Chiltern District Council
Topic Paper: Major Developed
Sites in the Green Belt
Background evidence document in support of the Core Strategy for
Chiltern District, Draft Publication Document
September 2010
Version 1.0 – 1 September 2010
Contents
1.0.
Introduction .........................................................................................1
1.1. The Core Strategy Publication Draft (October 2010) –The Spatial Strategy ... 1
1.2. Major Developed sites in the Green Belt: An Overview of Government
Guidance ......................................................................................................... 1
1.3. Proposed Major Developed Sites in the Green Belt in Core Strategy
Publication Draft .............................................................................................. 2
1.4. Site Selection .................................................................................................. 2
1.5. Future potential major developed sites ........................................................... 3
2.0.
The Major Developed Sites.................................................................4
2.1. The Amersham and Wycombe College (Chesham Campus) Lycrome Road,
Chesham ......................................................................................................... 4
2.2. The National Society for Epilepsy (NSE) Centre, Chalfont St Peter ............... 6
2.3. Chalfont Grove, Chalfont St Giles ................................................................... 8
2.4. Former Bucks New University, Newland Park, Chalfont St Giles.................. 10
Core Strategy Topic Paper: Major Developed Sites in the Green Belt
September 2010
1.0. Introduction
1.0.1. The core strategy identifies four sites as Major Developed Sites in the Green
Belt. This topic paper sets out the reasons for identifying these sites in the
Core Strategy for Chiltern District, Draft Publication Document (the Draft Core
Strategy) and provides a background to their allocation. This Topic Paper is
intended to add to the detail contained in the Draft Core Strategy in respect of
the Major Developed Sites in the Green Belt and as such forms a background
document to it.
1.1.
The Core Strategy Publication Draft (October 2010) –The Spatial
Strategy
1.1.1. The Council’s Spatial Strategy, as set out in Policy CS1 of the the Draft Core
Strategy is that “new development will be concentrated in the four main, and
most accessible, settlements of Chesham, Amersham/Amersham on the Hill,
Chalfont St Peter and Little Chalfont”. The chosen strategy recognises that
development will also continue to occur in other smaller settlements in the
District excluded from the Green Belt, but states that there may be some
existing developed sites in the Green Belt where redevelopment may be
appropriate.
1.2.
Major Developed sites in the Green Belt: An Overview of
Government Guidance
1.2.1. National policy contained in Annex C of Planning Policy Guidance Note 2
Green Belts (PPG2) states that Green Belts often contain major developed
sites such as factories, office complexes and research and education
establishments. These sites often pre-date the town and country planning
system and the Green Belt designation. Where these sites already exist, the
Government accepts that local authorities may identify them in their
development plan. In doing so, limited infilling and or redevelopment of the
site can be acceptable subject to certain criteria being met. PPG2 clarifies
that where major developed sites within the Green Belt exist the Council may
define a boundary for limited infilling around the existing built-up area of a site
and set out a policy to cover what forms of infilling and or redevelopment will
be acceptable.
1.2.2. Annex C of PPG 21 (The guidance) states that limited infilling at major
developed sites in continuing use may help to secure jobs and prosperity
without further prejudicing the Green Belt.
1.2.3. The guidance also covers redevelopment of sites either for the continuing use
or for a new use. Such redevelopment may offer the opportunity for
environmental improvements without adding to the impact on the Green Belt.
Again local authorities should identify the site in the development plan.
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Planning Policy Guidance Note 2 Green Belts 1995 – Annex C Para C3
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Core Strategy Topic Paper: Major Developed Sites in the Green Belt
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1.2.4. The guidance is clear that in the case of infilling or redevelopment the new
development should have no greater impact on the Green Belt than the
existing development; should not exceed the height of existing buildings; and
not lead to a major increase in the developed area of the site, except where
redevelopment over a larger area would lead to a reduction in the height of
the overall development.
1.2.5. The guidance sets a number of factors which also need to be considered in
any development proposal on an identified major developed site, including:
 A definition of ground floor area (the footprint);
 The character and dispersal of any new development;
 That the site should be considered as a whole;
 Records of existing buildings on site should be recorded in advance of
any site clearance; and
 That control should be kept to ensure that any existing buildings
proposed to be removed are demolished as new development is
completed.
1.3.
