes an attractive, inclusive and accessible place to live, work and play, as well

as making a positive contribution to the character and appearance of the local area.

3.17 The scheme will maximise the use of the site commensurate with the relevant planning,

design and environmental constraints, its Green Belt location, and the character of the local

area. The ways in which these objectives will be achieved are described in the Design and

Access Statement and Design Code.

3.18 All the new dwellings will comply with up-to-date Building Regulations and other statutory

requirements relating to thermal and energy efficiency at the time they are constructed; a

proportion will be to the full Lifetime Homes standard (July 2010) to comply with Core Policy

CP2; and all will comply with the DCLG Technical housing standards – nationally described

space standards (March 2015). Appropriate BREEAM standards will guide the sustainable

design of all new commercial and community buildings, as described in the Sustainability

Statement.

3.19 The whole site will be landscaped and planted to a high standard in accordance with detailed

proposals submitted to the Council for approval at the 'reserved matters' stage, and

implemented as the development progresses. These proposals will follow the principles set

out in the Design Code and illustrated on the Landscape Masterplan.

Scale of the buildings

3.20 Details of the scale of individual buildings will be submitted to the Council for approval at the

'reserved matters' stage. However, illustrative details of likely building heights within each

part of the site are shown on drawings nos. 5599/05A, 12A and 13A and described in

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Section 6.5 of the Design & Access Statement. The visual effects of this illustrative scale

of development are set out in Section 6.4 of the Landscape Character and Visual Impacts

Assessment (LVIA) (Revised January 2019), and are further examined in Section 5 of this

Statement.

3.21 With the exception of one new 4-storey apartment building to replace the original Wilton

House, all new buildings will be between 1 and 3 storeys in height with the tallest buildings

being located in the central, northern part of the site where the visual impact will be most

contained. It should be noted that the 16-storey tower block which currently dominates the

site will be removed as part of the overall redevelopment of the site, as required by the

Development Brief.

Movement and Access

3.22 The Wilton Park Illustrative Masterplan (5599/02A) incorporates a hierarchy of roads,

cycleways and footpaths aimed at providing appropriate flexibility for vehicles and people to

move safely around the site. This hierarchy is shown diagrammatically on Drawing no.

5599/07A.

3.23 The principal new road within the application site is proposed to run parallel with the western

boundary from the Pyebush roundabout to the northern boundary adjacent to Minerva Way, in

accordance with the layout and design approved under consent 14/01467/FUL. The general

arrangement of this new road is shown on approved drawing 978-101B. This road was

designed to perform the dual functions of (i) providing vehicular access into the Wilton Park

site, and (ii) forming the southern section of the Beaconsfield Relief Road if and when the

northern section between the northern boundary of the Wilton Park site and the A355 was ever

built.

3.24 At the time that this outline planning application was being prepared (2015-2017), the northern

section of the Relief Road did not have planning permission, funding for the project had not

been confirmed, the necessary land was still in private ownership, and there was no certainty

that the road would be built in the foreseeable future. Consequently, the Transport Assessment

tested the impact of the proposed development on the existing road network without the Relief

Road being completed, and considered whether any mitigation works would be necessary to

ensure that there would be no residual severe impact on the operation of the local highway

network when the development was complete. It was at this stage that the Applicants’

consultants identified in the Transport Assessment a scheme for the London End roundabout

which might be necessary to mitigate the traffic impacts at that junction, if the Relief Road was

not built.

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3.25 In the event, Buckinghamshire County Council (BCC) did secure funding, planning permission

was approved in August 2017 (consent no. 16/02283/CC) and the necessary land was acquired

by BCC in agreement with the landowner. Contractors appointed by BCC started construction

in early 2018 and the northern section of the road is currently scheduled to be completed by

mid-2019.

3.26 The northern section of the relief road is designed to link into the proposed new northern

roundabout on the Wilton Park site adjacent to Minerva Way. Details of the short connecting

link from the site boundary to this northern roundabout, and the design of the pedestrian/cycle

crossing in the vicinity, have yet to be agreed and finalised. Inland Ltd will complete

construction of the southern section of the road as far as the northern boundary as an integral

part of the Wilton Park redevelopment. However, before construction can commence, outline

and 'reserved matters' planning permissions for redevelopment of the Wilton Park site have to

be granted, vacant possession of the 40 SFA houses that will have to be demolished has to be

obtained, and the new ATC building has to be built so that there is no break in the continuity of

provision before the existing ATC building can be decommissioned and demolished. Given

these practical constraints, the Applicants envisage that the new road will be built within Phase

2 of the development, as shown on Phasing plan 5599/09A. The Applicants are therefore

willing to commit that the southern section of the relief road will be completed before the 116th

net additional dwelling on the site is occupied (99 units in Phase 1 + 57 units in Phase 2 – 40

SFA demolitions). At that stage, assuming BCC has completed the northern section as

currently planned, it will it be possible to open the whole Relief Road to traffic between Pyebush

roundabout and Maxwell Road on the A355, thereby providing major traffic benefits for the

Beaconsfield area by greatly reducing congestion at the London End roundabout, as well as

providing direct access to Wilton Park from the A355 north.

3.27 The opening of the new access road from the Pyebush roundabout has already enabled

Minerva Way to be closed to traffic entering and leaving the Wilton Park site. It is now proposed

that, as part of the overall development, it will be converted to an attractive and sustainable

shared pedestrian/cycle route between Wilton Park and Beaconsfield Old Town via a safe

crossing point on the Relief Road. The proposed scheme is illustrated on page 86 of the Design

& Access Statement.

3.28 In order to encourage pedestrian and cyclist connectivity between the western end of Minerva

Way and London End/Park Lane, the Applicants’ consultants have identified options for works

at the London End roundabout that will make crossing of the A355 easier and safer. One option

based on a new zebra crossing has been submitted to BCC Highways for comment (see

illustrative Drawing no. 02374-00-SK002-P01) and involves the following changes to the

existing junction layout:

§ Reconstruction of the existing island on A355 Park Lane with dropped kerbs removed;

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§ Existing dropped crossing on A355 Park Lane to be removed;§ Footway on the eastern and western side of A355 Park Lane to be resurfaced to suite

new levels;§ New 2.8m wide Zebra crossing with tactile paving units to assist visually impaired users;§ Widening of the western footway on A355 Park Lane to provide 2.5m-3m

footway/cycleway;§ New raised table on Minerva Way to assist pedestrian / cycle movements and allow

cyclists to access crossing point 'at grade';

§ Hazard warning paving to warn visually impaired users of likely presence of cycles and

shared route signage;

§ New 2.4m wide pedestrian crossing point on Minerva Way with tactile paving; and

§ Erection of road signs to discourage use of Minerva Way by non-residents.

3.29 Discussions are ongoing between the Applicants’ consultants and BCC Highways to agree the

most appropriate scheme of works. Once the details are agreed, the Applicants will enter into

an Obligation to this effect as part of the Section 106 legal agreement, and the works will then

be carried out and paid for by the Applicants before the occupation of the 116th net additional

dwelling on the Wilton Park site prior to offering the works for adoption by BCC.

3.30 Within the rest of the Wilton Park site there will be a hierarchy of new streets, driveways,

cycleways and footpaths that will provide appropriate ‘traffic calmed’ access to all parts of the

site. The emphasis will be on low vehicle speeds and pedestrian/cycle priority to ensure public

safety and reduce the visual, acoustic and environmental impact of motor vehicles to the

greatest possible extent.

3.31 A full description and justification of this movement and access strategy, both on-site and off-

site, is set out in the Transport Assessment and additional technical documents

prepared by Phil Jones Associates (see Table 4 below), and shown illustratively on

Drawing no. 5599/07A. The additional information provided in response to BCC’s comments

on the application is considered to address comprehensively the concerns raised by the

Highway Authority in relation to the proposed redevelopment of Wilton Park.

Indicative dwelling mix and densities

3.32 When completed, the Wilton Park development will comprise a total of 350 dwellings plus

other commercial and community uses. In the Design Code the Architects define a number

of ‘Character Areas’ to provide distinctive areas within the development and to enhance the

overall sense of place. These Character Areas are based on the character of the open

spaces within the public realm, and describe the characters of the streets, landscape and

buildings facing the public realm. The Character Areas will be at different densities and will

include different mixes of dwelling sizes, numbers and types.

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3.33 Across the site as a whole, including the retained SFA South area, Table 2 sets out the

approximate mix of units that the Applicants intend to provide at Wilton Park, although this

mix may be varied at the 'reserved matters' stage (for example the ratio of 3 to 4 bed family

units) to respond to evolving market demand. The proposed mix broadly reflects (i) the

guidance in paragraph 6.13 of the Development Brief which states that Wilton Park is a

suitable location for a greater than normal proportion of larger family dwellings; and (ii) the

conclusions of the December 2016 Buckinghamshire HEDNA Update and the September

2017 Addendum Report both of which identify that by far the greatest need in South Bucks is

for medium and larger sized family houses, rather than smaller units.

Table 2 – Indicative housing mix (new and existing dwellings)

Dwelling type

No units

% of total

1 bed flats 22 6.3

2 bed flats 55 15.7

2 bed houses 20 5.7

3 bed houses 61 17.4



6 bed houses 8 2.3

Total 350 100

Note – figures include 46 retained SFA houses.

3.34 The Character Area densities are shown indicatively on Drawing no. 5599/08A and range

from low density development (5 to 15 dwellings per hectare) on the most environmentally

and visually sensitive parts of the site (including the retained SFA housing area), through

medium density (15 – 35 dph) adjacent to the Local Park, surrounding the proposed new

Wilton House and most of the Phase 1 area, to higher density (over 35 dph) in the ‘core’ area

around the proposed new Wilton House and the northern part of Phase 1. These density

profiles are in keeping with the guidelines in paragraphs 6.64 – 6.72 of the Development

Brief, with medium density across much of the central area, a small area of higher density,

and low density in the sensitive north-eastern and eastern parts of the site. Actual

development densities will follow these principles and will be determined by sound planning

principles at the 'reserved matters' stage when the layout of the site and the design of

individual dwellings is submitted for approval.

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Proposed Housing Tenure.

3.35 The Council's policies in relation to housing tenure are set out in Core Policy 3 of the South

Bucks Core Strategy DPD (February 2011) and the adopted Affordable Housing SPD (July

2013). These policy documents must be viewed within the context of relevant national

policies provided by the National Planning Policy Framework (NPPF) and national Planning

Practice Guidance (PPG). A detailed description of this policy context is set out in Section 4

of this Statement.

3.36 On a site of this size the Council would normally expect at least 40% of the dwellings to be

affordable housing (with a preferred split of 2/3 social or affordable rented housing and 1/3

intermediate tenures) unless the Developer in a particular case can robustly demonstrate by

means of a Financial Viability Assessment (FVA) that it is not economically viable to do so.

Applicants are expected to engage with the District Valuer Service (DVS) (or an alternative

independent assessor of financial viability specified by the District Council) at the pre-

application stage ‘… to ensure a consistent approach to the independent validation of

financial viability assessments.’ This policy approach is reflected in the guidance set out in

paragraphs 6.15 – 6.20 of the Development Brief, and reflects national guidance in the NPPF

and PPG. The costs of this pre-application engagement with the DVS must be met by the

developer.

3.37 Prior to submission of this application, and subsequently, the Applicants’ Consultants closely

followed the Council's SPD guidance on FVA preparation and scrutiny by engaging with the

DVS over a 12 month period, submitting an agreed FVA with the application in July 2017, and

then, at the request of the Council, taking an active part in a second independent review of

project’s viability with a team of experts instructed by the Council.

3.38 A ‘without prejudice’ agreement between the parties’ experts was reached in August 2018,

which then led to further Officer comment on some of the underlying assumptions and inputs

which the Applicants have sought to address in detail.

3.39 This scrutiny process is described in detail in the Affordable Housing Statement (January 2019) now submitted to the Council in support of this application. This Statement sets out the

Applicants final conclusions on the financial viability of this proposed development and the

basis of the affordable housing offer they are now prepared to incorporate into a Section 106

legal agreement, if the Council resolve to approve this application. The offer is for a total of

79 affordable units (30% of the net new build dwellings) comprising 67 for shared

ownership and 12 for affordable rent with the mix as set out in paragraph 5.26 of the

Affordable Housing Statement. The Applicants envisage that these units will be focused on

the early stages of the development (Phases 1 & 2) where the appropriate smaller units will

be located. The justification for this offer is set out in the Affordable Housing Statement and

RDS 21

the Applicants accept that it will be placed in the public domain as part of the application

documentation.

Non-residential uses

3.40 The proposed development includes a range of non-residential buildings that will provide

important employment opportunities and community benefits at Wilton Park. The locations

are shown on the Illustrative Masterplan (5599/02A) and Land Use Plan (5599/03A):

• Community Hub – comprising one retail unit (Class A1), Office accommodation

including a site security and management office (Class B1), and a Sports Pavilion with

changing rooms for the sports pitches. Approximately 75 car parking spaces will be

provided adjacent to the sports pitches for joint-use between visitors to the Community

Hub and sports pitches.

• Pavilion building – to be used as a café with art gallery/display space to which the

public will have access. A small parking area and water feature will be located

adjacent to the building (Class A3/D1)

• Walled Garden – within the existing walled area in the centre of the development area to

include a young children’s day nursery (Class D1) and a separate small-scale office

building (Class B1). Car parking for occupiers and visitors will be provided together

with landscaping and a childrens’ play area.

• New ATC facility - it is a requirement of the MOD that a new ATC building with parade

ground is provided on site to replace the existing facility that has to be demolished at

the western end of the site to make way for the southern section of the Relief Road. A

separate full planning application for this new facility on the southern part of the site

close to the exiting site maintenance building was approved in December 2017

(17/01054/FUL).

3.41 In accordance with the requirements of the Development Brief (paragraphs 6.21 – 6.24), a

Market Assessment has shown that this proposed range of high-quality non-residential uses

at Wilton Park will be both viable and sustainable alongside the residential uses and therefore

in accordance the objectives of Core Policy 14. This Market Assessment was submitted to

the Council in June 2018 in response to their Commercial Floorspace Brief (May 2018) and

now forms one of the application documents. It comprises the following parts:

• Market Assessment covering letter (Igloo Planning, dated 11th June 2018)

• BLEP Buckinghamshire Office and Industrial Floor Space Market Review (June 2017)

• BLEP Buckinghamshire Office and Industrial Floor Space Market Review (June 2017)

- Appendix 1

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• Market Assessment Report (Harringtons, dated 1st June 2018)

Open space and recreation areas

3.42 As required by the Wilton Park Development Brief and shown on the Illustrative

Masterplan (5599/02A) and the Open Spaces Plan (Drawing no. 11119201-010 Rev A),

the scheme includes 2 hectares of formal open-air sports pitches and a 2 hectare local park

at the western end of the site between the Community Hub and the Pavilion building. The

sports pitches will be for the use of local clubs; and the local park will become a key

destination point for both the new community at Wilton Park and for the existing residents of

Beaconsfield. The local park will provide a high quality, well designed and safe open space

for people to visit and will include children’s play facilities and a trim trail.

3.43 While the development is taking place, three interim sports pitches and temporary car

parking will be provided on site in the locations shown on Drawings nos. 5599/10A &

5599/11A. This temporary arrangement, which has the support of Beaconsfield Town FC

(see Annex 5), will ensure continuity of provision of football facilities on the site during the

period between the use of the existing pitches being terminated and land at the western end

of the site being cleared and the new sports pitches being laid out and made ready for use.

3.44 The scheme will also include 2 other areas for informal recreation. The first will be the large

open space area at the far eastern end of the site, accessible from the public footpath which

runs close to the southern boundary. This area will be maintained as grassland in a semi-

natural state to maintain and encourage biodiversity and allow new habitats to evolve. Use

of this area will require careful management to ensure an appropriate balance is struck

between informal public access and biodiversity enhancement.

3.45 The second informal recreation area will be the indigenous woodland area on the southern

part of the site to the north of the existing STW. A public footpath runs through this area

and opening it up to public access will also require careful management to ensure the

woodland is not damaged and biodiversity is protected and enhanced. The new ATC facility

and parade ground will be located within this area adjacent to the existing site maintenance

and storage building in a location selected to have minimal impact on the existing woodland

– see consent no.17/01054/FUL.

3.46 In total, 19.88ha of the site (53%) will become public and private open space comprising

both formal and informal recreation and leisure space, and other amenity areas including

woodland and open wildflower grasslands. The recommendations set out in the Ecological Assessment and Landscape Management Strategy Statement will form the basis of the

maintenance and management regime for these areas under the control of the site

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Management Company. Rights for the public to use these recreation facilities in perpetuity

will be included in the Section 106 Agreement.

3.47 This proposed open space and recreation ‘package’ for Wilton Park closely mirrors the

requirements set-out in the recently-published draft Playing Pitch Strategy 2018-2036 for

Chiltern and South Bucks Districts’ document – see paragraphs 4.56 to 4.59 below.

Community Safety

3.48 One of the essential prerequisites for a high-quality residential environment is that it be as

safe and secure as reasonably possible for residents and visitors of all ages at all times.

3.49 To achieve this important objective and to comply with ‘saved’ Policy EP6, at the 'reserved

matters' stage the layout and design of the buildings will accord with best practice ‘Secure

by Design’ (SBD) principles in consultation with the Police Crime Prevention Officer. These

principles will include:

• Continuous street frontages that will be well-used and with good natural surveillance.

• Streets and home zones where visual routes will be long and clear without dark

corners.

• All dwellings will be designed to SBD standards including secure pedestrian routes to

rear gardens/private amenity areas.

• Car parking will be well related to the dwelling it serves (preferably on plot); and

shared parking areas will be well surveilled from adjoining dwellings to ensure

security, and where necessary provided with gated entrances.

3.50 A well-designed scheme following these SBD principles, a high-quality public realm aimed

at fostering of a sense of community pride, and efficient on-site management arrangements,

will ensure that community safety issues are kept to a minimum in the future.

Estate management arrangements

3.51 The Applicants intend to ensure that Wilton Park becomes an exemplar of well-managed,

sustainable modern living, working and recreation. To ensure that this overall vision is

realised, an Estate Management Company will be established at the outset which will be

responsible for all aspects of the day-to-day management of the site, including the

enforcement of parking controls on roadways and other communal spaces, and the

maintenance of the un-adopted roads and car parking areas, public buildings, open spaces

and other communal areas within the estate.

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3.52 At this outline planning stage, a Landscape Management Strategy Statement has been

prepared by the Applicants’ Landscape Architects to demonstrate how the long-term

management and maintenance of the sports, recreation, open space and external

community facilities will be approached.

3.53 All properties on the estate will contribute a pre-determined ‘service charge’ towards the

costs of running and maintaining the estate. These service charges will be levied and

collected by the Management Company on a regular basis.

Phasing of the development

3.54 Subject to all the necessary statutory consents being granted (outline and 'reserved matters'

planning approvals, Building Regulations etc.) and market conditions permitting, the

Applicants intend to start the redevelopment of Wilton Park at an early date. At present, it is

estimated that the development period will be approximately 6-7 years from start on site,

although this estimate will depend on the sales rate of the new dwellings and the market

demand for commercial floorspace of the type proposed in the post-Brexit economy.

3.55 A Phasing Masterplan (5599/09A) illustrating the proposed sequence of development is

submitted in support of this application for indicative purposes only at this outline stage. A

more precise phasing plan will be developed once the layout and design of the development

has been approved by the Council following the 'reserved matters' stage.

3.56 The Applicants envisage that the affordable housing will be focused on the early stages of the

development (Phases 1 & 2) where the appropriate smaller units will be located.

Application documentation

3.57 In summary, this outline planning application is based on the drawings and

documents set out in Tables 3 & 4 below.

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Table 3 – Application Drawings.

