Imagine the Future 5 Delivering the Strategy for Wycombe Housing Workshop 9 th 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 Dwellings requirement 1,345 pa p.a. to 2026 WDC total = 402.5 pa 40.5 pa (24 pa in PR) Chiltern 145 pa 362 pa South Bucks 94 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) Dwellings requirement p.a. 2008-26 WDC total = 380 pa 40 pa (24 pa in PR) 340 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 House Prices in Wycombe District (2004-2009) Source: Land Registry • Sales volumes <50% of normal 700,000 600,000 • BUT highest level of average price £ 500,000 400,000 housing completions 300,000 in 20 years (2008/9) 200,000 100,000 • What impact on 0 2004 2005 2006 2007 2008 2009 future housing year Detached house Semi detached house delivery? 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 options…. • 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? High Wycombe Terriers Farm Slate Meadow Ashwells Bourne End Note: The principle Gomm Valley of development at all these sites has RAF Daws Hill already been Abbey Barn North established in the Abbey Barn South 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 of 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 onwards • Flexibility to bring forward/push back depending on brownfield delivery
Terriers Farm •Potential for 400 homes •Local community facility and shop •Park-and-ride •Retention of hedgerows •Green wedge
Slate Meadow, Bourne End •Potential for 150 homes •Village Green •Green corridor through site •Retention of hedgerows •Flood Risk Assessment
Gomm Valley •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
Ashwells, Tylers Green •Approx 100 homes •Avoid sensitive landscape •Maintain gap between High Wycombe and Tylers Green
Daws Hill/ Abbey Barn South Mixed use centre Low density housing School Medium density housing Office quarter? School swap? Community centre Residential/mixed use?
Abbey Barn North •Limited developable area - 100 homes max •Managed nature conservation area •Avoid/buffer grassland
Any questions?
Introduction – Ian Manktelow Workshops
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 • 13 th July – M40 Gateway workshop, 7- 9pm, Amersham and Wycombe College • 15 th July – Desborough exhibition, 2- 8pm Green Street School • 16 th July – “Sustainability” workshop – 7-9pm, John Hampden School Consultation closes 14 th 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
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