Daws Hill & Abbey Barn Planning and Infrastructure Framework - Appendices

Wycombe District Council
M40 Gateway
Daws Hill
Abbey Barn
Planning and Infrastrucure Framework
Volume 3 - Appendices
In association with Drivers Jonas and Ech2o
August 2009
M40 Gateway Daws Hill and Abbey Barn Area
Planning and Infrastrucure Framework
VOLUME 3: Appendices
Project No: 150831
August 2009
10 Eastbourne Terrace
London, W2 6LG
T: 020 7053 1300
F: 020 7053 1301
E: london@cbuchanan.co.uk
Prepared by: Approved by:
____________________________________________ ____________________________________________
Martina Juvara John Pounder
Status: Final 003 Issue no: 3 Date: 3 August 2009
(C) Copyright Colin Buchanan and Partners Limited. All rights reserved.
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been made.
Colin Buchanan Wycombe District Council July 2009

VOLUME 3 - APPENDICES
Contents
Appendix 1 - Consultation
Appendix 2 - Transport infrastructure schedules
Appendix 3 - Cost Assumptions
Appendix 4 - Sustainability Appraisal
Appendix 5 - Business land use competing locations
Other documents:
VOLUME 1 - MAIN REPORT
VOLUME 2 - EXECUTIVE SUMMARY
Colin Buchanan Wycombe District Council July 2009

APPENDIX 1:
Consultation
WQycombe District Council
M40 Gateway area of

change July 2009
Public Consultation Summary Report
colinbuchanan.com
M40 Gateway area of change
Project No: 150831

July 2009
10 Eastbourne Terrace,
London,
W2 6LG
Telephone: 020 7053 1300
Fax: 020 7053 1301
Email : London@cbuchanan.co.uk
____________________________________________ ____________________________________________
Sorwar Ahmed Martina Juvara
Status: Final Issue no: 1 Date: 09 July 2009
150831 appendix daws hill abbey barn consultation report.doc
been made
Contents
1 Introduction 1
2 Consultation Programme 2
3 Workshop Format 3
4 Workshop results 4
4.2 Traffic and transport issues 4
4.3 Public Transport, pedestrian and cycling facilities 5
4.4 Open Space facilities 6
4.5 Community Facilities 6
4.6 Balance of uses and scale 7
5 Additional consultation responses 9
Tables
Table 4.1: Response table 4

1 Introduction
1.1.1 This summary report sets out the results of the resident consultation programme
undertaken as part of the M40 Gateway Area of Change Study. The purpose of the Study
is the exploration of development options for the Daws Hill and Abbey Barn (North and
South) sites of High Wycombe. This paper aims to summarise the key issues and
messages emerging from local residents in the study area, and to inform the study team
and Wycombe District Council about residents’ views on the key issues in the area and of
the development options presented.
1
2 Consultation Programme
2.1.1 The resident consultation programme comprised of:
A public meeting on 20 October 2008 (receiving a presentation about the study and
initial analysis) held at Amersham & Wycombe College – Flackwell Heath Campus
A public workshop on 6 November (exploring key issues, needs and development
options) held at Amersham & Wycombe College – Flackwell Heath Campus
A public workshop on 12 November (duplicating the activities above) held at Marsh
School, High Wycombe.
2.1.2 Participation in the programme comprised primarily of local residents, but also some
interested groups and local representatives. The events were publicised through direct
invitation (mail drop) in the neighbourhood and the Council planning bulletin.
2.1.3 Attendance at the public meeting was of approximately 180 people, while workshops
comprised 47 participants (6 November workshop) and 43 participants (12 November
workshop). In parallel with these activities, a series of meetings were held with key
stakeholders, including landowners and highway authorities. Letters submitted to the
Council as part of the consultation feedback have also been considered.
2
3 Workshop Format
3.1.1 The resident consultation workshops followed the format below:
Presentation on the analysis of key issues, study findings and development options
Breakout groups to discuss the key issues, local needs and character, and
development options
Summarising to review the results of each breakout group.
3.1.2 Each breakout considered the following issues:

Traffic and transport issues, and measures to reduce congestion
Public transport, pedestrian and transport facilities
Open space and leisure facilities
Community facilities
Scale and character of development
3.1.3 The breakout groups were run as interactive discussions, using a structured, highly visual
technique to gather the views of all participants, identify common themes and discuss
issues, concerns and ideas.
3.1.4 The breakouts addressed the following questions:

Is our understanding of the traffic and transport issues correct?
What have we missed?
What measures are critical to reduce congestion?
What type of public transport services and pedestrian and cycling facilities would
benefit the local area?
What type of open space and leisure facilities would be most suitable as part of a
new development?
Are we moving in the right direction in terms of balance of uses and scale of
development?
What are the key features of local character that need to be reflected in new
development?
3
4 Workshop results
4.1.1 The text below summarises the comments made by the participants to the consultation
process. It uses as far as possible the language and direct suggestions made. Comments
and suggestions are not professionally or technically identified solutions, nor do they
represent final recommendation by the consultants or Wycombe District Council.
4.1.2 All comments will be considered when progressing the Study, and will inform future
decision making.
4.2 Traffic and transport issues

4.2.1 Is our understanding of the traffic and transport issues correct?
4.2.2 Of 61 responses made to this question, responses were as follows:
Table 4.1: Response table
Understanding Is Understanding Is Neither Wholly Understanding Is

Correct Correct Or Wholly Incorrect Incorrect
2 17 42
What have we missed? (issues)

Strategic / cumulative effect of developments on circulation of traffic in the town
The strategic problems cannot be solved by tweaking local junctions
Impact and access to M40 – if Junction 3 could go in all directions it would reduce
traffic in the town
The current road network is not fit for purpose – numerous examples were
provided
The right turn from Daws Hill Lane onto Marlow Hill is already a problem,
development would make it worse
Participants were sceptical about the forecasts of traffic volumes presented
Congestion at peak times and around schools not identified in forecasts
Traffic to/from the two Catholic schools is not local
There is a need to consider/address the level of congestion that will arise during
construction
Poor pedestrian safety (inconsistent and poor quality pedestrian infrastructure)
Poor pedestrian infrastructure leads to community severance
What measures are critical to reduce congestion? (suggested solutions)

Infrastructure needs to be in place before or delivered in parallel to new
development
Improve Junction 3 of M40 to take two-way traffic
Close Winchbottom Lane to through-traffic
Completing the planned additional junction point on the M40 close to Abbey Barn
Farm will free up Treadaway Hill
Major investment in Handy Cross junction
Provide junctions that work
Provide good, attractive public transport links
New cycle link and safe pedestrian and cycle routes on all roads
Consistent provision of footpaths, ensuring better quality walking environment and
safety
4
Encourage people out of car and encourage cycling

Road pricing
Stagger school hours
Move St.Augustine’s and St.Bernard’s to RAF site / Daws Hill South.
Key messages:
Current traffic issues need to be addressed irrespective of

development
Development will make the existing traffic situation worse
There is little confidence that junction improvements will be
sufficient to address the likely level of traffic congestion
Improvements are needed ahead of development.
4.3 Public Transport, pedestrian and cycling facilities

4.3.1 What type of public transport services and pedestrian and cycling facilities would benefit
the local area?
Issues
Not all participants use public transport, but there was extensive support for public
transport improvements as part of the traffic solution
Some participants expressed a reluctance to use public transport no matter how
good it is
Service reliability, frequency and affordability is an issue
Bus prices are too high – it is cheaper to park in the town centre
Bus timetable needs to be extended beyond 7pm
Bus services/routes need to be more direct
Direct, dedicated rapid transport to the town centre was indicated as the best way
to encourage reduced car use
Alternatives to rail should be considered, e.g. light rail
The High Wycombe to Bourne End railway route could be used for cycling /
walking
Countryside area east of A404 is ideal for walking – this should not be ruined
Link footpaths and make into a network
Improved maintenance of existing footpaths is needed
Paths must be accessible, well-lit and safe
Dedicated, safe and segregated cycle routes are needed
Suggested Solutions
A modern, high quality bus service was suggested, e.g. like the Fastrack service in
Medway
Separate cycle lanes from fast traffic by providing dedicated / segregated lanes
A cycle route should be implemented from the M40 bridge by Daws Hill on the
track leading to Winchbottom Lane and beyond
Encourage cycle to school / cycle to work options
Road awareness training is needed for cyclists and walkers
Plan for reduced need to travel.
5
Key messages:
Major public transport investment such as a dedicated rapid bus way/

transit would make be the only way to make a difference
There maybe reluctance to use improved public transport
High quality, high frequency and integrated bus routes are needed
A consistent and comprehensive set of cycling and walking
improvements are needed
Safe routes to and around schools are needed.
4.4 Open Space facilities

4.4.1 What type of open space and leisure facilities would be suitable as part of new
development?
Issues
Large park could bring more traffic to the area
No municipal-type park – do not create urban style but retain the informal / natural
character
Informal football pitches for children
Re-locate athletics track
Facilities are needed for older children– link to an expanded ski-slope
Re-instate blocked footpath up the valley floor of Abbey Barn
Open walks through wood
Extend paths and woodland walks
Protection for wildlife
Keep avenue and other areas where there are trees for walking
Suggested Solutions
One large park
Play areas for children within the development
Consider a ski-lift/pommel lift for walkers
Respect wildlife and bio-diversity
Key messages:
One large park

Maintain open space and wooded character
Range of informal space and sports facilities
Facilities for young people and children needed within the
development
Well-maintained parkland
Respect wildlife and bio-diversity
4.5 Community Facilities

4.5.1 What type of community facilities would you like to see?
6
Issues
Pub/restaurant
Medical/health centre (but not the expense of the surgery at Flackwell Heath)
Facilities for teenagers
Policing promises have not been fulfilled
Heritage Centre (make wartime Map Room and bunker into tourist attraction)
General concern abut impact of new development on facilities at Flackwell Heath
(the developers must ensure that the facilities do not affect their viability)
Do not duplicate facilities
Some participants felt that no community facilities should be provided
‘Proximity shopping’ should be provided
Facilities should reflect what a village should have.
Suggested Solutions
Relocate St.Augustine and St.Bernard’s school to resolve traffic and safety issues
Proximity shopping at Daws Hill
New hotel to attract business
Play group/nursery
Medical Centre
Community meetings rooms.
Key messages:
Celebrate the military history of the site

Youth facilities are needed
Facilities should not duplicate those at nearby centres
A range of facilities appropriate to a village should be provided
4.6 Balance of uses and scale

4.6.1 Are we moving in the right direction in terms of balance of uses and scale of
development?
Issues and suggestions

Village style development
Two – three storey scale
Human scale
No big supermarket/golf course/big business
Homes and recreational uses favoured, not employment
Option A (Residential-led) preferred
Need to provide some employment – small start up units
Shared equity homes
Provide discount homes for local people
A new road purely on commercial grounds is not justifiable through the AONB
A strategic approach to green infrastructure needed – e.g. more proactive
management strategies across all parts of the site
Eco-friendly design
Relocate the school with a merged secondary school
Low rise, village style development
Re-locate Athletics track to Abbey Barn South to maintain openness.
7
4.6.2 What are the features of local character that any new development should take account
of?
High quality building/design
Interesting and imaginative architecture
Individuality
Use of bricks, tiles
Reflect character of development in Chiltern Hills
Residential uses preferred
Business and employment required, but low scale
Limit to low rise development, at 30 dwellings per hectare
Maximise and optimise gradient for views, to screen business units
Non-car dominated development recommended
No through-roads through the woods
Respect existing trees
Use eco-design principles and maintain rural scale
Keep Abbey Barn as a wildlife area
Avoid land-take in the AONB.
Key messages:
Mixed use is fine

No business park-type development – provide small starter business
units and homes for families with gardens (not flats)
Use eco-friendly design
8
5 Additional consultation responses

5.1.1 In addition to the workshop results, further comments were received as written
consultation responses. These are summarised below:
The selection of this area for new development is unsuitable as the roads network
cannot be expanded.
The need for new homes is questioned as there appears to be a large number of
unoccupied dwellings/flats that could be used to meet need.
Many older Victorian buildings in the town could be improved / renovated and used
to provide more affordable housing.
Large areas of vacant employment land could be used to facilitate building to meet
government housing requirements.
There appears to more than enough empty office space to accommodate new
offices/businesses rather than build more.
High Wycombe should not be competing with the likes Reading and Basingstoke
but should have regard to High Wycombe’s character.
The town lies in a valley, with accessible restraints that should be accepted. The
town’s character should be consolidate and improved to make it a more pleasant
place to live
While the new shopping centre ' Eden ' with its much needed Bus Station is
welcomed, this seems too big and has created a town of two halves.
9
APPENDIX 2:
Transport infrastructure schedules
M40 Gateway – Daws Hill and Abbey Barn Planning and Infrastructure Framework
Colin Buchanan/ 150831/ July 2009
Table A: Daws Hill Abbey Barn Transport Infrastructure Option 1 Local Measures – Broad Assessment
Daws Hill Abbey Barn: Option 1 Local Measures

