Comments from Hazlemere Parish Council on the Wycombe District draft New Local Plan

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1 Comments from Hazlemere Parish Council on the Wycombe District draft New Local Plan General points The Parish Council have specific comments to make in relation to policies HW7 (Terriers Farm and Terriers House), HW8 (Land off Amersham Road including Tralee Farm), HW12 (Land off Penn Road), DM22 (housing mix) and DM24 (affordable housing), DM30 Community facilities and sports facilities and DM39 Optional Technical Standards for Building Regulation Approval. However, the impact of individual policies on Hazlemere cannot be looked at in isolation. The overall impact of a possible extra 1,000 houses on our community will be severe. A particular concern is the additional impact of policies adopted by the Chiltern District Draft Local Plan, without which the Parish Council cannot possibly make an informed response to your consultation on Tralee Farm or the land off the Penn Road. The Parish Council urge Wycombe District Council not to make any decisions on these sites without further consultation once the Chiltern Draft Plan has been published. Points that particularly concern us in Hazlemere are: 1) The high level of housing density proposed, resulting in significant loss of our open spaces and increased urban sprawl. 2) The impact on the transport infrastructure. Proposals for improvement of the Terriers/Kingshill Road/A404 junction are wholly inadequate for extra traffic from the Terriers Development, and Hazlemere Crossroads will be unable to cope with extra commuter/school traffic from Tralee Farm/Penn Road. Apart from the problems at the junctions, the Parish Council does not see how the A404 and B474 can be improved to cope with the volume of extra traffic. The Council opposes a second exit from Terriers Farm due to the impact of traffic onto the A404 and loss of local amenities, i.e. woodland or the Hazlemere Recreation Ground. 3) The inadequate provision of social infrastructure, notably the lack of firm commitment to extra primary school places, and inadequate community and sports facilities on the Recreation Ground. The Parish Council are concerned that there are no proposals for extra GP facilities in the Plan, nor is it obvious where any extra retail facilities could be placed. 4) Loss of green space and the use of Green Belt at Tralee Farm and, potentially, AONB land at Penn Road. One of Hazlemere s strongest assets is its woodland and this would be lost in all three areas. 5) The loss of village identity under threat in the South West of Hazlemere, by the Terriers Development, in the North, by infilling at Tralee Farm which currently provides a break between Hazlemere and Holmer Green, and potentially in the East if development along the Penn Road compromises the separate identity of Tylers Green. 1

2 6) The impact on Hazlemere Recreation Ground, particularly if part of the existing green space is lost to provide secondary access to the Terriers Development. Running an access road through the site would be vehemently opposed by local people. A new high fence would be required to secure the site and road from stray balls. The deeds held by the Parish Council state that the land can only be used for recreational use. To sum up, the overall impact of these proposals would effectively turn Hazlemere into a dormitory site for the rest of the area and, without further infrastructure investment in schools, community facilities and health facilities, a place which is always on the way to somewhere else, facing major traffic problems as a result. While The Parish Council accept the need for more housing, this has to be built in acceptable areas that can be accessed properly without bringing the rest of the community to a standstill. The Parish Council does not think the current plan achieves this. Given existing high property values, The Parish Council also question whether it will be possible to provide enough housing that is truly affordable. Policy HW7 Terriers Farm and Terriers House The density of housing proposed will significantly affect the village identity. Reduced housing density, further improvements to the A404 and increased provision of local school places in Hazlemere are essential. The Parish Council would vehemently oppose any suggestion of running the second access road through our recreation ground. Placemaking The Parish Council strongly support the policy of maintaining the separate identities of Terriers and Hazlemere. However, The Parish Council think the proposals will in fact compromise this, as a considerable part of the existing open space (i.e. the fields next to our recreation ground) will be lost. The only physical separation along the A404 will be narrow buffer of trees/hedges running North off the A404 and The Parish Council understand that this is under consideration for access to the site. In fact, The Parish Council think that this access route would be preferable to taking the southern strip of the recreation ground for access. On balance, The Parish Council think the village identity would be best maintained by keeping the recreation ground untouched. Density of housing will in itself significantly change the village identity, but The Parish Council are also concerned that some key amenities which create the sense of place (i.e. local schooling) will actually happen in the Gomm valley, and families whose children go to school there are less likely to self-identify as Hazlemere residents. The Parish Council note, and welcome, the provision (Appendix F) of increased secondary school places at Sir William Ramsay, but regret that there is no firm commitment to extra places at Cedar Park and Hazlemere CE primary schools (currently listed as potential ) and that the anticipated 2