Proposed Major Developed Sites in the Green Belt in Core
Strategy for Chiltern District, Draft Publication Document
1.3.1
PPG2 does not define what is considered to be a major developed site, nor
does it establish criteria that sites must meet in order to be designated. In
view of this, the Council has taken a broad approach to designating Major
Developed Sites (MDSs) in the Green Belt in the Draft Core Strategy. Taking
these factors into account the following sites have been identified as major
developed sites in the Green Belt:
 Amersham and Wycombe College site, Chesham
 The National Society for Epilepsy Centre, Chalfont St Peter
 Chalfont Grove Site, Chalfont St Giles
 The former new Bucks University Site at Newland Park, Chalfont
Common
All four sites are adjacent to, or within the parishes of, the settlements
intended to take the majority of the housing development planned for the
District.
1.4.
Site Selection
1.4.1. Although PPG2 does not define a site size threshold for MDSs each of the
four sites that the Council has looked at have an existing concentration of
development within the core area of the site that exceeds 1 hectare in size.
1.4.2. To accord with Para 3.4 of PPG 2, any areas of open grassland, associated
agricultural land, or buildings clearly separated from the main site have not
been included within the boundary of the MDS.
1.4.3. Each of the Major Developed Sites that have been identified within the Draft
Core Strategy were promoted by the site owners as sites within the Green
Belt where new development or redevelopment is likely to take place. Two of
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Core Strategy Topic Paper: Major Developed Sites in the Green Belt
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the sites, the National Society for Epilepsy and the Chesham Campus of the
Amersham and Wycombe College, are also located adjacent to the
settlement boundaries of Chalfont St Peter and Amersham respectively.
1.5.
Future potential major developed sites
1.5.1
The Council accepts that there are other established sites of various sizes
and amounts of built form within the Green Belt across the District which
could be considered as major developed sites. The Draft Core Strategy
states, other significant developed sites in the Green Belt may come forward
during the plan period, offering opportunities for environmental improvements
through appropriate redevelopment. The Council therefore may designate
additional major developed sites in the Delivery DPD, should it be appropriate
to do so. This approach is not considered to be contrary to national policy or
the Draft Core Strategy.
1.5.2
Whilst accepting that other potential sites exist in the Green Belt the Council’s
chosen Spatial Strategy is not reliant on all of these sites being redeveloped
or designated in the Draft Core Strategy. The sites identified in Draft Core
Strategy have mainly been identified because their existing usage is due to
change or the allocation of the site as an MDS will support the existing use on
the site. Furthermore, the Council is not aware that any other potential MDS
sites across the District that are likely to come forward for redevelopment in
the plan period.
1.5.3
The following section describes each of the four sites identified as Major
Developed Sites in the Green Belt within the Draft Core Strategy.
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Core Strategy Topic Paper: Major Developed Sites in the Green Belt
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2.0. The Major Developed Sites
2.1.
The Amersham and Wycombe College (Chesham Campus)
Lycrome Road, Chesham
Proposed MDS:
The Amersham and Wycombe College (Chesham
Campus) Lycrome Road, Chesham
Site Area:
1.44 hectares
Site Plan and Proposed Extent of Designation:
Site Description:
The developed part of the campus includes one large two-storey building, a single
storey block, a smaller two-storey building, a dwelling and a large car park. The site
was originally a secondary school built in the 1960s and the appearance of the
buildings is generally utilitarian and functional. The developed area is proposed for
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designation as a Major Developed Site. This reflects the change in the circumstances
of the College and will provide a context for future redevelopment. Redevelopment
offers an opportunity for a high quality scheme which should enhance the area
without damaging the openness of the Green Belt. Development schemes will need
to take account of highway requirements and the need to retain the use of adjoining
playing fields, including measures to ensure that access can be gained to the playing
fields via Lycrome Road. The area of this site is 1.44 hectares, the building footprint
is 3,200 sq m and the floorspace is 5,120 sq m.
Background:
The Amersham and Wycombe College is undergoing a reorganisation of its
premises. The college has two campuses in the District at Stanley Hill, Amersham
and a smaller one in Lycrome Road, Chesham. It also has premises in High
Wycombe. It has 2,000 full-time students and over 5,000 part-time students. Planning
permission for the redevelopment of the Amersham campus to rationalise and
improve college facilities was granted in May 2009. The Chesham campus will
become surplus to requirements.
It is therefore proposed that the site has the potential to be redeveloped for
residential use.
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Core Strategy Topic Paper: Major Developed Sites in the Green Belt
2.2.
September 2010
The National Society for Epilepsy (NSE) Centre, Chalfont St Peter
Proposed MDS:
The National Society for Epilepsy (NSE)
Site Area:
14.35 hectares
Site Plan and Proposed Extent of Designation
Site Description:
Only the developed area of the site is proposed for designation as a Major
Developed Site. The MDS boundary has been drawn tightly in order to reflect the
grouped form of buildings on the site. It does not include a few buildings which lie
outside the main developed area of the site. The MDS will provide an important
context for any future infilling or redevelopment.