Item Description Key Issues Pros Cons Deliverability Costs (No Stat
enquiries and no
land acquisition
costs are included)
Improved links
1.1 Daws Hill Lane Requirement to improve carriageway width and Allow HGV’s/buses to pass Impact on adjacent trees Requires consultation £375,000
pedestrian footpaths will have to be investigated safely Increase in vehicle speeds TPO’s
Increased cycling capacity
Land take may be required CPO may be required
1.2 Abbey Barn Lane Realignment to improve carriageway width and Allow HGV’s/buses to pass Impact on adjacent trees £600,000
gradient safely Increase in vehicle speeds
Improve safety
Improve capacity
Junction Improvements
1.3 Abbey Barn 1.3 Option 1 At grade improvements, Maintain rail corridor Gradient exceed standards Consultation £250,000
Lane/Kingsmead Road and signalisation. Access to ABN site Major safety concerns Compensation Issues
No loss of residential Reduced access to existing Land ownership to be
properties properties resolved
1.3 Option 2 At grade improvements, Access to ABN site Loss of rail corridor Consultation £350,000
change of priority and No loss of residential Loss of access lane Compensation Issues
signalisation. properties Does not prevent rat-running Land ownership to be
Operates within capacity resolved
Meets technical standards
1.3 Option 3 As above but no right Access to ABN site Loss of rail corridor Consultation £300,000
turning lane. No loss of residential Loss of access lane Compensation Issues
properties Limited potential to reduce Land ownership to be
Operates within capacity rat running resolved
1.3 Option 4 Elevated connection Maintain rail corridor Loss of residential properties Consultation £1,200,000
Abbey Barn Lane to Access to ABN site Visual impact on adjacent Compensation Issues
Abbey Barn Road properties excessive. Land ownership to be
(Kingsmead Road is Reduced access to existing resolved
severed and connected properties CPO
to Abbey Barn Road by a Gradient exceed standards Cost
new bridge on Beech Safety
Road) Kingsmead Road becomes
cul-de-sac
Reduces rat running north of
Spring Lane
Beech Road carries
increased traffic
Additional costs to create
access to ABN site
1.3 Option 5 At grade improvements, Maintain rail corridor Loss of residential properties Consultation £1,500,000
and signalisation. Access to ABN site Visual impact on adjacent Compensation Issues
properties excessive. Land ownership to be
Reduced access to existing resolved
properties CPO
Additional costs to create Cost
access to ABN site
Spring Lane
1.3 Option 6 Grade separated: Abbey Maintain rail corridor Loss of residential properties Consultation £1,200,000
Barn Lane to Abbey Barn Access to ABN site Visual impact on adjacent Compensation Issues
Road with Kingsmead properties excessive. Land ownership to be
Road passing under, but Reduced access to existing resolved
severed from Abbey Barn properties CPO
Road. New connection Partial loss of allotments Cost
through allotments to Reduces rat running north of
connect Kingsmead with Spring Lane
Wycombe Marsh Kingsmead Road becomes
cul-de-sac
access to ABN site
1.4 Abbey Barn Road/A40 Abbey Barn Road – one way onto A40 Operates within capacity Increased traffic on Ford Consultation £400,000
Ford Street – one way off A40 Street Compensation Issues
Land ownership to be
resolved
1.5 Abbey Barn Lane/Heath Construct standard roundabout. Improved east west link Attracts traffic from other Landownership unresolved £400,000
End Road Discourages rat running areas
through site
1.6 Daws Hill Lane/School Construct mini-roundabout Improved traffic flow Landownership unresolved £75,000
Access Improved traffic calming
1.7 Daws Hill Lane /Marlow Improve left turning lane Satisfies TA Landownership unresolved £100.000
Hill
1.8 Daws Hill Lane/Daws Lea Signalise junction Provides bus priority Land take unlikely Consultation required See Table 5
Improved traffic calming
1.9 Leisure Centre/Marlow Improvements to signalised junction, and additional Reduce school impacts on Land take requirements Landownership unresolved. See Table 5
Hill lanes Daws Hill Lane unknown Traffic impacts on junction
(If school drop off is Encourages walking as part Drop off zone required need to be tested, and
allowed at Leisure of the school trip approved by BCC and HA
Centre)
Table B: Daws Hill Abbey Barn Transport Infrastructure Option 2: Local Measures and Southern Link – Broad Assessment
Daws Hill Abbey Barn Transport Infrastructure Option 2: Local Measures and Southern Link
enquiries and no
land acquisition
costs included)
Improved links
2.1 Daws Hill Lane The requirement to improve carriageway width and Allow HGV’s/buses to pass Impact on adjacent trees Requires consultation £375,000
pedestrian footpaths will have to be investigated. safely Increase in vehicle speeds TPO’s
Increased cycling capacity
2.2 Abbey Barn Lane Realignment to improve carriageway width and £600,000
gradient
2.3 Southern Link Create a direct link from A40 London Road to A404 Town Centre Traffic Benefits Within the green belt/ AONB Consultation £5,350,000
South and Wycombe Road Network wide benefits Increased local traffic for Time
Minor benefits for Daws Hill Abbey Barn Lane, Abbey
Lane Barn Road, Kingsmead Road
Facilitates development of and routes through Flackwell
business uses Heath
Does not solve local traffic
issues
Some land within control of Land take required CPO may be required
likely developer
2.4 Abbey Barn 2.4 Option 1 At grade improvements, Maintain rail corridor Gradient exceed standards Consultation £250,000
Lane/Kingsmead Road and signalisation. Access to ABN site Major safety concerns Compensation Issues
No loss of residential Reduced access to existing Land ownership to be
properties properties resolved
2.4 Option 2 At grade improvements, Access to ABN site Loss of rail corridor Consultation £350,000
change of priority and No loss of residential Loss of access lane Compensation Issues
signalisation. properties Does not prevent rat-running Land ownership to be
Operates within capacity resolved
2.4 Option 3 As above but no right Access to ABN site Loss of rail corridor Consultation £300,000
turning lane. No loss of residential Loss of access lane Compensation Issues
properties Limited potential to reduce Land ownership to be
Operates within capacity rat running resolved
2.4 Option 4 Elevated connection Maintain rail corridor Loss of residential properties Consultation £1,200,000
Abbey Barn Lane to Access to ABN site Visual impact on adjacent Compensation Issues
Abbey Barn Road properties excessive. Land ownership to be
(Kingsmead Road is Reduced access to existing resolved
severed and connected properties CPO

to Abbey Barn Road by a Gradient exceed standards Cost
new bridge on Beech Safety
Road) Kingsmead Road becomes
cul-de-sac
Spring Lane
Beech Road carries
increased traffic
access to ABN site
Barn Lane to Wycombe Access to ABN site Visual impact on adjacent Compensation Issues
Marsh. Kingsmead Road properties excessive. Land ownership to be
remains connected with Reduced access to existing resolved
Abbey Barn Road and properties CPO
Bassetsbury Lane Additional costs to create Cost
access to ABN site
Spring Lane
Barn Lane to Abbey Barn Access to ABN site Visual impact on adjacent Compensation Issues
Road with Kingsmead properties excessive. Land ownership to be
Road passing under, but Reduced access to existing resolved
severed from Abbey Barn properties CPO
Road. New connection Partial loss of allotments Cost
through allotments to Reduces rat running north of
connect Kingsmead with Spring Lane
Wycombe Marsh Kingsmead Road becomes
cul-de-sac
access to ABN site
2.5 Abbey Barn Road/A40 Abbey Barn Road – one way onto A40 Operates within capacity Increased traffic on Ford Consultation £400,000
Ford Street – one way off A40 Street Compensation Issues
Land ownership to be
resolved
2.6 Abbey Barn Lane/Heath Construct standard roundabout. Improved east west link Attracts traffic from other Landownership unresolved £400,000
End Road Discourages rat running areas
through site
2.7 Daws Hill Lane/School Construct mini-roundabout Improved traffic flow Landownership unresolved £75,000
2.8 Daws Hill Lane /Marlow Improve left turning lane Satisfies TA Landownership unresolved £100.000
Hill
2.9 Daws Hill Lane/Daws Lea Signalise junction Provides bus priority Land take unlikely Consultation required See Table 5
Improved traffic calming
2.10 Leisure Centre/Marlow Improvements to signalised junction, and additional Reduce school impacts on Land take requirements Landownership unresolved. See Table 5
Hill lanes Daws Hill Lane unknown Traffic impacts on junction
Encourages walking as part Drop off zone required need to be tested, and
of the school trip approved by BCC and HA
Table C: Daws Hill Abbey Barn Transport Infrastructure Option 3 Low Impact Environmental Measures – Broad Assessment
Daws Hill Abbey Barn: Option 3 Low Impact Environment Measures

enquiries and no
land acquisition
costs are included)
Improved links
3.1 Daws Hill Lane Local improvements to carriageway and pedestrian Allow HGV’s/buses to pass Impact on adjacent trees Requires consultation £300,000
footpaths safely TPO’s
Increased cycling capacity Requires testing
Improves pedestrian safety
3.2 Abbey Barn Lane Option 3.2A Signalisation of one way Improve management of No improvement to capacity Requires testing £40,000
working traffic of link Requires consultation
Maintain existing bridge and Diverts traffic onto Heath End
rail corridor Road and Daws Hill Lane
Requires significant works to
provide access to ABN
Option 3.2B Remove one way and Improve capacity of link Upgrade of existing bridge Requires testing £450,000
improve alignment Departure from current Requires consultation
standards TPO’s
Impact on adjacent trees
Requires significant works to
provide access to ABN
2.3 Winchbottom Lane Local improvements to carriageway (passing places Limited improvement to Junction with Marlow Road Requires testing £350,000
only) capacity of route Impact on existing residents Requires consultation
Alternative route south to TPO’s
Marlow
3.3 Abbey Barn At grade improvements, and signalisation. Maintain rail corridor Gradient exceed standards Requires testing £250,000
Lane/Kingsmead Road No loss of residential Major safety concerns
properties
Land take unlikely
3.4 Abbey Barn Road/A40 Minor improvements to existing junction Land take unlikely Acts as throttle to flows Requires testing £150,000
3.5 Abbey Barn Minor improvements: Right turning lanes, etc Improved east west link Requires testing £200,000
Lane/Heathend Road Discourages rat running
through site
Land take unlikely
3.6 Daws Hill Lane/School Construct mini-roundabout Improved traffic flow Requires testing £75,000
No land take required
3.7 Daws Hill Lane /Marlow Improve left turning lane Satisfies TA Requires testing £75,000
Hill Land take unlikely
3.8 Daws Hill Lane/Daws Lea Signalise junction Provides bus priority Requires testing See Table 5
Improved traffic calming Consultation required
Land take unlikely
Table D: Daws Hill Abbey Barn Public Transport Infrastructure Options – Broad Assessment
Daws Hill Abbey Barn: Public Transport Options

Item Description Key Issues Pros Cons Deliverability Costs
Public Transport
4.1 High quality service from Option 1: Create direct link from Wycombe Sports Maximise Bus priority (fast Upfront funding to start from Developer contributions to Construction Costs:
site to Town Centre Centre to Daws Hill Lane via Daws Lea. New drop off route) day 1 establish and subsidise £1,010,000
15min frequency zone south of schools Dedicated service 3 vehicles likely to be service Running costs:
Phase 1: 15 seater bus Links to key destinations. required to achieve Testing required for £240,000 per
Phase 2: 25 seater bus Establish mode shift early. frequency (to be tested) signalised junction at Daws annum
New drop off zone south of New bus route along Daws Lea/Daws Hill Lane Junction
schools Lea Road
Shortest link via Daws Lea Improvements to Daws Hill
Land within ownership of Lane/Daws Lea junction
School & Local Authorities Manage access
arrangements for Primary
School children
Land within ownership of 1 private dwelling required CPO required Land cost not
School & Local Authorities Link through Bucks CC depot Landownership unresolved included
Option 2: Create direct link from Wycombe Sports Bus priority (fast link) Traffic impacts at School Developer contributions to Construction Costs:
Centre to Daws Hill Lane via School Access. New Dedicated service Access/Daws Hill Lane establish and subsidise £1,160,000
drop off zone south of schools Links to key destinations. Junction service Running costs:
Establish mode shift early. Upfront funding to start from Testing required for £240,000 per
New drop off zone south of day 1 signalised junction at Daws annum
schools 3 vehicles likely to be Lea/Daws Hill Lane Junction
required to achieve
frequency (to be tested)
Manage access
arrangements for Primary
School children
Longer Link
Additional land take
Impact on school parking and
access
Land within ownership of Link through Bucks CC depot CPO required Land cost not
School & Local Authorities Additional land take Landownership unresolved included
along School Access Lane
4.2 Extend the above service Provide links to retail and Technical impact of gradient Technical issues of Abbey Minor cost
to Wycombe Marsh employment facilities at and restricted width along Barn Lane to be tested
Wycombe Marsh. Abbey Barn Lane Viability of service
Provide links to Coachway
and Leisure for Wycombe
Marsh residents.
4.3 Divert existing route Divert Route 36 Phase 1: into site only Likely to require an additional Developer contributions to Phase 2 only:
Phase 2; through site vehicle establish and subsidise £120,000 per
Increase frequency to 2 per service annum for
hour Viability of both services additional bus
servicing a similar route.
Table E: Off site pedestrian and cycle improvements for Daws Hill Abbey Barn – Broad Assessment
Daws Hill Abbey Barn: Pedestrian and Cycle Offsite Infrastructure Requirements
Item Description Key Issues Pros Cons Deliverability Costs
Pedestrian and Cycle Improvements
5.1 Direct Pedestrian link to Direct route through Abbey School Site Shortest route to town Managing access and Developer contributions to £85,000
Town Centre Off road security issues through build route and subsidise
Reduce traffic generation school grounds service.
Impact on existing woodland Liaise with School
5.2 Improved pedestrian At all junctions Improved safety for Impacts on link capacity Developer contributions £160,000
crossings pedestrians
5.3 Improved pedestrian links Appropriate routes between site and existing schools Improved safety for Developer contributions £105,000
to schools & leisure and sport centre pedestrians
centre Link to key destinations
Reduce traffic generation
5.4 Improved pedestrian Improved safety for Developer contributions £70,000
footpaths to Daws Hill pedestrians
Lane Additional land may be Land take unknown Land cost not
required CPO may be required included
5.5 Improved pedestrian Land within ownership of Additional land may be Developer contributions £147,000
footpaths to Abbey Barn developers & Local required
Lane and Abbey Barn Authorities
Road
5.6 Direct cycle link to Town Direct route through Abbey School Site Shortest route to town Managing access and Developer contributions to Included in item 5.1
Centre Safe and direct security issues through build route
Off road school grounds
Reduce traffic generation Impact on existing woodland
5.7 Improved cycle crossings At all junctions Improved safety for cyclists Impacts on link capacity Developer contributions Included in item 5.2
Shared with pedestrians Introduce traffic calming
events
5.8 Improved cycle links to Appropriate routes between site and existing schools Improved safety for cyclists Developer contributions to Included in item 5.3
school & leisure centre and sport centre Link to key destinations build route
Reduce traffic generation
5.9 Improved cycling capacity Provide cycle lanes or cycle paths Increased cycling capacity Impact on trees Developer contributions Included in item 5.4
to Daws Hill Lane TPO’s
Additional land may be Land take unknown Land cost not
required CPO may be required included
5.10 Improved cycling capacity Provide cycle lanes or cycle paths Increased cycling capacity Steep gradients Developer contributions Included in item 5.5
to Abbey Barn Lane and Cycle speeds
Abbey Barn Road
APPENDIX 3:
Cost Assumptions
Table 0: Daws Hill Abbey Barn South - Summary development costs
Daws Hill Abbey Barn South: Summary Development Costs
The table below has been provided by Drivers Jonas, based on the development and infrastructure requirements of the Planning
and Infrastructure Framework (Sections 12-14).
*Total construction cost excludes acquisition costs

i.e. cost to purchase the site and associated stamp duty, legal, planning and survey fees etc.
Cost based on 542 units in Daws Hill and 473 in Abbey Barn South
Item Description Daws Hill Abbey Barn South
£ £
1.1 Build costs 51,400,000 67,370,000
1.2 Contingency 2,550,000 3,350,000
1.3 Road/site works 3,000,000 3,000,000
1.4 Public transport & pedestrian
infrastructure 1,000,000 1,000,000
1.5 Post 16 and secondary education 2,000,000 1,800,000
1.6 PCT contribution 250,000 250,000
1.7 Statutory fees 130,000 1,000,000
1.8 Social infrastructure directly provided
on site: education/open space/ other
facilities 7,000,000 3,125,000
1.9 Professional fees 5,500,000 7,000,000
1.10 Marketing and letting costs 125,000 1,100,000
1.11 Disposal fees 2,200,000 2,800,000
1.12 Finance 10,400,000 26,600,000
1.13 Demolition 1,400,000
TOTAL CONSTRUCTION COST* 86,955,000 118,395,000
Daws Hill Abbey Barn South: Additional CHP costs (options)