DRAWING REFERENCE. SCALE SIZE DRAWING TITLE

5599/01 1:2500 A0 Location Plan – application boundary plan (Plan for approval)

5599/02A 1:2000 A1 Masterplan (for illustrative purposes only)

5599/03A 1:2000 A1 Land Use Plan (for illustrative purposes only)

5599/05A 1:2000 A1 Heights Plan (for illustrative purposes only)

5599/07A 1:2000 A1 Movement and Access Plan (for illustrative purposes only)

5599/08A 1:2000 A1 Development Density Plan (for illustrative purposes only)

5599/09A 1:2000 A1 Phasing Masterplan (for illustrative purposes only)

5599/10A 1:2000 A3 Interim football pitches – layout and car parking arrangements (Plan for approval)

5599/11A 1:5000 A3 Interim football pitches – access and car parking location (Plan for approval)

5599/12A 1:500 A3 Typical Building Sections - (Plan for approval)

5599/13A NTS - Typical Building Sections – Section locations (Plan for approval)

5599/15 1:1000 A1 Sports pitches comparison (for illustrative purposes only)

02374-00-SK002-P01

1:200 A3 A355 London Road – Proposed pedestrian improvements (zebra) (for illustrative purposes only)

978-101B 1:1000 A1

Wilton Park Access Road and Beaconsfield Relief Road Phase 1 – General Arrangement

Note: this drawing approved by consent 14/01467/FUL

11119201-LMP Rev F

1:2000 A1 Landscape Masterplan (for illustrative purposes only)

11119201-010 Rev A

1:2000 A1 Open Spaces Plan (for illustrative purposes only)

INL18385-01D 1:200 A1 Tree Reference Plan (8 Sheets) (Plans for approval)

INL18385-03D 1:500 A1 Tree Protection Plan (8 Sheets) (for illustrative purposes only)

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Table 4 – Supporting documents

Report title Preparation date Author

Planning Statement (including Draft Section 106 Agreement)


Rippon Development Services

Affordable Housing Statement January 2019 Igloo Planning

Design & Access Statement Revised January 2019

Adam Urbanism

Design Code (Parts 1, 2 & 3) Revised January 2019

Adam Urbanism

Historic Development and Character Analysis

August 2017 Adam Urbanism

Landscape Character and Visual Impact Assessment


Chris Blandford Associates

Landscape Management Strategy Statement

August 2017 Chris Blandford Associates

Ecological Appraisal August 2017 Aspect Ecology

Shadow Habitats Regulations Assessment (i/c an Appropriate Assessment)

January 2019 Aspect Ecology

Arboricultural Impact Assessment

INL18385aiaC April 2018 ACD Environmental

Arboricultural Method Statement

INL18385amsC April 2018 ACD Environmental

Schedule of Tree Surgery Works

INL18385stwC April 2018 ACD Environmental

Tree Report

INL18385trD August 2017 ACD Environmental

Archaeological Desk-Based Assessment

August 2017 CgMs Consulting

• Heritage Statement

• Heritage Rebuttal to BEAMS representations

• August 2017

• April 2018

CgMs Consulting

Noise Assessment August 2017 Entran Ltd

RDS 27

Report title Preparation date Author

Air Quality and Odour Assessment August 2017 Entran Ltd

Statement of Community Involvement August 2017 Hardhat

Energy Strategy August 2017 Metropolis Green

Sustainability Statement August 2017 Metropolis Green

• Transport Assessment

• TA Addendum (02374-R-01B)

• Supplementary information note

(Transport Modelling) 02374-T-01C

• Supplementary information note

(Sustainability) 02374-T-01D

• Technical Note (London End Roundabout Modelling Update) 02374-R-01D

• Technical Note (A355 Relief Road Modelling Update) 02374-N-01C

• Technical Note (Summary of submission documents) 02374-T-05B

• Technical Note (PJA response to BCC – October 2018) 02374-T-04F

• Technical Note (Response to BCC letter dated 4 January 2019) 02374-T-05B

• Public Transport Strategy Framework 02374-T-06B

• August 2017

• 16.04.2018

• 17.04.2018

• 17.04.2018

• 01.08.2018

• 04.10.2018

• 23.10.2018

• 24.10.2018

• January 2019

• January 2019

Phil Jones Associates

Framework Travel Plan August 2017 Phil Jones Associates

Flood Risk Assessment & Drainage Strategy

August 2017 Rogers Cory Partnership

Geo-Environmental Report July 2017 WDE Environmental

Construction Management Plan July 2017 WDE Environmental

Remedial Strategy July 2017 WDE Environmental

Market Assessment, comprising:

• Market Assessment covering letter • Bucks Office and Industrial Floor

Space Market Review • Bucks Office and Industrial Floor

Space Market Review - Appendix 1 • Market Assessment Report

• 11 June 2018

• June 2017

• June 2017

• June 2018

• Igloo Planning

• Bucks LEP

• Bucks LEP

• Harringtons

Statement on Vacant Building Credit April 2018 Igloo Planning

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4.0 PLANNING POLICY FRAMEWORK

Introduction 4.1 This Chapter sets out the national and local planning policies and guidance that have been

taken into account in preparing this planning application and which are relevant to its

consideration by the local planning authority.

National Planning Policy Framework

4.2 National planning policies for England and how they should be applied are set out in the

National Planning Policy Framework (NPPF) which was published by the Government in July

2018. This document replaced the first NPPF published in March 2012 and came into effect

immediately for development management purposes.

4.3 The NPPF restates the legal principle set out in Section 38(6) of the Planning and Compulsory

Purchase Act 2004 and Section 70(2) of the Town and Country Planning Act 1990 that,

‘… applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise.’ (paragraph 2)

4.4 Under the heading ‘Achieving sustainable development’ the document highlights that ‘… The

purpose of the planning system is to contribute to the achievement of sustainable

development. At a very high level, the objective of sustainable development can be

summarised as meeting the needs of the present without compromising the ability of future

generations to meet their own needs’. (paragraph 7).

4.5 In pursuit of this overall objective, paragraph 8 states that the planning system has three

‘overarching objectives’ which are interdependent and need to be pursued in mutually

supportive ways (so that opportunities can be taken to secure net gains across each of the

different objectives):

a) an economic objective – to help build a strong, responsive and competitive economy, by

ensuring that sufficient land of the right types is available in the right places and at the right

time to support growth, innovation and improved productivity; and by identifying and

coordinating the provision of infrastructure;

b) a social objective – to support strong, vibrant and healthy communities, by ensuring that a

sufficient number and range of homes can be provided to meet the needs of present and

future generations; and by fostering a well-designed and safe built environment, with

RDS 29

accessible services and open spaces that reflect current and future needs and support

communities’ health, social and cultural well-being; and

c) an environmental objective – to contribute to protecting and enhancing our natural, built

and historic environment; including making effective use of land, helping to improve

biodiversity, using natural resources prudently, minimising waste and pollution, and mitigating

and adapting to climate change, including moving to a low carbon economy.

4.6 To ensure that sustainable development is pursued positively, ‘at the heart of the Framework

is a presumption in favour of sustainable development.’ (Paragraph 10). For decision-taking

this means (paragraph 11):

c) approving development proposals that accord with an up-to-date the development plan

without delay; or

d) where there are no relevant development plan policies, or the policies which are most

important for determining the application are out-of-date7, granting permission unless:

i. the application of policies in this Framework that protect areas or assets of particular

importance provides a clear reason for refusing the development proposed6; or

ii. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.

4.7 Footnotes 6 and 7 state the following:

6 The policies referred to are those in this Framework (rather than those in development plans) relating to: habitats sites (and those sites listed in paragraph 176) and/or designated as Sites of Special Scientific Interest; land designated as Green Belt, Local Green Space, an Area of Outstanding Natural Beauty, a National Park (or within the Broads Authority) or defined as Heritage Coast; irreplaceable habitats; designated heritage assets (and other heritage assets of archaeological interest referred to in footnote 63); and areas at risk of flooding or coastal change.

7 This includes, for applications involving the provision of housing, situations where the local planning authority cannot demonstrate a five-year supply of deliverable housing sites (with the appropriate buffer, as set out in paragraph 73); or where the Housing Delivery Test indicates that the delivery of housing was substantially below (less than 75% of) the housing requirement over the previous three years. Transitional arrangements for the Housing Delivery Test are set out in Annex 1.

RDS 30

4.8 Footnote 6 is self-explanatory. Although the presumption in favour of sustainable development

does not change the statutory status of the development plan as the starting point for decision

making, Footnote 7 has the effect of confirming an additional presumption in favour of planning

permission being granted for housing schemes in circumstances where the Development Plan

policies are out-of-date or the Council cannot demonstrate a 5-year supply of deliverable

housing sites. In recent years, this additional presumption has become known as the ‘tilted

balance’ and has been widely applied by both local planning authorities and the Secretary of

State on appeal.

4.9 In relation to ‘decision-making’:

• Local planning authorities should approach decisions on proposed development in a

positive and creative way. …. Decision-makers at every level should seek to approve applications for sustainable development where possible. (paragraph 38)

• Early engagement has significant potential to improve the efficiency and effectiveness of the planning application system for all parties. Good quality pre-application discussion enables better coordination between public and private resources and improved outcomes for the community. (paragraph 39)

• Local planning authorities have a key role to play in encouraging other parties to take

maximum advantage of the pre-application stage. They cannot require that a developer engages with them before submitting a planning application, but they should encourage take-up of any pre-application services they offer. They should also, where they think this would be beneficial, encourage any applicants who are not already required to do so by law to engage with the local community and, where relevant, with statutory and non-statutory consultees, before submitting their applications. (paragraph 40)

• The more issues that can be resolved at pre-application stage, including the need to deliver improvements in infrastructure and affordable housing, the greater the benefits. For their role in the planning system to be effective and positive, statutory planning consultees will need to take the same early, pro-active approach, and provide advice in a timely manner throughout the development process. This assists local planning authorities in issuing timely decisions, helping to ensure that applicants do not experience unnecessary delays and costs. (paragraph 41)

• Local planning authorities should consider whether otherwise unacceptable

development could be made acceptable through the use of conditions or planning obligations. Planning obligations should only be used where it is not possible to address unacceptable impacts through a planning condition. (paragraph 54)

• Planning conditions should be kept to a minimum and only imposed where they are

necessary, relevant to planning and to the development to be permitted, enforceable, precise and reasonable in all other respects. Agreeing conditions early is beneficial to all parties involved in the process and can speed up decision making. Conditions that are required to be discharged before development commences should be avoided, unless there is a clear justification. (paragraph 55)

• Planning obligations must only be sought where they meet all of the following tests:

(paragraph 56)

a) necessary to make the development acceptable in planning terms;

b) directly related to the development; and

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c) fairly and reasonably related in scale and kind to the development.

• Where up-to-date policies have set out the contributions expected from development, planning applications that comply with them should be assumed to be viable. It is up to the applicant to demonstrate whether particular circumstances justify the need for a viability assessment at the application stage. The weight to be given to a viability assessment is a matter for the decision maker, having regard to all the circumstances in the case, including whether the plan and the viability evidence underpinning it is up to date, and any change in site circumstances since the plan was brought into force. All viability assessments, including any undertaken at the plan-making stage, should reflect the recommended approach in national planning guidance, including standardised inputs, and should be made publicly available. (paragraph 57)

4.10 Within this context, Section 5 of the document provides guidance on ‘Delivering a sufficient

supply of homes’’… to support the Government’s objective of significantly boosting the supply

of homes ...’ to address the national housing crisis that was highlighted in the Housing White

Paper ‘Fixing our broken housing market’, DCLG February 2017.

4.11 To address this urgent social and economic problem, ‘… it is important that a sufficient amount

and variety of land can come forward where it is needed, that the needs of groups with specific

housing requirements are addressed and that land with permission is developed without

unnecessary delay.’ (paragraph 59)

4.12 Strategic policies should determine the number of new homes needed in an area, informed by

a local housing need assessment conducted using the standard method in national planning

guidance; and in addition to the local housing need figure, any needs that cannot be met within

neighbouring areas should also be taken into account in establishing the amount of housing to

be planned for (paragraph 60).

4.13 The size, type and tenure of housing needed for different groups in the community should be

assessed and reflected in planning policies (including, but not limited to, those who require

affordable housing, families with children, older people, students, people with disabilities,

service families, travellers, people who rent their homes and people wishing to commission or

build their own homes) (paragraph 61)

4.14 Where a need for affordable housing is identified, planning policies should specify the type of

affordable housing required, and expect it to be met on-site unless:

a) off-site provision or an appropriate financial contribution in lieu can be robustly justified; and

b) the agreed approach contributes to the objective of creating mixed and balanced

communities.

4.15 Paragraph 63 and footnote 28 introduce formally into national planning policy for the first time

RDS 32

the concept of ‘Vacant Building Credit’ which local planning authorities are required take into

account in assessing affordable housing requirements on previously-developed sites in the

following circumstances:

‘To support the re-use of brownfield land, where vacant buildings are being reused or

redeveloped, any affordable housing contribution due should be reduced by a proportionate

amount … equivalent to the existing gross floorspace of the existing buildings. This does not

apply to vacant buildings which have been abandoned.’ (emphasis added)

4.16 In order to ensure that housing targets set out in adopted strategic policies are achieved, local

planning authorities are required to maintain a supply of at least 5 years’ worth of specific

‘deliverable’ housing sites including an appropriate buffer of 5, 10 or 20% depending on past

performance. Performance is assessed according to the new ‘Housing Delivery Test’ and

where delivery falls below 95% of target over the previous three years, the local planning

authority is required to prepare an action plan to assess causes of under-delivery and identify

actions to increase delivery in future years. (paragraphs 73-76).

4.17 To qualify as ‘deliverable’ a housing site must be available now, offer a suitable location for

development now, and be achievable with a realistic prospect that housing will be delivered on

the site within 5 years. Sites with outline planning permission, permission in principle, allocated

in the development plan or identified on a brownfield register should only be considered

deliverable where there is clear evidence that housing completions will begin on site within five

years. To be considered ‘developable’ a site should be in a suitable location for housing

development with a reasonable prospect that they will be available and could be viably

developed at the point envisaged. (Annex 2: Glossary)

4.18 Section 8 (Promoting healthy and safe communities) highlights the role the planning system

can play in promoting social interaction, ensuring areas are safe and accessible, enabling and

supporting healthy lifestyles, and providing public access to a network of high quality open

spaces and opportunities for sports and physical activity (paragraph 91 - 101).

4.19 Section 9 (Promoting sustainable transport) highlights the importance of considering

transport issues from the earliest stages of plan-making and development proposals. In

assessing development proposals, it should be ensured that: (paragraphs 108 -111)

RDS 33

a) appropriate opportunities to promote sustainable transport modes can be – or have been – taken up, given the type of development and its location;

b) safe and suitable access to the site can be achieved for all users; and

c) any significant impacts from the development on the transport network (in terms of capacity and congestion), or on highway safety, can be cost effectively mitigated to an acceptable degree.

Development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe.

4.20 Section 11 (Making effective use of land) highlights that planning policies and decisions ‘…

should promote an effective use of land in meeting the need for homes and other uses, while

safeguarding and improving the environment and ensuring safe and healthy living conditions.

Strategic policies should set out a clear strategy for accommodating objectively assessed

needs, in a way that makes as much use as possible of previously-developed or ‘brownfield’

land. (paragraph 117).

4.21 In particular, planning policies and decisions should:

a) encourage multiple benefits from both urban and rural land, including through mixed use schemes and taking opportunities to achieve net environmental gains – such as developments that would enable new habitat creation or improve public access to the countryside; …

c) give substantial weight to the value of using suitable brownfield land within settlements for homes and other identified needs,… ;

d) promote and support the development of under-utilised land and buildings, especially if this would help to meet identified needs for housing where land supply is constrained and available sites could be used more effectively…. (paragraph 118)

4.22 And more specifically under the heading of ‘Achieving appropriate densities’, ‘… Planning

policies and decisions should support development that makes efficient use of land, taking into

account:

a) the identified need for different types of housing and other forms of development, and the availability of land suitable for accommodating it;

b) local market conditions and viability;

c) the availability and capacity of infrastructure and services–both existing and proposed – as well as their potential for further improvement and the scope to promote sustainable travel modes that limit future car use;

d) the desirability of maintaining an area’s prevailing character and setting (including residential gardens), or of promoting regeneration and change; and

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e) the importance of securing well-designed, attractive and healthy places.

(paragraph 122)

4.23 Section 12 (Achieving well-designed places) stresses that the creation of high quality

buildings and places is fundamental to what the planning and development process should

achieve, whilst at the same time ‘optimising’ the development potential of sites. These

objectives should be pursued by ensuring that developments: (paragraph 127)

a) will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;

b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping;

c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities);

d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit;

e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and

f) create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.

4.24 In practice this means that (paragraph 128), Design quality should be considered throughout the evolution and assessment of individual proposals. Early discussion between applicants, the local planning authority and local community about the design and style of emerging schemes is important for clarifying expectations and reconciling local and commercial interests. Applicants should work closely with those affected by their proposals to evolve designs that take account of the views of the community. Applications that can demonstrate early, proactive and effective engagement with the community should be looked on more favourably than those that cannot.

4.25 Section 13 (Protecting Green Belt land) highlights the ‘great importance’ attached by

Government to the control of development in Green Belts, their permanence, and the

maintenance of their openness. This NPPF guidance supersedes the Green Belts guidance

contained in the former PPG2 (Revised January 1995) which was in force throughout the period

when the Council was formulating its Core Strategy and right up to when it was finally adopted

in February 2011.

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4.26 The construction of new buildings on Green Belt land is normally to be regarded as

‘inappropriate’ and should not be approved except in ‘very special circumstances’ (paragraph

144). Paragraph 145 identifies 7 ‘exceptions’ to this general presumption including sub-

paragraph (g) which states that:

• ‘Limited infilling or the partial or complete redevelopment of previously developed land,

whether redundant or in continuing use (excluding temporary buildings), which would:

- not have a greater impact on the openness of the Green Belt than the existing

development; or

- not cause substantial harm to the openness of the Green Belt, where the development would re-use previously developed land and contribute to

meeting an identified affordable housing need within the area of the local

planning authority.’ (emphasis added)

The part of paragraph 145(g) highlighted above is clearly relevant in this context because a

significant proportion of the new buildings on the site will be occupied as affordable housing

and, as demonstrated in paragraphs 5.11 to 5.19 of this Planning Statement, the ‘ …near

complete redevelopment of the site will not have a greater impact on the openness of the

Green Belt and the purposes of including land within it than the existing MOD development,

and on parts of the site will improve openness significantly’.

4.27 No further guidance is given in the NPPF as to how this paragraph 145 exception should be

assessed and it is therefore relevant to consider what its predecessor, Annex C of PPG2 Green

Belts, had to say in relation to ‘Redevelopment of major developed sites in the Green Belt’

because this was the guidance that was extant at the time the ‘saved’ Local Plan policies and

the Core Strategy were formulated. In particular, paragraphs C4 and C5 of Annex C stated:

Redevelopment

C4 Whether they are redundant or in continuing use, the complete or partial

redevelopment of major developed sites may offer the opportunity for environmental

improvement without adding to their impact on the openness of the Green Belt and the

purposes of including land within it. Where this is the case, local planning authorities

may in their development plans identify the site, setting out a policy for its future

redevelopment. They should consider preparing a site brief. Redevelopment should:

(a) have no greater impact than the existing development on the openness of the

Green Belt and the purposes of including land in it, and where possible have less;

(b) contribute to the achievement of the objectives for the use of land in Green Belts;

(c) not exceed the height of the existing buildings; and

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(d) not occupy a larger area of the site than the existing buildings (unless this would

achieve a reduction in height which would benefit visual amenity)

C5 The relevant area for the purposes of (d) is the aggregate ground floor area of the

existing buildings (the “footprint”), excluding temporary buildings, open spaces with

direct external access between wings of a building, and areas of hardstanding.

Source: PPG2 Revised ‘Green Belts, January 1995

4.28 This PPG2 guidance clearly identifies ‘footprint’ and ‘height’ of buildings as the appropriate

criteria against which to assess the impact on openness of the redevelopment of major

developed sites in the Green Belt such as Wilton Park. It is also clear that, in the absence of

any evidence to the contrary, this is the basis upon which the extant policies in the Development

Plan were formulated and adopted, and should therefore be interpreted.

4.29 Section 15 (Conserving and enhancing the natural environment) states at paragraph 170

that:

Planning policies and decisions should contribute to and enhance the natural and local environment by:

a) protecting and enhancing valued landscapes, sites of biodiversity or geological value and soils (in a manner commensurate with their statutory status or identified quality in the development plan);

b) recognising the intrinsic character and beauty of the countryside, and the wider benefits from natural capital and ecosystem services – including the economic and other benefits of the best and most versatile agricultural land, and of trees and woodland; …

d) minimising impacts on and providing net gains for biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures;

e) preventing new and existing development from contributing to, being put at unacceptable risk from, or being adversely affected by, unacceptable levels of soil, air, water or noise pollution or land instability. Development should, wherever possible, help to improve local environmental conditions such as air and water quality, taking into account relevant information such as river basin management plans; and

f) remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land, where appropriate.

4.30 Section 16 (Conserving and enhancing the historic environment) highlights that heritage

assets ‘… are an irreplaceable resource, and should be conserved in a manner appropriate to

their significance, so that they can be enjoyed for their contribution to the quality of life of

existing and future generations.’ (paragraph 184)

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4.31 When determining planning applications, local planning authorities ‘… should require an

applicant to describe the significance of any heritage assets affected, including any contribution

made by their setting. The level of detail should be proportionate to the assets’ importance and

no more than is sufficient to understand the potential impact of the proposal on their

significance. (paragraph 189)

4.32 Annex 1 (Implementation) confirm that the policies in this new NPPF are: (paragraphs 212

& 213)

material considerations that should be taken into account in dealing with applications from the day of its publication. Plans may also need to be revised to reflect policy changes which this replacement Framework has made. … However, existing policies should not be considered out-of-date simply because they were adopted before publication of this new Framework. Due weight should be given to them, according to their degree of consistency with this Framework (the closer the policies in the plan to the policies in this Framework, the greater the weight that may be given).

4.33 Annex 2 (Glossary) provides definitions of the terms used in the NPPF including affordable

housing, deliverable, developable etc.

Local Planning Policy

4.34 The statutory Development Plan for South Bucks District comprises the ‘saved’ policies in the

South Bucks District Local Plan (adopted 1999) and the Core Strategy DPD (adopted February

2011) which covers the period to 2026. The Policies Map shows where policies, proposals and

land use allocations within the Development Plan apply as at February 2011.

4.35 A consolidated version of the 1999 Local Plan incorporating only the ‘saved’ policies was

published in February 2011 at the time the Core Strategy was adopted. It should be

remembered that these policies reflect pre-NPPF guidance as then set out in Planning Policy

Guidance Notes, particularly those relating to the Green Belt

4.36 The ‘saved’ policies that are relevant to consideration of this application are as follows:

• GB1 – Green Belt Boundaries and the Control over Development in the Green Belt

• GB2 – Reuse and extensions of Buildings in the Green Belt

• EP3 – The Use, Design and Layout of Development

• EP4 – Landscaping

• EP5 – Sunlight and Daylight

• EP6 – Designing to Reduce Crime

• H9 - Residential Layout and Design

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• TR5 – Accesses, Highway Works and Traffic Generation

• TR7 – Parking Provision

• COM1 – Provision of Community Facilities

4.37 The 2011 adopted Core Strategy also predates publication of the NPPF. It was prepared and

adopted in the context of the South East Plan housing requirement (as opposed to any form of

NPPF compliant assessment of Objectively Assessed Need); and explicitly recognises the

strength of the Council’s housing land supply position at the time of adoption - with completions,

units under construction and commitments (as at 1st April 2010) accounting for virtually the

entire South East Plan housing requirement for South Bucks (1,880 units) in the period to 2026.

4.38 Put simply, the Core Strategy policies were not prepared in the context of a need to boost

significantly the supply of housing, as is now required by the NPPF.

4.39 The following Core Strategy policies are considered to be particularly relevant to this

application:

• CP1 – Housing Provision and Delivery

• CP2 – Housing Type and Size

• CP3 – Affordable housing

• CP5 – Open Space, Sport and Recreation

• CP6 – Local infrastructure needs

• CP7 – Accessibility and Transport

• CP8 – Built and Historic Environment

• CP9 – Natural Environment

• CP10 – Employment

• CP12 – Sustainable Energy

• CP13 – Environmental and Resource Management

• CP14 – Wilton Park (Opportunity Site)

4.40 The key Core Strategy policy as far as this application is concerned is Policy CP14, which

identifies the Wilton Park site as one of 3 ‘Opportunity’ sites/areas in the District. This Policy

was conceived before it was definitely known that the MOD would be vacating the site.

