20-home redevelopment at 16 High Heavens Wood, Marlow Bottom

Earlier planning history

There was no recent relevant planning history, although earlier permissions covered extensions, garages, a swimming pool and a replacement dwelling.

“Supporting documents have been updated, including details relating to surface water management and the canopy calculator. Relevant Planning History 3.1 There is no recent planning history for the site. Applications up to 2015 relate to the existing dwelling, including extensions, the construction of garaging and a swimming pool. In 2015 permission was granted for a replacement dwelling. None is directly relevant to this application.”

Officer report

Why officers supported it

Officers considered the amended proposal acceptable and recommended permission subject to a legal agreement securing affordable housing and planning conditions.

“Wycombe District Adopted Delivery and Site Allocations Plan (July 2013): DM1 (Presumption in favour of sustainable development) 4.1 The site was allocated for residential development and taken out of the Green Belt in the adopted Local Plan in 2019. Residential development is therefore acceptable in principle subject to the development complying with all other relevant policies in the development plan.”

“In terms of calculating the required percentage of affordable housing, residential garden land in built up areas is excluded from the definition of previously developed land but officers regard this property as laying beyond the built up area of Marlow Bottom. Indeed, previous to the 2019 local plan it was defined as green belt, beyond the built up area (the 2019 plan removed the site from the green belt and allocated it for residential development).”

Officer report

What residents said

More than 40 objections raised concerns about traffic, parking, flooding, wildlife, trees, design, landscape, infrastructure, safety and construction disruption.

“Representations Amenity Societies/Residents Associations Name group and summarise response. Other Representations Over 40 comments raising objections to the proposals • Concerns over increased traffic. • Existing roads (especially Ragmans Lane and Marlow Bottom Road) are unsuitable for increased traffic. • Ragmans Lane unsuitable for construction traffic. • Concerns about congestion, poor road conditions, and lack of passing places.”

“Adverse impact on AONB / Chilterns Natural Landscape. • Urbanisation in the AONB. • Design poor quality, uniform in design. Not a landscape led approach. • Concerns about crime and safety due to poorly overlooked parking areas. • Loss of openness. • Lack of open green space and community integration. • Strain on local services including schools, GP surgeries, and utilities. • Water pressure and electricity supply already inadequate.”

Officer report

Who spoke

Ward members, a parish council representative, an objector and the applicant’s representative addressed the committee.

What members discussed

Members sought a response on healthcare contributions and clarification about community infrastructure levy funding for secondary education.

“An update sheet was tabled which detailed an additional statement received from the applicant addressing points made within objections; additional information from local authority education officers in response to a member query; clarification on tree matters in response to a member query; and slight adjustments to conditions.”

“The Committee was in agreement that a response from the NHS Integrated Care Board (ICB) was required to set out their contribution requirements and clarity was also sought on what community infrastructure levy (CIL) funding could be provided for secondary education.”

Minutes

The committee’s decision

The committee approved the application minded to, delegating finalisation of contribution conditions and requiring an affordable-housing legal agreement.

“It was proposed by Councillor L Townsend and seconded by Councillor A Collingwood…”

“Resolved: That the application be approved (minded to), with authority delegated to the Service Director for Planning and Environment, in consultation with the Chairman of the Committee to finalise the conditions relating to ICB contributions and secondary education CIL funding and subject to the satisfactory completion of a Legal Agreement to secure affordable housing or to refuse if a satisfactory Legal Agreement could not be completed for the appropriate reasons.”

Minutes