3 timescale is The Parish Council urge the Council to make a firm commitment to extra provision at the earliest opportunity. Transport Even with the proposed improvements to the A404 Amersham Road/Kingshill Road, Totteridge Lane junction, The Parish Council do not think the road infrastructure will cope. There are already significant queues along the A404 at peak times, and this will get even worse if the main improvements to school provision are made in the Gomm Valley/Ashwells site, with increasing levels of environmental pollution from queuing cars. Anyone from the new development or elsewhere in Hazlemere who want to get to these schools will not be able to walk with young children: most will drive via the A404 Amersham Road/Kingshill Road, Totteridge Lane. Traffic problems at school start/end times will be exacerbated by the lack of funding for free school travel. The Parish Council would want to see: - Improved access on to the A404 from the proposed development. - A firm commitment to improved provision of primary schooling in Hazlemere itself. Lady s Mile is a particularly important amenity for the local community. While The Parish Council welcome general tidying up and better maintenance, it is unclear what is meant (in para 2 d) by upgrading The Parish Council would not like to see it improved to the extent that it loses its character as a green space. The Parish Council already suffer from motor bikes using the green space around Grange Farm for scrambling at antisocial hours and would be concerned if Lady s Mile were to become a further rat run for off-road vehicles. Open space The Parish Council seriously doubt whether the existing provision of community facilities on the recreation ground will be adequate for a further homes. The Hazlemere Memorial Hall (owned by Hazlemere Parish Council) is currently let to a Charitable Incorporated Organisation which sublets three- quarters of it to a day nursery. Further provision of facilities will be needed, and The Parish Council question whether the balance of extra facilities and green space can be achieved on this site with this level of housing density. The current absence of a sports pavilion for our various sports clubs is another concern. Therefore The Parish Council would encourage any redevelopment or refurbishment of the existing changing room facilities on the Wycombe District side of the recreation ground to include the provision of a suitable club room with a bar facility to accommodate these clubs. The Parish Council understand that there are various options for a second access point to the development and would be particularly concerned if it were to run through our recreation ground, as it will eat still further into our green space, and also mean that a busy little access road will be sited right next to a space where local children will be playing. Add to that (as 3

4 envisaged in para 3 ) the need for extra parking and changing facilities, and even more of our precious green space will be covered in concrete. A particular concern, should the access run through the recreation ground, is the impact on our tennis courts. The Parish Council understand that one option is to move them to NW corner of the public open space. The Parish Council does not think this will work because rather than having a sports hub centred around the existing facilities, there will be pressure for further facilities (including parking) around the tennis courts, using still more green space. The tennis courts must remain close to the central parking area. Green infrastructure The Parish Council would want to see assessment of the impact of the proposed development on bird life on the Grange Farm area, which is an important habitat. 84 species have been sighted in this area. Policy HW8 Land off Amersham Road including Tralee Farm The acceptability of this proposal will depend crucially on this Chiltern Local Plan and possible proposals for the land on the other side of Earl How Road. The Local Plan should not allocate this Green Belt land in the absence of the Chiltern Plan and without further consultation. Placemaking and Green infrastructure Our concern with this allocation is that, even ignoring the use of Green Belt land, the acceptability of the proposal will depend crucially on the Chiltern Local Plan. If both Plans allocate land on either side of the road to residential development, then the character of this area will be severely compromised. The Parish Council note that policy DM40 Managing development in the Green Belt says that inappropriate development will be refused unless.the harm is clearly outweigh by other considerations, however there is no detail in the document about what exceptional circumstances and site specific assessment are that make this land suitable for development. The case for using Green Belt land is not made, particularly given the high density of new housing proposed elsewhere in Hazlemere. An important local amenity would be lost. As well as the badger assessment that is proposed, The Parish Council would want to see assessment of the impact on nesting birds. A further consideration is the need to maintain the separate village identities for Hazlemere and Holmer Green. There would be no natural break if this proposal goes ahead. Transport 4