4.41 Policy CP14 identifies the main constraints, opportunities and requirements for comprehensive

mixed-use redevelopment of the Wilton Park site. It also states that:

‘A Development Brief must be produced for the site by the landowners/developers, in conjunction with the Council, prior to a planning application being submitted. The Development Brief will be adopted as a Supplementary Planning Document.’

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4.42 Once it became clear that the MOD would be vacating the site, the Applicants and the Council

embarked on the preparation of the Development Brief in 2012, and following both informal and

formal public consultation between late 2012 and early 2014, the document was finally

approved and adopted by the Council as a Supplementary Planning Document (SPD) in March

2015.

4.43 Since adoption of the Wilton Park SPD, South Bucks District Council has commenced

preparation of a new joint Local Plan with Chiltern District, to cover the period to 2036

(Emerging Chiltern and South Bucks Local Plan 2014-2036).

4.44 Part of the evidence base for the Joint Local Plan is the Buckinghamshire Housing and

Economic Development Needs Assessment (HEDNA) (Update December 2016) and

Addendum Report (September 2017), which identifies a need for some 7,400 new dwellings in

South Bucks in the period 2014-2036. The latest evidence on housing need in South Bucks

indicates a requirement to deliver some 370 new dwellings per annum in the District, a

significant increase from the 94 dwellings per annum required by the former South East Plan.

4.45 Recognising the significant challenge present by this increased housing requirement, South

Bucks and Chiltern Districts have embarked on Green Belt review. In October 2016, the

Councils’ published a Green Belt Preferred Options consultation document, which states at

paragraph 1.2 that:

‘Chiltern and South Bucks District Councils’ position remains that our needs as a first

priority should be met through sustainable development opportunities within Chiltern and

South Bucks but that full needs will not be able to be met, despite opportunities that are

likely to be found through a Green Belt review and increasing densities for development

opportunities’.

4.46 The Green Belt Preferred Options consultation document lists 15 sites as the Councils’

‘preferred options’ for Green Belt land releases for development. Land East of Beaconsfield

(Preferred Option no. 9) includes the whole of the Wilton Park site and land to the north and

south, with the Green Belt Preferred Options consultation document suggesting the total area

of 117 hectares could be removed from the Green Belt for comprehensive development of

between 1,500 and 1,700 dwellings, 5 hectares of employment space and other facilities.

4.47 This Local Plan review work is still at a relatively early stage, but the available information

demonstrates that the Councils are still assuming that Wilton Park will make a major

contribution to housing delivery during the plan period and that no alternative site(s) has been

identified to replace it. This emerging plan is therefore a material consideration for development

management purposes as far as this application is concerned.

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4.48 Within the context provided by the above-mentioned Local Plan and Core Strategy policies,

and the more recent NPPF, and emerging Joint Local Plan, the Wilton Park Development Brief

provides the broad framework and guidance within which this outline planning application has

been prepared. The way in which it has been interpreted by the project Architects is set out in

detail in Sections 6 & 7 of the Design & Access Statement, and in the accompanying Design

Code document.

Supplementary Planning Documents

4.49 The Council has also adopted two further Supplementary Planning Documents (SPDs) setting

out how the Council will implement its adopted policies:

• Residential Development Design Guide – adopted 2008

• Affordable Housing SPD – adopted July 2013

Residential Development Design Guide (2008)

4.50 As stated in paragraph 3.43 of the Wilton Park Development Brief, the 2008 Design Guide ‘…

promotes secure, well designed and sustainable residential development …’ based upon the

12 design objectives listed. These objectives lie at the heart of the Development Brief guidance

for Wilton Park.

4.51 Throughout the design process, Adam Urbanism, who are very experienced and renowned

architects and urban designers, kept these design objectives very much in mind, as

demonstrated by the very detailed information contained within the Design & Access Statement

and Design Code documents submitted in support of this application. These design principles

will be reflected in the detailed information that will be submitted to the Council for approval at

the 'reserved matters' stage.

Affordable housing SPD (2013)

4.52 As stated in paragraph 3.15 of the Wilton Park Development Brief, this SPD builds on the

requirements of Core Policy 3 to explain how the Council will implement its affordable housing

policy at Wilton Park.

4.53 For a development of this size, the Council normally expects at least 40% of the dwellings to

be affordable unless it can be clearly demonstrated by means of a robust financial viability

assessment (FVA) that site-specific constraints mean that it is not financially viable to do so.

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Two-thirds of the units should be for social or affordable rent, and one-third for intermediate

tenures. Normally affordable units should be provided on-site although Core Policy 3 and the

SPD recognise that there can be circumstances where this is not appropriate, in which case

some other arrangement, for example off-site provision, a commuted sum, or a combination of

on-site provision and a commuted sum, may be acceptable to the Council. Examples of such

circumstances are set out in paragraph 7.3 of the SPD and include ‘… where a proposal

involves the creation of homes that will not be affordable in practice, particularly on higher value

sites in higher value areas.’

4.54 The SPD makes clear in Section 6 that, where a developer wishes to deviate from the normal

policy requirements, ‘… the onus will be wholly on the prospective applicant to justify to the

Council …’ why an alternative arrangement should be accepted. Section 7 sets out the

approach that should be followed if off-site provision is proposed; and Section 8 sets out the

procedure to be followed if an applicant considers that the Council's affordable housing policy

renders the development unviable.

4.55 If an FVA is submitted with a planning application to justify a departure from the Council's

affordable housing policy, it will be publicly available and will be subject to scrutiny by the

District Valuer or other independent valuer. If the FVA demonstrates to the satisfaction of the

Council that the scheme is not currently viable at the affordable housing target rate, and that a

reduced or zero contribution rate is appropriate, an ‘overage’ clause will normally be included

in the Section 106 Agreement requiring a further appraisal at a future date.

Chiltern and South Bucks Playing Pitch Strategy (2018 – 2036) and joint Open Space Study (October 2018)

4.56 Chiltern and South Bucks Councils have recently published a draft joint Playing Pitch Strategy

and Open Space Study for consultation which will form part of the evidence base for the

emerging Chiltern and South Bucks Local Plan review.

4.57 In relation to Wilton Park, the Playing Pitch Strategy sets out the following guidelines:

1.85 The Wilton Park Supplementary Planning Document identifies that Wilton Park will deliver at least 2 hectares of formal open-air sports pitches to directly replace the existing amount of land at Wilton Park currently made available for use as public space. The sports pitches are likely to be relocated from their current position, towards the western boundary of the site, where they will be within easy walking and cycling distance of Beaconsfield, and easily accessible by bus or car via a new vehicle access off the Pyebush Roundabout. The replacement land and facilities must be of at least the same standard as that which currently exists. This document makes no assumptions and sets no requirements about the use to which the pitches will be put or the local clubs which will use them. However, it is expected that the pitches will be used to the maximum benefit of the local community.

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1.86 Car parking for the sports pitches will be available adjacent to the community hub.

1.87 Proposals demonstrating that the pitches will be retained in perpetuity for the use of local clubs will need to be submitted by the developer as part of the planning application for the site.

1.88 The timing of the delivery of the new sports pitches and associated changing facilities at the community hub should be included in a detailed phasing plan. This will need to address the time required to construct the new facilities such that they are ready for use.

1.89 The phasing plan should seek to minimise disruption to sports provision by ensuring that at least 2 hectares of land is fully and readily available as open-air sports pitches throughout the construction period, either in their current location or elsewhere on the site.

4.58 The ‘key findings’ of the Open Spaces Study for Wilton Park are:

Key deficiencies should be addressed to include retention of existing trees of amenity value. Exciting play facilities should be introduced. Sustainable Urban Drainage System measures should be introduced to reduce flooding. In addition, biodiversity should be enhanced by the use of floral meadow and informal grassland. Greenways should be introduced to connect Wilton Park with nearby communities. Finally, good interpretation should be introduced to enhance people’s “sense of place”

4.59 The Council will expect these key guidelines and deficiencies to be reflected in redevelopment

proposals for Wilton Park.

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5.0 OTHER PLANNING CONSIDERATIONS

5.1 To assist the Council and the local community in assessing the merits of this planning

application, attention is drawn in this section to a number of other planning considerations

that are relevant to its determination.

Achieving sustainable development

5.2 The NPPF states that ‘… the purpose of the planning system is to contribute to the

achievement of sustainable development’; and that this is achieved by pursuing ‘… three

overarching objectives (economic, social and environmental) ….in mutually supportive ways.’

The development proposed in this application closely follows this approach in the following

ways:

• Economic role – the proposed redevelopment of this large and redundant

‘previously developed’ site in the Green Belt adjacent to one of the District’s principal

settlements will be carried out in a comprehensive and carefully coordinated manner

to a high standard to ensure that full and effective use is made of the land consistent

with all relevant planning policies for the local area. The development will provide

much-needed new housing and employment opportunities in this accessible location.

It will also provide at no cost to the public purse a critical part of the long-awaited

A355 Beaconsfield Relief Road which will relieve traffic congestion and delays at the

London End roundabout, and on the local highway network generally.

• Social role - the proposed development will help to meet present and future housing

needs in South Bucks District within a high-quality built environment with convenient

access to a wide range of local services and facilities. The development will provide

community and recreation facilities for the benefit of residents and employees on the

site itself, and in the wider community; and funding will be provided towards school

and primary healthcare improvements in Beaconsfield. A substantial proportion of

the new dwellings will also be made available as affordable housing, as set out in the

Affordable housing Statement (January 2019).

• Environmental role - large parts of the site will remain undeveloped as formal and

informal recreation areas; ponds, trees and woodland areas will be protected for long

term retention; and comprehensive landscaping, planting and habitat creation will be

carried out. All such areas will be subject to ecologically-led habitat management

and sympathetically incorporated into the masterplan for the site. All buildings will be

designed to target sustainability throughout their lifetime by means of water and

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energy efficiency, and passive features to prevent overheating and avoid excessive

requirements for heating and cooling. A comprehensive network of footpaths and

cycleways will be provided, including via Minerva Way to Old Beaconsfield, to

encourage walking and cycling over car-usage.

5.3 In all these ways the proposed development may be regarded as highly sustainable, thereby

meeting this crucial planning and environmental objective.

Compliance with planning policies

5.4 The Applicants believe that this well-conceived development proposal accords closely with

both the spirit and letter of national and local planning policies; and closely reflects the

guidance provided by the Wilton Park Development Brief which itself reflects these national

and local policies. The justification for this belief is set out in Section 6 of the Design &

Access Statement and summarised in the Policy Compliance Schedule at Annex 1 to this

Planning Statement.

The Council's housing land supply position

5.5 The NPPF requires local planning authorities to maintain a rolling minimum of 5 years supply

of specific deliverable housing sites based upon their housing requirement set out in adopted

strategic policies, or against their local housing need where the strategic policies are more

than 5 years old (Paragraph 73).

5.6 In the case of South Bucks, the strategic policies are set out in the adopted Core Strategy of

February 2011 which were based on the former South East Plan target of target of 94

dwellings per year. These policies are more than 5 years old and so the Council is now

required to base their 5-year supply assessments on the objectively assessed housing need

figures in the latest HEDNA Assessment of September 2017. This shows annual housing

need at the much higher level of 370 dwellings per year, with the result that the Council is not

able to demonstrate a 5-year supply. Although the Council has not published its housing land

supply position since 2015 despite being required to do so every year in an Annual Monitoring

Report (paragraph 73 of the NPPF), recent email correspondence from the Council's Senior

Planner (Policy) confirms that the Council accepts that it does not have the required minimum

of a 5-year housing land supply – see Annex 6.

5.7 In the absence of a 5-year supply of specific deliverable housing sites, the ‘tilted balance’ set

out in paragraph 11 of the NPPF is engaged and the Council is required to approve housing

applications unless the overriding planning reasons set out in paragraph 11(d)(i) & (ii) exist.

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Wilton Park is allocated for development in the Development Plan, and a Development Brief

has been adopted by the Council. Consequently, no overriding planning reasons exist to

withhold the immediate grant of planning permission for the mixed-use redevelopment of this

previously-developed site in this sustainable location.

Vacant Building Credit (VBC)

5.8 In order to support the re-use of brownfield land where vacant buildings are being reused or

redeveloped, any affordable housing contribution due should be reduced by a proportionate

amount equivalent to the existing gross floorspace of the existing buildings. The only

exception to this ‘Vacant Building Credit’ rule is that the vacant buildings must not have been

abandoned (NPPF paragraph 63 & footnote 28)

5.9 The Wilton Park site is indisputably a ‘brownfield’ site which until 2014 was used for many

years by the MOD as a residential college and training centre (Class C2). There are a

substantial number of existing buildings on the site comprising a total of some 30,095 m2 of

floorspace. Although currently vacant, these buildings have been kept wind, watertight and

securely guarded at considerable cost to the Applicants so that they can be brought back into

Class C2 use relatively quickly and cheaply, if for any reason the redevelopment of the site is

delayed, frustrated or becomes non-viable. The Applicants have never had any intention of

abandoning the use of the existing buildings since they purchased the site in 2014, and will

not do so until an alternative lawful use is established by the granting of planning permission.

5.10 At the request of the Council's Officers, the Applicants prepared a Statement setting out the

reasons why the principles of VBC apply at Wilton Park when it comes to assessing the

proportion of affordable housing that should be provided as part of the development. This

Statement was submitted to the Council on 25 April 2018. The Council then took legal advice

on whether to accept the Applicants’ position on VBC, which concluded that VBC should not

apply in this case. The Applicants have also taken legal advice and remain firmly of the view

that VBC should apply for the reasons stated in their April 2018 Statement which now forms

one of the application documents (Statement on Vacant Building Credit, April 2018).

Landscape and visual Impact of the proposed development

5.11 A detailed assessment of the landscape and visual impact of the proposed development is

set out in CBA’s Landscape and Visual Impact Assessment (Revised January 2019) which

incorporates minor revisions to reflect the change to the illustrative Masterplan 5599/02A in

the north-east corner of the site adjacent to the eastern open space area. The document

follows the latest best practice guidelines from the Landscape Institute and Institute for

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Environmental Management and Assessment for assessing the potential impacts of

development on landscape character and views in the UK.

5.12 A selection of 15 short distance and 6 long distance viewpoints have been identified and

agreed with SBDC as being representative of the visual receptors who may experience views

of the site and potentially the proposed development. These viewpoints are identified in the

LVIA document with photographs taken during winter and spring to illustrate the maximum

visibility of the site when deciduous trees are not in leaf.

5.13 National policy on the redevelopment of ‘previously-developed’ sites in the Green Belt is set-

out in paragraph 145 of the NPPF with paragraph 145(g) being particularly relevant in this

case because a significant proportion of the new buildings on the site will be occupied as

affordable housing – see paragraphs 4.26 and 5.11 to 5.19 of this Planning Statement. This

generic NPPF guidance is reflected in paragraph 8.6.8 of the Core Strategy and paragraph

3.22 of the Wilton Park Development Brief. Further site specific guidance on how this issue

should be assessed is provided in paragraphs 6.7 to 6.11 and 6.60 – 6.72 of the

Development Brief.

5.14 From the above-mentioned guidance it is possible to identify 5 main parameters that any new

buildings on the site should aim to meet:

1. New buildings should not generally exceed the height of the existing buildings

excluding the 16-storey tower;

2. A 4-storey building or buildings on part of the site may be acceptable of the scale and

style of the original Wilton House;

3. The Council will use the masterplan and baseline information on the footprint, height

and spread of the existing development to inform its assessment of the relative

impact of existing and proposed development on the openness of the Green Belt;

4. The location of new buildings on the site is unlikely to be exactly the same as the

location of existing buildings; and consequently new buildings could be located on

currently undeveloped parts of the site provided that overall there is no greater impact

on the openness of the Green Belt and the purposes of including land within it than

the existing development; and all other objectives of the Development Brief and Core

Strategy are met; and

5. Importantly, the Council accept that any Green Belt impact assessment should be

carried out of ‘in the round’. (Development Brief, paragraph 6.8)

Against these parameters, paragraphs 60 – 72 of the Development Brief provide guidance on

the form of development that is likely to be appropriate within each of the 8 ‘Character Areas’

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identified on Plans 6.1 and 6.2. Comparison against the existing situation can be achieved by

reference to Table 2.1 and its associated Key Plan described in paragraph 2.11 of the

Development Brief.

5.15 The LVIA document presents a robust assessment of the landscape character and visual

impacts of the proposed development and overall concludes that:

• The proposed development would have a neutral/negligible effect on the setting and

special qualities of the Chilterns AONB;

• The demolition of the tower block would have a major to major/moderate beneficial

visual effect;

• The proposed development would have a minor/moderate to minor beneficial effect

on the site’s landscape features;

• The proposed development would have a moderate beneficial effect on conserving

and enhancing the site’s landscape character;

• From internal views, the proposed development would have a minor/moderate to

minor beneficial effect on the visual amenity of receptors;

• The proposed development will not have a greater impact on the openness of the

Green Belt than the existing development when considered in the round; and

• The proposed development will have a minor/moderate to minor beneficial effect in

terms of providing opportunities for enhancing the landscape and visual amenity of

the Green Belt in line with the NPPF’s Green Belt objectives.

5.16 This positive formal assessment is reinforced by the on-site information set out in Table 5

overleaf which contrasts the existing situation with (i) the guidance provided in the

Development Brief and (ii) the proposed development as illustrated by the submitted

Masterplan 5599/02A. As the following commentary demonstrates, the scale and form of

development within each ‘Character Area’, and the small increase in overall ‘footprint’ of

buildings (+3.0%), closely accords with the guidance in the Development Brief when viewed

‘in the round’.

Table 5 overleaf

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Table 5 - Impact on the openness of the Green Belt 48

Existing situation Development Brief Table 2.1 & Key Plan

Development Brief ‘Development Layout’ Guidelines Proposed Development See illustrative Masterplan 5599/02A

Part of site and Existing uses

Building Storeys

Heights (m)

Footprint (m2)

Character Area

(Plans 6.1 & 6.2)

Guidelines

Indicative Density 4

Description Approximate Footprint (m2) of existing and new buildings 5

Building storeys

See paragraphs 6.60-6.72 of Brief

A1 40 SFA houses +

TA building + Shean Block/NAFFI (now demolished)

2

Up to 7

4,958

Sports pitches, local park & community hub

Existing SFA houses and TA centre to be demolished. Phase 1 of relief road and community hub to be built, and local park and sports pitches to be laid out

Not applicable

40 existing SFA houses to be removed. Southern part of relief road and community hub/pavilion café/local park/sports pitches to be constructed.

880

1, 1½ and 2

A2 Playing fields, open space and nursery

1 4 174 A 2-4 storeys - mix of apartments and 2/3 storey houses

M/H

20 apartments and 47 houses

4,565

3 storey apartments + 2, 2½ & 3

storey houses

B Max 3 storey buildings Note: scale of built form in Areas A & B should be a broad replacement for SFA housing to be demolished in Area A1.

M/H

A3 46 existing SFA

houses

2 Up to 7.1 4,613 H 46 existing SFA houses to be retained

L/M 46 existing SFA houses to be retained 4,358 2 as existing

A4 Tower block and MOD buildings –

site of original Wilton House

1-16 Up to 50 6,859 C Larger 2 storey houses L 22 detached houses 2,452 2 ½ & 3

D 2/3 storey houses + new building of the scale and style of original Wilton House.

L/M 52 houses + 14 apartments in new Wilton House

4,836 2, 2½, 3 & 4

A5 MOD buildings,

bunker and walled garden

1-3 Up to 10 9,589 E 2/3 storey houses and limited apartments M 29 apartments + 34 houses + day nursery & offices in walled garden

3,536 1½ ,2, 2½ and 3

G 2/3 storey houses and limited apartments M 14 apartments + 50 houses 3,425 2 & 2½

A6 Maintenance

building, STW and woodland

1 Up to 4 627 South of Area G – not separately

defined

Woodland with maintenance building and STW

L Existing STW and maintenance building to be retained. New ATC building to be

built.

929 1

A7 Playing fields,

shooting range and open space

1 5 58 F Low density housing L 22 detached houses 2,697 2 & 2½

Total 26,878 350 dwellings including 46 retained SFA units + other commercial and

community uses

27,678

4 Density : L = Low M= Medium H= High 5 Garages and carports excluded

RDS

49

5.17 Area A1 – all existing buildings to be removed. Southern part of Relief Road, Community Hub

with surface level car parking, and sports pitches to be constructed. Verdict: substantial

reduction in built form leading to major improvement in openness of Green Belt on this

prominent part of the site with principal public viewpoints along Relief Road.

Area A2 (Character Areas A & B) – existing day nursery to be removed. Western half to

remain open as local park with small pavilion building. Eastern half to be built upon with

medium to high density housing of the type and scale anticipated in paragraphs 6.64 and 6.65

of Development Brief. Verdict: substantial reduction in openness of eastern half of this Area

but in accordance with Development Brief guidelines.

Area A3 (Character Area H) – existing SFA housing to remain as anticipated by paragraph

6.71 of Development Brief. Verdict: no change to openness of Green Belt.

Area A4 (Character Areas C & D) - all existing buildings including 16 storey tower to be

removed. New low to medium density housing and apartments to be built including a new 4-

storey Wilton House of the type and scale anticipated by paragraphs 6.67 & 6.68 of

Development Brief. Verdict: demolition of tower which visually dominates this and adjacent

parts of the site and is visible from long distance will be a major improvement in openness of

the Green Belt. New buildings of similar scale and size to the other existing buildings will be

screened by adjacent woodland to the north and east leading overall to no significant loss of

openness on this part of the site.

Area A5 (Character Areas E & G) – existing bunker, boiler house and MOD buildings to be

removed and replaced with significantly reduced footprint of new buildings of similar height,

as anticipated by paragraph 6.69 of Development Brief. Day Nursery and Offices to be within

walled garden where they will be largely screened by wall. Verdict: no significant change to

openness of Green Belt on this part of the site.

Areas A6 (South of Character Area G) – only change in this area is the erection of a new

single storey ATC building to replace the existing ATC building on Area A1. This new building

will be screened by existing woodland from the north, east and south. Verdict: negligible

change to the openness of the Green Belt on this part of the site.