2.1 or Full provision of network
infrastructure c.4,500,000 c. 4,000,000
2.2 Marginal cost of infrastructure over
and above standard provision
(already factored in above) c.750,000 - 900,000 C 1,000,000
Off-site Highway Options – Additional Costs

A. Local measures (highway infrastructure) £2.2m - £3.45m
B. Local measures and Southern Link road £7.74m - £9m
C. Low impact environmental measures £1.44m - £1.85m
Table 1: Daws Hill Abbey Barn Transport Infrastructure Option 1 Local Measures Costs
Daws Hill Abbey Barn: Option 1 Local Measures Costs

Item Description Key Issues Costs
Improved links
1.1 Daws Hill Lane Requirement to improve carriageway width will need 1km @ £1,500/m x 25% £375,000
to be investigated No pedestrian or cycle facilities. See Table 5
No Stats enquiries. No Land acquisition
1.2 Abbey Barn Lane Realignment to improve carriageway width and 1.4km @ £1,500/m x 30% £600,000
gradient No pedestrian or cycle facilities. See Table 5
No Stat enquiries. No Land acquisition
1.3 Abbey Barn 1.3 Option 1 At grade improvements, No Stats enquiries £250,000
Lane/Kingsmead Road and signalisation. No Land acquisition
1.3 Option 2 At grade improvements, No Stats enquiries £350,000
change of priority and No Land acquisition
signalisation.
1.3 Option 3 As above but no right No Stats enquiries £300,000
turning lane. No Land acquisition
1.3 Option 4 Elevated connection No Stats enquiries £1,200,000
Abbey Barn Lane to No Land acquisition
Abbey Barn Road
(Kingsmead Road is
severed and connected
to Abbey Barn Road by a
new bridge on Beech
Road)
1.3 Option 5 Grade separated: Abbey No Stats enquiries £1,500,000
Barn Lane to Wycombe No Land acquisition
Marsh
Barn Lane to Abbey Barn No Land acquisition
Road with Kingsmead
Road passing under, but
severed from Abbey Barn
Road. New connection
through allotments to
connect Kingsmead with
Wycombe Marsh
1.4 Abbey Barn Road/A40 Abbey Barn Road – one way onto A40 No Stats enquiries £400,000
Ford Street – one way off A40 No Land acquisition
1.5 Abbey Barn Lane/Heath Construct standard roundabout. No Stats enquiries £400,000
End Road No Land acquisition
1.6 Daws Hill Lane/School Construct mini-roundabout No Stats enquiries £75,000
Access No Land acquisition
1.7 Daws Hill Lane /Marlow Improve left turning lane No Stats enquiries £100.000
Hill No Land acquisition
1.8 Daws Hill Lane/Daws Lea Signalise junction See Table 5 -

Total Range £2,200,000-
£3,450,000
Table 2: Daws Hill Abbey Barn Transport Infrastructure Option 2: Local Measures and Southern Link Costs
Daws Hill Abbey Barn Transport Infrastructure Option 2: Local Measures and Southern Link Costs
Improved links
2.1 Daws Hill Lane Requirement to improve carriageway width will need 1km @ £1,500/m x 25% £375,000
to be investigated. No pedestrian or cycle facilities. See Table 5
No Stats enquiries. No Land acquisition
2.2 Abbey Barn Lane Realignment to improve carriageway width and 1.4km @ £1,500/m x 30% £600,000
gradient No pedestrian or cycle facilities. See Table 5
No Stat enquiries. No Land acquisition
2.3 Southern Link Create a direct link from A40 London Road to A404 2.5km @£1,600/m £4,000,000
South and Wycombe Road 2 slips @ £1,500/m x 200m £750,000
Improved junctions with Wycombe Road and Heath End Road : 2 x £400K £800,000
Pedestrian or cycle facilities. 1.4km x 2m @£35/m2
No Stat enquiries
No Land acquisition
2.4 Abbey Barn 2.4 Option 1 At grade improvements, No Stats enquiries £250,000
Lane/Kingsmead Road and signalisation. No Land acquisition
2.4 Option 2 At grade improvements, No Stats enquiries £350,000
change of priority and No Land acquisition
signalisation.
2.4 Option 3 As above but no right No Stats enquiries £300,000
turning lane. No Land acquisition
2.4 Option 4 Elevated connection No Stats enquiries £1,200,000
Abbey Barn Lane to No Land acquisition
Abbey Barn Road
(Kingsmead Road is
severed and connected
to Abbey Barn Road by a
new bridge on Beech
Road)
Barn Lane to Wycombe No Land acquisition
Marsh. Kingsmead Road
remains connected with
Abbey Barn Road and
Bassetsbury Lane
Barn Lane to Abbey Barn No Land acquisition
Road with Kingsmead
Road passing under, but
severed from Abbey Barn
Road. New connection
through allotments to
connect Kingsmead with

Wycombe Marsh
2.5 Abbey Barn Road/A40 Abbey Barn Road – one way onto A40 No Stats enquiries £400,000
Ford Street – one way off A40 No Land acquisition
2.6 Abbey Barn Lane/Heath Construct standard roundabout. No Stats enquiries £400,000
End Road No Land acquisition
2.8 Daws Hill Lane /Marlow Improve left turning lane No Stats enquiries £100.000

£9,000,000
Table 3: Daws Hill Abbey Barn Transport Infrastructure Option 3 Low Impact Environmental Measures
Daws Hill Abbey Barn: Option 3 Low Impact Environment Measures

Improved links
3.1 Daws Hill Lane Local improvements to carriageway 1km @ £1,500/m x 20% £300,000
No pedestrian or cycle facilities. See Table 5
No Stats enquiries
No Land acquisition
3.2 Abbey Barn Lane Option 3.2A Signalisation of one way No Stats enquiries £40,000
working No Land acquisition
Option 3.2B Remove one way and 300m@£1,5000/m £450,000
improve alignment No Stats enquiries
No Land acquisition
3.3 Winchbottom Lane Low Impact Measures: Minor improvements to 4 5 km length from Heath End Road to Wycombe Road and to Marlow Road £350,000
junctions, localised road widening, and construction of No Stat enquiries
passing places. No Land acquisition
3.3 Abbey Barn At grade improvements, and signalisation. No Stats enquiries £250,000
Lane/Kingsmead Road No Land acquisition
3.4 Abbey Barn Road/A40 Minor improvements to existing junction No Stats enquiries £150,000
No Land acquisition
3.5 Abbey Barn Minor improvements: Right turning lanes, etc No Stats enquiries £200,000
Lane/Heathend Road No Land acquisition
3.7 Daws Hill Lane /Marlow Improve left turning lane No Stats enquiries £75,000

£1,850,000
Table 4: Daws Hill Abbey Barn Public Transport Infrastructure Options:
Daws Hill Abbey Barn: Public Transport Options

Public Transport
4.1 High quality service from Option 1: Create direct link from Wycombe Sports Construction costs £1,010,000
site to Town Centre Centre to Daws Hill Lane via Daws Lea. New drop off Construct new link: 3.7m wide
15min frequency zone south of schools Pedestrian and cycle facilities included in Table 5
Phase 1: 15 seater 500m @ £1,500/m
Phase 2: 25 seater £15,000 for drop off zone
£25,000 turning zone
£70,000 signalisation for 1way working
Signalised Daws Lea/Daws Hill Lane junction £150,000
Running Costs £240,000 per

Assume 2 buses annum
Option 2: Create direct link from Wycombe Sports Construction costs £1,160,000
Centre to Daws Hill Lane via School Access. New Construct new link: 3.7m wide
drop off zone south of schools Pedestrian and cycle facilities included in Table 5
500m @ £1,500/m
£15,000 for drop off zone
£25,000 turning zone
£70,000 signalisation for 1way working
Improve School Access Road 300m @£2,000/m x 50%
Running Costs £240,000 per
Assume 2 buses annum
4.2 Extend the above service

to Wycombe Marsh
4.3 Divert existing route Divert Route 36 Phase 1: Enter and exit site at Daws Hill Lane
Phase 2: Enter at Daws Hill Lane and exit at Abbey Barn Lane: 1 additional bus to improve £120,000 per
freguency annum
Table 5: Off site pedestrian and cycle improvements for M40 Gateway
Daws Hill Abbey Barn: Pedestrian and Cycle Offsite Infrastructure Costs
Pedestrian and Cycle Improvements
5.1 Direct Pedestrian link to Direct route through Abbey School Site 800m x 3m @ £35/m2 £85,000
Town Centre
5.2 Improved pedestrian At all junctions Assume 4 no Pedestrian/Cycle crossings @ £40k/crossing £160,000
crossings
5.3 Improved pedestrian links Appropriate routes between site and existing schools 1000m x 3m @ £35/m2 £105,000
to schools & leisure and sport centre
centre
5.4 Improved pedestrian 1000m x 2m @ £35/m2 £70,000

footpaths to Daws Hill
Lane
5.5 Improved pedestrian 1400m x 3m @ £35/m2 £147,000

footpaths to Abbey Barn
Lane and Abbey Barn
Road
5.6 Direct cycle link to Town Direct route through Abbey School Site Included in item 5.1
Centre
5.7 Improved cycle crossings At all junctions Included in item 5.2
Shared with pedestrians
5.8 Improved cycle links to Appropriate routes between site and existing schools Included in item 5.3
school & leisure centre and sport centre
5.9 Improved cycling capacity Provide cycle lanes or cycle paths Included in item 5.4
to Daws Hill Lane
5.10 Improved cycling capacity Provide cycle lanes or cycle paths Included in item 5.5
to Abbey Barn Lane and
Abbey Barn Road
Total £567,000
APPENDIX 4:
Sustainability Appraisal
Wycombe District Council
M40 Gateway Daws

Hill and Abbey Barn
Development
Framework July 2009
colinbuchanan.com
M40 Gateway Daws Hill and Abbey Barn
Development Framework
Project No: 150831

July 2009
10 Eastbourne Terrace,
London,
W2 6LG
Telephone: 020 7053 1300
Fax: 020 7053 1301
Email : London@cbuchanan.co.uk
____________________________________________ ____________________________________________
CarolineG Martina J
Status: Final Issue no: 1 Date: 07 July 2009
06072009 sustinability appraisal
been made
M40 Gateway Daws Hill and Abbey Barn Development Framework
Contents
1 Introduction 1
1.2 Appraisal methodology 1
2 Alternative options 4
2.2 Summary appraisals of options 10
3 Recommendations and final option appraisal 15
3.1 Recommendation 15
3.2 Final option summary appraisal 18
1 Introduction
1.1.1 This report has been prepared in support of the M40 Gateway Daws Hill and Abbey Barn
Planning and Infrastructure Framework study carried out by Colin Buchanan on behalf of
Wycombe District Council in 2008-2009.
1.1.2 The purpose of Sustainability Appraisal (SA) is to promote sustainable development

through the integration of social, environmental and economic considerations into the
preparation of new or revised Development Plan Documents, including Supplementary
Planning Documents. In the case of this study, SAs were carried out during the first
phases of the study to test initial options and inform option development, and towards the
end of the study, to help refine the preferred master plan framework.
1.1.3 Planning authorities must conduct an environmental assessment in accordance with the
requirements of the European Directive 2001/42/EC “on the assessment of the effects of
certain plans and programmes on the environment” (the Strategic Environmental
Assessment or SEA Directive), transposed in the UK under Environmental Assessment of
Plans and Programmes Regulations 2004 (SI 2004 No.1633). Although the requirements
to carry out SA and SEA are distinct, advice from the Department of Communities and
Local Government (DCLG) is to satisfy both through a single appraisal process.
1.2 Appraisal methodology

