Imagine the Future 5 Delivering the Strategy for Wycombe Housing - - PowerPoint PPT Presentation

Imagine the Future 5 Delivering the Strategy for Wycombe Housing Workshop 9th July 2009

Introduction

Councillor Mrs Jean Teesdale Cabinet Member for Planning and Sustainability

Programme for the Evening

• 7.00 Introduction – Cllr Mrs Jean Teesdale
• 7.05 Housing - How Much and How we Plan

for it – Ian Manktelow, WDC

• 7.15 Greenfield Allocations and Priorities –

David Dewar, WDC

• 7.30 Questions
• 7.45 Workshops (2 parts)
• 8.45 Feedback + Concluding Comments
• 9.00 Close

Housing

How Much and How Do We Plan For It?

Ian Manktelow Team Leader, Planning Policy, WDC

Delivery and Site Allocations

Three key documents in WDF:

• Core Strategy (adopted

July 2008)

• Delivery & Site Allocations
• Development Management

(2011-2013)

Scope of IF5?

• An 'Update consultation'
• Covers:

– Major issues with significant change – New issues not covered before

• Doesn’t Cover:

– Issues that have been covered before and there is not significant change

Housing Targets/ Requirements

• Set at regional level –

South East Plan (2006-26)

• Requirements have to

be met (no relaxation for recession)

• Plan for Delivery
• Identify sites, can’t

normally rely on forecasts

South East Plan/Core Strategy Numbers

Aylesbury Vale

1,345 pa

South Bucks

94 pa

Chiltern

145 pa

40.5 pa (24 pa in PR) 362 pa

Dwellings requirement p.a. to 2026 WDC total = 402.5 pa

What’s Been Built since 2006

• 2006-8: 1,218

dwellings built (50% above target)

• Preliminary

figures for 2008/9: 625

Updated Housing Requirements (2008)

40 pa (24 pa in PR) 340 pa

Dwellings requirement p.a. 2008-26 WDC total = 380 pa

How to Plan – Core Strategy

• Identify Sites
• Prioritise Brownfield
• Phase greenfield:
• 5 reserve locations
• principle established,

need to release/timing to be determined + how

• Keep under review

(Plan, Monitor, Manage)

Core Strategy reserve locations

Identifying Sites

• Strategic Housing Land Availability

Assessment (SHLAA)

• SHLAA does not allocate – menu of sites
• Technical assessment
• Suitable
• Available
• Achievable
• Need to show prospect of delivery to count
• Study Available on WDC Website

Housing Supply Position (2008)

• More than a 5 year supply (short term sites) –

brownfield

• 16.5 years supply altogether – approx 6,200

dwellings

• Enough brownfield to get to 2019 without

greenfield

• Post 2019 – mainly greenfield, some brown.

At present, all reserve sites needed

• Further 3 years supply on brownfield where

lack of info re delivery (can’t currently count?)

What about the Credit Crunch?

• Ave Prices now at

2005 levels

• Sales volumes

<50% of normal

• BUT highest level of

housing completions in 20 years (2008/9)

• What impact on

future housing delivery?

House Prices in Wycombe District (2004-2009) Source: Land Registry

100,000 200,000 300,000 400,000 500,000 600,000 700,000 2004 2005 2006 2007 2008 2009 year average price £ Detached house Semi detached house Terraced house Flat/Maisonette Average all properties

Not Just About Numbers…..

• Affordable Housing

(30/40%)

• Sustainable construction
• sustainable homes code

levels

• on site renewables

generation/CHP

• Quality design, open space,

infrastructure provision

Not just about greenfield

• ptions….
• Limited number of additional brownfield

sites identified

• Some changes to already identified

sites – eg:

• De La Rue – mixed use, more housing
• Compair – include retirement

community

North/South Divide

• Must meet housing

requirements within area:

• North
• Princes Risborough
• South
• Can’t transfer

requirement to another area

Princes Risborough housing

• Core Strategy - 24 per year (40 for whole

North of District)

• SHLAA – shows sufficient brownfield sites

until 2021

• Need sites upto 2026
• Consulting on Options

Princes Risborough Options

• Greenfield options
• Brownfield:
• “windfall”?
• identify more

deliverable brownfield sites?

“The South” Assessment of greenfield housing sites

• How are we assessing the greenfield

sites?