Area A7 (Character Area F) – this existing open land has not been publicly accessible in the

past and only visible from the public footpath which runs along the southern boundary. Low

density housing will be erected on the western half of this area as anticipated by paragraph

6.70 of Development Brief. The eastern half of this area will be an informal recreation area

accessible to the public. Verdict: substantial reduction in the openness of the Green Belt in

the western half of this area; and neutral change to openness in the eastern half of this area.

RDS 50

5.18 The above analysis is consistent with the results of CBA’s formal LVIA assessment process

and demonstrates that, when assessed ‘in the round’ as the Development Brief requires, the

scale and type of development proposed in this application will not have a greater impact on

the openness of the Green Belt in this location than the existing development, particularly

now that the north-east corner of the new housing area within Area A7 has been reduced in

size and the informal open space area increased accordingly; and on parts of the site eg. the

large reduction in built form within Area A1, and the removal of the 16-storey tower within

Area A4, the proposed development will actually improve ‘openness’ very significantly within

those areas. Furthermore, the ‘less than substantial harm to openness’ test specified in the

second part of paragraph 145(g) of the NPPF where affordable housing is provided on a

previously developed site in the Green Belt is engaged and fully satisfied.

5.19 In summary, it is therefore concluded that, in all relevant respects, the NPPF guidance

relating to the redevelopment of major previously-developed sites in the Green Belt such as

Wilton Park is met in full because the ‘ …near complete redevelopment of the site will not

have a greater impact on the openness of the Green Belt and the purposes of including land

within it than the existing MOD development, and on parts of the site will improve openness

significantly’.

Section 106 Planning Obligations

5.20 The Applicants recognise that the Council have adopted policies that normally seek to impose

a range of planning obligations on major residential schemes within the District by means of

Section 106 Agreements, prior to the granting of planning permission.

5.21 The Applicants are satisfied that a number of Planning Obligations, including those suggested

by the Council in a letter dated 13 November 2018, meet the 3 tests set out in paragraph 56

of the NPPF and that it is therefore reasonable for them also to be included in the Section 106

Agreement. These tests are that they are:

• 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

5.22 Annex 2 of this Statement sets out the Heads of Terms that the Applicants consider are

appropriate in this case within the context of the above tests; and Annex 3 sets out a first

legal draft for the proposed Agreement. The justification for these Obligations is set out in the

following paragraphs.

RDS 51

1. Education

5.23 Pre-application discussions with Officers at Buckinghamshire County Council have

demonstrated to the satisfaction of the Applicants that existing primary and secondary

schools in the Beaconsfield area do not have sufficient spare capacity to accommodate the

additional children that will come to live at Wilton Park when families move-in. They are

therefore willing to make financial contributions towards the expansion of both primary and

secondary schools in the local area based on BCC’s standard tariffs which are related to the

size of additional new dwellings to be built on the site. Payments will be made at the date of

occupation of the first dwelling in each phase of the development and will be calculated

before the development of each individual phase commences based upon the mix of units

established at the 'reserved matters' stage.

5.24 It has been agreed with BCC Officers that tariff payments will not be made in respect of the

46 existing SFA houses that are to be retained because children are either already living in

those houses, or have done so in the past, and are already accounted for in local schools;

and a credit will be allowed against the first phase payment in respect of the 40 SFA units to

be demolished on the site. The payments to be made in respect of affordable housing units

will be the same as for market units.

5.25 Because a new childrens’ day nursery is to be provided on-site as part of the development, it

has been agreed with BCC that no additional financial contribution in respect of nursery and

pre-school education will be required.

2. Affordable Housing

5.26 The Applicants’ position in relation to affordable housing provision at Wilton Park is explained

in the Affordable Housing Statement (January 2019) which is now submitted to the Council

in support of this application. That Statement sets out the Applicants final conclusions on the

financial viability of this proposed development and the basis of the affordable housing offer

they are now prepared to incorporate into a Section 106 legal agreement, if the Council

resolve to approve this application. The offer is for a total of 79 affordable units (30% of

the net new build dwellings) comprising 67 for shared ownership and 12 for affordable

rent with the mix as set out in paragraph 5.26 of the Affordable Housing Statement.

3. Primary healthcare facilities

5.27 The provision of primary healthcare facilities in the Beaconsfield area has been discussed in

detail with the Head of Delivery at NHS Buckinghamshire Clinical Commissioning Group (CCG).

RDS 52

As a result of these discussions, it has been demonstrated to the satisfaction of the Applicants

that existing doctors’ surgeries in the Beaconsfield area do not have sufficient spare capacity to

absorb all the new patients that will come to live at Wilton Park when the site is fully redeveloped.

5.28 Consequently, the CCG, in cooperation with local doctors, will have to expand the existing

premises or possibly build an enlarged surgery on a new site. At present both options are

under investigation and appraisal to identify the most practical and cost-effective solution for

long-term patient care. Whatever solution is eventually chosen, additional finance will be

required and it has been agreed between the Applicants and the CCG that a contribution of

£150,000 would be appropriate, such sum to be paid to the CCG at the time the 150th new

dwelling on the site is occupied. The Applicants will include a planning obligation to this effect

in the Section 106 Agreement.

4. Public Transport Improvements

5.29 Following discussions between the Applicants’ consultants, the bus operators and Bucks

County Council, the Applicants accept that improvements to the existing bus services in the

Beaconsfield area are necessary to provide residents and other visitors to the Wilton Park site

with a real choice of sustainable modes of transport, and to reduce car dependence for

everyday activities. Details are set out in the Public Transport Strategy Framework.

5.30 The Applicants have therefore agreed to pay a financial contribution of £234,000 to BCC,

payable in three equal instalments related to the phasing and implementation of the Wilton

Park redevelopment. Details of the timing of the payments is still under discussion with BCC.

5. Other Section 106 Obligations

5.31 The Applicants are satisfied that a number of other Planning Obligations meet the 3 statutory

tests and should therefore be included in the Agreement. These are specified in the

proposed Heads of Terms in Annex 2 to this Statement.

5.32 The Applicants envisage that, in the usual way, the final form of Section 106 Agreement will

be negotiated with the Council's legal advisers and will be entered into by the relevant parties

simultaneously with the Council issuing the formal Notice of Consent. Heads of Terms for all

the above planning obligations are set out in Annex 2 and a draft S106 Agreement is at

Annex 3

RDS 53

6.0 THE APPLICANTS’ RESPONSE TO CONSULTATIONS

6.1 Since this outline planning application was lodged in September 2017, the Council has carried

out its statutory responsibilities under the Town and Country Planning (Development

Management Procedure) (England) Order 2015 to publicise the application and consult with

both statutory and non-statutory consultees about the proposed development.

6.2 Consultation responses received by the Council have been passed to the Applicants’

consultants who have engaged directly with the consultees and provided additional relevant

information either directly or via the Case Officer, as appropriate. The Applicants’ objective has

been to resolve as many of the issues raised as possible, including by making amendments to

the application, if necessary.

6.3 A summary of the Applicants’ responses to individual consultees is set out in Table 3 below.

Where it has not been possible to satisfy an individual consultee by discussion or the provision

of additional information, it is noted as such in Table 3 together with the Applicants considered

view on the issue concerned.

RDS

54 Table 3 Wilton Park – outline application (17/01763/OUT)

Applicants’ responses to consultations

Respondent / Date

Comment Summary Applicants’ Response

BCC Archaeology 17/10/2017

No objection. Largely concur with CGMS’s conclusions. Recommend staged condition, which would require trial trenching prior to submission of the ‘reserved matters’ applications.

BCC’s suggested staged condition is agreed - to be achieved by reference to ‘each phase’ as per underlined insertions below:

1. Prior to the submission of the reserved matters for each phase no development shall take place until the Applicants, or their agents or successors in title, have undertaken archaeological evaluation in the form of trial trenching in accordance with a written scheme of investigation which has been submitted by the Applicants and approved by the planning authority. Where significant archaeological remains are confirmed these will be preserved in situ.

2. Prior to the submission of the reserved matters for each phase where significant archaeological remains are confirmed, no development shall take place until the Applicants, or their agents or successors in title, have provided an appropriate methodology for their preservation in situ which has been submitted by the Applicants and approved by the planning authority.

3. Where archaeological remains are recorded by evaluation and are not of

sufficient significance to warrant preservation in situ but are worthy of recording, no development shall take place in that phase until the Applicants, or their agents or successors in title, have secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the Applicants and approved by the planning authority.

SBDC Strategic Environment Team

Comments relating to site investigation land quality. Concludes that the proposed remedial methods are

SBDC’s suggested conditions are agreed:

RDS 55

12/10/2017

acceptable from a human health perspective. Recommends conditions.

1. Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to an approved, in writing, by the local planning authority:

i) A further site investigation shall be conducted in the areas of the site

that have previously been inaccessible, to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off-site. This should include an assessment of the potential risks to: human health, property (existing and proposed) including buildings, crops, pests, woodland and service lines and pipes, adjoining land, ground waters and surface waters, ecological systems, archaeological sites and ancient monuments.

ii) The site investigation results and the detailed risk assessment (i) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

iii) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (iii) are complete and identifying any requirements for longer term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express consent of the local planning authority action. The scheme shall be implemented as approved.

iv) Following completion of measures identified in the approved

remediation scheme and prior to the first use or occupation of the development, a verification report that demonstrates the effectiveness of the remediation carried out must be produced together with any necessary monitoring and maintenance programme and copies of any waste transfer notes relating to exported and imported soils shall be submitted to the Local Planning Authority for approval. The approved monitoring and maintenance programme shall be implemented.

RDS 56

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. The above must be undertaken in accordance with DEFRA and the Environment Agency’s Model Procedures for the Management of Land Contamination, CLR 11.

2. Reporting of Unexpected Contamination: In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Plan Authority. An investigation and risk assessment must be undertaken in accordance with condition 1, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition 1, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition 1. INFORMATIVE: Information for Developers and guidance documents can be found online at http://www.southbucks.gov.uk/information_for_developers

BCC Education 10/10/2017

Seeks financial contributions towards primary and secondary education, as schools in the town are at capacity.

Applicants have confirmed and agreed with BCC Education (Stephen Chiani) that the following provisions will be included in the Section 106 Agreement:

1. The financial contribution rates set out in the consultation response dated 10/10/2017 are correct and will the sum payable will be calculated after the 'reserved matters' have been approved;

2. the financial contribution rates will be the same for market and affordable units;

RDS 57

3. no financial contribution will be made in respect of the 46 existing SFA units that are to be retained on the application site;

4. a ‘credit’ for the 40 SFA units to be demolished will be allowed against the first phase financial contribution;

5. no early years contribution will be payable as long as the proposed new nursery is provided on the application site; and

6. The financial contribution in respect of each phase will be paid at the start of construction of that phase.

BCC Rights of Way 10/10/2017

Notes that the only public footpath within redline application site skirts the site to the south. ‘Reasonably content with walking connections from the development onto this footpath…’. No conditions suggested. Refers to link to Seer Green and Jordans station, but recognises that outside of Applicants’ control. Also notes that ‘de facto’ pedestrian access via sewage works access track to the south of Phase 1 may be possible.

Applicants agree with BCC comments about linkages to the existing rights of way network in the local area. Applicants have investigated the possibility of pedestrian/cycle link to Seer Green railway station and confirmed that this is not possible due to the fact that any such route would have to cross third-party land over which Applicants have no rights and there is no realistic prospect of securing such rights in the foreseeable future. However, these redevelopment proposals do not preclude the possibility of this idea being explored further in the future, if circumstances change. Applicants have checked the legal position relating to ownership and rights of way along the sewage works access track from the junction of Potkiln Lane / A40. No legal rights exist and consequently no formal or informal pedestrian rights along this track are possible. This position is accepted by BCC (Email from Emily Brown 5.2.18)

BCC Minerals and Waste 10/10/2017

Refers to reuse and recycling of the existing building materials on site. Condition suggested in follow-up email dated 5.2.2018 (Emily Brown)

BCC’s suggested condition is agreed:

1. No work shall be carried out on site for the development hereby approved until a detailed management plan for reducing construction waste during the building process in the form of site management, waste management and project design and planning has been submitted to

RDS 58

and approved in writing by the Local Planning Authority. The approved waste management plan shall be implemented throughout the period of work on site. REASON: In the interests of minimising, re-using and recycling waste during demolition and construction, having regard to Policy CS6 of the Buckinghamshire Minerals and Waste Core Strategy.

NHS (Aylesbury Vale and Chiltern CCG) 2/11/2017

Sets out existing pressures on Simpson Centre and Millbarn Medical Centre Surgeries. Confirms working closely with both practices and the Town Council to find one site to accommodate both practices. Seeks financial contribution from developer to help fund the new facility.

The provision of primary healthcare facilities in the Beaconsfield area has been discussed in detail with the Head of Delivery at NHS Buckinghamshire Clinical Commissioning Group. As a result of these discussions, it has been demonstrated to the satisfaction of the Applicants that existing doctors’ surgeries in the Beaconsfield area do not have sufficient spare capacity to absorb all the new patients that will come to live at Wilton Park when the site is fully redeveloped. Consequently, the CCG, in cooperation with local doctors’, will have to expand the existing premises or possibly build an enlarged surgery on a new site. At present both options are under investigation and appraisal to identify the most practical and cost-effective solution for long term patient care. Whatever solution is eventually chosen, additional finance will be required and it has been agreed between the Applicants and the CCG that a contribution of £150,000 would be appropriate, such sum to be paid to the CCG at the time the 150th new dwelling on the site is occupied. An Obligation to this effect will be included in the Section 106 Agreement.

Thames Valley Police 2/11/2017

Objects to the proposals as they stand. Some aspects of the design and layout are problematic in crime prevention design terms eg. excessive permeability; exposed rear boundaries; potentially high number of blank elevations; rear courtyard parking; location of sports pitches parking; and some amenity space with no specific purpose or obvious ownership.

This is an outline application supported by an illustrative masterplan. Access within the site, appearance, landscaping, layout and scale are all matters ‘reserved’ for subsequent approval. The comments of TVP relating to some aspects of the design and layout are noted and will be addressed by the project Architects at the 'reserved matters' stage in consultation with the Crime Prevention Design Advisor.

Sport England

Objection – due to perceived reduction in number and area of playing fields, reduction in tennis courts and loss of squash courts and sports hall.

Sport England had the opportunity to comment on the Development Brief at the Draft stage but did not do so. The SE Planning Manager’s initial comments on

RDS 59

23/10/2017

the application (Mark Furnish - 23.10.17) did not take account of the fact that there is an adopted Development Brief for the site. Despite discussions and correspondence between the Applicants’ Consultant and the SE Planning Manager, during which the history of the site and the status and requirements of the Development Brief and other relevant policies were examined, SE maintain the view that the proposals do not comply with paragraph 74 of the NPPF and SE’s Playing Field Policy. In October 2018 the Councils published their draft Playing Pitch Strategy and Open Space Study which includes key guidelines to be followed, and deficiencies to be rectified, as part of the Wilton Park redevelopment. This application closely follows all those requirements. The Applicants therefore remain firmly of the view that in relation to both formal and informal recreation facilities, the proposals fully accord with both national and local planning policies as reflected in the NPPF, the Council's adopted Development Brief for the site and the latest draft Playing Pitch Strategy and Open Space Study; and that SE are being unreasonable in continuing to object to this application.

Natural England 24/10/2017 November 2018

No objection. Attention drawn to the north-east corner of the proposed development where redesign is recommended to conserve and protect the adjoining Priority Habitat – Deciduous Woodland. Further ideas for green infrastructure are provided in Annex A to NE’s letter Further advice to Council from Natural England in light of recent court judgements – HRA - Appropriate Assessment required.

The north-east corner of the development area has been redesigned to accord with the Development Brief – see Drawing 5599/02A. Green infrastructure ideas will be considered in detail at the detailed design stage and reflected in the 'reserved matters' applications as appropriate. Shadow Habitats Regulations Assessment (i/c Appropriate Assessment) (January 2019) prepared by Aspect Ecology which the Council are invited to adopt.

SBDC Landscape Officer 23/10/2017

Landscaping proposals ‘generally acceptable and look good’.

Comments noted and welcomed. Detailed hard and soft landscaping proposals will be submitted to the Council for approval at the 'reserved matters' stage.

RDS 60

Environment Agency 6/10/2017

Notes risk of ground contamination due to historic fuel storage. NPPF/NPPG guidance should be followed to identify all risks to groundwater and surface water and appropriate remedial action taken. Reports and Risk Assessments must be prepared in line with EA’s ‘Groundwater Protection: Principles

and Practice’ document (GP3) and CLR11 (Model

Procedures for the Management of Land

Contamination)

Applicants confirm that the required Reports and Risk Assessments to EA’s specifications will be prepared by, or under the direction of, a suitably qualified person and submitted to the Council for approval before development commences. A condition to this effect should be imposed on the consent.

Beaconsfield Town Council 2/11/2017

Strong objection, on the basis of:

1. Against Core Strategy and Core Strategy spirit.

2. Lack of AH provision 3. Over-provision of 4+bed houses

4. Lack of published FVA

5. Development exceeds footprint of existing buildings (and trespasses into Green Belt).

6. Sports provision should be for local clubs and temporary provision should be made for existing users during construction phase.

7. Lack of car parking.

The Applicants responds as follows:

1. The proposed development accords with the adopted Development Brief which itself complies with the adopted Core Strategy.

2. Affordable housing to be provided on site. 3. The Development Brief states (paragraph 6.13) that ‘Given the location

of the site, there is scope to provide a greater proportion of larger family

dwellings.’ This reflects the findings of the latest HEDNA Update and Addendum Reports (December 2016 & Sept 2017) that in South Bucks District the Objectively Assessed House Need is greatest for larger family houses rather than smaller dwellings (flats and houses)

4. The FVA was published on 6 December 2017 and has been available for public scrutiny since that date. A revised FVA reflecting discussions between the Applicants’ and Council's consultants is appended to the Affordable Housing Statement and is open to public scrutiny.

5. The footprint of the proposed development is only marginally greater than the footprint of the existing buildings. As demonstrated by the Landscape and Visual Impact, the proposed development makes full and effective use of the application site without having any greater impact on the openness of the Green Belt than the existing development when considered ‘in the round’ as required by the Development Brief (paragraph 6.8)

6. The interim sports pitches and temporary car parking arrangements will ensure continuity of provision throughout the development period for new and existing residents and local sports clubs – see drawings nos. 5599/10A & 11A.

7. Details of onsite car parking for each use within each Character Area and each phase will be provided at the 'reserved matters' stage in

RDS 61

8. Need for additional healthcare facilities and improved community and physical infrastructure.

9. A355 Relief Road provision should be a planning condition of any development going ahead.

accordance with then current standards and guidance in paragraph 6.29 of the Development Brief. The required amount of car and cycle parking will be provided on site as each phase is constructed.

8. A financial contribution towards the improvement/expansion of primary healthcare facilities in the Beaconsfield area will be paid to NHS Buckinghamshire CCG on the occupation of the 150th new dwelling on the application site. An Obligation to this effect will be included in the Section 106 Agreement.

9. Construction of Phase 1 of the Beaconsfield Relief Road from Pyebush Roundabout to Minerva Way is an integral part of this application. The southern section from Pyebush roundabout into the site has already been constructed in accordance with the design approved in 2014. This new road provides a new access route into the Wilton Park site and has already enabled Minerva Way to be closed to traffic. The completion of Phase 1 as far as Minerva Way requires the demolition of 40 existing occupied houses and will be carried out before the 116th net additional new dwelling on the site is occupied. The northern (Phase 2) part of the Relief Road from Minerva Way to A355 is being constructed by Bucks County Council. The new Relief Road will be opened to traffic once Phases 1 and 2 of the new road are completed.

SBDC Tree Officer 3/11/2017

1. Tree Survey information needs to be submitted 2. Tree Reference Plans require minor revisions 3. AMS requires minor revisions 4. Ground protection measures need to be fully considered 5. Amendments and concerns on individual trees need to be addressed.

Documentation has been revised to address all the Tree Officer’s comments and was submitted to the Council on 24 April 2018. The revised documentation is as follows:

1. INL18385trD – Tree Report 2. INL18385aiaC – Arboricultural Impact Assessment 3. INL18385amsC – Arboricultural Method Statement 4. INL18385stwC – Schedule of Tree Works 5. INL18385-01D (Sheets 1-8) 6. INL18385-03D (Sheets 1-8)

In the absence of any feedback on this revised information, it is assumed the Tree Officer’s comments have been satisfactorily addressed.

RDS 62

Beaconsfield Society 25/10/2017

Objection – 10 pages of comments including many repeats raising similar issues to Beaconsfield Town Council.

The Applicants’ response to other consultations (including Beaconsfield Town Council) and the application documentation address the numerous issues raised.

SBDC Housing Services 20/11/2017

Melissa Sparks states: ‘Wilton Park is one of very few

development opportunities in South Bucks that ought

to deliver a significant number of affordable homes in

a sustainable location. It is disappointing and difficult

to understand how a development of this size in this

location is unable to contribute anything towards

housing options for those on lower incomes.’

The Applicants’ position in relation to affordable housing on the Wilton Park site is set out in the Affordable Housing Statement (January 2019).

Bucks and Milton Keynes Fire Authority 23/10/2017

The Protection Officer identifies layout and design issues to be taken into account at 'reserved matters' and Building Control stages.

The issues and comments are noted and will be addressed by the project Architects at the 'reserved matters' stage in consultation with the Protection Officer.

Chiltern & South Bucks SEP Team (Noise/AQ) 24/11/2017

Further information required on demolition and construction impacts, construction traffic, and modelling data

Additional information prepared by the Applicant’s Environmental Consultant (Entran Ltd) to address the issues raised by the Council's H&H Officer (Cerys Williams) was set out in a letter dated 11 May 2018.

Bucks CC Ecology Advice Team (Miriam Baines) 20/10/2017

Miriam Baines raised 2 issues that required the submission of further information: 1. HRA Screening requires updating to take

account of NOx impact on Burnham Beeches.

Note–seealsoNaturalEnglandcomments

2. Biodiversity report needs amending using a recognised metric to assess net biodiversity gains.

The Applicants’ response to the 2 issues raised is as follows:

1. In response to additional comments received from Natural England and the Council, Shadow HRA Appropriate Assessment (January 2019) has been carried out by Aspect Ecology which the Council is invited to adopt.