1.2.1 The sustainability appraisal utilises the sustainability framework criteria as set out in the
Sustainability Appraisal of Preferred Options Site Allocations Document (Feb 2007). The
framework has been subject to public consultation as follows:
25th October - 6th December 2004 - Introductory SA paper – concept of SA as well
as draft sustainability objectives to be considered for the Core Strategy and
Preferred Options Site Allocation DPD.
14th January - 21st February 2005 - Joint draft SA Scoping Report for the Core
Strategy and Preferred Options Site Allocation DPD.
1.2.2 From this information, a sustainability framework was produced, against which the
emerging options and the final option have been assessed.
Objectives
1.2.3 The options were tested against 20 sustainability objectives as follows:
1. To provide the residents of Wycombe District Council with the opportunity to live in
a quality home;
2. To reduce crime, fear of crime and antisocial activity through the creation of safer
places to live and work;
3. To improve accessibility to essential services and facilities and to provide
opportunities to obtain good access to high quality health, education, recreation
and other community facilities and services;
4. Encourage a sense of community identity and welfare;
5. Improve and maintain health and well-being of the population and reduce
inequalities in health ;
6. To reduce contributions to climate change through:
a) Sustainable building practices;
b) Maximising the potential for renewable energy and energy conservation;
7. To encourage the use of sustainable methods of transport to reduce negative
effects on the environment;
1
8. To provide for sustainable levels of water use, supply and management, including
quality of water sources;
9. To maintain and enhance biodiversity, flora and fauna and avoid irreversible losses
10. To protect and enhance the landscape and townscape character of the District and
in particular, those areas of designated importance;
11. To conserve and where appropriate enhance the historic environment;
12. Minimise waste and then re-use it through recycling or composting or recovering
energy from waste that has not been recycled or composted ;
13. To conserve soil resources and quality;
14. To improve the efficiency of land use through the re-use of previously developed
land;
15. To minimise the risk of flooding (in relation to both new and existing development)
16. To encourage economic growth and competitiveness;
17. To achieve a broad balance in the growth of housing, population and employment;
18. To encourage a diverse economy including a vibrant and sustainable tourism
sector;
19. To develop and maintain a skilled workforce to support long-term competitiveness
of the District;
20. To reduce levels of social polarisation and levels of deprivation.
Assessment of effect
1.2.4 The assessment takes into account both on site proposed provision under each option
and off-site infrastructure improvement which will be required to enable the development.
1.2.5 The scoring system used is set out in the Sustainability Appraisal of Preferred Options
Site Allocations Document (Feb 2007) has been used to assess the effect of the options
and is reproduced here:
99 - Major positive impact
9 - Minor positive impact
?/0 – Uncertain impact or lack of information/neutral impact
x – Minor negative impact
xx – Major negative impact
Baseline data
1.2.6 Baseline data on the sites were extracted from the following documents and maps:
Bucks online – GIS mapping - http://www.bucksonline.gov.uk/bucksmaps/
MAGIC website and DEFRA
The Environment Agency website – Flood maps
Wycombe Local Plan to 2011
Wycombe Development Framework Core Strategy to 2026
Infrastructure baseline – discussions with service providers
Abbey Barn South Ecological Study, including Phase 1 habitat survey was
undertaken by consultants appointed by the developer in July 1998
Wycombe District Open Space Study (2005)
Initial Land Quality Assessment for Daws Hill
Abbey Barn North Ecological Study carried out by consultants appointed by the
Local Authority in (March 2000)
Abbey Barn North - Badger Survey (February 2000)
2
Abbey Barn North Botanical survey was undertaken by consultants appointed by

the Local Authority (2000)
RAF Daws Hill Disposal Report – Ecology - August 2008
Entec response to SHLAA RAF Daws Hil
Wycombe District Website – air quality
3
2 Alternative options
2.1.1 The assessment tables are produced in Table 2.1 and Table 2.2 below and a summary of
each option is provided thereafter.
4
Table 2.1 Assessment table
Sustainability Objective Site Specific Indicators Option 1 Option 2 Option 3 Option 4 Option 5 Option 6
Brownfield housing led Housing-led development Business Campus development Housing-led mixed-use development Housing led mixed use (B) Leisure-led development Recommendation Final Option
(A)
1 To provide the residents of 1. Would option contribute towards Limited-significantly Significantly Significantly Significantly Significantly Significantly Provide a mix of tenures in accordance Significantly
Wycombe District Council the provision of affordable housing Option 1 offers least potential in Out of all options, option 2 delivers the Option 3 would provide a significant Option 4 would provide some affordable Option 5 would provide some affordable Option 6 would provide some affordable with Core Strategy. The final option would provide 30%
with the opportunity to live to meet identified needs? contributing towards affordable housing most housing development which could contribution to affordable housing although housing although less than option 2, 3, 5 housing although less than option 2,3 and 6 housing although not as substantial as Provide a quantum of housing that affordable bed spaces on Daws Hill and
in a quality home need as compared to other options contribute towards affordable housing potentially slightly less than option 2 and 6 option 2 would sustain a mix use community. 40% on Abbey Barn. Provision of extra
Provide a quantum of housing care housing for older people is also
development that would contribute included within the masterplan
significantly towards overall housing
2. Would option contribute towards Limited-significantly Significantly Significantly Significantly Significantly Significantly requirement of the District. Significantly
meeting the overall housing Option 1 would contribute to overall Option 2 would contribute significantly Option 3 would contribute to overall Option 4 would contribute to overall Option 5 would contribute to overall Option 6 would contribute to overall The final option would contribute
requirements? housing requirement although not as much towards meeting overall housing housing requirement although potentially housing requirement although less than 2, housing requirement although less than 2,3 housing requirement although not as much substantially to the districts housing
as the other options requirement slightly less than option 2 3, 5 and 6 and 6 as option 2 requirement
2 To reduce crime, fear of 1. Would option improve an area Yes Yes Yes Yes Yes Yes Need to ensure that a mix of uses Yes
crime and antisocial activity currently subject to crime and antisocial This option could lead to a positive impact This option could lead to a positive impact This option could lead to a positive impact This option could lead to a positive impact This option could lead to a positive impact This option could lead to a positive impact (employment, residential, leisure, retail) is The final option could lead to a positive
through the creation of safer behaviour? or at least neutral impact on levels of crime or at least neutral impact on levels of crime on levels of crime and anti-social on levels of crime and anti-social on levels of crime and anti-social on levels of crime and anti-social provided on all sites to ensure surveillance impact on levels of crime and anti-social
places to live and work and anti-social behaviour. This option also and anti-social behaviour. This option also behaviour. This option also includes non- behaviour. This option also includes non- behaviour. This option also includes non- behaviour. This option also includes non- during the day and night. behaviour. This option also includes non-
includes some limited non-residential includes non-residential development to residential development to ensure residential development to ensure residential development to ensure residential development to ensure Active frontages to ensure surveillance residential development (in terms of the
development to ensure surveillance during ensure surveillance during the day, surveillance during the day surveillance during the day surveillance during the day surveillance during the day - any cycle/pedestrian network needs to campus element either for school or
the day, although not as substantial as although not as substantial as other options be located near active frontages. business use) to ensure surveillance during
other options The resultant masterplan will need to the day. Active frontages are included,
incorporate designing out crime measures. especially along the cycle/pedestrian
network. Any resultant masterplan would
need to incorporate designing out crime
3 To improve accessibility to 1. What proportion of the listed Less than 4 (provided within development) 4-5 (provided within development) 4-5 (provided within development) 4-5 (provided within development) 4-5 (provided within development) 4-5 (provided within development) There are very few existing facilities 4-5 (provided within development)
essential services and essential services and facilities are Option 1 would provide some facilities as Option 2 would provide a number of new Option 3 would provide a number of new Option 4 would provide a number of new Option 5 would provide a number of new Option 6 would provide new facilities within walking distance of Abbey Barn Abbey Barn South and Daws Hill are
facilities and to provide within walking distance of the site? e.g. part of future development. This option facilities including a primary school, , local facilities including a primary school, local facilities including a primary school, local facilities including a primary school, local including a primary school, local shops South and Daws Hill and both sites are in identified within accessibility zone 5.
opportunities to obtain good Number of provides the least housing therefore shops and a park. The amount of dwellings shops and a park. The amount of dwellings shops, a park and the relocation of John shops, a park and the relocation of RC and a park. The amount of dwellings could accessibility zone 5. Therefore, a range of However, the final option would provide
access to high quality Post Offices, Primary School, GP and local contributions towards facilities is likely to could generate significant developer could generate significant developer Hamden Grammar School on Abbey Barn school. The amount of dwellings could generate significant developer facilities and services need to be provided new facilities including a primary school,
health, education, recreation shop be less than the other options. Daws Hill is contributions towards such facilities. Abbey contributions towards such facilities. Abbey South. The amount of dwellings could generate significant developer contributions towards such facilities on on site in the final option utilising both community hall/ club, local shops and a
and other community identified within accessibility Zone 5, with Barn South is not within walking distance of Barn North is within walking distance of generate significant developer contributions towards such facilities Daws Hill although not as much as option areas. park. The amount of dwellings could
facilities and services very few existing facilities close by existing community facilities, although some existing facilities although none contributions towards such facilities, although not as much as option 2. Abbey 2. Abbey Barn North is within walking Abbey Barn North would not include generate significant developer
could utilise facilities on Daws Hill. Abbey proposed on site. Abbey Barn South is not although not as much as option 2, 3, 5 and Barn North is within walking distance of distance of some existing facilities although facilities onsite therefore the final option contributions towards such facilities. The
Barn North is within accessibility zone 4 within walking distance of existing 6. Abbey Barn North is within walking some existing facilities although none none proposed on site. Abbey Barn South should not include development on this potential for the relocation of the RC
and could utilise facilities on Wycombe community facilities, although could utilise distance of some existing facilities although proposed on site. Abbey Barn South is not is not within walking distance of existing site (amongst other reasons). Schools would also provide additional
Marsh development although none are facilities on Daws Hill. Abbey Barn North is none proposed on site. Abbey Barn South within walking distance of existing community facilities, although could utilise The highest amount of developer facilities on site.
provided on site. Abbey Barn South and within accessibility zone 4 and Abbey Barn is not within walking distance of existing community facilities, although could utilise facilities on Daws Hill. Abbey Barn North is contributions will be generated from those
Daws Hill are identified within accessibility South and Daws Hill is identified within community facilities, although could utilise facilities on Daws Hill. Abbey Barn North is within accessibility zone 4 and Abbey Barn options that have significant amounts of
zone 5 accessibility zone 5 facilities on Daws Hill. Abbey Barn North is within accessibility zone 4 and Abbey Barn South and Daws Hill is identified within housing therefore a. However, the final
within accessibility zone 4 and Abbey Barn South and Daws Hill is identified within accessibility zone 5 option needs to balance the amount of
South and Daws Hill is identified within accessibility zone 5 housing with other uses so that traffic
accessibility zone 5 generation is minimised.
Assessment of effect 0
4 Encourage a sense of 1. Would option lead to an isolated Neither Consolidate and enhance Consolidate and enhance Consolidate and enhance Consolidate and enhance Consolidate and enhance Development of Daws Hill only (Option Consolidate and enhance
community identity and form of development or 1) would only partially contribute to the
welfare coalescence of existing provision of facilities to the area and to an
settlements? enhanced gateway. Therefore the sites
Option 1 does not include Abbey Barn Option 2 would consolidate and enhance Option 3 would consolidate and enhance Option 4 would consolidate and enhance Option 5 would consolidate and enhance Option 6 would consolidate and enhance need to be masterplanned together to The final option would consolidate and
North and only part of Abbey Barn South the existing development, using both the existing development, using both the existing development, using both the existing development, using both the existing development, using both create a consolidated development. enhance the existing development via the
for recreational uses. This option would Abbey Barn South and Abbey Barn North Abbey Barn South and Abbey Barn North Abbey Barn South and Abbey Barn North Abbey Barn South and Abbey Barn North Abbey Barn South and Abbey Barn North Abbey Barn North has limited prospect of production of a comprehensive masterplan
form a self contained development as there sites to produce a comprehensive sites to produce a comprehensive sites to produce a comprehensive sites to produce a comprehensive sites to produce a comprehensive integrating with existing development at for the area creating a focal point for the
is only a single point of access. masterplan for the area. However, Abbey masterplan for the area. However, Abbey masterplan for the area. However, Abbey masterplan for the area. However, Abbey masterplan for the area. However, Abbey Wycombe Marsh and also the proposed wider area. Flackwell Heath is
Barn North is isolated from the main Barn North is isolated from the main Barn North is isolated from the main Barn North is isolated from the main Barn North is isolated from the main development at Abbey Barn South and approximately 1km away, and Abbey Barn
development area. Flackwell Heath is development area. Flackwell Heath is development area. Flackwell Heath is development area. Flackwell Heath is development area. Flackwell Heath is Daws Hill. Therefore it is recommended South is well screened, there is therefore
approximately 1km away, and Abbey Barn approximately 1km away, and Abbey Barn approximately 1km away, and Abbey Barn approximately 1km away, and Abbey Barn approximately 1km away, and Abbey Barn that Abbey Barn North should not be taken no issue of coalescence. Abbey Barn North
South is well screened, there is therefore South is well screened, there is therefore South is well screened, there is therefore South is well screened, there is therefore South is well screened, there is therefore forward into the final option. has not been included as it has limited
no issue of coalescence no issue of coalescence no issue of coalescence no issue of coalescence no issue of coalescence prospect of integrating to existing or new
Social
sites, thus reinforcing the overall sense of