• What’s our thinking about how they could

be developed? David Dewar, WDC Planning Policy Officer

How are we assessing the greenfield sites?

• Landscape
• Ecology
• Other environmental constraints
• Transport provision
• Access to services and facilities
• Contribution to housing and other social and

economic benefits

• Scope for mitigating any negative factors

Which sites are we talking about?

Bourne End

Terriers Farm

Gomm Valley Ashwells Abbey Barn North Abbey Barn South Slate Meadow

High Wycombe

RAF Daws Hill

Note: The principle

• f development at

all these sites has already been established in the Core Strategy

Greenfield Sites – Key Issues

• Terriers Farm, High Wycombe

– Landscape constraints – Settlement separation concerns – Potential for new Park and Ride – Fair/good access to services and facilties

• Slate Meadow, Bourne End

– Settlement separation concerns – Village green designation – Not close to services and facilities

Greenfield Sites – Key Issues

• Ashwells, Tylers Green

– Moderate environmental constraints – Poor access to transport and services

• Gomm Valley, High Wycombe

– Very major landscape constraints – Very significant ecological concerns on the site – Poor public transport provision – Not close to services and facilities

Greenfield Sites – Key Issues

• Abbey Barn South, High Wycombe

– Moderate environmental constraints – Poor transport provision – Poor access to services and facilities

• Abbey Barn North, High Wycombe

– Significant ecological concerns – chalk grassland – Landscape constraint – Poor/fair transport and access to services and facilities

• Daws Hill/Abbey Barn

Comprehensiveness issue

Potential order of release?

• Abbey Barn South and North released as part
• f Daws Hill (regardless of housing supply)?
• The other sites allocated + phased post 2019

in priority order (but flexible to bring forward sooner if brownfield fails)?

– Terriers Farm – Slate Meadow – Ashwells – Gomm Valley

BUT Keeping need to release under review

What does this mean in practice? – Possible Timing

• If Daws Hill/Abbey Barn South released

comprehensively, Abbey Barn South after Daws Hill built – could be approx 2019

• Other greenfield – currently 2019
• nwards
• Flexibility to bring forward/push back

depending on brownfield delivery

• Potential for 400 homes
• Local community facility

and shop

• Park-and-ride
• Retention of hedgerows
• Green wedge

Terriers Farm

• Potential for 150 homes
• Village Green
• Green corridor through

site

• Retention of hedgerows
• Flood Risk Assessment

Slate Meadow, Bourne End

• Development to avoid:
• Sensitive landscape
• Significant ecology
• Strategic gap
• Up to 400 homes
• Small-scale employment?
• Small neighbourhood centre
• Extensive new green

space/nature conservation areas

• Public transport

Gomm Valley

• Approx 100

homes

• Avoid

sensitive landscape

• Maintain

gap between High Wycombe and Tylers Green

Ashwells, Tylers Green

Daws Hill/ Abbey Barn South

School Mixed use centre Office quarter? School swap? Residential/mixed use? Medium density housing Low density housing Community centre

Abbey Barn North

• Limited developable

area - 100 homes max

• Managed nature

conservation area

• Avoid/buffer grassland

Any questions?

Workshops

Introduction – Ian Manktelow

Workshops

• Everyone participate
• People with Development interests –

please also participate

• Respect views
• Allow everyone to have their say
• Write things down – we will capture

everything you write

• Volunteer to feedback

Workshops

• Session 1 – Greenfield Prioritisation
• Session 2 – Individual Greenfield Sites.

Sit on table discussing the site you are interested in.

• Other Issues/Princes Risborough

sites/options – own table to discuss – how many people interested in other topics?

Final Comments

Other Consultation Events

• 13th July – M40 Gateway workshop, 7-

9pm, Amersham and Wycombe College

• 15th July – Desborough exhibition, 2-

8pm Green Street School

• 16th July – “Sustainability” workshop –

7-9pm, John Hampden School Consultation closes 14th August. All written comments by then.

And After That….

Autumn 2009 Finalise the DSA document May 2010 Publish final version for consultation Sep 2010 Submit document to Government Jan 2011 Public examination Apr 2011 Binding Inspector’s report Jul 2011 Adopt

www.wycombe.gov.uk/ planningconsultations

Thank you