THE MARLOW SOCIETY

Mr Robert Harrison,

Planning & Sustainability,                                            No. 1, Harwood Road,

Wycombe District Council,                                          Marlow, Bucks.,

Queen Victoria Road,                                                   SL7 2AR.

High Wycombe, Bucks.,

HP11 1B                                                                        29 September 2009    

Dear Mr, Harrison

Planning Application 09/06680/FUL.  Demolition of existing laundry building and No. 1 Willowmead Gardens, erection of 23x2 bed flats and 1x1 bed flat in two blocks incorporating bin and re- cycle stores, I terrace of 1x3 bed and 4x4bed houses (36 in total), 1 double car port, 3 double and 2 triple pergola covered parking areas, creation of new access to Little Marlow Road with associated car parking and landscaping. 162 – 168, Little Marlow Road, Marlo.

The Marlow Society has considered the above proposal and again objects to the over development of this site on the following grounds.

Development Proposal.

1. This development of 36 dwellings on less than half a hectare represents an over development of this site and does not respect the density and style of the surrounding built form. The density here is around 75 dwellings per hectare which, in the Society’s view, is not conducive to a high quality environment as required by policy H8 of the Local Plan. Housing development at such density is also in conflict with the District Council’s recently published guidelines (Wycombe  Development Framework: Strategic Housing Land Assessment- Draft Methodology for Consultation March 2008) which propose a density multiplier of 40 dwellings per hectare for smaller urban areas outside town centres.

Although the applicant has improved the areas of green amenity space it is still an inadequate provision for a development of this size and density.

2. The proposed development incorporates two large blocks providing 24 flats which front onto the Little Marlow Road. The height mass and bulk of these buildings is considered to be out of keeping with the surrounding built form and street scene, and to represent an over dominant presence in relation to neighbouring properties, 2 and 3 Willowmead Gardens in  particular.  The Council will be very well aware that this Society has consistently objected to large buildings being sited at the edge of our town which ignores the good planning practice of maintaining a tapering effect of urban development from edge to centre of town. It is this Society’s view that this density of  development would, more appropriately, be sited in the town centre and suggests that its location at the main approach gateways  to the town  would be bad planning practice detriment of the townscape

Planning Policies and Land Use.

1.   The Buckinghamshire Structure Plan (Policy E5) states that ‘uses other than B1, B2 and B8 should not be permitted unless otherwise provided for in the Local Plan. This Society is of the view that residential development on this site should only be permitted at much lower density than that proposed which contravenes local policies as set out below.

 2.     The Wycombe District Local Plan (Policy H8 (2) requires densities above 50 dwellings per hectare to ‘achieve attractive, high quality residential environments compatible with their immediate local context’. The policy states that failure to achieve this would be an overriding reason for refusal. We submit that this development of 36 dwellings on less than half a hectare represents around 75 dwellings per hectare which is not compatible with the immediate local context and does not provide a high quality residential environment. The Society is of the view that this development does not provide the level of facilities required by Policies H7 and H20 of the Adopted Plan with particular regard to the provision of adequate green space, amenity area, play space and gaps between buildings. These provisions contribute to the character of the area and create local diversity (Policy H7(j) ).  The high density and consequent high occupation levels of this development will, in the Society’s view,  result in surfaces being shared between pedestrians and vehicles and a high level of ‘on street’ parking.

 3.   The Emerging Wycombe Development Framework Site Allocation document has allocated only 11dwellings to this site and not 36 as is proposed.

Affordable Housing.

Notwithstanding the above objections to this development, it is the Council’s current planning policy for sites, previously of commercial or industrial use, to require the mandatory provision of 40% bedroom space for developments where the site area is over half a hectare or where the proposal is for more than 15 dwellings. It is the Society’s  understanding that this application provides for less than 20% bedroom space and is therefore in clear breach of the Council’s planning policies.

The Society would therefore request that this application is not permitted unless a considerably lower density is achieved and more community facilities are provided.

Yours sincerely,

Ron Waters,

 Chairman.