2. Aspect Ecology carried out an assessment of biodiversity gains resulting from the proposed development using the DEFRA offsetting metric. This assessment was submitted to Miriam Baines on 24 April 2018 and she confirmed by email dated 13 June 2018 that she was ‘entirely

happy’ with the assessment.

Highways England No objection confirmed (David Abbott) Noted and agreed by Applicants.

RDS 63

11/5/2018

BCC Highways 20/12/2017 4/1/2019

Object to application as submitted for 2 reasons:

1. Additional traffic likely to be generated by the proposed development would adversely affect the safety and flow of traffic on the existing distributor road network.

2. The proposed development fails to make adequate provision to allow accessibility to the site by non-car modes of travel.

Letter from BCC to Phil Jones Associates requesting further technical justification and details of public transport strategy. Further technical note and Public Transport Strategy prepared and submitted by PJA (January 2019)

Transport Assessment (TA) submitted with the application (dated 15/08/2017). BCC Highways sent a formal response to SBDC on 20 December 2017 (released to the Applicants’ consultants PJA on 12 January 2018) setting out their key transport and highways related issues with the proposed development. Since then, the following additional information has been submitted by PJA to address the concerns of the Highway Authority:

• TA Addendum (02374-R-01B) dated 16/04/2018. • Supplementary Information Note (Transport Modelling) 02374-T-01C

dated 17/04/2018. • Supplementary Information Note (Sustainability) 02374-T-01D dated

17/04/2018. • Technical Note – London End Roundabout Modelling Update 02374-R-

01D dated 1/8/2018. • Technical Note – A355 Relief Road Modelling Update 02374-N-01C

(4/10/2018) • Technical Note (Summary of submission documents) 02374-T-05A dated

23/10/2018 • Technical Note (PJA response to BCC – October 2018) 02374-T-04F

dated 24/10/2018 • Technical Note (PJA response to BCC letter dated 4.1.19) 02374-T-05B

dated January 2019 • Public Transport Strategy Framework 02374-T-06B dated January 2019

Active discussions are taking place (including a round-table meeting on 24.1.19) between PJA and the Highway Authority to agree the outstanding issues.

Thames Water 28/3/2018

Foul and Surface Water – no objections subject to no connections to public sewers.

The Flood Risk Assessment and Drainage Strategy submitted in support of this application confirms that the site falls within Flood Zone 1 (low risk of flooding) and that ground conditions are suitable for SUDS techniques to be employed for all surface water runoff (attenuation and soakaways). No connection to the public surface water sewer network will be required.

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All foul water will be discharged to the on-site STW operated by Severn and Trent Water. No connection to the public foul water sewer network will be required.

Heritage (Beams Ltd – Dr Valerie Scott) 14/2/2018 4/10/2018 – further comments from Historic Buildings Officer (rec’d 13/11/2018)

Objection – proposed development erodes the rural setting of the listed Wheatsheaf Farmhouse and is therefore harmful to its significance. Development in north-east corner of the site on the ridge line above Wheatsheaf Farmhouse should be confined to the areas identified in the development brief and screened from the open countryside by landscaping. Layout of new development should provide views of walled garden externally to enhance public spaces and roads.

The Applicants’ heritage consultant (CgMs) prepared a rebuttal to Dr Scott’s objection which was submitted to the Council on 3/4/2018. A site meeting was held with the Council's Conservation Officer (Julia Foster) on 29 May 2018. Confirmation of Julia Foster’s verbal agreement is awaited. Revised masterplan 5599/02A has reduced built development area on the part of the site identified by HBO and increased the size of the eastern open space area correspondingly. As suggested by Planning Officer in letter dated 13.11.18, the HBO comments will be taken into account at the 'reserved matters' stage.

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65

7.0 SUMMARY AND CONCLUSIONS

7.1 The Wilton Park site is a Major Developed Site in the Metropolitan Green Belt to the east of

Beaconsfield. It is close to the wide range of facilities available in Beaconsfield Old and New

towns, including schools, shops, employment opportunities, community and social facilities;

and highly accessible by both public and private transport (M40, A40, bus services, main line

railway). The location may reasonably be described as sustainable.

7.2 The site extends to 37.5 hectares and comprises the whole of the former Ministry of Defence

School of Languages which closed in 2014 and was then sold to the Applicants’ Group of

Companies. Most of the extensive former MOD buildings remain in situ, including 86 houses

known as ‘service family accommodation’ (SFA) that were occupied by former MOD staff and

their families.

7.3 Wilton Park site was identified in the 2011 South Bucks Core Strategy as being an “Opportunity

Site” suitable for comprehensive, residential-led redevelopment, if and when the MOD decided

to vacate the site. In 2012, it became clear that this would be happening relatively quickly, and

after agreeing to buy the site, Inland Ltd started work with the Council on the preparation of a

Development Brief to define the framework within which development proposals would be

prepared and assessed. After an extended period of detailed site investigations and community

engagement, the Brief was eventually adopted by the Council in March 2015, shortly after

Inland Ltd had completed the purchase of the site.

7.4 The Development Brief was prepared within the context of the 2012 NPPF and local planning

policies contained in the statutory Development Plan for South Bucks District. These policies

seek to encourage the full and effective reuse of ‘brownfield’ sites such as Wilton Park,

particularly where they are in sustainable locations. Now that the first revision of the NPPF has

been published (July 2018) and come into force, this application has to be determined within

the context of this updated national planning policy framework.

7.5 During the MOD’s period of ownership, all vehicular access to and from Wilton Park was via

Minerva Way, a narrow private road leading off London End roundabout at the eastern end of

Beaconsfield Old Town. At an early stage, the Highway Authority decided that this road is

unsuitable to accommodate any additional traffic resulting from the redevelopment of Wilton

Park because of its restricted width and substandard entrance onto the busy London End

roundabout. The Development Brief therefore stipulated that a new access road should be

provided from the Pyebush roundabout; and that it should be designed to extend as far as the

northern boundary of the site adjacent to Minerva Way to provide not only access to Wilton

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Park, but also to act as the southern section of the long-awaited Beaconsfield Relief Road

between Pyebush roundabout and the A355 north of the London End roundabout. In 2014, the

Applicants duly applied for full planning permission for the layout and design of this new road

and their application was approved in October 2014. The southern part of this road has already

been constructed and now provides a new entrance to Wilton Park and has enabled Minerva

Way to be closed to traffic already.

7.6 This application now seeks to obtain outline planning permission for the redevelopment of the

rest of the site with specific reference to the following parameters:

1. Confirm the site’s capacity to deliver a residentially-led scheme of 304 new dwellings

plus the retention of 46 former SFA houses, and the business, community,

infrastructure and open space uses stated in the ‘Land Use Budget’ in Table 1 and

shown illustratively on Drawings nos. 5599/02A, 5599/03A and 5599/08A;

2. Establish illustratively the scale of development in terms of the number of buildings,

overall footprint, and storey heights as stated in Table 1, and shown on Drawing no.

5599/05A, 5599/12A & 559913A related to the illustrative masterplan Drawing no.

5599/02A;

3. Define the ‘means of access into the site’ from Pyebush roundabout off the already

part-constructed southern section of the Beaconsfield Relief Road which was approved

under consents 14/01467 and 16/00656/COND; and the downgrading of Minerva Way

to a pedestrian/cycle route shown on Drawings nos. 5599/07A and 978-101B;

[Note: It is the Applicants’ intention that access within the site is to be treated as

a 'reserved matter' and approval is not sought as part of this outline application]

4. Establish the broad phasing of the development shown illustratively on Drawing no.

5599/09A.

5. Agree the arrangements for temporary sports pitches and car parking during the

development period – as shown on drawings 5599/10A & 5599/11A.

6. Phased approval of 'Reserved matters' - it is the Applicants’ intention that 'reserved

matters' will be submitted for approval on a phase-by-phase basis as the development

proceeds.

7.7 The Applicants’ overall ‘vision’ Wilton Park has evolved since 2012 to take account of local

stakeholder engagement, and the Development Brief and the pre-application processes. The

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clear objective is to create a well-designed and attractive place for people from all sections of

the community to live, work or play, that respects the character of this part of South Bucks

district, and is well integrated with the town of Beaconsfield, whilst at the same time meeting

21st century priorities for a sustainable, healthy and inclusive lifestyle, and being financially

viable and deliverable in prevailing economic conditions.

7.8 Within this context, the development will be carried out in a comprehensive and carefully

coordinated manner to a high standard to ensure that full and effective use is made of the land

consistent with all relevant planning policies for the local area. The development will provide

much-needed new housing and a range of employment opportunities in this highly accessible

location. It will also provide at no cost to the public purse a critical part of the long-awaited

A355 Beaconsfield Relief Road which will relieve traffic congestion and delays at the London

End roundabout, and on the local highway network generally.

7.9 The development will make a very significant contribution towards meeting present and future

housing needs in South Bucks District, including the provision on-site of affordable housing for

local people who would not otherwise be able to afford a home in South Bucks District, all within

a high quality built environment with convenient access to a wide range of local services and

facilities. The Council does not have the required minimum of a 5-year supply of deliverable

housing land and during the period 2010 to 2017, an average of less than three new on-site

affordable housing units per year have been delivered in the District. In these extreme

circumstances, the ‘tilted balance’ guidance in the NPPF is fully engaged and the Council is

required to approve housing applications unless there are overriding planning reasons for not

doing so. Such overriding planning reasons do not exist in this case.

7.10 The development will also provide community and recreation facilities for the benefit of

residents and employees on the site itself, and in the wider community; and funding will be

provided towards school, primary healthcare and public transport improvements in the

Beaconsfield area.

7.11 Over half the site area will remain undeveloped as formal and informal recreation areas;

existing trees and woodland areas will be protected for long term retention; and

comprehensive landscaping, planting and habitat creation/enhancement will be carried out as

part of the development. All undeveloped areas will be subject to ecologically-led habitat

management and sympathetically incorporated into the masterplan for the site. A site

Management Company, in which all property owners on the site will become stakeholders,

will be responsible for ensuring that the whole site is maintained and managed to a high

standard in perpetuity. Public access in perpetuity to these recreation facilities will be

guaranteed by obligations in the Section 106 Agreement.

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7.12 All buildings will be designed to target sustainability throughout their lifetime by means of

water and energy efficiency, and passive features to prevent overheating and avoid excessive

requirements for heating and cooling. A comprehensive network of footpaths and cycleways

will be provided, including via Minerva Way to Old Beaconsfield, to encourage walking and

cycling over car-usage.

7.13 These imaginative and exemplary proposals have been arrived at as a result of:

• lengthy and wide-ranging pre-application consultations with all the relevant statutory bodies

and Officers of the Council;

• detailed consideration of all relevant planning policies and guidance at the national, and

local levels;

• rigorous examination of all relevant technical, environmental and social issues relating to

the site and its surroundings;

• a dynamic masterplanning and urban design process involving a constructive dialogue

between the Council’s Officers, the Applicants’ team of consultants and the local

community; and

• detailed consideration of representations received from a wide range of statutory and non-

statutory consultees which the Applicants have endeavoured to address as far as

reasonably possible.

7.14 This extensive work is embodied in this outline planning application by Inland Ltd with its

comprehensive suite of supporting information.

7.15 In summary, the Applicants and their team of consultants firmly believe that:

• the proposed development is well-conceived, robust and in accordance with all the

relevant national and local planning policies relating to South Bucks District;

• the development will make a substantial contribution to meeting the housing needs of

the local area and assist the Council in meeting its obligations under the NPPF to

maintain at least a 5-year supply of deliverable housing land.

• the development will provide a total of 79 new affordable housing units for shared-

ownership purchase and affordable rent to local people. This offer must be seen in the

context of the very poor rate of on-site affordable housing delivery over most of the last

decade.

• the development will provide funding for improvements to local schools, primary

healthcare facilities, and public transport services in the Beaconsfield area, in

accordance with the policies and requirements of the relevant authorities.

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• the development will provide a ‘mix’ of high quality and energy-efficient residential,

commercial and community uses in a sustainable location;

• the commercial buildings on the site will provide a range job opportunities for the local

area and South Bucks District generally.

• the development will deliver the southern section of the long-awaited Beaconsfield

Relief Road which, when linked to Bucks County Council’s northern section, will

provide much-needed relief to traffic congestion and delays at the London End

Roundabout. Improved pedestrian and cycle crossing facilities will also be provided at

the London End roundabout to link Minerva Way across Park Lane (A355) to

Beaconsfield Old and New towns in accordance with a scheme to be agreed with BCC.

• the development will deliver a new public park for the residents of Wilton Park and the

wider community of Beaconsfield, alongside new sports pitches with changing room

facilities, a new ATC facility with parade ground, a new childrens’ day nursery, and

extensive informal recreation areas for public use, linked across the site and to

Beaconsfield town by a network of new footpaths and cycleways.

• the development will make effective and efficient use of this ‘previously developed’ site

in a way which is ecologically responsible and which respects the landscape character

and environmental quality of the surrounding area, including the demolition of the highly

visible tower block in the centre of the site; and

• all the above-mentioned planning benefits will be achieved at no cost to the public

purse and without the proposed development having any greater impact on the

‘openness’ of the Green Belt than the existing development when considered ‘in the

round’.

7.16 For all these reasons, Inland Ltd respectfully request that the Council approve this

application with the minimum of delay so that the development may proceed at an early

date.

* * * * * * *

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Annex 1

Policy Compliance Schedule

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South Bucks Local Plan (Saved Policies)

Policy or Guidance

Application Response Compliance

Policy EP3 – The Use, Design and Layout of development Development will only be permitted where its scale, layout, siting, height, design, external materials and uses are compatible with the character and amenities of the site itself, adjoining development and locality in general

Scale, height and range of uses to be assessed as part of this outline application. Details of other matters to be submitted at reserved matters stage within the framework provided by the Design Code Parts 2 & 3 for each of the 11 Character Areas. Illustrative Masterplan supports this outline application and accords with the principles set out in the Development Brief - See Drawings nos. 5599/02A, 03A & 05A. The LVIA confirms that the proposed development would conserve and enhance the site’s landscape character with a Moderate Beneficial Effect, and a Neutral/Negligible Effect on the landscape setting and qualities of the surrounding area, including the AONB.

Compliant

Policy EP4 – Landscaping Promotes appropriate hard and soft landscaping measures within development proposals

Illustrative Landscape Masterplan supports this outline application. Detailed hard and soft landscaping proposals will be submitted at reserved matters stage within the framework provided by the Design Code Parts 2 & 3 for each of the 11 Character Areas and Landscape Masterplan (Drawing no. 11119201-LMP Rev F).

Compliant

Policy EP5 – Sunlight and Daylight Seeks to ensure adequate daylight and sunlight into, around and between buildings

Detailed requirements will be addressed at reserved matters stage in accordance with the design and layout principles set out in the Energy Strategy and Sustainability Assessment. The Design Code (page 98) confirms that boundaries between gardens will be no higher than 1.8m to balance the requirement for light and privacy. The Sustainability Statement (para 10.2.2) confirms that much attention has been given to the

Compliant

Compliance to be mainly assessed at reserved matters stage

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development’s design and layout, to ensure that there is adequate daylight and sunlight across the site.

Policy EP6 – Designing to reduce crime Requires development to be designed to reduce opportunities for crime against both people and property

The Design Code sets out a number of requirements aimed at minimising crime and the fear of crime, including through the use of lighting and natural surveillance. Detailed requirements will be addressed at reserved matters stage in consultation with Police Crime Prevention Officer. See paragraph 3.40 – 3.42 of Planning Statement.

Compliant

Compliance to be

mainly assessed at reserved matters

stage

Policy H9 – Residential Layout and Design Developments should be compatible with the character of the surrounding area and not adversely affect the character or amenities of nearby properties

The LVIA notes that there is limited visibility into the Site from the surrounding landscape. There are Major to Major/ Moderate beneficial effects predicted where receptors experience improvements in their views (mainly as a result of demolition of the tower block). Illustrative Masterplan supports this outline application and accords with the principles set out in the Development Brief - See Drawing no. 5599/02A. Detailed design and layout will be addressed at the 'reserved matters' stage within the framework provided by the Design Code Parts 2 & 3 for each of the 11 Character Areas

Compliant


Developments should contain useable amenity space

Large on-site useable amenity areas will be provided in accordance with Development Brief - see Drawings nos. 5599/02A & 11119291-010 Rev F

Compliant

Satisfactory provision must be made for emergency vehicles and refuse collection

Detailed requirements will be addressed at reserved matters stage when the layout is designed in consultation with Highways Officer and refuse collection department.

Compliance to be assessed at reserved matters stage when layout considered.

Housing developments must make as full and effective use of land as would be possible consistent with other relevant planning policies

Quantum of development and range of uses proposed in this outline application for this Green Belt site accords with the requirements of the NPPF, Development Plan policies and approved Development Brief. The proposed development makes full and effective use of this ‘previously-developed’ site within the constraints imposed by other relevant planning policies eg. Green Belt

Compliant

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Policy TR5 – Accesses, Highway Works and Traffic Generation Development proposals should have regard to safety, congestion and the environment. Proposals should comply with relevant Highways Authority standards

Application accompanied by a Transport Assessment and Travel Plan. The TA takes account of existing and future traffic flows, and demonstrates that the proposed development will not have a materially adverse impact on the local highway network. New site access from the Pyebush Roundabout, which has already been built pursuant to 14/01467/FUL, has enabled Minerva Way to be closed to all Wilton Park traffic, allowing the creation of a safe pedestrian/cycle route between Wilton Park and Old Beaconsfield.

Compliant

Policy TR7 – Parking Provision Sets minimum parking standards for residential and other uses

Details of on-site car parking for each use within each Character Area will be provided at 'reserved matters' stage in accordance with then current standards and guidance in paragraph 6.29 of Development Brief. The required amount of car and cycle parking will be provided on site.

Compliant Compliance to be mainly assessed at reserved matters stage

Policy COM1 – Provision of Community Facilities Proposals for new community facilities need to be in accessible locations and not adversely affect the character of the area

Community facilities proposed in this outline application comply with the requirements of the Development Brief paragraph 6.25

Compliant

South Bucks Core Strategy – February 2011

Core Policy 1 – Housing Provision and Delivery Provision made for 2,200-2,800 dwellings in the period 2006 to 2026, with Beaconsfield and Gerrards Cross to be the main focus for this development

Wilton Park lies adjacent to the Principal Settlement of Beaconsfield. Redevelopment of this ‘previously developed’ site will contribute to meeting the housing targets of the District – see Planning Statement Section 3

Compliant

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Core Policy 2 – Housing Types and Size To deliver mixed and sustainable communities, the Council will encourage a range of housing types and sizes, that takes account of the existing housing mix in the area

A range of housing types and sizes is proposed as part of this application as required by paragraph 6.13 of the Development Brief. Details are set out in Section 3 of Planning Statement.

Compliant

A proportion of dwellings on sites of 5 units or more must to be the full Lifetime Homes standard

A proportion of the dwellings will be constructed to full LH standards to accord with paragraph 3.17 of the Development Brief. Detailed design requirements will be addressed at reserved matters stage

Compliant


Core Policy 3 – Affordable Housing At least 40% of all dwellings in schemes of 5 units and above should be affordable, unless it is clearly demonstrated that this is not economically viable

As explained in the Affordable Housing Statement the Applicants will provide 79 affordable housing units on the site for shared ownership sale (67) and affordable rent (12). The Financial Viability Assessment explains why this number of units is an appropriate offer within the context of national and local policies.

Compliant

Core Policy 5 – Open Space, Sport and Recreation New residential development should be supported by adequate open space and recreation facilities in terms of quantity, quality and accessibility. Opportunities for creating new or enhanced facilities will be sought wherever possible, including on the Wilton Park Opportunity Site

Formal and informal open space and recreation facilities will be provided in accordance with the requirements of the Development Brief paragraph 6.31 – 6.45 2 hectares of formal sports pitches and 5.87 hectares of informal open space (to include a 2 hectare local park) will be provided on site. In addition, 12.01 ha of other amenity areas to include woodland areas, eco-zones and landscape buffers will be provided. For details see Section 3 and Table 1 in Planning Statement.

Compliant

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Core Policy 6 – Local Infrastructure Needs

Existing physical, social and Green Infrastructure should be protected

The requirements of the Development Brief Section 6 will be provided as part of the overall development. It is proposed to retain the existing on-site sewage treatments works. The existing ATC building and childrens’ nursery are to be re-provided and enhanced. The landscape setting on the site is to be retained, with the Arboricultural Impact Assessment demonstrating how the significant number of trees across the site will be protected.

Compliant

New development will be required to provide for the necessary infrastructure needs arising from a proposal, either directly or via an appropriate financial contribution

The requirements of the Development Brief Section 6 will be provided on site as part of the overall development. A financial contribution towards improvements to primary and secondary education in the Beaconsfield area will be made as part of the Section 106 Agreement.

Compliant

Core Policy 7 – Accessibility and Transport

Development should be focused in locations that are accessible by public transport, cycling and walking

As demonstrated in the Transport Assessment and Framework Travel Plan, Wilton Park is in a highly accessible location close to Beaconsfield and will be connected to Old Beaconsfield via a network of new footpaths and cycleway routes, including the conversion of Minerva Way to a footpath/cycle link. These documents also describe the accessibility of Wilton Park to bus and rail services.

Compliant

Encouragement given to the creation of safe and attractive routes for pedestrians and cyclists

See above

Compliant

Support for the greater use of rail services

The closest rail stations to Wilton Park are in Beaconsfield and at Seer Green & Jordans. The Framework Travel Plan (Section 5) describes how residents and employees at Wilton Park will be encouraged to make use of these facilities.

Compliant

Ensure that the impact of new development

The Transport Assessment describes the traffic impact of proposed development and the

Compliant

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on the road network is minimised and mitigated

Framework Travel Plan describes how residents and employees at Wilton Park will be encouraged to make as many journeys as possible by non-car modes. The TA also describes mitigation measures that may be necessary at later stages of the development if the Beaconsfield Relief Road is not completed in its entirety.

Existing traffic congestion to the east of Beaconsfield to be addressed through a range of measures, which could include provision of an A355/ A40 Relief Road later in the Plan period.