identity of the development.
2. Is option beneficial to Super Not in an area of deprivation Not in an area of deprivation Not in an area of deprivation Not in an area of deprivation Not in an area of deprivation Not in an area of deprivation Not in an area of deprivation
Output Areas of social deprivation?
Super Output Areas within Abbey and Super Output Areas within Abbey and Super Output Areas within Abbey and Super Output Areas within Abbey and Super Output Areas within Abbey and Super Output Areas within Abbey and Super Output Areas within Abbey and
Ryemead wards are not within top 20% of Ryemead wards are not within top 20% of Ryemead wards are not within top 20% of Ryemead wards are not within top 20% of Ryemead wards are not within top 20% of Ryemead wards are not within top 20% of Ryemead wards are not within top 20% of
most deprived SOA's in the Country. most deprived SOA's in the Country. most deprived SOA's in the Country. most deprived SOA's in the Country. most deprived SOA's in the Country. most deprived SOA's in the Country. most deprived SOA's in the Country.
Therefore no impact Therefore no impact Therefore no impact Therefore no impact Therefore no impact Therefore no impact Therefore no impact
5 Improve and maintain 1. Would option reduce or Potentially reduce Potentially increase available facilities Potentially increase available facilities Potentially increase available facilities Potentially increase available facilities Potentially increase available facilities
Recommended that no residential Potentially reduce
health and well-being of the exacerbate open space development is located within the AQMA
population and reduce deficiency? and that a buffer zone is incorporated
inequalities in health The site is in an open space deficiency Sites are in an open space deficiency area. Sites are in an open space deficiency area. Sites are in an open space deficiency area. Sites are in an open space deficiency area. Sites are in an open space deficiency area. along the M40 to reduce noise pollution Sites are in an open space deficiency area.
area. Tennis courts retained. Use of open Tennis courts and baseball pitch retained New recreational facilities and formal open New recreational facilities and formal open New recreational facilities and formal open New recreational facilities and formal open Open space provision should address New recreational facilities and formal open
space and recreational facilities in and new recreational facilities and formal space provided to overcome deficiency. space provided to overcome deficiency. space provided to overcome deficiency. space provided to overcome deficiency. existing deficiency. space provided to overcome deficiency,
adjoining sites open space provided on site Tennis courts retained. However, identified Tennis courts retained. However, identified Tennis courts and baseball pitch. Tennis courts and baseball pitch retained. Retention of tennis courts, baseball although not met on site for Daws Hill and
open space (baseball pitch) used for open space (baseball pitch) used for Education establishments will increase pitch, and avenue. therefore will need to be compensated for
development although compensated for development although compensated for open space provision Provision of LEAP, NEAP and MUGA on Abbey Barn South. Tennis courts,
elsewhere elsewhere. Education establishments will facilities in accordance with policy. baseball pitch and avenue retained.
increase open space provision Provision of LEAP, NEAP and MUGA
facilities and also allotments. Education
establishments will increase open space
provision if the campus is used for
educational purposes (relocation of RC
Schools)
2. Are there sport, leisure and/or Yes Yes Yes Yes Yes Yes Yes
recreational facilities within 800m
of the site?
Yes and some facilities provided on site Yes and further facilities provided on site Yes and further facilities provided on site Yes and further facilities provided on site Yes and further facilities provided on site Yes and further facilities provided on site. Yes and further facilities provided on site
Provides the most leisure facilities of all
options
3. Does the area suffer from poor Small area within AQMA Small area within AQMA Small area within AQMA Small area within AQMA Small area within AQMA Small area within AQMA Small area within AQMA
air quality?
A small area of Daws Hill is located within A small area of Abbey Barn South and A small area of Abbey Barn South and A small area of Abbey Barn South and A small area of Abbey Barn South and A small area of Abbey Barn South and A small area of Abbey Barn South and
an AQMA. Residential development is Daws Hill are located within an AQMA. Daws Hill are located within an AQMA. Daws Hill are located within an AQMA. Daws Hill are located within an AQMA. Daws Hill are located within an AQMA. Daws Hill are located within an AQMA. The
located within this area. Residential development is located within Residential development is located within Residential development is located within Residential development is located within Residential development is located within final option shows that no residential
this area. this area. this area. this area. this area. development is located within this area and
buffer areas are incorporated
4. Is site affected by existing noise Yes although mitigation possible Yes although mitigation possible Yes although mitigation possible Yes although mitigation possible Yes although mitigation possible Yes although mitigation possible Yes although mitigation possible
sources?
Yes - M40 noise affects Daws Hill. Option 1 Yes - M40 noise affects Abbey Barn South Yes - M40 noise affects Abbey Barn South Yes - M40 noise affects Abbey Barn South Yes - M40 noise affects Abbey Barn South Yes - M40 noise affects Abbey Barn South Yes - M40 noise affects Abbey Barn South
has a small area of residential within close and Daws Hill. Option 2 has a small area of and Daws Hill. Option 3 has a small area of and Daws Hill. Option 4 has a small area of and Daws Hill. Option 5 has a small area of and Daws Hill. Option 6 has a small area of and Daws Hill, however, residential
proximity to the M40. However, buffer zone residential within close proximity to the residential within close proximity to the residential within close proximity to the residential within close proximity to the residential within close proximity to the development is not located within close
is incorporated as a mitigation measure M40. However, buffer zone is incorporated M40 within the Daws Hill site. However, M40 at Daws Hill. However, buffer zone is M40 at Daws Hill. However, buffer zone is M40 within the Daws Hill site. However, proximity. Areas of open space are
as a mitigation measure buffer zone is incorporated as a mitigation incorporated as a mitigation measure incorporated as a mitigation measure. buffer zone is incorporated as a mitigation proposed for the final option e.g.
measure Relocation of RC School from current measure Allotments, Senior multi-purpose pitch (or
location would be beneficial as currently STP) along the length of the M40. If option
located adjacent to M40 came forward for the relocation of the RC
School from there current location, this
would be beneficial as they are currently
located adjacent to the M40
5. Would option significantly