5 The Parish Council have concerns about the proposed access from the A404. This is a fast road, and The Parish Council foresee road safety issues if, on a long straight stretch, drivers misjudge the speed of cars ahead slowing down to turn into the development. HW12 Land off Penn Road, Hazlemere The Parish Council object to the use of this land for housing in the strongest possible terms. The Parish Council would lose an important area of Green Belt and AONB land, potentially compromising plant and wildlife in Common Wood, the separate identities of Hazlemere and Tylers Green would be eroded still further, and it would place an impossible burden on the transport infrastructure along the Penn Road. The Parish Council would object to the use of this land for housing in the strongest possible terms for the following reasons: 1) As with Tralee Farm, the decision cannot be taken without reference to proposals in the Chiltern Local Plan. Development on both sides of the boundary would make it impossible to maintain the separate identities of Hazlemere and Tylers Green. 2) The impact on the transport infrastructure would be severe. The Penn Road (B474) already struggles to cope with traffic at key times, with queues right along to Ashley Drive at key times. It is difficult to see how this could be avoided given the bottleneck at Hazlemere Crossroads. A lot of housing particularly towards the crossroads is very close to the road and will suffer significantly. 3) This land was designated as Green Belt and AONB for a reason. It protects Common Wood behind it, which Penn and Tylers Green Residents worked hard over many years to buy and preserve. Without those fields, the mature beech woodland behind it could be significantly compromised, with minimal space between back gardens and woodland. Plant and wildlife within Common Wood include nesting Red Kites; bluebells; and muntjac deer. The Parish Council would want to see impact assessments for these local populations, and in particular would want to see specific assessment of the impact on the local population of bats which are often seen in Hazlemere on summer evenings. DM22 Housing Mix To complement existing specialist provision and ensure a healthy mix of different age groups, the Council should also implement housing accessibility standards that would enable lifetime homes to be built (also see our comments on DM39). The Parish Council support proposals for a mix of housing types and The Parish Council understand the need for increased provision of retirement housing. However, to complement existing specialist provision and ensure a healthy mix of different age groups, the Council should also implements housing accessibility standards that would enable lifetime homes to be built (Category 2 in Part M of the Building Regulations]. Hazlemere has had a stable 5

6 population over many years, with young families moving here and often ageing in place. This has given us a strong identity and sense of ownership. Requiring homes to be easily adaptable with level access, wide doorways etc would provide flexible and attractive housing stock for future generations. The alternative would be greater investment in retirement housing, and this certainly has its place. However, retirement housing would need to be supported by far greater investment in local primary care, local shops and domiciliary care so that our community truly becomes age-friendly. DM24 Affordable housing In principle, The Parish Council support proposals for high levels of affordable housing, but note that since property values in Hazlemere are high, this will be difficult to achieve in this area. DM30 Community facilities and sports facilities As stated in response to policy HW7, The Parish Council do not think the existing facilities at Hazlemere Recreation Ground would be suitable for a further houses, given the restricted availability of the Hazlemere Memorial Hall. The Parish Council would like to see provision for other community facilities within the development itself, rather than on the existing open space. DM39 Optional Technical Standards for Building Regulation Approval For reasons set out in our comments on DM22, The Parish Council strongly support the policy to require all new dwellings to meet Category 2 standard, with threshold conditions for Category 3. The Parish Council note, though, that planning conditions will be required to trigger these requirements on a case-by-case basis. The Parish Council believe that this statement should be turned round so that these requirements are automatically triggered unless a particular case be made why they should not apply. Hazlemere Parish Council 4 August