The proposed redevelopment of Wilton Park will deliver the southern section of the Beaconsfield Relief Road from the Pyebush roundabout to the northern boundary of the site adjacent to Minerva Way as part of the development. Bucks County Council will be responsible for delivering the northern section of the Relief Road from Minerva Way to Maxwell Road/A355 – now under construction.

Compliant

Core Policy 8 – Built and Historic Environment

Historic environment should be protected and where appropriate enhanced

An informed assessment of the Wilton Park site and surrounding heritage assets is set out in the Heritage Statement. This demonstrates that the significance and special interest of all surrounding designated heritage assets will be preserved.

In addition, it is evident from a site visit in early 2016, and additional detailed assessment and analysis, that the demolition of the existing structures on site is not contentious on built heritage grounds. Instead the proposals present a significant opportunity to establish residential development at Wilton Park, whilst respecting the prevailing character and appearance of the surrounding built environment. As a result, it is considered that Wilton Park will successfully accommodate the proposed development.

Fundamentally, research and analysis provided within the Heritage Statement indicates that the redevelopment scheme should be viewed positively. In terms of built heritage, it has been found that the proposals accord with the relevant local and national planning policies and guidance, indicating that development at Wilton Park should be welcomed by South Bucks District Council.

Compliant

All new development must be of a high standard of design and make a positive contribution to the character of the surrounding area

An illustrative Masterplan supports this outline application and accords with the principles set out in the Development Brief - See Drawing no. 5599/02A. Detailed design and layout will be addressed at the 'reserved matters' stage within the framework provided by the Design

Compliant Compliance to be mainly assessed at

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Code Parts 2 & 3 for each of the 11 Character Areas

reserved matters stage

New development should be designed to help tackle the causes of, and be resilient to the effects of climate change

Detailed requirements will be addressed at reserved matters stage in accordance with the design and layout principles set out in the Energy Strategy and Sustainability Assessment.

Compliant Compliance to be mainly assessed at reserved matters stage

Development proposals will be expected to accord with Secured by Design principles

Detailed requirements will be addressed at reserved matters stage in consultation with Police Crime Prevention Officer. See paragraph 3.48– 3.50 of Planning Statement. See also Policy EP6 above.

Compliant


Core Policy 9 – Natural Environment Highest priority given to the conservation and enhancement of the natural beauty of the Chilterns AONB, and the integrity of the Burnham Beeches SAC

The Council's EIA Screening Opinion dated 5 February 2014 confirmed that the proposed development will have no material impact on the either the AONB or SAC. On the contrary, there is potential for a far more sensitive design compared to the existing development which includes a 16-storey tower block.

Compliant

Development should not harm landscape character or nature conservation interests. Proposals should seek the conservation, enhancement and a net gain in local biodiversity resources

The majority of the proposed development footprint is largely dominated by habitats of low ecological value such that they offer no constraint to any proposals. Habitats of elevated ecological value within the site are restricted to peripheral habitats and these features are retained under the proposed development. Indeed, development of the site offers significant opportunities for biodiversity gains (as detailed at Section 7 of the Ecological Appraisal) and as a result, is considered overall to be highly deliverable in ecological terms.

Compliant

Development proposals should maintain existing ecological corridors and avoid habitat fragmentation

As above

Compliant

Core Policy 10 – Employment

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New employment development will be accommodated in the District and Local Centres, on the Opportunity Sites and through intensification on existing sites

The proposed development will deliver a range of new employment opportunities within the A1, A3, B1, B2, D1 & D2 Use Classes as described in the Planning Statement.

Compliant

Council will work to improve access to high speed and next generation broadband

High speed broadband will be provided to all appropriate buildings at Wilton Park as part of the development.

Compliant

Core Policy 12 – Sustainable Energy

Developments of 10 or more dwellings are required to secure at least 10% of their energy from decentralised and renewable or low-low carbon sources, unless not viable or feasible

The Energy Strategy demonstrates how at least the 10% renewable energy requirement will be met by means of roof integrated PV tiles and closed wood burners providing secondary heating to the houses. Furthermore, the renewables strategy provides a further 8.1% reduction in carbon emissions over the Efficient Baseline. �

Compliant

Developers of the Opportunity Sites required to incorporate decentralised and renewable or low carbon technologies into their schemes, unless not viable or feasible

As above. Decentralised CHP is not financially viable on a development of this size.

Compliant

Core Policy 13 – Environmental and Resource Management

All new development must be water efficient and incorporate SUDs where feasible

The Flood Risk Assessment and Drainage Strategy demonstrates that the proposed development can be successfully designed and implemented to withstand the impact of a 1:100 year rainfall event (including climate change), in accordance with the NPPF, PPG and BCC requirements.

The development’s surface water discharge is proposed to be discharged into the ground via infiltration and thus represents a betterment to the site’s existing 1 in 30 Year and 1 in 100 Year brownfield run-off rates through the use of SuDS techniques and re-use of existing resources.

Compliant

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The Assessment concludes that:

• The Development is situated wholly within the Flood Risk Zone 1 area; �

• The Development and its occupants are not at an increased risk of flooding; �

• The Development does not increase the risk of flooding elsewhere; �

• The Development can be drained in a sustainable manner utilising SuDS techniques; �

• The Development will satisfactorily manage and maintain a 1 in 100 Year storm event with allowance for climate change.

Water quality should be protected and enhanced, and encouragement given to remediating contaminated land (to bring it back into beneficial use)

The Remedial Strategy describes the ways in which the limited contamination that has been identified by the Geo-Environmental Assessment will be dealt-with to render the site suitable for the proposed development.

Compliant

Vulnerable development should be steered away from areas at risk of flooding

The application site falls wholly within Flood Risk Zone 1. The FRA and Drainage Strategy demonstrates that the proposed development and its occupants are not at an increased risk of flooding; and that the development will not increase the risk of flooding elsewhere. �

Compliant

Core Policy 14 - Wilton Park (Opportunity Site)

Any redevelopment proposals should be comprehensive, delivering a high-quality mix of residential and employment development, community facilities and open space

The planning application and submitted Illustrative Masterplan (5599/02A) present a comprehensive approach to re-development of the Wilton Park site. The Design & Access Statement and related parameter plans set out how a high-quality scheme will be achieved. The proposals are for a mix of residential, employment uses, new community facilities and open space.

Compliant

Any redevelopment proposals should see the tower block demolished

16 storey tower block proposed for demolition as part of the development.

Compliant

Any redevelopment proposals should

Taking into account the height, massing and distribution of existing and proposed development, the Landscape and Visual

Compliant

RDS 80

result in no greater impact on the openness of the Green Belt

Impact Assessment and Planning Statement demonstrate that proposed development will have no greater impact on the openness of the Green Belt than the existing development.

Any redevelopment proposals should retain the existing level of sports and recreational facilities, with qualitative improvements where appropriate, making them available for local clubs and public use

Formal and informal open space and recreation facilities will be provided in accordance with the requirements of the Development Brief, paragraph 6.31 – 6.45. Details shown on illustrative Masterplan 5599/02A, Landscape Masterplan 11119201-LMP Rev F & Open Spaces Plan 11119291-010A See also Core Policy 5 above.

Compliant

Any redevelopment proposals should provide a large proportion of the open space on the site in the form of a good quality local park

A 2 hectare local park will be provided in the broad location shown on the illustrative Masterplan 5599/02A, Landscape Masterplan 11119201-LMP Rev F & Open Spaces Plan 11119291-010A

Compliant

Any redevelopment proposals should ensure open space areas are integrated with the surrounding area and existing countryside access

Large on-site amenity areas will be provided on site well integrated with adjoining residential, employment and community uses in accordance with Development Brief. Details shown on illustrative Masterplan 5599/02A, Landscape Masterplan 11119201-LMP Rev F & Open Spaces Plan 11119291-010A

Compliant

Deliver a net gain in biodiversity resources

The majority of the proposed development footprint is largely dominated by habitats of low ecological value such that they offer no constraint to any proposals. Habitats of elevated ecological value within the site are restricted to peripheral habitats and these features are retained under the proposed development. Indeed, development of the site offers significant opportunities for biodiversity gains (as detailed at Section 7 of the Ecological Appraisal) and as a result, is considered overall to be highly deliverable in ecological terms.

Compliant

Ensure an acceptable means of vehicular access. Any access off the Pyebush roundabout must be constructed so that it is capable of future upgrading and extension to form an A355 relief road

The new access road from Pyebush roundabout is already complete as far as the southern roundabout and open to traffic. This road will be extended to the northern on-site roundabout as part of the development in accordance with the design approved under consent no. 14/01467/FUL. Bucks County Council will be responsible for delivering the northern section of the Relief

Compliant

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Road from Minerva Way to Maxwell Road/A355 – currently under construction.

Mitigate traffic impacts on the local and strategic road networks, for example, through the provision of quality walking, cycling and public transport routes – with the links to Beaconsfield New Town being of particular importance

Wilton Park is in an accessible location close to Beaconsfield and will be connected to Old Beaconsfield via a network of new footpath and cycleway routes, including the conversion of Minerva Way to a footpath/cycle link. The site is also accessible to public transport – see Transport Assessment, Framework Travel Plan, and Public Transport Strategy Statement. See also Core Policy 7 above.

Compliant

Explore options for a safe and attractive pedestrian and cycle link to Seer Green Station

Detailed examination of possible routes has shown that it is not currently possible to provide this connection, primarily because of land ownership issues but also because it will be difficult to create a route that is comfortable and safe to use. These constraints are highlighted in paragraph 6.56 of the Development Brief and are correctly stated there.

Compliant

Incorporate decentralised and renewable or low carbon technologies (for example combined heat and power) unless it is clearly demonstrated that it is not viable or feasible. This should ensure that at least 10% of the energy needs for the development are secured from these sources

The Energy Strategy demonstrates how at least the 10% renewable energy requirement will be met by means of roof integrated PV tiles and closed wood burners providing secondary heating to the houses. Furthermore, the renewables strategy provides a further 8.1% reduction in carbon emissions over the Efficient Baseline. Decentralised CHP is not financially viable on a development of this size.

Compliant

Demonstrate prior to the granting of planning permission, that the necessary infrastructure can be put in place within agreed timescales, including adequate water and waste water capacity, and a new exit off the Pyebush roundabout Include the investigation and remediation of potential land contamination on the site, to help protect the

Illustrative details of the phasing of the development are shown on Phasing Masterplan (Drawing no. 5599/09A). The new access road from Pyebush roundabout is already complete as far as the southern roundabout and open to traffic. This road will be extended to the northern on-site roundabout as part of the development in accordance with the design approved under consent no. 14/01467/FUL. The Flood Risk Assessment and Drainage Strategy provides details of how foul and surface water drainage will be dealt-with and confirms that no detrimental impact on the quality or quantity of ground and surface water

Compliant

RDS 82

Wilton Park Development Brief SPD

Policy or Guidance Application Response

Compliance

Green Belt Para 6.7 - New development should not generally exceed the height of the existing buildings (excluding the tower) though there may be scope for a pitched 4-storey building (or buildings on part of the site.

The scale of the proposed development ranges mainly from 1 – 3 storeys, with one 4-storey building, across the site as shown on Drawing no. 5599/05A. A comparison between the existing and proposed building heights across the site is provided in Table 5 of the Planning Statement.

Compliant

Para 6.7 – Height, massing and distribution of the proposed development should have no greater impact on the openness of the Green Belt than existing development.

As above. The Landscape and Visual Impact Assessment demonstrates that, assessed ‘in the round’ the proposed development would have no greater impact on the openness of the Green Belt than the existing development.

Compliant

Para 6.8 - The planning application should be accompanied by a masterplan for the whole site

An illustrative Masterplan Drawing no. 5599/02A is submitted as part of this outline application.

Compliant

Land Uses

quality of ground / surface water resources at Burnham Beeches. Proposals should also ensure that water flows to the Beeches remain intact

resources at the SAC has been identified. The Remedial Strategy describes the ways in which the limited contamination that has been identified by the Geo-Environmental Assessment will be dealt-with to render the site suitable for the proposed development.

A Development Brief must be produced for the site by the landowners/ developers, in conjunction with the Council, prior to a planning application being submitted. The Development Brief will be adopted as SPD

The Wilton Park Development Brief was adopted by the Council in March 2015 as a Supplementary Planning Document.

Compliant

RDS 83

Para 6.12 - The scale, siting and design of new development should be sympathetic to the character of the site and its surroundings

The scale of buildings is a 'reserved matter’ but illustrative details are provided at this outline stage (5599/12A & 13A). Siting and design will also be assessed at the 'reserved matters' stage.

Part Compliant – Scale, Siting and Design to be Assessed at ‘reserved Matters’ stage.

Para 6.12 - Higher density development should be focused closer to Beaconsfield in order to minimise the impact of the distance of the site from existing facilities and services

Generally, the higher density parts of the built development will be within the western and central parts of the development area as shown on Drawing no. 5599/02A & 08A i.e. closest to Beaconsfield. This approach accords with Plan 6.2 of the Development Brief.

Compliant

Para 6.12 – Provision needs to be made for the timely delivery of supporting infrastructure, services and facilities

Illustrative details of the phasing of the development are shown on Phasing Masterplan (Drawing no. 5599/09A).

Compliant

Para 6.13 – Broad mix of dwelling sizes, with scope to provide a greater proportion of larger family dwellings.

Indicative mix of units shown in Table 2 of Planning Statement and described in Section 6.4 of the Design & Access Statement

Compliant

Para 6.14 – Expected that the total number of homes at Wilton Park is likely to be between 250 and 350 (including any retained SFA housing)

The proposed development comprises a total of 350 residential units, including 46 retained SFA houses

Compliant

Para 6.21 – Good quality B1 office accommodation would be supported at Wilton Park, with other acceptable employment generating uses including a children’s nursery and small scale local retail provision

The proposed development includes B1 office accommodation, and other employment generating uses including a replacement children’s nursery, café/art gallery and convenience retail.

Compliant

Para 6.25 - Proposals should include new community facilities in the form of a multi-functional ‘community hub’.

The proposed development includes new community facilities in the form of a ‘community hub’ incorporating small-scale retail, sports changing facilities, B1 offices and car parking. There will also be a separate pavilion building for use as a café/gallery display area. See Illustrative Masterplan 5599/02A

Compliant

Open Spaces, Landscaping and Biodiversity Para 6.31 – Proposals must retain the existing levels of sport and recreational facilities

The proposed development includes 2 hectares of new sports pitches and the

Compliant

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with qualitative improvements where appropriate.

provision of sports changing facilities and car parking within the Community Hub

Para 6.32 – Provision should be made for formal sports pitches, large spaces for informal recreation (including circular routes) and smaller areas for children’s play.

The proposed development includes 2 hectares of new sports pitches and the provision of sports changing facilities and car parking within the Community Hub. The development also includes extensive areas for informal recreation and amenity (17.88ha) including local park and children’s play areas, which will be available to the local community.

Compliant

Para 6.32 - In total there will be 17 hectares of accessible open space.

See above.

Compliant

Para 6.33 – Redevelopment proposals should provide a net gain in biodiversity resources.

The proposed development offers significant opportunities for biodiversity gains (as detailed in Section 7 of the Ecological Appraisal).

Compliant

Para 6.34 – The proposals should deliver at least 2 hectares of formal open-air pitches.

2 hectares of sports pitches will be provided – see above.

Compliant

Para 6.40 – The local park to be provided should be at least 2 hectares in size.

A 2 hectare local park will be provided – see above.

Compliant

Para 6.42 – Additional informal areas of recreation should be provided by the woodland in the southern part of the site and at the far eastern end of the site.

12 hectares of woodland and landscaped buffer areas will be provided for informal recreation – see above.

Compliant

Access and Movement Para 6.46 – Vehicular access should be taken from the Pyebush Roundabout.

The new access from Pyebush roundabout has been completed and is open to traffic

Compliant

Para 6.48 - The site’s highway network should allow for the easy passage of pedestrians and cyclists in an east-west direction.

A comprehensive network of footpaths and cycleways is shown on the Illustrative Masterplan (Drawing no. 5599/02A) and includes routes in an east-west direction to link the main development area and Community Hub to Old Beaconsfield via Minerva Way.

Compliant

Para 6.51 – Minerva Way should provide a

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high-quality, attractive and safe pedestrian/ cycle route between Beaconsfield and the site.

Minerva Way will be closed to traffic along most of its length and will become a dedicated pedestrian/cycle route between Wilton Park and Old Beaconsfield.

Compliant

Para 6.52 – The London End Roundabout should be reconfigured or remodelled to improve pedestrian and cyclist connectivity.

If considered necessary by the Highway Authority, a scheme to improve pedestrian and cyclist connectivity between the western end of Minerva Way and London End/Park Lane will be designed and the Applicants will make a financial contribution when the works are carried out by the Highway Authority. A planning obligation to this effect will be included in the Section 106 Agreement.

Compliant

Para 6.56 – Proposals should demonstrate how walking and cycling routes will be improved to allow direct access to Beaconsfield station.

See Core Policy 7 above.

Compliant

Para 6.57 – The development should accommodate bus services.

The Transport Assessment (paragraphs 4.5.6 – 4.5.8) and Framework Travel Plan (Sections 3-6) provide details of local bus services and how they will be accommodated as part of the development

Compliant

Development Layout See compliance commentary in the Design and Access Statement Compliant Appearance

See compliance commentary in the Design and Access Statement and Design Code

Compliant

Sustainable Design Para 6.74 – Energy Assessment should be prepared that demonstrates how energy and emissions have been minimised in accordance with the energy hierarchy.

The Energy Strategy submitted in support of this application provides details of the Energy Hierarchy and how energy use and emissions will be minimised.

Compliant

Para 6.74 – Sustainability Assessment should be prepared, which explains how the environmental design principles in the Development Brief will be accommodated in any new development:

The Sustainability Assessment submitted in support of this application explains how the 7 environmental design principles set out in the Development Brief will be accommodated within the proposed development.

Compliant

Notes:

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1. The above compliance table does not repeat verbatim every aspect of relevant, or potentially relevant, Development Plan or Development Brief policies.

2. The Design and Access Statement and Design Code provide a detailed assessment of the conformity of the proposals with the Wilton Park Development Brief, from a design perspective.

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Annex 2

Heads of Terms for Section 106 Agreement

Parties: South Bucks District Council (SBDC) Buckinghamshire County Council (BCC)

Inland Ltd

• Primary and Secondary School contributions – prior to the commencement of

construction of each phase of the development (as defined on the approved Phasing

Masterplan or otherwise approved in writing by SBDC), the Developer will pay to

BCC a financial contribution for all the dwellings in that phase based on the figures in

the table below.

o The financial contribution for each phase will be calculated after the 'reserved matters' for that phase have been approved;

o the financial contribution rates will be the same for market and affordable units;

o no financial contribution will be made in respect of the 46 existing SFA units that are to be retained on the application site;

o a ‘credit’ for the 40 SFA units to be demolished will be allowed against the first phase financial contribution;

o no early years contribution will be payable as long as the proposed new nursery is provided on the application site; and

• Affordable Housing – the provision of a total of 79 affordable units comprising 67 for

shared ownership and 12 for affordable rent with the mix as set out in paragraph 5.26

of the Affordable Housing Statement.

• Primary Healthcare – a financial contribution of £150,000 to NHS Buckinghamshire

Clinical Commissioning Group to be paid at the time the 150th new dwelling on the site

is occupied. This sum to be used by the CCG in cooperation with local doctors’, to

expand one of the existing doctors’ surgeries in Beaconsfield or towards the costs of

building an enlarged surgery on a new site.

• Public Transport Improvements in the Beaconsfield area – a financial contribution

of £234,000 towards the improvement of bus services in the Beaconsfield area,

payable to Bucks CC in 3 equal instalments related to the phasing and implementation

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of the development (trigger points to be finally agreed with BCC).

• Improvements to Minerva Way – to create a sustainable pedestrian/cycle link

between the application site and the London End roundabout before the occupation of

more than 156 new dwellings on the Wilton Park site.

• Improvements to the London End roundabout – to provide crossing facilities on the

A355 Park Lane arm of the roundabout in accordance with the scheme illustrated on

Drawing no. 02374-00-SK001-P03 or similar before more than 116 net additional

dwellings are occupied - details to be agreed with Highway Authority, works to be

carried out under a Section 278 Agreement, and costs to be met by the Applicants.

• Improvements to Public Transport in the Beaconsfield area – as specified in the

Public Transport Strategy document produced by Phil Jones Associates

1.1. • Public open space provision – the formal and informal recreation areas within the

Wilton Park site identified illustratively on Masterplan 5599/02A will be made available

for public use in perpetuity and will be managed in accordance with the Site

Management and Maintenance Plan and paid for by the Management Company. The

Open Space areas within each phase of the development will be laid out ready for use

before more than 95% of the dwellings within that phase are occupied.

• Interim sports pitches – in order to ensure continuity of provision of on-site sports

pitches, the interim sports pitches and temporary car parking areas shown on Drawings

nos. 5599/10A & 11A will be made available for public use before use of the existing

pitches is terminated. These interim facilities will be maintained until such time as the

permanent sports pitches at the western end of the site are constructed and ready for

public use.

• Community facilities – the community facilities to be provided as part of the

development will be made available for public use in perpetuity and will be managed

in accordance with the Site Management and Maintenance Plan and paid for by the

Management Company.

• Management company – obligation on the Developer to set up a properly

constituted management company before occupation of the first new dwelling on the

site. Management company to be responsible for implementation of the Site

Management and Maintenance Plan and to be funded by a Rentcharge on each

freehold and leasehold dwelling on the site.

• Site Management and Maintenance Plan - a detailed Site Management and

Maintenance Plan to be submitted to the Council for approval before development

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commences This Plan to cover all open spaces, woodlands and communal areas on

the site, roads, footpaths, cycleways, exteriors of flatted buildings etc.

• Travel Plan – to be submitted to the County Council for approval prior to the first

occupation of a new dwelling on the site.

• Travel Plan Coordinator – an organisation or individual to be appointed who will

have responsibility for the implementation, management and co-ordination of the

Travel Plan over the period of the development.

• Travel Plan Monitoring Fee – an appropriate sum to be paid in instalments to the

County Council to monitor the performance of the Travel Plan over the period of the

development.