increase ambient noise levels? No Effect No Effect No Effect No Effect No Effect Potentially increase No Effect
No Effect No Effect No Effect No Effect No Effect Potentially increase No Effect
Assessment of effect x
6 To reduce contributions to 1. Would option offer opportunity Potential for contribution Potential for contribution Significant contribution Potential for contribution Significant contribution Significant contribution Potential for contribution
climate change through: for energy conservation, This option does not offer the best match This option does not offer the best match This option offers a good match for CHP This option could offer a good match for This option could offer a good match for This site offers a good match for CHP as Recommend that a mix of uses needs The final option offers a good match for
a) Sustainable building renewable energy production and for CHP as there will be a reduced for CHP as there will be a reduced (whether heat or electric led) as there is a CHP depending on the requirement for CHP depending on the requirement for there is a requirement for heat and to be incorporated within the sites so that CHP as the mix of uses can provide a
practices SUD's? requirement for heat and electricity requirement for heat and electricity requirement for heat and electricity heat and electricity throughout the day and heat and electricity throughout the day and electricity throughout the day. Scope for there is an electricity demand throughout balance between need for electricity
b) Maximising the potential e.g. Combined Heat and Power, use throughout the day. Scope for onsite throughout the day. Scope for onsite throughout the day. Scope for onsite the requirement from the schools during the requirement from the schools during onsite renewables. There will be a large the day to make CHP a viable option. throughout the day and night.
for renewable energy and of renewables renewables. All options to include renewables. All options to include renewables. There will be a large energy term time. Scope for onsite renewables. term time. Scope for onsite renewables. energy requirement for the snowdome and Recommend that alternatives to air Consideration should be given to the
energy conservation sustainable building practices and SUD's sustainable building practices and SUD's requirement for the offices and resulting Consideration should be given to the Consideration should be given to the resulting CO2 emissions will be higher than conditioning should be considered for embodied CO2 costs of dismantling the
CO2 emissions are likely to be higher than embodied CO2 costs of dismantling the embodied CO2 costs of dismantling the a site with predominately dwellings. All commercial development and a balance school and rebuilding, however, projected
a site with predominately dwellings due to school (in good state of repair) and schools (part in average state of repair and options to include sustainable building between different land uses. CO2 saved from improved energy
the requirement of air conditioning for the rebuilding, however, projected CO2 saved needing investment) and rebuilding, practices and SUD's Final option needs to include performance of the schools is an important
commercial units. Alternatives to air from improved energy performance of the however, projected CO2 saved from sustainable building practices and SUD's. part of this consideration. There will be a
conditioning should be considered. All schools is an important part of this improved energy performance of the smaller energy requirement for the offices
options to include sustainable building consideration. There will be a large energy schools is an important part of this and resulting CO2 emissions are likely to
practices and SUD's requirement for the offices and resulting consideration. There will be a large energy be a lot less than other options considered
CO2 emissions are likely to be higher than requirement for the offices and resulting earlier. Alternatives to air conditioning
a site with predominately dwellings due to CO2 emissions are likely to be higher than should be considered. The final option
the requirement of air conditioning for the a site with predominately dwellings due to includes sustainable building practices and
commercial units. Alternatives to air the requirement of air conditioning for the SUD's.
conditioning should be considered. All commercial units. Alternatives to air
options to include sustainable building conditioning should be considered. All
practices and SUD's options to include sustainable building
practices and SUD's
7 To encourage the use of 1. Accessibility Zone Poor Accessibility Poor Accessibility Poor Accessibility Poor Accessibility Poor Accessibility Poor Accessibility The sites currently suffer from poor Poor Accessibility
sustainable methods of Zone 5 Zone 4/5 Zone 4/5 Zone 4/5 Zone 4/5 Zone 4/5 accessibility. It is therefore recommended Zone 4/5. However, the final option would
transport to reduce negative that the final option provides sufficient increase accessibility with the introduction
effects on the environment housing and other uses to support high of a high frequency public transport
quality public transport (i.e. above that servicing the development and also a
proposed in option 1). comprehensive cycle and pedestrian
Business options generate significant network.
peak hour traffic therefore business land
2. Is site within walking distance of a half No No but bus service will be provided No but bus service will be provided No but bus service will be provided No but bus service will be provided No but bus service will be provided uses should be reduced from those No but bus service will be provided
hourly bus service? None of the sites included within the None of the sites included within the None of the sites included within the None of the sites included within the None of the sites included within the None of the sites included within the proposed in Option 3, 4 and 5. None of the sites are currently within 400m
options are within 400m of a half hourly options are within 400m of a half hourly options are within 400m of a half hourly options are within 400m of a half hourly options are within 400m of a half hourly options are within 400m of a half hourly Comprehensive cycle and pedestrian of a half hourly service at present.
service. service. service. service. service. service. network to be taken forward into the final Although the final option will include high
option. frequency public transport - with a
Daws Hill has only one point of entry proposed 15 minute frequency
3. Is the site within 800m of a cycle Yes Yes Yes Yes Yes Yes therefore requires Abbey Barn South to Yes
route or potential cycle route? All options could facilitate further potential All options could facilitate further potential All options could facilitate further potential All options could facilitate further potential All options could facilitate further potential All options could facilitate further potential ensure safe access (emergency access Cycle route within 800 m of site at present.
cycle routes. Cycle route within 800 m of cycle routes. Cycle route within 800 m of cycle routes. Cycle route within 800 m of cycle routes. Cycle route within 800 m of cycle routes. Cycle route within 800 m of cycle routes. Cycle route within 800 m of point). Final option includes a comprehensive
site site site site site site Different combinations of highway cycle/pedestrian network.
infrastructure investment and land use
should be proposed. At least one option
should not require the creation of a new
4. Ability to improve public No Yes Yes Yes Yes Yes Yes
link road south of the M40
transport in the long-term? This option also has the lowest bus This option can support high frequency This option can support high frequency This option can support high frequency This option can support high frequency This option can support high frequency The final option would improve public
patronage levels and is unlikely to result in public transport public transport public transport public transport public transport. Trips associated with a transport accessibility. Proposed 15 minute
sufficient revenues to run services on a major commercial sporting venue are likely frequency service.
commercial basis. to take place at certain times of the week /
year and may be able to be catered for
through targeted travel planning measures
linking the site with the rail station and
coachway.
5. Can the site be safely accessed With improvements With improvements With improvements With improvements With improvements With improvements With improvements
by foot? Would require comprehensive footpath Would require comprehensive footpath Would require comprehensive footpath Would require comprehensive footpath Would require comprehensive footpath Would require comprehensive footpath Final option includes a comprehensive
network. network. network. network. network. network. footpath/cycle path network.
6. Can the site be safely accessed With improvements With improvements With improvements With improvements With improvements With improvements With improvements
by car? A second point of access into Daws Hill will Comprehensive road network would be Comprehensive road network would be Comprehensive road network would be Comprehensive road network would be Comprehensive road network would be Comprehensive road network would be
be required. This appears to be technically required. Daws Hill Road as a single required. Daws Hill Road as a single required. Daws Hill Road as a single required. Daws Hill Road as a single required. Daws Hill Road as a single required. Daws Hill Road as a single
feasibile. carriageway route would be insufficient to carriageway route would be insufficient to carriageway route would be insufficient to carriageway route would be insufficient to carriageway route would be insufficient to carriageway route would be insufficient to
deal with this level of flow and alternative deal with this level of flow and alternative deal with this level of flow and alternative deal with this level of flow and alternative deal with this level of flow and alternative deal with this level of flow and alternative
route(s) into the area would be needed. route(s) into the area would be needed. route(s) into the area would be needed. route(s) into the area would be needed. route(s) into the area would be needed. route(s) into the area would be needed.
Including access points onto Heath End
Road and Abbey Barn Lane.
7. Would the option have an Yes but can be overcome Yes but can be overcome Yes substantial Yes substantial Yes substantial Yes but can be overcome Yes but can be overcome
adverse impact on the transport Option 1 has the lowest traffic generation Option 2 and 6 (residential and leisure) This option would generate the most At this stage, no capacity testing has been At this stage, no capacity testing has been Option 2 and 6 (residential and leisure) Three options for local highway network
network? of all options - a lower traffic impact generate similar levels of peak hour traffic. number of trips in the am and pm peaks. At undertaken, but we would anticipate that undertaken, but we would anticipate that generate similar levels of peak hour traffic. improvement have been put forward which
compared to other options. The option is These are substantially lower (around 50% this stage, no capacity testing has been Options 3, 4 and 5 would require Options 3, 4 and 5 would require These are substantially lower (around 50% need further study.
unlikely to have significant impact at Handy or less) than the business options. undertaken, but we would anticipate that substantial highway infrastructure substantial highway infrastructure or less) than the business options.
Cross. Capacity improvements on the Capacity improvements on the network will Options 3, 4 and 5 would require improvements. improvements. Capacity improvements on the network will
network will be required. be required. substantial highway infrastructure be required.
improvements.
Assessment of effect x x x x x x x
8 To provide for sustainable 1. Are there constraints on water Yes but can be overcome Yes but can be overcome Yes but can be overcome Yes but can be overcome Yes but can be overcome Yes but can be overcome It is recommended that due to the Yes but can be overcome
l l f l ii i f h i i hi
levels of water use, supply Water resource capacity will be available Water resource capacity will be available Water resource capacity will be available Water resource capacity will be available Water resource capacity will be available Water resource capacity will be available sensitivity of the water environment in this Water resource capacity will be available
and management, including to accommodate growth, however, there to accommodate growth, however, there to accommodate growth, however, there to accommodate growth, however, there to accommodate growth, however, there to accommodate growth, however, there area that the final option should include to accommodate growth, however, there
quality of water sources are issues relating to the supply and waste are issues relating to the supply and waste are issues relating to the supply and waste are issues relating to the supply and waste are issues relating to the supply and waste are issues relating to the supply and waste mitigation measures to minimise the risk are issues relating to the supply and waste
water networks. water networks. water networks. water networks. water networks. water networks. of contamination and that development water networks.
There is concern that the network capacity There is concern that the network capacity There is concern that the network capacity There is concern that the network capacity There is concern that the network capacity There is concern that the network capacity within the north east part of Daws Hill is There is concern that the network capacity
in the area is unlikely to be able to support in the area is unlikely to be able to support in the area is unlikely to be able to support in the area is unlikely to be able to support in the area is unlikely to be able to support in the area is unlikely to be able to support used by a non-contaminating use. in the area is unlikely to be able to support
the demand anticipated from new the demand anticipated from new the demand anticipated from new the demand anticipated from new the demand anticipated from new the demand anticipated from new the demand anticipated from new
development. Further assessments will be development. Further assessments will be development. Further assessments will be development. Further assessments will be development. Further assessments will be development. Further assessments will be development. Further assessments will be
required at a more detailed design stage. It required at a more detailed design stage. It required at a more detailed design stage. It required at a more detailed design stage. It required at a more detailed design stage. It required at a more detailed design stage. It required at a more detailed design stage. It
should be noted that in the event of an should be noted that in the event of an should be noted that in the event of an should be noted that in the event of an should be noted that in the event of an should be noted that in the event of an should be noted that in the event of an
upgrade being required, up to three years upgrade being required, up to three years upgrade being required, up to three years upgrade being required, up to three years upgrade being required, up to three years upgrade being required, up to three years upgrade being required, up to three years
lead in time will be necessary and may lead in time will be necessary and may lead in time will be necessary and may lead in time will be necessary and may lead in time will be necessary and may lead in time will be necessary and may lead in time will be necessary and may
require developer funding require developer funding require developer funding require developer funding require developer funding require developer funding require developer funding
2. Are there constraints on the Yes but can be overcome Yes but can be overcome Yes but can be overcome Yes but can be overcome Yes but can be overcome Yes but can be overcome Yes but can be overcome
sewerage system that affect the
site?
Sewage treatment capacity will be Sewage treatment capacity will be Sewage treatment capacity will be Sewage treatment capacity will be Sewage treatment capacity will be Sewage treatment capacity will be Sewage treatment capacity will be
available to accommodate growth, available to accommodate growth, available to accommodate growth, available to accommodate growth, available to accommodate growth, available to accommodate growth, available to accommodate growth,
however, there are issues relating to the however, there are issues relating to the however, there are issues relating to the however, there are issues relating to the however, there are issues relating to the however, there are issues relating to the however, there are issues relating to the
waste water networks. The Environment waste water networks. The Environment waste water networks. The Environment waste water networks. The Environment waste water networks. The Environment waste water networks. The Environment waste water networks. The Environment
Agency have responded and state that Agency have responded and state that Agency have responded and state that Agency have responded and state that Agency have responded and state that Agency have responded and state that Agency have responded and state that
alternatives to mains sewage treatment alternatives to mains sewage treatment alternatives to mains sewage treatment alternatives to mains sewage treatment alternatives to mains sewage treatment alternatives to mains sewage treatment alternatives to mains sewage treatment
might be an option, but it should be noted might be an option, but it should be noted might be an option, but it should be noted might be an option, but it should be noted might be an option, but it should be noted might be an option, but it should be noted might be an option, but it should be noted
that the water environment in the areas is that the water environment in the areas is that the water environment in the areas is that the water environment in the areas is that the water environment in the areas is that the water environment in the areas is that the water environment in the areas is
“relatively sensitive”. It should be noted “relatively sensitive”. It should be noted “relatively sensitive”. It should be noted “relatively sensitive”. It should be noted “relatively sensitive”. It should be noted “relatively sensitive”. It should be noted “relatively sensitive”. It should be noted
that in the event of an upgrade being that in the event of an upgrade being that in the event of an upgrade being that in the event of an upgrade being that in the event of an upgrade being that in the event of an upgrade being that in the event of an upgrade being
required, up to three years lead in time will required, up to three years lead in time will required, up to three years lead in time will required, up to three years lead in time will required, up to three years lead in time will required, up to three years lead in time will required, up to three years lead in time will
be necessary and may require developer be necessary and may require developer be necessary and may require developer be necessary and may require developer be necessary and may require developer be necessary and may require developer be necessary and may require developer
funding funding funding funding funding funding funding
3. Would option have an effect on Minor negative impact Minor negative impact Minor negative impact Minor negative impact Minor negative impact Minor negative impact Minor negative impact
the quality of water resources?
Daws Hill is located within SPZ Zone 3 with Daws Hill is located within SPZ Zone 3 with Daws Hill is located within SPZ Zone 3 with Daws Hill is located within SPZ Zone 3 with Daws Hill is located within SPZ Zone 3 with Daws Hill is located within SPZ Zone 3 with Daws Hill is located within SPZ Zone 3 with
the north east part located within Zone 2. the north east part located within Zone 2. the north east part located within Zone 2. the north east part located within Zone 2. the north east part located within Zone 2. the north east part located within Zone 2. the north east part located within Zone 2.
Potential for local contamination that could Abbey Barn South and North are located Abbey Barn South and North are located Abbey Barn South and North are located Abbey Barn South and North are located Abbey Barn South and North are located Abbey Barn South is located within SPZ
lead to deterioration of ground water within SPZ Zone 3. Potential for local within SPZ Zone 3. Potential for local within SPZ Zone 3. Potential for local within SPZ Zone 3. Potential for local within SPZ Zone 3. Potential for local Zone 3. Potential for local contamination
quality. This would not constrain the contamination that could lead to contamination that could lead to contamination that could lead to contamination that could lead to contamination that could lead to that could lead to deterioration of ground
redevelopment of the site providing that deterioration of ground water quality. This deterioration of ground water quality. This deterioration of ground water quality. This deterioration of ground water quality. This deterioration of ground water quality. This water quality. However, mitigation
mitigation measures are used to minimise would not constrain the redevelopment of would not constrain the redevelopment of would not constrain the redevelopment of would not constrain the redevelopment of would not constrain the redevelopment of measures are to be employed which will
Environment
the risk the site providing that mitigation measures the site providing that mitigation measures the site providing that mitigation measures the site providing that mitigation measures the site providing that mitigation measures minimise the risk and a green buffer zone
are used to minimise the risk are used to minimise the risk are used to minimise the risk are used to minimise the risk are used to minimise the risk is located in the north east corner of Daws
Hill
Assessment of effect 0 0 0 0 0 0 0
9 To maintain and enhance 1. Would option have an effect on No effect/unsure Adverse affect on locally designated area Adverse affect on locally designated area Adverse affect on locally designated area Adverse affect on locally designated area Adverse affect on locally designated area Final option needs to ensure the No affect/unsure
biodiversity, flora and fauna nationally or locally designated Daws Hill adjoins Deangarden Wood – Site Daws Hill and Abbey Barn North and South Daws Hill and Abbey Barn North and South Daws Hill and Abbey Barn North and South Daws Hill and Abbey Barn North and South Daws Hill and Abbey Barn North and South retention of The Ride (avenue of trees Daws Hill and Abbey Barn South adjoins
and avoid irreversible sites (SAC’s, SSSIs, CWS, LNRs, protected of Importance for Nature Conservation adjoins Deangarden Wood – Site of adjoins Deangarden Wood – Site of adjoins Deangarden Wood – Site of adjoins Deangarden Wood – Site of adjoins Deangarden Wood – Site of within Abbey Barn South). Deangarden Wood – Site of Importance for
losses species etc)? (SINC), County Wildlife Site and semi Importance for Nature Conservation Importance for Nature Conservation Importance for Nature Conservation Importance for Nature Conservation Importance for Nature Conservation Mitigation measures including green Nature Conservation (SINC), County
natural ancient woodland. No definitive (SINC), County Wildlife Site and semi (SINC), County Wildlife Site and semi (SINC), County Wildlife Site and semi (SINC), County Wildlife Site and semi (SINC), County Wildlife Site and semi buffer areas surrounding Deangarden Wildlife Site and semi natural ancient
evidence of protected species on site. natural ancient woodland. Development at natural ancient woodland. Development at natural ancient woodland. Development at natural ancient woodland. Development at natural ancient woodland. Development at wood, which will be utilised as a cycle and woodland. Development at Abbey Barn
Mitigation measures including green buffer Abbey Barn North and South could have an Abbey Barn North and South could have an Abbey Barn North and South could have an Abbey Barn North and South could have an Abbey Barn North and South could have an walking network. North is subject to environmental
zones are included within this option impact on protected species. Abbey Barn impact on protected species. Abbey Barn impact on protected species. Abbey Barn impact on protected species. Abbey Barn impact on protected species. Abbey Barn It is recommended that Abbey Barn feasibility, however, a small area of the site
South contains an avenue of trees which is South contains an avenue of trees which is South contains an avenue of trees which is South contains an avenue of trees which is South contains an avenue of trees which is North is not used for development will be required by the suggested re-
protected by a group Tree Preservation protected by a group Tree Preservation protected by a group Tree Preservation protected by a group Tree Preservation protected by a group Tree Preservation purposes apart from creating a safer road alignment of Abbey Barn Lane although
Order, although this is to be retained in all Order, although this is to be retained in all Order, although this is to be retained in all Order, although this is to be retained in all Order, although this is to be retained in all link due to its environmental sensitivity. unlikely to have a significant impact as
options. Part of Abbey Barn North is options. Part of Abbey Barn North is options. Part of Abbey Barn North is options. Part of Abbey Barn North is options. Part of Abbey Barn North is compared to being developed. Abbey Barn
designated as a Biological Notification Site. designated as a Biological Notification Site. designated as a Biological Notification Site. designated as a Biological Notification Site. designated as a Biological Notification Site. South contains an avenue of trees which is