Site Background:
The National Society for Epilepsy (NSE) provides specialist care for people with
severe epilepsy at its site at Chalfont St Peter and also carries out research in order
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to improve the lives of people with that condition. The NSE site includes many
buildings, four of which are listed, as well some more open land. The NSE has
developed a vision for the future of its site to enable modernisation of its care homes
and the Council has permitted some redevelopment at the site in order to provide
better facilities. A new care home to replace outdated homes is under construction.
Given the importance of the NSE’s work and the emphasis in PPS3 Para 21 that
LDF’s should take account of the need for specialist housing, it is considered that the
Core Strategy should provide a positive framework in order to support the NSE’s
work. By identifying the site as a MDS the continuing use of the site as a residential
institution is supported.
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Core Strategy Topic Paper: Major Developed Sites in the Green Belt
2.3.
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Chalfont Grove, Chalfont St Giles
Proposed MDS:
Chalfont Grove, Chalfont St Giles
5.7 hectares (designated)
Site Area:
Site Plan and Proposed Extent of Designation:
Site Description:
One employment site within Chiltern District, Chalfont Grove, which lies to the north
west of Chalfont St. Peter, is considered suitable for designation as an MDS. The
activity at Chalfont Grove is classified as a B1 use, with some ancillary workshop and
storage uses, and currently employs about 580 people who are either directly or
indirectly connected with the broadcasting industry. It is one of less than 1% of
businesses in the District employing over 200 people2. It is an important
telecommunications site which delivers services for national and international
2
Buckinghamshire Employment Land Review Table 3.5
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broadcasters as well as a number of Government agencies. Digital media was one of
six key sectors identified in the South East Plan as having the greatest capacity to
deliver growth in the region up to 2026. PPG2 states specifically with regard to
employment sites located within an MDS that limited infilling “may help to secure jobs
and prosperity without further prejudicing the Green Belt.” The identification of the
site as a MDS does not imply that development or redevelopment across the wider
site ownership would be in any way acceptable. The designation applies only to the
main built-up area of 5.7 hectares.
Background:
The Chalfont Grove site is currently used for communications and film making. This
site is in operational use but its requirements for buildings are continually changing
as new technology is developed. Many of the older buildings are not suited to the
new technologies and, as such, the site occupiers often need to make planning
applications to alter the facilities. In each case, as the site falls within the Green Belt,
for any new development to be permitted it has to be treated as an exception to
Green Belt policy. By designating the built-up area of the site as a MDS, limited
infilling to provide new premises for the ongoing business will no longer have to be
treated as an exception to Green Belt policy. The allocation of the site as a Major
Developed Site within the Green Belt will enable the present occupier of the site to
adapt the site more easily, thus helping to support the site for continued employment
uses.
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Core Strategy Topic Paper: Major Developed Sites in the Green Belt
2.4.
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Former Bucks New University, Newland Park, Chalfont Common
Proposed MDS:
Former Bucks New University Newland Park
17.15 hectares
Site Area:
Site Plan and Proposed Extent of Designation
Site Description:
The site is within the Green Belt, the Chilterns AONB and the Colne Valley Regional
Park. However there are many buildings on the site, including lecture rooms, offices
and student accommodation, linked to its former use. The site also includes a former
manor house which is a Listed Building. Some of the buildings on the site are
suitable for re-use. The developed area of the site is proposed for designation as a
Major Developed Site, within the definition set in national policy advice (PPG2
paragraph C4). Redevelopment offers an opportunity for a high quality scheme which
should enhance the area without damaging the openness of the Green Belt and the
other important environmental constraints affecting the site. The extent of the MDS is
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shown on the Proposals Map. The area of this site is 17.15 gross ha, and the building
footprint is 18,500 square metres. It is considered that the capacity of the site would
allow for the construction of at least 200 dwellings. The Council will work with the
developer to ensure the development proposes the maximum viable percentage of
affordable housing. The Chilterns Open Air Museum which adjoins the site is not
included in the MDS.
Background:
The largest site the former Bucks University College site has been declared surplus
to requirements and a development proposal for a housing scheme is expected to be
forthcoming soon. The University has consolidated its facilities on its High Wycombe
campus and so there are no loss of university facilities overall. The proposed use for
the site is for a residential development which will go towards meeting the Council’s
housing requirements. Whilst this site is separated from its nearest settlements, it is
already developed and re-use of this site should enable the natural environment
around the site to be conserved and or enhanced in line with the objectives and
Policy CS23 of the Core Strategy for Chiltern District, Draft Publication Document.
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