• Phasing of the development – development to be carried out in accordance with a

detailed phasing masterplan to be submitted to the Council for approval before

development commences unless otherwise approved in writing by the Council.

• Index linking of financial obligations – all payments to be linked to ‘All Items’ RPI

from date of the Agreement to date paid

• Monitoring fee – payable to the District and County Councils for their costs of

administering and monitoring the obligations contained in the agreement

• Legal Fees – the Developer will pay the Councils’ reasonable legal fees associated

with this Agreement. Estimates to be provided at the outset.

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Annex 3

Draft Section 106 Agreement

RDS 91

DRAFT

INLAND LIMITED

AND

SOUTH BUCKS DISTRICT COUNCIL

AND

BUCKINGHAMSHIRE COUNTY COUNCIL

PLANNING OBLIGATION SECTION 106 AGREEMENT OF THE

TOWN AND COUNTRY PLANNING ACT 1990

Relating to FORMER MINISTRY OF DEFENCE SCHOOL OF LANGUAGES, MINERVA WAY,

BEACONSFIELD, BUCKINGHAMSHIRE HP9 2RL

Chiltern and South Bucks Joint Legal Services Council Offices

Capswood Oxford Road

Denham Buckinghamshire

UB9 4LH

File Ref: THIS AGREEMENT is made

the day of 2019

BETWEEN THE FOLLOWING PARTIES:-

(1) INLAND LIMITED (Company Registration Number 05482989) of Decimal Place Chiltern Avenue Amersham HP6 5FG (hereinafter referred to as "the Owner")

(2) [TBC] (Company Registration Number [TBC]) of [TBC] (hereinafter referred to as "the Mortgagee")

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(3) SOUTH BUCKS DISTRICT COUNCIL of Council Offices, Capswood, Oxford Road, Denham, Buckinghamshire, UB9 4LH (hereinafter referred to as “the District Council”)

(4) BUCKINGHAMSHIRE COUNTY COUNCIL of County Hall, Walton Street, Aylesbury, Buckinghamshire, HP20 1UA (hereinafter referred to as “the County Council”)

WHEREAS:- (1) The District Council is the local planning authority for the purposes of the Planning Act for

the area in which the Application Site is situated and by whom the obligations contained in this Agreement are enforceable

(2) The County Council is the Local Education Authority for the County of Buckinghamshire and is responsible for the provision of facilities for the education of children within the district of South Bucks and is also the County Planning Authority for the area in which the Application Site is situated

(3) The Owner is the freehold owner of the Application Site which is registered with the Land Registry under title numbers [TBC] [subject to a legal charge in favour of the Mortgagee dated [TBC]]

(4) The application has been made by the Owner to the District Council in relation to the Application Site pursuant to the 1990 Act for planning permission under reference 17/01763/OUT to carry out the Development and the parties have agreed to enter into this Agreement in order to secure the planning obligations contained herein

(5) The District Council resolved at a meeting of its Planning Committee on [TBC] to grant conditional planning permission subject to the completion of a legal agreement to secure the provisions set out herein

(6) The Owner [and the Mortgagee] have entered into this Agreement in support of the Planning Application pursuant to the provisions of the Operative Acts upon the terms and conditions hereinafter appearing with the intention that subject to clause 6 it shall be binding not only upon the parties to this Agreement but also upon their successors in title and any persons claiming through under or in trust for them

(7) The Mortgagee holds a legal charge registered against the interest in the Application Site held by the Owner

(8) The obligations on the Owner in this Agreement are enforceable by the District Council and the County Council jointly or individually

NOW THIS AGREEMENT WITNESSETH as follows:-

OPERATIVE PART

1. In this Agreement the following words and expressions shall unless the context otherwise permits or requires have the following meanings:-

Words and Expressions Meanings

“A355 Relief Road Works” the construction of a road from Pyebush Roundabout to Minerva Way to form the southern section of the Beaconsfield Relief Road as shown on drawing number [ 978-101B .]

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“Affordable Housing” the Affordable Rent Housing and Shared Ownership Housing specified in part 5 of Schedule 1

Affordable Rent Housing

“Application Site” All that land and buildings situate at and known as former Ministry of Defence School of Languages, Minerva Way, Beaconsfield, Buckinghamshire HP9 2RL] as shown for identification only edged red on the Plan hereto

“Commencement of Development”

Means (for the purposes of this Agreement and for no other purpose) the date on which any material operation (as defined in Section 56(4) of the Planning Act) begins to be carried out on any part of the Land PROVIDED ALWAYS THAT the following operations shall not be treated as material operations for the purposes of this Agreement:

(i) operations consisting of archaeological investigations,

(ii) investigations for the purpose of assessing ground conditions,

(iii) remedial work in respect of any contamination or other adverse ground conditions,

(iv) the temporary display of site notices or advertisements

(v) erection of temporary site huts and hoarding

(vi) demolition

(vii) construction of the new access road from A40 Pyebush Roundabout

and “Commence Development” shall be construed accordingly

“the Development” Demolition of all existing buildings except those relating to sewage treatment works, site maintenance building and 46 service family accommodation houses in southern area.

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Comprehensive mixed-use redevelopment comprising: 304 residential properties (Class C3); employment and community uses including new ATC facility (Classes A1, A3, B1, B2, D1 & D2); formal and informal public open space, including local park and sports pitches with changing facilities; new access road from A40 Pyebush Roundabout to form southern part of Beaconsfield Relief Road; network of footpaths and cycleways including alterations to Minerva Way; car parking; on-site access roads; and landscaping works (outline application with all matters reserved except means of access and scale of development) as described in the Planning Application and plans and particulars accompanying it made to the District Council pursuant to the Planning Act

“Dwelling” Means each apartment, flat or other unit of accommodation constructed on the Application Site pursuant to the Planning Permission

“Education Contributions” Means the contributions set out within the Second Schedule

“the HSD” The District Council’s Head of Sustainable Development or such other proper officer of the District Council for the time being responsible for planning development control in the administrative area of the District Council

“Index Linked / Index Linking” Means adjusted in accordance with the following formula:

Amount payable = the payment specified in this deed x (B) where:

B= the figure for the Retail Prices Index (All Items) that applied when the index was last published prior to the date of this deed.

“Interest” Interest at 4% above the base lending rate of the Bank of England from time to time

“London End Roundabout Works”

Means improvement works to improve pedestrian and cycle connectivity between the western end of Minerva Way and London End/Park Lane as shown on drawing number […..]

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“London End Roundabout Works Contribution”

Means the sum of £[ ] to be used towards the London End Roundabout Works

“Management Company” Means a limited company set up (or already in existence) for the purposes of securing the implementation of the Open Space Management Scheme

“Minerva Way Works” Works to convert Minerva Way into a pedestrian/cycleway between the Application Site and the London End Roundabout as shown on drawing number […..]

“Planning Permission” Any planning permission subject to conditions granted pursuant to the Planning Application, a draft of which is attached hereto

“Occupation” Means the occupation of the Development or any part thereof solely for residential purposes and “Occupy” and “Occupied” shall be construed accordingly.

“Open Space” Means the collective areas of [formal and informal open space] to be delivered as part of the Development in accordance with the [ ] Schedule and Open Space Specification

“Open Space Area” Means each individual area of Open Space [as shown for indicative purposes on the [ ] Plan]

“Open Space Management Scheme”

Means a scheme to be prepared by the Owner at its own cost and submitted in accordance with the Planning Permission such scheme to include:

• Detailed arrangements for the management and maintenance of inter alia the Open Space in accordance with the Management Services;

• The constitution of the Management Company;

• The ongoing maintenance of the Open Space that will be undertaken in Perpetuity; and

• The form of transfer imposing the Rentcharge on the Dwellings

“Open Space Specification” Means a specification for the location, size, materials and all other relevant details

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necessary for the provision of the Open Space Areas prepared by or on behalf of the Owner and [submitted as part of the Reserved Matters Application in respect of the Phase within which the relevant Open Space Area(s) is to be situated]

“Operative Acts” Means Section 106 of the Planning Act Section 111 of the Local Government Act 1972 Section 1 of the Localism Act 2011 Sections 8, 9 and 609 of the Housing Act 1985 and in each case any statutory amendment variation or substitution or re-enactment thereof together with all other statutory powers and acts pursuant to which the parties shall be empowered to enter into this Agreement

“Perpetuity” Means the period of 125 years from the date of this Agreement

“Phase” Means a phase of the Development as set out in the Phasing Masterplan (including an amendment to or replacement thereof as agreed in writing with the District Council)

"Plan" The plan attached to this Agreement showing the Application Site edged red thereon

“Planning Act” Means the Town and Country Planning Act 1990 (as amended)

“Planning Application” The application for outline planning permission for the Development in relation to the Application Site which has been registered by the District Council under reference number [TBC]

“Planning Permission” Any planning permission subject to conditions granted pursuant to the Planning Application, a draft of which is attached hereto

“Primary Healthcare Contribution”

the sum of [one hundred and fifty thousand pounds (£150,000)] increased by the amount (if any) equal to the rise in the Index from the date hereof to the date the payment is due which is to be paid by the Owner to the Council to be spent on the construction of a new doctors surgery or the expansion of an existing surgery within […]of the Application Site

“Public Transport Contribution” the sum of [two hundred and thirty four thousand pounds (£234,000)] increased by

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the amount (if any) equal to the rise in the Index from the date hereof to the date the payment is due which is to be paid under Part 7 of Schedule 2

“Public Transport Works” improvement to the 104 service bus service – to be defined but including additional early and late journey and diversion into the entrance of Wilton Park,

“Rentcharge” Means the perpetual yearly variable estate rentcharge imposed on each freehold Dwelling to cover the annual costs of complying with the obligations under the Open Space Management Scheme PROVIDED ALWAYS that the rentcharge on each freehold Dwelling shall be apportioned equitably in the completed Development AND FOR THE AVOIDANCE OF DOUBT in relation apartment blocks only that part of the service charge allocated for the annual costs of complying with the obligations under Open Space Management Scheme and not for the maintenance of communal areas associated with proposed apartment blocks or for other purposes unrelated to the obligations of the Management Company

“Reserved Matters Application” Means an application for Reserved Matters Approval

“Reserved Matters Approval” Means an approval in respect of any of the matters reserved for subsequent approval pursuant to the Application

“Schedules” Means the schedules of obligations incorporated into this Agreement and labelled ‘The First Schedule’, ‘The Second Schedule’, ‘The Third Schedule’, ‘The Fourth Schedule’, and the ‘Fifth Schedule’

“Section 106 Monitoring Officer” The District Council’s Officer responsible for S106 Monitoring (or any successor in duties to such officer as notified from time to time) situated at the respective District Council addresses at the head of this Agreement or to such other address as specified on the respective District Councils website.

Shared Ownership Housing

“Site Management and Maintenance Plan”

Means a plan detailing the management and maintenance of all open spaces, woodlands and communal areas on the site, community

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facilities [ eg changing rooms], road, footpaths, cycleways, and exteriors of flatted buildings

“Travel Plan” Means the travel plan to be submitted to the County Council prior to Occupation of the Development

“Travel Plan Annual Performance Report”

Means a written document setting out the results of a review of the operation and effectiveness of the Travel Plan during the preceding twelve months and setting out any remedies or measures that are required to be implemented to secure the objectives and targets of the Travel Plan

“Travel plan Co-ordinator” Means an organisation company or individual appointed by the Owner who will have responsibility for the implementation management and co-ordination of the Travel Plan throughout the carrying out of the Development

“Travel Plan Monitoring Fee” Means the total sum of [five thousand pounds (£5000.00)] increased the amount (if any) equal to the rise in the Index from the date hereof to the date the payment is due which is to be paid by the Owner to the County Council to be spent by the County Council on monitoring the performance of the Travel Plan

“Travel Plan Notice” Means a notice in writing served by the County Council on the Owner confirming details of a breach in the implementation or operation of the Travel Plan

2. CONSTRUCTION OF THIS AGREEMENT

In this Agreement unless the context indicates or requires otherwise:-

2.1 References in this Agreement to Clauses, Paragraphs and Schedules are to Clauses, Paragraphs and Schedules in this Agreement

2.2 Singular words shall include the plural and vice versa

2.3 Words of masculine gender include the feminine and neuter genders and words denoting actual persons include companies, corporations and firms and all such words shall be construed interchangeably in that manner

2.4 Wherever there is more than one person named as a party and where more than one party undertakes an obligation covenant restriction or requirement all their obligations covenants restrictions or requirements can be enforced against all of them jointly and against each individually unless there is an express provision otherwise

2.5 Any reference to an Act of Parliament shall include any modification extension or re-enactment of that Act for the time being in force and shall include all subordinate

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instruments orders plans regulations permissions and directions for the time being made issued or given under that Act or deriving validity from it

2.6 References to any party to this Agreement shall include the successors in title to that party and to any deriving title through or under that party and in the case of the District Council or County Council or any other body the successors to its statutory functions

2.7 The headings are for reference only and shall not affect the construction of this Agreement

2.8 Any covenant by the Owner and /or the Mortgagee not to do any act or thing shall be deemed to include an obligation not to permit or suffer such act or thing to be done by another person or body

2.9 References in this Agreement to restrictions on Commencement Occupation or use in relation to the Application Site or the Development or any part thereof shall be construed as including causing permitting suffering or allowing such Commencement Occupation or use

2.10 For the avoidance of doubt in the event of a renewal of the Planning Permission and/or the variation of the Planning Permission (including of the conditions thereof) and/or the grant of a planning permission permitting the Development as a result of any application to renew or vary the Planning Permission or any of the conditions thereof this Agreement shall continue to bind the Application Site in relation to the Development PROVIDED that if in the opinion of the District Council any planning or other application in relation to the Application Site requires a further Agreement under Section 106 of the 1990 Act to be entered into the Owner shall not carry out any works permitted by such application if granted until such Agreement has been entered into in a form approved by the District Council

3. STATUTORY AUTHORITY

3.1 This Agreement is made pursuant to the Operative Acts and is a planning obligation for the purposes of Section 106 of the 1990 Act

3.2 To the extent that this Agreement contains obligations on the part of the Owner and as appropriate those obligations are (insofar as they are capable of being so) planning obligations pursuant to Section 106 of the Planning Act and the said obligations shall:-

3.2.1 bind the Application Site;

3.2.2 be enforceable by the District Council and the County Council;

3.2.3 subject to clause 3.3 and clause 6 be enforceable against the Owner [and /or the Mortgagee] its successors in title to the Land or any part thereof and all persons deriving title to the Application Site or any part thereof through or under it them or any of them;

3.2.4 not be enforceable against purchasers of any Dwellings or commercial/retail units forming part of the Development or the mortgagees or tenants of such persons or the successors in title of such persons or against any statutory undertaker who acquires an interest in the Application Site for purposes relating to their powers, functions or duties as a statutory undertaker.

3.3 To the extent that this Agreement contains provisions relating to obligations of the District Council and County Council those obligations are provided with the intent that the obligations shall be given pursuant to Sections 111 and 172 of the Local Government Act 1972; Section 1 of the Localism Act 2011 and in relation to any highway obligations Sections 38, 72 and 278 Highways Act 1980 as appropriate

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4. LEGAL EFFECT

4.1 All the provisions of this Agreement come into effect on the grant of Planning Permission save for the provisions of this clause 4.1 and clauses 7 and 14 (costs and jurisdiction) which shall come into effect on the date hereof which is inserted by the District Council on receipt of the Agreement signed and delivered by the parties set out on page 1

4.2 This Agreement shall operate as a local land charge on the Land and pursuant to the Local Land Charges Act 1975, as amended shall be registered in the register of Local Land Charges by the District Council

4.3 Nothing in this Agreement shall prejudice or affect the rights powers duties and obligations of the District Council in the exercise by it of its statutory functions and the rights powers duties and obligations of the District Council under private or public statutes bye-laws orders and regulations may be fully and effectively exercised

4.4 No provisions of this Agreement shall be enforceable by any third party under the Contracts (Rights of Third Parties) Act 1999

4.5 This Agreement shall be determined and have no further effect if the Planning Permission:

(a) expires before the Commencement of Development (b) is varied or revoked other than at the request of the Owner; or (c) is quashed following a successful legal challenge

4.6 Nothing in this Agreement shall be construed as prohibiting limiting or affecting any right to develop any part of the Application Site in accordance with a planning permission other than the Planning Permission for the Development

4.7 Nothing in this Agreement shall be taken to be or shall operate so as to fetter or prejudice or affect the statutory duties and rights, powers duties and obligations of the District Council under private or public statutes bye-laws orders and regulations may be as fully and effectively exercised as if it were not a party to this Agreement.

4.8 If it is adjudged by any Court or other tribunal of competent jurisdiction that any part (as opposed to the whole) of this Agreement is unlawful or unenforceable that part of the Agreement shall be construed as severable from the remainder of this Agreement to the effect that the Agreement shall be construed and be enforceable as if the said part was never included in this Agreement.

4.9 The HSD on behalf of the District Council will on request from the Owner and on payment of his reasonable costs and expenses certify in writing whether or not an obligation under this Agreement has been satisfied.

4.10 All parties to this Agreement acknowledge that they are under a duty to act reasonably and (without prejudice to generality if any consent approval or expression of satisfaction is due from one party to another under the terms of this Agreement the same shall not be unreasonable or unreasonably withheld or delayed.

5. THE OWNER’S OBLIGATIONS

5.1 The Owner covenants with the District Council to observe and perform the obligations, covenants, restrictions and requirements set out in the body of this Agreement and in Parts 1 – 4 of The First Schedule.

5.2 The Owner covenants with the County Council to observe and perform the obligations, covenants, restrictions and requirements set out in the body of this Agreement and in Parts 1 – 3 of The Second Schedule.

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6. MORTGAGEE’S CONSENTS

The Mortgagee hereby consents to the completion of this Agreement and agrees to be bound by it and that the security of the mortgage over the Application Site shall take effect subject to this Agreement and for the avoidance of doubt the Mortgagee shall be bound by the Owner’s obligations in this Agreement only in the event that it becomes a mortgagee in possession of the Application Site or exercise any form of control over the Application Site whether through and administrator (including an administrative receiver or receiver or manager or otherwise) or carries out or procures the carrying out of the Development.

7. COSTS

7.1 The Owner covenants with the District Council to pay prior to the issue of the Planning Permission the sum of [TBC] being the District Council’s reasonable legal costs, disbursements and monitoring costs in connection with this Deed.

7.2 The Owner hereby covenants with the County Council to pay on the execution hereof the County Council’s legal costs incurred in the settlement of this Agreement, together with the costs of administering and monitoring the obligations contained in this Agreement relating to the payment of the Education Contributions in the sum of [TBC]

8. RESOLUTION OF DISPUTES

8.1 Without prejudice to the right of the District Council or County Council to seek to enforce the covenants herein contained in the County Court or High Court in the event of any dispute between any of the parties to this Agreement any party may invite any other party to resolve the dispute by mediation in such manner as the parties may agree

8.2 Alternatively, in the event of dispute between any of the parties to this Agreement (other than a dispute relating to a matter of law or in relation to the interpretation of this Agreement) any party may, on written notice to the others (the “Determination Notice”) refer the matter in dispute to be determined by an expert who shall have been qualified in respect of the general subject matter of the dispute for not less than ten years and who shall be a specialist in relation to such subject matter (the “Expert”) and following service of such Determination Notice the parties shall use reasonable endeavours to agree the appointment of the Expert as soon as reasonably practicable

8.3 If the parties have not agreed on the Expert within five Working Days after the date of the Determination Notice the Expert shall be appointed by such one of the following persons as the parties shall agree to be appropriate having regard to the nature of the dispute or difference in question:

8.3.1 the Chairman for the time being of the Bar Council;

8.3.2 the President for the time being of the Royal Institution of Chartered Surveyors, or

8.3.3 the President for the time being of the Law Society,

or (in each such case) the duly appointed deputy of such President or any other person authorised by him or her to make appointments on his or her behalf.

8.4 If within five Working Days after service of the Determination Notice the parties have been unable to agree which of the persons referred to in clause 8.3 is appropriate to appoint the Expert then the Expert shall be appointed on the application of any of the parties by the President for the time being of the Law Society or his or her duly appointed deputy or any other person authorised by him or her to make appointments on his or her behalf.

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8.5 The determination of the Expert will be final and binding on the parties save in the cases of manifest error.

8.6 The parties will be entitled to make representations and counter-representations in accordance with such timetable as the Expert shall direct and.

8.7 The Expert's costs will be borne in such proportions as he/she may direct failing which each party in dispute will bear its own costs of the reference and determination and an equal proportion of the Expert's costs.

9. MISCELLANEOUS

The Owner, the District Council and the County Council [and /or the Mortgagee] expressly agree and declare that:

9.1 Insofar as any clause or clauses of this Agreement in whole or in part are found (for whatever reason) to be invalid illegal or unenforceable then such invalidity illegality or unenforceability shall not affect the validity or enforceability of the remaining provisions of this Agreement.

9.2 No person shall be liable for any breach of any of the planning obligations or other provisions of this Agreement after it shall have parted with its entire interest in the part of the Land to which the breach relates (save for interests in the nature of an easement or the benefit of a restriction or similar) but without prejudice to liability for any subsisting breach arising prior to parting with such interest.

9.3 The Owner shall permit the District Council or County Council and their authorised employees and agents to enter the Application Site at all reasonable times for the purpose of verifying whether or not any obligation arising under this Agreement has been performed or observed.

9.4 This Agreement is not to be interpreted as the granting of any consent or approval under any legislation whatsoever.

9.5 The County Council hereby undertakes agrees declares and covenants with the Owners and its successors in title that the County Council shall be bound by the relevant covenants set out in the Second Schedule hereto.

9.6 The District Council hereby undertakes agrees declares and covenants with the Owners and its successors in title that the District Council shall be bound by relevant the obligations and covenants set out in the First Schedule hereto.