Mitigation measures including green buffer Mitigation measures including green buffer Mitigation measures including green buffer Mitigation measures including green buffer Mitigation measures including green buffer protected by a group Tree Preservation
zones are included within this option zones are included within this option zones are included within this option zones are included within this option zones are included within this option Order which is retained in the final option
2. Would the option result in the Few Few Few Few Few Few Few
loss of trees/ hedgerows/ All options would result in some loss of All options would result in some loss of All options would result in some loss of All options would result in some loss of All options would result in some loss of All options would result in some loss of The final option would result in some loss
woodland or ponds? trees and/or hedgerows (approx 80% trees and/or hedgerows (approx 80% trees and/or hedgerows (approx 80% trees and/or hedgerows (approx 80% trees and/or hedgerows (approx 80% trees and/or hedgerows (approx 80% of trees and/or hedgerows (approx 80%
retained). No ponds located within any of retained). No ponds located within any of retained). No ponds located within any of retained). No ponds located within any of retaine). No ponds located within any of the retained). No ponds located within any of retained). No ponds located within any of
the sites. Landscaping to be incorporated the sites. Landscaping to be incorporated the sites. Landscaping to be incorporated the sites. Landscaping to be incorporated sites. Landscaping to be incorporated and the sites. Landscaping to be incorporated the sites. Landscaping to be incorporated
and carefully considered for all options and carefully considered for all options. and carefully considered for all options. and carefully considered for all options. carefully considered for all options. Abbey and carefully considered for all options. and carefully considered for all options.
Abbey Barn South contains an avenue of Abbey Barn South contains an avenue of Abbey Barn South contains an avenue of Barn South contains an avenue of trees Abbey Barn South contains an avenue of Abbey Barn South contains an avenue of
trees which is protected by a group Tree trees which is protected by a group Tree trees which is protected by a group Tree which is protected by a group Tree trees which is protected by a group Tree trees which is protected by a group Tree
Preservation Order and therefore retained Preservation Order and therefore retained Preservation Order and therefore retained Preservation Order and therefore retained Preservation Order and therefore retained Preservation Order and therefore retained
in all options in all options in all options in all options in all options and potentially improved
3. Would option offer potential to No effect/not a degraded area No effect/not a degraded area No effect/not a degraded area No effect/not a degraded area No effect/not a degraded area No effect/not a degraded area No effect/not a degraded area
create new habitats in degraded The area is not degraded. Potential to The area is not degraded. Potential to The area is not degraded. Potential to The area is not degraded. Potential to The area is not degraded. Potential to The area is not degraded. Potential to The area is not degraded. Potential to
area? create new habitats in all options. create new habitats in all options. create new habitats in all options. create new habitats in all options. create new habitats in all options. create new habitats in all options. create new habitats. Protection and
Protection and management of existing on Protection and management of existing on Protection and management of existing on Protection and management of existing on Protection and management of existing on Protection and management of existing on management of existing on site features
site features including TPO's site features including TPO's site features including TPO's site features including TPO's site features including TPO's site features including TPO's including TPO's
Assessment of effect 0 xx xx xx xx xx 0
10 To protect and enhance the 1. Would option have effect on Potential for adverse affect on locally Potential for adverse affect on locally Potential for adverse affect on locally Potential for adverse affect on locally Potential for adverse affect on locally Potential for adverse affect on locally Recommended that the final option Potential for adverse affect on locally
landscape and townscape designated sites: AONB, LLAs and designated area. Potential for adverse designated area. Potential for adverse designated area. Adverse impact on designated area. Adverse impact on designated area. Adverse impact on designated area. Potential for adverse retains designated open space. designated area. Potential for adverse
character of the District and AALs impact on nationally designated site impact on nationally designated site nationally designated site nationally designated site nationally designated site impact on nationally designated site Development should not exceed 4 impact on nationally designated site
in particular, those areas of storeys to prevent adverse impact on
designated importance AONB.
Option could impact on Deangarden Wood. Option could impact on Abbey Barn North Option could impact on Abbey Barn North Option could impact on Abbey Barn North Option could impact on Abbey Barn North Option could impact on Abbey Barn North The proposed mitigation measures will
All options adjacent to the Green Belt LLA and Deangarden Wood. All options LLA and Deangarden Wood. All options LLA and Deangarden Wood. All options LLA and Deangarden Wood. All options LLA and Deangarden Wood. All options Mitigation measures to protect minimise the risk of adverse impact on
boundary and close proximity to AONB. adjacent to the Green Belt boundary and adjacent to the Green Belt boundary and adjacent to the Green Belt boundary and adjacent to the Green Belt boundary and adjacent to the Green Belt boundary and Deangarden Wood such as buffer zones Deangarden Wood. The final option is
Mitigation measures employed to reduce close proximity to AONB. Mitigation close proximity to AONB. This option close proximity to AONB. This option close proximity to AONB. This option close proximity to AONB. Mitigation should be used. adjacent to the Green Belt boundary and
impact e.g. buffer zones measures employed to reduce impact e.g. includes transport infrastructure South of includes transport infrastructure South of includes transport infrastructure South of measures employed to reduce impact e.g. Abbey Barn North should not be used close proximity to AONB, although there
buffer zones the M40 which would encroach into the the M40 which would encroach into the the M40 which would encroach into the buffer zones for development in the final option apart will be minimal impact.
AONB and Green Belt. Mitigation AONB and Green Belt. Mitigation AONB and Green Belt. Mitigation from creating a safer road link.
measures employed to reduce impact e.g. measures employed to reduce impact e.g. measures employed to reduce impact e.g. Different combinations of highway
buffer zones buffer zones buffer zones infrastructure investment and land use
should be proposed. At least one option
should not require the creation of a new
link road south of the M40.
2. Would the proposal result in the None None Loss of part of the Ride Loss of part of the Ride None None Retention and enhancement of Ride
loss of designated green space or No loss No loss Loss of open space in Abbey Barn South Loss of open space in Abbey Barn South No loss No loss Ride retained and enhanced to become a
other open space of value? although proposed park and pitches to although proposed park and pitches to formal park. Green corridor between
replace this area replace this area Deangarden Wood and countryside
retained.
3. Would option have an impact on Neutral Neutral Neutral Neutral Neutral Yes Neutral
existing views and the wider Height of development would have no Height of development would have no Height of development would have no Height of development would have no Height of development would have no Height of development could potentially Height of development would have no
landscape? adverse impact adverse impact adverse impact adverse impact adverse impact have an adverse impact adverse impact. Development does not
e.g. green/treed hillsides in High exceed 4 storeys
Wycombe
Assessment of effect 0 x xx xx x xx 0
11 To conserve and where 1. Would option have an impact No effect No effect No effect No effect No effect No effect Retention of the historic ride/park. No effect
appropriate enhance the on: All options are adjacent to a historic park All options are adjacent to a historic park All options are adjacent to a historic park All options are adjacent to a historic park All options are adjacent to a historic park All options are adjacent to a historic park Low density development adjacent to The final option is located adjacent to a
historic environment Listed buildings, Conservation and garden and conservation area. and garden and conservation area. and garden and conservation area. and garden and conservation area. and garden and conservation area. and garden and conservation area. historic park and garden and conservation historic park and garden and conservation
Areas, Scheduled Ancient However, in all options lower density However, in all options lower density However, in all options lower density However, in all options lower density However, in all options lower density However, in all options lower density area. area. However, lower density residential
Monuments and other recognised residential development is located adjacent residential development is located adjacent residential development is located adjacent residential development is located adjacent residential development is located adjacent residential development is located adjacent development is located adjacent to such
archaeological sites, historic parks to such boundaries with green buffer areas to such boundaries with green buffer areas to such boundaries with green buffer areas to such boundaries with green buffer areas to such boundaries with green buffer areas to such boundaries with green buffer areas boundaries with green buffer areas
and gardens incorporating a cycle/pedestrian network. incorporating a cycle/pedestrian network. incorporating a cycle/pedestrian network. incorporating a cycle/pedestrian network. incorporating a cycle/pedestrian network. incorporating a cycle/pedestrian network. incorporating a cycle/pedestrian network.
Careful landscaping should be consider A listed building is also located adjacent to A listed building is also located adjacent to A listed building is also located adjacent to A listed building is also located adjacent to A listed building is also located adjacent to A listed building is also located adjacent to
around the northern part of the Daws Hill Abbey Barn South. Careful landscaping Abbey Barn South. Careful landscaping Abbey Barn South. Careful landscaping Abbey Barn South. Careful landscaping Abbey Barn South. Careful landscaping Abbey Barn South. The historic ride/park is
site should be consider around the northern should be consider around the northern should be consider around the northern should be consider around the northern should be consider around the northern retained in the final option
part of the Daws Hill site. Historic ride/park part of the Daws Hill site. Historic ride/park part of the Daws Hill site. Historic ride/park part of the Daws Hill site. Historic ride/park part of the Daws Hill site. Historic ride/park
is preserved in all options is preserved in all options is preserved in all options is preserved in all options is preserved in all options
Assessment of effect 0 0 0 0 0 0 0
12 Minimise waste and then re- 1. Would option offer opportunity Potential for significant contribution Potential for significant contribution Potential for significant contribution Potential for significant contribution Potential for significant contribution Potential for significant contribution Recommended that a recycling Potential for significant contribution
use it through recycling or for recycling or composting or Recycling schemes may form part of the Recycling schemes may form part of the Recycling schemes may form part of the Recycling schemes may form part of the Recycling schemes may form part of the Recycling schemes may form part of the scheme should form part of the new Recycling schemes to form part of the new
composting or recovering recovering energy from waste that new development new development new development new development new development new development development development
energy from waste that has has not been recycled or
not been recycled or composed?
composted
13 To conserve soil resources 1. What proportion of site is None Some Some Some Some Some Re-use of top soil within the Some
and quality considered ‘best and most Daws Hill – Majority of the site is Daws Hill – Majority of the site is Daws Hill – Majority of the site is Daws Hill – Majority of the site is Daws Hill – Majority of the site is Daws Hill – Majority of the site is development Daws Hill – Majority of the site is
versatile agricultural land’ (1,2,3a)? designated as ‘urban’. Grade 4 located to designated as ‘urban’. Grade 4 located to designated as ‘urban’. Grade 4 located to designated as ‘urban’. Grade 4 located to designated as ‘urban’. Grade 4 located to designated as ‘urban’. Grade 4 located to designated as ‘urban’. Grade 4 located to
the northern boundary the northern boundary. the northern boundary. the northern boundary. the northern boundary. the northern boundary. the northern boundary.
Abbey Barn South – Grade 2 Grade 3a Abbey Barn South – Grade 2 Grade 3a. Abbey Barn South – Grade 2 Grade 3a. Abbey Barn South – Grade 2 Grade 3a. Abbey Barn South – Grade 2 Grade 3a. Abbey Barn South – Grade 2 Grade 3a.
Abbey Barn North – Small amount of Abbey Barn North – Small amount of Abbey Barn North – Small amount of Abbey Barn North – Small amount of
Grade 2, with majority 3b and 4. Grade 2, with majority 3b and 4. Grade 2, with majority 3b and 4. Grade 2, with majority 3b and 4.
2. Would option reduce the amount Site not contaminated Site not contaminated Site not contaminated Site not contaminated Site not contaminated Site not contaminated Site not contaminated
of contaminated land? Phase 1 LQA has been undertaken for Phase 1 LQA has been undertaken for Phase 1 LQA has been undertaken for Phase 1 LQA has been undertaken for Phase 1 LQA has been undertaken for Phase 1 LQA has been undertaken for Phase 1 LQA has been undertaken for
Daws Hill. It notes that there are potential Daws Hill. It notes that there are potential Daws Hill. It notes that there are potential Daws Hill. It notes that there are potential Daws Hill. It notes that there are potential Daws Hill. It notes that there are potential Daws Hill. It notes that there are potential
contamination risks associated with contamination risks associated with contamination risks associated with contamination risks associated with contamination risks associated with contamination risks associated with contamination risks associated with
asbestos in existing buildings and asbestos in existing buildings and asbestos in existing buildings and asbestos in existing buildings and asbestos in existing buildings and asbestos in existing buildings and asbestos in existing buildings and
hydrocarbon contamination in confined to a hydrocarbon contamination in confined to a hydrocarbon contamination in confined to a hydrocarbon contamination in confined to a hydrocarbon contamination in confined to a hydrocarbon contamination in confined to a hydrocarbon contamination in confined to a
small area. This contamination is of low small area. This contamination is of low small area. This contamination is of low small area. This contamination is of low small area. This contamination is of low small area. This contamination is of low small area. This contamination is of low
significance to current users and the significance to current users and the significance to current users and the significance to current users and the significance to current users and the significance to current users and the significance to current users and the
surrounding environment surrounding environment surrounding environment surrounding environment surrounding environment surrounding environment surrounding environment
Assessment of effect 0 x x x x 0
14 To improve the efficiency of 1. What proportion of the site is All Some Some Some Some Some Development at Daws Hill should be Some
land use through the re-use previously developed land? Daws Hill = Brownfield. Existing Abbey Barn North and South = Greenfield, Abbey Barn North and South = Greenfield, Abbey Barn North and South = Greenfield, Abbey Barn North and South = Greenfield, Abbey Barn North and South = Greenfield, included within the final option Abbey Barn North and South = Greenfield,
of previously developed recreational/community uses utilised on Daws Hill = Brownfield Daws Hill = Brownfield Daws Hill = Brownfield Daws Hill = Brownfield Daws Hill = Brownfield Daws Hill = Brownfield
land Abbey Barn South
Assessment of effect 0 0 0 0 0
15 To minimise the risk of 1.Is it within EA Flood Zones 1, 2 Zone 1 Zone 1 Zone 1 Zone 1 Zone 1 Zone 1 Exclude Abbey Barn North from final Zone 1
flooding (in relation to both or 3 All sites/options are within Zone 1 All sites/options are within Zone 1 All sites/options are within Zone 1 All sites/options are within Zone 1 All sites/options are within Zone 1 All sites/options are within Zone 1 option due to flood risk from run off. All sites/options are within Zone 1
new and existing 2. Is the site in an area at risk of Unsure/possibly Yes Yes Yes Yes Yes Unsure/possibly
development) other forms of flood risk (such as Potential for a small risk of other types of Abbey Barn north has the potential risk of Abbey Barn north has the potential risk of Abbey Barn north has the potential risk of Abbey Barn north has the potential risk of Abbey Barn north has the potential risk of Potential for a small risk of other types of
groundwater and surface run-off)? flooding although minimised by the use of other forms of flood risk such as surface other forms of flood risk such as surface other forms of flood risk such as surface other forms of flood risk such as surface other forms of flood risk such as surface flooding although minimised by the use of
SUD's required for all options run-off due to topography. SUD's would be run-off due to topography. SUD's would be run-off due to topography. SUD's would be run-off due to topography. SUD's would be run-off due to topography. SUD's would be SUD's required
required for all options required for all options required for all options required for all options required for all options
Assessment of effect x x x x x
16 To encourage economic 1. Does the proposal provide for Yes Yes Yes Yes Yes Yes Office development to be provided on Yes
growth and competitiveness higher value employment Limited office development Some office development Out of all options, the business led option Significant amount of office space on Significant amount of office development Potential for office development site to provide for higher value Business campus or educational campus to
activities? provides for highest amount of higher Marlow Hill and onsite and education development employment activities. be taken forward as options
value employment activities Provision of school on site will provide
further higher value employment
2. Does the proposal result in the No No No No No No No
activities.
loss of employment land that has a No loss of employment land No loss of employment land No loss of employment land No loss of employment land No loss of employment land No loss of employment land No loss of employment land
potential continued economic role?
17 To achieve a broad balance 1. Does the proposal add to the Limited Significant Significant Significant Significant Significant Provision of residential development Significant
in the growth of housing, labour force (through residential This option provides the lowest amount of This option provides the highest amount of This option provides the second highest This option provides the fifth highest level This option provides the fourth highest This option provides the third highest above that identified within option 1 to add The proposal provides significant
population and employment development) residential units residential development although this is not amount of residential development and of residential development and significant amount of residential development and amount of residential development and to the labour force although needs to be residential development and on site
matched by on site employment provision significant amounts of on site employment amounts of on and off site employment matched by on and off site employment significant amounts of on site employment balanced with employment uses on or employment that is balanced (although
land land land land near site. dependent on option for campus area)
18 To encourage a diverse 1. Does the option provide for a No Yes Yes Yes Yes Yes Provide for a range of different Yes
economy including a vibrant range of employment uses and sizes Unlikely to provide for a range of Small range of employment uses and sizes A significant range of employment uses A range of employment uses and sizes A range of employment uses and sizes A range of employment uses and sizes employment uses on site and also site A range of employment uses and sizes
and sustainable tourism on the site employment uses and sizes. and sizes could be provided on site could be provided on site could be provided on site could be provided on site. sizes. could be provided on site.
sector
2. Could the proposal result in the No No No No No Yes No
provision of facilities encouraging Leisure facilities could result in attracting
tourism? additional visitors. Further service industry
jobs would be created
Economic
Assessment of effect x 0
19 To develop and maintain a 1. Does the proposal provide for or Provide for Provide for Provide for Provide for Provide for Provide for Recommend the inclusion of a new Provide for
skilled workforce to support result in the loss of training/ No loss of education facilities - All options No loss of education facilities - All options No loss of education facilities - All options No loss of education facilities - includes No loss of education facilities - includes No loss of education facilities - All options primary school. No loss of education facilities - includes
long-term competitiveness education facilities? provide for a primary school on Daws Hill provide for a primary school on Daws Hill provide for a primary school on Daws Hill new primary and relocation of secondary new primary and relocation of RC school in provide for a primary school on Daws Hill new primary and potential for RC school to
of the District site site site school in option option site be relocated subject to feasibility
Assessment of effect /
20 To reduce levels of social 1. Does the proposal result in the Limited Limited Significantly Significantly Significantly Some Provision of a range of different Significantly
polarisation and levels of retention of employment land that Some employment opportunities although Some employment opportunities although Option has significant employment space. Option has significant amounts of Option has significant amounts of Option will provide a range of leisure commercial uses and also educational Proposal could generate significant
deprivation has a potential continued least amount of all options. Area not within compared to other option it is minor. Area Area not within or close to an area of employment space. Area not within or employment space. Area not within or oriented jobs as well as office jobs. Area uses. amounts of employment space either via
economic role, or provide or close to area of deprivation not within or close to an area of deprivation deprivation close to an area of deprivation close to an area of deprivation not within or close to an area of deprivation relocation of RC Schools or onsite office
employment opportunities, in or development up to 25,000 sq m. Area not
close to areas of deprivation within or close to an area of deprivation
2. Does the proposal provide for Limited Limited Significantly Significantly Significantly Significantly Significantly
employment as part of a mixed use Option is limited in terms of creating a mix Option provides more of a mix of uses than Option provides a mix of uses Option provides a mix of uses Option provides a mix of uses Option provides a mix of uses Propsoal provides a mix of uses
development in an area in/close to use development option 1
area of deprivation? (proportion of
site given over to employment)
3. Does the proposal enable Site not located within an area of Sites not located within an area of Sites not located within an area of Sites not located within an area of Sites not located within an area of Sites not located within an area of Sites not located within an area of
access to education and skills deprivation deprivation deprivation deprivation deprivation deprivation deprivation
training to those in areas of Opportunity to provide education and Opportunity to provide education and Education and skill training as part of the Opportunity to provide education and Opportunity to provide education and Opportunity to provide education and Opportunity to provide education and
deprivation? training on site training on site business campus training on site training on site training on site training on site
Table 2.2 Assessment
summary table
Sustainability Objective Option 1 Option 2 Option 3 Option 4 Option 5 Option 6
Brownfield housing led Housing-led development Business Campus development Housing-led mixed-use development (A) Housing led mixed use (B) Leisure-led development Final Option
1 To provide the residents of Wycombe
District Council with the opportunity to live in
a quality home 9 99 99 99 99 99 99
2 To reduce crime, fear of crime and antisocial