10. CHANGE IN OWNERSHIP

The Owner agrees to give the District Council (addressed to the HSD at the District Council's address at the head of this Agreement or to such other address as (at the date of service) appears on the District Council's website for the service of documents) written notice as soon as reasonably practicable sent by pre-paid first class post of any change in ownership of any interest in the Application Site which occurs prior to the obligations under this Agreement having been discharged such notice to give the date of the change in ownership, details of the new owner’s full name and registered office (if a company or usual address if not) the Planning Application reference number [TBC] together with the area of the Application Site purchased by reference to a plan attached to the written notice save that the requirement of this clause 10 will not apply to the Disposal of individual Dwellings and retail/commercial units

11. NOTICES AND WRITTEN NOTIFICATIONS

11.1 Any notice or other communication given by or made to the parties in accordance with this Agreement must be in writing and shall be deemed to be sufficiently served if delivered personally or sent by recorded delivery to either the address of the relevant

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party shown on the first page of this Agreement or to any other address they from time to time notify to the other parties as being their address for service for the purposes of this Agreement or in the case of the District Council such other address as is on the District Council’s website.

11.2 Whereby by the terms of this Agreement any party (other than the District Council or County Council) are required to obtain the agreement approval or consent of the District Council or County Council such agreement approval or consent shall:

a. be sought in writing;

b. not be unreasonably withheld or delayed;

c. (if appropriate) granted from and by the District Council or County Council in in the

respective capacities in which they have entered into this Agreement;

d. be given on behalf of the District Council by the HSD (or the District Councils

Housing Manager for the time being where stated) or such other person/body as

notified for the purposes of the subject consent from time to time;

e. be given on behalf of the County Council by the appropriately authorised officer;

12. LATE PAYMENTS

Where any payment to the District Council and/or County Council falls due hereunder Interest shall be payable on the amount of such payment from the due date of payment until the date of actual payment

13. WAIVER

The parties to this Agreement agree that no waiver (whether express or implied) by the District Council and County Council of any breach or default in performing or observing any of the obligations covenants restrictions requirements terms or conditions of this Agreement shall constitute a continuing waiver and no such waiver shall prevent either the District Council or the County Council from enforcing any of the relevant terms or conditions or from acting upon any subsequent breach or default

14. JURISDICTION

The Owner [and /or the Mortgagee] agrees that this Agreement is governed by and interpreted in accordance with the laws of England

15. MONITORING

The Owner shall from the date hereof act in good faith and shall co-operate with the District Council to facilitate the discharge and performance of all obligations contained herein and the Owner shall comply with any reasonable requests of the District Council to have access to any part of the Application Site or any requests to provide documentation within the Owner’s possession (at the Owner’s expense) for the purpose of monitoring compliance with the obligations contained herein

16. INDEXATION

16.1 All financial contributions payable to the District Council and the County Council shall be Index Linked

16.2 Where reference is made to an index and that index ceases to exist or is replaced or rebased then it shall include reference to any index which replaces it or any rebased index (applied in a fair and reasonable manner to the periods before and after rebasing under this deed) or in the event the index is not replaced, to an alternative reasonably comparable basis or index as the Council shall advise the Owner in writing.

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The First Schedule

Covenants by the Owner and the District Council

The Owner hereby covenants with the District Council as follows: Part 1 - Notice

1. At least ten (10) working days’ prior written notice confirming the date of Commencement of Development shall be given to the District Council and shall be delivered by hand or sent by pre-paid first class post or Document Exchange such notice to include the proposed date for such Commencement of Development together with details of the person or body who or which shall constitute the Owner at the time of such Commencement of Development quoting the Planning Application reference number [TBC].

2. That Commencement of Development shall not take place unless and until the written notice referred to in paragraph (1) of this Schedule has been given to the District Council.

Part 2 – Phasing Masterplan

3. Commencement of Development shall not take place until a Phasing Masterplan has been submitted to and approved by the District Council.

4. The Development shall be carried out in accordance with the Phasing Masterplan approved pursuant to the paragraph (3) of this Schedule unless otherwise agreed with the District Council in writing.

Part 3 – Management Company

5. No Dwelling shall be Occupied until a Management Company has been set up and registered as a private limited company (either with a share capital or limited by guarantee) incorporated and registered in England.

6. To ensure that the Management Company upon incorporation has at least two named persons as directors and one company secretary that are eligible to be appointed and (if required) removed and replaced by the members of the Management Company.

7. To procure that the Management Company appoints a named manager (the “MC Manager”) responsible for Liaising with the Council and owners and occupiers of the Dwellings.

8. To procure through the Management Company documentation that the Management Company will hold at Least one (1) meeting per year.

9. To procure that the purpose of the Management Company shall include (but not necessarily be limited to) the upkeep and on-going maintenance of the Open Space in accordance with the Open Space Management Scheme.

10. Prior to the Occupation of the first Dwelling to provide to the Council the following information and documents relating to the Management Company:

• a copy of the company certificate of incorporation and articles of association;

• a copy of its rules (including the holding of at least one (1) meeting per year and the giving of a minimum of five (5) working days’ written notice of each meeting to the District Council and all Management Company members and any other interested parties

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and to provide suitable facilities for the meetings of the Management Company) and regulations and operational manuals;

• details of the names and addresses of all directors and the company secretary;

• full and sufficient details of the financial resources available to the Management Company as the Development becomes Occupied including evidence that there are mechanisms for the provision of adequate resources in place to undertake the purposes of the Management Company in Perpetuity.

11. To ensure that upon the transfer of any Dwellings that all freehold and registerable leasehold owners of the Dwellings are members of the Management Company with one vote per dwelling unit and eligible to vote at any annual general and special company meetings.

12. To require that the MC Manager will ensure that their contact details including their name, address and telephone number are regularly updated and distributed to the owners and occupiers of all of the Dwellings.

13. To ensure that the Rentcharge is secured on the first transfer, lease or Disposal of any Dwelling and that covenants are contained in the transfer to procure that on any subsequent transfer or Disposal the Rentcharge Is secured in favour of the Management Company.

Part 4 – Open Space

14. Not to Commence Development in a Phase within which an Open Space Area(s) is to be provided unless and until and Open Space Management Scheme and Open Space Specification in respect of the relevant Open Space Area(s) has first been submitted to and approved by the District Council.

15. In any Phase within which an Open Space Area(s) is to be provided and unless otherwise agreed in writing with the District Council not to Occupy more than 95% of Dwellings in that Phase until the relevant Open Space Area(s) have been provided in accordance with the relevant Open Space Specification as certified by the District Council.

16. [ provision to be added for implementation of approved scheme for laying out of temporary replacement sports pitches and parking until permanent replacement pitches provided]

17. [provision to be added for implementation of approved Site Management and Maintenance Plan]

Part 5 – Affordable Housing

18. To provide the following units of Affordable Housing in accordance with the provisions of paragraph 17 as varied by paragraph 18 if applicable

Unit Type Number Affordable Rent

Number Shared Ownership Affordable Total

1-bed flat 4 18 22 2-bed flat 4 31 35 2-bed house 3 17 20 3-bed house 1 1 2

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12 67 79

19. Details of matters such as timing for the provision of Affordable Housing, the Registered Provider, eligibility of occupants, transfer requirements, restrictions and exemptions for AH mortgagees etc TBC

20. Provision for payment of contribution instead of providing all or some of the Affordable Housing to be inserted if agreed with Council]

Part 6 - Primary Healthcare Contribution

21. To pay the Primary Healthcare Contribution to the Council prior to the occupation of more than 150 Dwellings

The District Council hereby covenants with the Owner as follows: Part 7– District Council’s covenants

22. To grant the Planning Permission on the date hereof

23. To ensure that the Primary Healthcare Contribution is spent by NHS Buckinghamshire Clinical Commissioning Group solely on the construction of a new doctors surgery or the expansion of an existing surgery within […] of the Application Site

24. If after […] years from the date that the Primary Healthcare Contribution has been paid to the Council all or any part of the Primary Healthcare Contribution has not been spent on or committed to the purposes referred to in paragraph 23 of this Schedule then the Primary Healthcare Contribution or any part thereof that has not been so spent or committed will be refunded to the party who paid the said sum together with interest at a rate 2% below the Bank of England Base Rate prevailing from the date of payment to the date of the refund AND FOR THE AVOIDANCE OF DOUBT if this should ever result in a negative rate of interest then no interest shall be payable and FOR THE FURTHER AVOIDANCE OF DOUBT the Primary Healthcare Contribution or any part thereof shall for the purpose of this paragraph be deemed to have been committed if any legally binding contract has been entered into by NHS Buckinghamshire Clinical Commissioning Group or any legally binding undertaking given) the performance or fulfilment of which will require the expenditure of funds in the future in respect of the purposes referred to in paragraph 23 of this Schedule or if the Council has allocated or provisionally allocated such monies to any scheme or schemes which are proposed by it and which accord with the provisions of this Agreement

25. [ other obligations TBC],

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The Second Schedule

Covenants by the Owner and the County Council

The Owner hereby covenants with the County Council as follows: Part 1 - The Primary and Secondary School Contributions

1. To pay the Education Contributions to the County Council in respect of all of the Dwellings in each Phase prior to the first Occupation of the first Dwelling in each Phase, or as otherwise approved in writing by the District Council) in accordance with figures detailed below and the provisions of paragraph 2:

School Phase Flats Houses 1 Bed 2 Bed 2 Bed 3 Bed 4+Bed

Primary Places £402.71 £1,297.61 £3,296.22 £5.787.02 £6,965.31 Secondary (11–18)

Places £363.09 £1,111.96 £3,381.26 £7,488.69 £9,894.15

2. [Wording to be added to provide that these tariff payments will not be made in respect of the 46 existing SFA houses that are to be retained because children are either already living in those houses, or have done so in the past, and are already accounted for in local schools; and for a credit to be allowed against the first phase payment in respect of the 40 SFA units to be demolished on the site. The payments to be made in respect of affordable housing units will be the same as for market units]

Part 2 A355 Relief Road Works

3. To carry out the A355 Relief Road Works at its own expense prior to occupation of more than [………….] Dwellings

[Further provisions regarding approval of detailed design, permission for connecting link being obtained by BBC, safety audit, construction of the road and its adoption as public highway by BCC etc to be added]

Part 3 – Travel Plan

4. To pay the Travel Plan Monitoring Fee in the following instalments:

(i) [One thousand pounds (£1,000.00)] such sum to be increased by the amount (if any) equal to the rise in the Index from the date hereof to the date the payment is due on the Occupation of the Development;

(ii) [One thousand pounds (£1,000.00)] such sum to be increased by the amount (if any) equal to the rise in the Index from the date hereof to the date the payment is due on the first anniversary of the date the payment in paragraph 4.1 of this Schedule fell due;

(iii) [One thousand pounds (£1,000.00)] such sum to be increased by the amount (if any) equal to the rise in the Index from the date hereof to the date the payment is due on the second anniversary of the date the payment in paragraph 4.1 of this Schedule fell due;

(iv) [One thousand pounds (£1,000.00)] such sum to be increased by the amount (if any) equal to the rise in the Index from the date hereof to the date the payment is due on the third anniversary of the date the payment in paragraph 4.1 of this Schedule fell due;

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(v) [One thousand pounds (£1,000.00)] such sum to be increased by the amount (if any) equal to the rise in the Index from the date hereof to the date the payment is due on the fourth anniversary of the date the payment in paragraph 4.1 of this Schedule fell due;

5. Not to Occupy the Development until it has appointed a Travel Plan Co-ordinator and provided details of the said appointment to the County Council and thereafter to notify the County Council of any change to the said appointment provided that the role of Travel Plan Co-ordinator shall continue for a period not less than five years unless otherwise agreed with the County Council.

6. Not to Occupy the Development until the Travel Plan has been submitted to and approved by the County Council.

7. From the Occupation of the first Dwelling to implement the Travel Plan and thereafter to continue to apply it until its targets have been reached as agreed in writing by the County Council but always for a period of not less than five years.

8. To monitor and review the Travel Plan on an annual basis from the first Occupation of any Dwelling until otherwise agreed with the County Council but for not less than five years and to submit a Travel Plan Annual Performance report in respect of the Travel Plan to the County Council for its approval not later than one year and two weeks from the date of Occupation of the first Dwelling and annually thereafter until the date of cessation of the Travel Plan as agreed in writing with the County Council.

9. As soon as reasonably practicable following the County Council’s written approval of the Travel Plan Annual Performance Report to implement the measures contained therein.

10. Following receipt of a Travel Plan Notice to use reasonable endeavours to meet with the County Council within thirty days of receipt of the relevant Travel Plan Notice to seek to agree reasonable measures to remedy any failures in the implementation and operation of the Travel Plan identified in the Travel Plan Notice insofar as reasonably practicable.

11. As soon as reasonably practicable to implement reasonable measures to remedy failures identified In a Travel Plan Notice as may be agreed with the County Council in accordance with paragraph 10 of this Schedule.

Part 4 – London End Roundabout Works Contribution

12. Subject Always to the County Council first demonstrating to Owner’s reasonable satisfaction that the London End Roundabout Works are necessary for the purposes of this Development and that contribution to fund these works will satisfy the criteria at Regulation 122 of the Community Infrastructure Levy Regulations 2010 (to be determined in accordance with clause 8 in the event of any dispute) to pay the London End Roundabout Works Contribution to the County Council prior to the Occupation of the [ ] Dwelling

Part 6 – Minerva Way Works

13. To carry out the Minerva Way Works at its own expense prior to occupation of more than 156 Dwellings

14. [Further provisions regarding approval of detailed design and construction etc to be added]

Part 7 – Public Transport Contribution

15. To pay £78,000 (seventy eight thousand pounds) to the County Council on each of the following dates [ 3 instalment dates to be agreed]

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Part 8 – County Council Covenants

The County Council hereby covenants with the Owner as follows:- 16. To spend the Education Contributions solely on [details of projects to be inserted], the

London End Roundabout Works Contribution solely on the London End Roundabout Works and the Public Transport Contribution on the Public Transport Scheme

17. If after ten years from the date that the relevant proportion of the Education Contributions or the London End Roundabout Works Contribution has been paid to the County Council all or any part of the said [proportion of the Education Contributions or London End Roundabout Works Contribution solely on the London End Roundabout Works has not been spent on or committed to the purposes referred to in paragraph 16 of this Schedule then the Education Contributions or any part thereof or London End Roundabout Works Contribution or any part thereof that has not been so spent or committed will be refunded to the party who paid the said sum together with interest at a rate 2% below the Bank of England Base Rate prevailing from the date of payment to the date of the refund AND FOR THE AVOIDANCE OF DOUBT if this should ever result in a negative rate of interest then no interest shall be payable and FOR THE FURTHER AVOIDANCE OF DOUBT the Education Contributions or any part thereof shall for the purpose of this paragraph be deemed to have been committed if any legally binding contract has been entered into or any legally binding undertaking given) the performance or fulfilment of which will require the expenditure of funds in the future in respect of the purposes referred to in paragraph 16 of this Schedule or any part thereof or if the County Council has allocated or provisionally allocated such monies to any scheme or schemes which are proposed by it and which accord with the provisions of this Agreement

18. If after […] years from the date that an instalment of the Public Transport Contribution has been paid to the County Council all or any part of the Public Transport Contribution has not been spent on or committed to the purposes referred to in paragraph 16 of this Schedule then the Public Transport Contribution or any part thereof that has not been so spent or committed will be refunded to the party who paid the said sum together with interest at a rate 2% below the Bank of England Base Rate prevailing from the date of payment to the date of the refund AND FOR THE AVOIDANCE OF DOUBT if this should ever result in a negative rate of interest then no interest shall be payable and FOR THE FURTHER AVOIDANCE OF DOUBT the Public Transport Contribution or any part thereof shall for the purpose of this paragraph be deemed to have been committed if any legally binding contract has been entered into or any legally binding undertaking given) the performance or fulfilment of which will require the expenditure of funds in the future in respect of the purposes referred to in paragraph 16 of this Schedule or if the County Council has allocated or provisionally allocated such monies to any scheme or schemes which are proposed by it and which accord with the provisions of this Agreement

IN WITNESS whereof the parties hereto have executed this Deed on the day and year first before written

SIGNED AS A DEED by INLAND LIMITED

Signature………………………………………….. acting by Director

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in the presence of: Witness name (capitals)………………………………………. Witness signature…………………………………………….. Witness occupation………………………………………….. Witness address……………………………………………….

……………………………………………………………………

[Add mortgagee attestation clause, if required]

THE COMMON SEAL of SOUTH BUCKS

)

DISTRICT COUNCIL was hereunto ) affixed in the presence of:- )

Chairman Director of Resources

THE COMMON SEAL of )


)

Was hereunto ) affixed in the presence of:- )

Chairman Director of Resources

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DATED 2017

INLAND LIMITED

AND

SOUTH BUCKINGHAMSHIRE DISTRICT COUNCIL

AND


PLANNING OBLIGATION SECTION 106 AGREEMENT OF THE

TOWN AND COUNTRY PLANNING ACT 1990

Relating to WILTON PARK, BEACONSFIELD, BUCKINGHAMSHIRE

Chiltern and South Bucks Joint Legal Services

Council Offices Capswood

Oxford Road Denham

Buckinghamshire UB9 4LH File Ref:

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Annex 4

Report of Design Review Panel – 7 April 2016

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Wilton Park Beaconsfield South Buckinghamshire. Design Review 7th April 2016

Panel group

Lorraine Farrelly Architect (Chair) Tim Allen Transport Planner Stuart Bertie Architect Clare San Martin Architect/ Urban designer Nicholas Pearson Landscape Architect

Presented by

Robert Adam Adam Architecture

Brief description

Wilton Park was an MOD site to the East of Beaconsfield in South Buckinghamshire. ‘The South Bucks Core Strategy, adopted February 2011, Core Policy 14 identifies Wilton Park as a Major Development Site in the Green Belt. The Wilton Park Development Brief – Supplementary Planning Document

was adopted by SNBDC in March 2015. The Proposal The Outline Planning application seeks permission for: ‘The demolition of all the existing buildings and the comprehensive mixed redevelopment of the Site comprising: 305 residential properties (ClassC3); employment uses (Classes B1 & D1); Community facilities within a ‘community hub’ (Classes A1,A3,D1 7 D2); ATC facility; formal and informal public open space, including local park and sports pitches; new access road from A40 Pyebush Roundabout; network of footpaths and cycleways including alterations to Minerva Way; car parking, on-site access roads (including southern part of Beaconsfield Relief Road) and landscape works. ‘ Taken from Adam Architecture design review briefing note April 2016

The panel had an opportunity to have a guided walk through the site to experience the key features of the area and also had a subsequent presentation by the design team and a question and answers session. There was a Senior Planning Officer, from South Bucks in attendance who was also invited to comment.

General Points of discussion

1. Conceptual approach

The general approach of the development was clearly described, the proposed layout moving from a structured townscape to rural arrangement is an important underpinning concept behind the scheme. It sits on the edge of a nearby town of

Beaconsfield and can offer an amenity and possible destination for the community of Beaconsfield as well as its own sense of community.

2. General Layout The layout was informed by a range of rational decisions around retaining many existing features,

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such as the access road and also a large portion of housing to the south of the site that will be refurbished and upgraded. The site had a large country house – Wilton House circa 1779 which was demolished. The intention is to re- establish this as a ‘landmark’ element. This would offer a way to organize the site in terms of layout offering a strong axis though the new building. Also, it reinstates views to the site on approach and offers a point of reference visually and also in terms of orientation. Certain areas around this main point were quite tightly designed and organised. It was suggested that some of the housing to the north and south-east of this new building could be reconsidered and the layout would benefit from some clearer organization in relationship to this main axis. The introduction of housing blocks to introduce north/south routes to the Wilton House Garden was suggested. The Garden Village Area would also benefit from some minor adjustments to improve legibility.

3. Access and movement

The idea of a reinvented pedestrian and cycle way along Minerva way is possible as there will be a new relief road to the north of the site. This offers a positive connection to the new community of Wilton Park to Beaconsfield to the west, but also offers a connection for the community in Beaconsfield to access Wilton Park. In general the idea of developing Wilton Park as a destination in itself was discussed as an important consideration.

The introduction of the relief road to the north of the site also creates a triangular site that could be part of future development which the new design needs to be recognize.

The new roundabout that is proposed as the main access point to the scheme should be reconfigured. This is the key point of arrival and needs further thought. This access could be considered in a range of ways to offer a positive connection to the new relief road. Providing a safe and convenient pedestrian and cycle connection to Minerva Way across the relief road is vital to the sustainability of the scheme which otherwise suffers from severance from Beaconsfield. This is particularly important for encouraging walking to local schools and promoting social integration between the communities of Wilton Park and Beaconsfield.

4. Community Hubs

The development has a series of hubs across the site that provide a range of opportunities for establishing the new community, these include the Community Hub, the existing walled garden, a village green and also a set of green spaces across the site. The new areas need to be quite inclusive for a range of age groups, activities and interests to ensure the community is as inclusive as possible. Providing

some more managed garden areas and allotments. could provide active use of gardens and landscaped areas.

The landmark building on the site of Wilton House creates a strong formal centrepiece to the scheme, but this needs to be supported by a mix of uses that can underpin its function as a centre for the community. By introducing non-residential uses on the ground floor of the building and animating the space in front through local markets and other events the functional place-making would be strengthened.

5. Landscape

There are some very clearly defined and characterised areas of landscape that exist already on the site including ancient woodland and established pathways. The proposal to add new cycle-ways and pedestrian routes across the site could offer opportunities for more structured routes and walkways through the site.

The relationship between managed landscape and more natural habitats could also be explored as a way to characterise the site. As there is quite an extensive amount of landscape space, it is important to consider the management of this landscape, through design and careful selection of appropriate

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plants, but also through engaging the community in its management and taking this into consideration at the design stage of the project.

In summary the panel were pleased to have an opportunity for discussion at the outline stage of the design of the scheme so that the comments offered can be positively responded to in the future design development stages of the scheme. There are a series of points that were raised that could be effectively resolved as the scheme design progresses.

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Annex 5

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Annex 6 From: David Waker <[email protected]> Subject: phone call (wed 5 sept) [OFFICIAL] Date: 6 September 2018 at 11:50:57 BST To: 'Ian Gillespie' <[email protected]> HI Ian apologies I was on leave yesterday, in relation to your call there is no information on a five year housing land supply on the South Bucks website because in relation to the Objectively assessed housing need for the district the council does not have a 5 year housing land supply. This issue will be resolved by the emerging joint local plan and information on the five year housing land supply will be produced as part of the local plan. regards David Waker Senior Planner (Policy) Planning Policy Team Chiltern District and South Bucks District Councils