activity through the creation of safer places
to live and work 9 9 99 99 99 99 99
3 To improve accessibility to essential

services and facilities and to provide
opportunities to obtain good access to high 0 9 9 9 9 9 9
quality health, education, recreation and
Social
other community facilities and services

4 Encourage a sense of community identity
and welfare
0 9 9 9 9 9 99
5 Improve and maintain health and well-being

of the population and reduce inequalities in
health x 9 9 9 99 99 99
6 To reduce contributions to climate change

through:
a) Sustainable building practices 9 9 99 9 99 99 99
b) Maximising the potential for renewable
energy and energy conservation
7 To encourage the use of sustainable
methods of transport to reduce negative
effects on the environment x x x x x x x
8 To provide for sustainable levels of water

use, supply and management, including
quality of water sources 0 0 0 0 0 0 0
9 To maintain and enhance biodiversity, flora

and fauna and avoid irreversible losses
xx xx xx xx xx xx 0
10 To protect and enhance the landscape and

townscape character of the District and in
particular, those areas of designated 0 x xx xx x xx 0
importance
11 To conserve and where appropriate enhance

the historic environment
9 9 9 9 9 9 9
13 To conserve soil resources and quality
9 0 x x x x 0
14 To improve the efficiency of land use

through the re-use of previously developed
land 99 0 0 0 0 0 0
15 To minimise the risk of flooding (in relation

to both new and existing development)
9 x x x x x 9
16 To encourage economic growth and

competitiveness
0 9 99 99 99 9 99
17 To achieve a broad balance in the growth of

housing, population and employment
9 99 99 99 99 99 99
18 To encourage a diverse economy including

a vibrant and sustainable tourism sector
x 0 9 9 9 99 9
19 To develop and maintain a skilled workforce

to support long-term competitiveness of the
District 9 9 9 99 99 9 99/9
20 To reduce levels of social polarisation and

levels of deprivation
9 9 99 99 99 99 99
2.2 Summary appraisals of options
Option 1
Social
2.2.2 This option would provide the least residential development as it excludes Abbey Barn
North and Abbey Barn South (apart from open space provision). However it would result
in the regeneration of an underutilised brownfield site
2.2.3 This option will have a more limited impact on affordable housing provision and will not
provide the critical mass necessary to support community facilities and therefore form an
isolated development.
2.2.4 Contributions towards community facilities will not be as substantial as other options. The
option includes the provision of a new primary school, although this will require external
funding, as the scale of the development will be insufficient to justify the requirement).
2.2.5 Open space provision could not be provided on site, and would require offsite provision.
Environment
2.2.6 This option excludes Abbey Barn North and Abbey Barn South (except for open space)
from the development area and therefore results in a less negative environmental impact
than all other options. Buffer zones will be required for the Daws Hill site adjacent to
Deangarden Wood.
2.2.7 It would be difficult to provide high quality public transport service for this option as
patronage would be low. Traffic impact for this option is the lowest compared to all other
options, although limited scope for offsite contributions. The site also has poor access as
there is only one access point and therefore a concern in terms of safety.
2.2.8 Limited scope for CHP although other forms of on-site renewables may be an option.
Economic
2.2.9 This option provides the least employment development of all the options and therefore it
has very limited positive effects on economic objectives. The option will have a limited
contribution in terms of adding to the labour force and to the provision of high quality
employment space.
Option 2
Social
2.2.10 This option would provides the most residential development, providing the greatest
opportunity to deliver a range of housing types and affordability levels. The option
includes the provision of a primary school and would also generate a significant
developer’s contribution for community facilities as compared to other options.
2.2.11 The utilisation of all development sites will also ensure that synergies are maintained and
that development is planned in a comprehensive manner. However, greenfield land will
be used to deliver the option.
10
Environment
2.2.12 This option would result in a negative impact as Abbey Barn North site is included as part
of the development area. This site contains a designated Landscape Area and also
ecological important areas (Biological Notification Area). Provision of open space/buffer
zones will be necessary in Abbey Barn North to reduce pressure associated with leisure
activities on the retained calcareous grassland. Buffer zones will also be required for
Daws Hill and Abbey Barn South adjacent to Deangarden Wood.
2.2.13 Public transport should be encouraged in all options due to current inaccessibility by
public transport in the study area. The option would be able to support high frequency
public transport. Traffic impact would not be as substantial as options with high levels of
employment uses during peak times. More than one access is required for this option
which could be accommodated from Daws Hill, Abbey Barn South and North.
2.2.14 Limited scope for CHP although other forms of on-site renewables may be an option.
Economic
2.2.15 This option provides for some employment development and therefore it has positive
effects on economic objectives. It does however; contribute significantly to the labour
force.
Option 3
Social
2.2.16 This option would provide a significant amount of housing but also employment
development. This will create a positive contribution towards affordable housing and also
contributions towards community facilities, including a primary school, although not as
much as Option 2.
2.2.17 The utilisation of all development sites will also ensure that synergies are maintained and
that development is planned in a comprehensive manner. However, greenfield land will
be used to deliver the option.
Environment
2.2.18 This option would result in a negative impact as it would generate the most number of
trips in the am and pm peaks as compared to other options, therefore creating an
unacceptable impact on the existing transport network. Public transport should be
encouraged in all options due to current inaccessibility by public transport in the study
area. The option would be able to support high frequency public transport. More than
one access is required for this option which could be accommodated from Daws Hill,
Abbey Barn South and North.
2.2.19 Abbey Barn North site is included as part of the development area. This site contains a
designated Landscape Area and Biological Notification Area. Provision of open
space/buffer zones will be necessary in Abbey Barn North to reduce pressure associated
with leisure activities on the retained calcareous grassland. Buffer zones will also be
required for Daws Hill and Abbey Barn South adjacent to Deangarden Wood.
2.2.20 This option is also a good match for CHP as energy use is required throughout the day
and night.
11
Economic
2.2.21 This option provides for substantial employment development and therefore it has major
positive effect on economic objectives as compared to all other options. It would also be
possible to include education and skill training as part of the business campus and
provide a major positive contribution in terms of providing high quality employment space.
Option 4
Social
2.2.22 This option would provide for some residential development although not as substantial
as option 2. The option includes the provision of a primary school and a secondary school
(relocation of John Hampden Grammar School) and would also generate developer
contributions for additional community facilities.
2.2.23 The utilisation of all development sites will also ensure that synergies are maintained,
including the wider area of the M40 gateway, and that development is planned in a
comprehensive manner. However, greenfield land will be used to deliver the option.
Environment
2.2.24 The option would generate a significant amount of additional trips in the am and pm
peaks on Marlow Hill and Daws Hill Lane, therefore creating a significant impact on the
existing transport network. Public transport should be encouraged in all options due to
current inaccessibility by public transport in the study area. Out of all options, the mixed
use led options would generate the highest bus patronage and therefore have the best
chance of services being maintained beyond any pump priming period.
and night.
Economic
2.2.27 This option provides for substantial employment development due to the relocation of
John Hampden School and therefore it has major positive effect on economic objectives.
It also provides for the opportunity to develop sites along Marlow Hill for employment
uses, creating an employment gateway into High Wycombe from the Handy Cross
Junction. New school facilities within the option provide the opportunity for use as a
community facility (i.e. open space/sports pitches etc) but also the possibility that the
schools can be used after hours as a training centre.
Option 5
Social
2.2.28 This option would provide for some additional housing although not as substantial as
option 2. The option includes the provision of a new primary school and relocation of the
Roman Catholic schools and would also generate developer contributions for additional
community facilities.
12
Environment
2.2.30 This option would result in a negative environmental impact. The option would generate a
significant amount of additional trips in the am and pm peaks at Handy Cross and Daws
Hill Lane, even when taking account of the synergies provided by the new interchange
hub of the proposed Coachway/ Park and Ride within walking distance of the proposed
offices. Public transport should be encouraged in all options due to current inaccessibility
by public transport in the study area. Out of all options, the mixed use led options would
generate the highest bus patronage and therefore have the best chance of services being
maintained beyond any pump priming period.
and night.
Economic
2.2.33 This option provides for substantial employment development and therefore it has major
positive effect on economic objectives. It also provides for the opportunity to develop the
existing RC school sites as an office quarter. New school facilities within the option
provide the opportunity for use as a community facility (i.e. open space/sports pitches etc)
but also the possibility that the schools can be used after hours as a training centre.
Option 6
Social
2.2.34 This option would provide for significant additional housing. The option includes the
provision of a primary school only and would also generate developer contributions for
additional community facilities.
Environment
2.2.36 This option would result in a negative impact as Abbey Barn North site is included as part
of the development area. This site contains a designated Landscape Area and also
ecological important areas (Calcareous grassland). Provision of open space/buffer zones
will be necessary in Abbey Barn North to reduce pressure associated with leisure
activities on the retained calcareous grassland. Buffer zones will also be required for
Daws Hill and Abbey Barn South adjacent to Deangarden Wood.
2.2.37 Good public transport patronage could be supported in this option. However trips
associated with a major commercial sporting venue are likely to take place at certain
times of the week / year and may be able to be catered for through targeted travel
planning measures linking the site with the rail station and coachway.
13
and night. However, there will be a large energy requirement from the snow dome and
other leisure facilities.
Economic
2.2.39 This option provides a range of employment space, including leisure and office space and
therefore it has a major positive effect on economic objectives.
14
3 Recommendations and final option appraisal
3.1 Recommendation
3.1.1 The following recommendations should be taken forward into the final option:
1. To provide the residents of Wycombe District Council with the opportunity to

live in a quality home:
Provide a mix of tenures in accordance with Core Strategy.
Provide a quantum of housing that would sustain a mix use community.
Provide a quantum of housing development that would contribute significantly
towards overall housing requirement of the District.
2. To reduce crime, fear of crime and antisocial activity through the creation of
safer places to live and work:
Need to ensure that a mix of uses (employment, residential, leisure, retail) is
provided on all sites to ensure surveillance during the day and night.
Active frontages to ensure surveillance - any cycle/pedestrian network needs to be
located near active frontages.
The resultant masterplan will need to incorporate designing out crime measures.
3. To improve accessibility to essential services and facilities and to provide

opportunities to obtain good access to high quality health, education, recreation
and other community facilities and services:
There are very few existing facilities within walking distance of Abbey Barn South
and Daws Hill and both sites are in accessibility zone 5. Therefore, a range of
facilities and services need to be provided on site in the final option utilising both
areas.
Abbey Barn North would not include facilities onsite therefore the final option
should not include development on this site (amongst other reasons). Provision of
safe.
The highest amount of developer contributions will be generated from those
options that have significant amounts of housing therefore a. However, the final
option needs to balance the amount of housing with other uses so that traffic
generation is minimised.
4. Encourage a sense of community identity and welfare:

Development of Daws Hill only (Option 1) would only partially contribute to the
provision of facilities to the area and to an enhanced gateway. Therefore the sites
need to be masterplanned together to create a consolidated development.
Abbey Barn North has limited prospect of integrating with existing development at
Wycombe Marsh and also the proposed development at Abbey Barn South and
Daws Hill. Therefore it is recommended that Abbey Barn North should not be taken
forward into the final option.
5. Improve and maintain health and well-being of the population and reduce
inequalities in health:
Recommended that no residential development is located within the AQMA and
that a buffer zone is incorporated along the M40 to reduce noise pollution.
Open space provision should address existing deficiency.
15
Retention of tennis courts, baseball pitch, and avenue.

Provision of LEAP, NEAP and MUGA facilities in accordance with policy.
6. To reduce contributions to climate change through:
a) Sustainable building practices
b) Maximising the potential for renewable energy and energy conservation

Recommend that a mix of uses needs to be incorporated within the sites so that
there is an electricity demand throughout the day to make CHP a viable option.
Recommend that alternatives to air conditioning should be considered for
commercial development and a balance between different land uses.
Final option needs to include sustainable building practices and SUD's.
7. To encourage the use of sustainable methods of transport to reduce negative

effects on the environment:
The sites currently suffer from poor accessibility. It is therefore recommended that
the final option provides sufficient housing and other uses to support high quality
public transport (i.e. above that proposed in option 1).
Business options generate significant peak hour traffic therefore business land
uses should be reduced from those proposed in Option 3, 4 and 5.
Comprehensive cycle and pedestrian network to be taken forward into the final
option.
All sites have only limited entry options and therefore require through-links through
adjacent land to ensure safe access (emergency access point) and distribution of
traffic.
Different combinations of highway infrastructure investment and land use should
be proposed. At least one option should not require the creation of a new link road
south of the M40.
8. To provide for sustainable levels of water use, supply and management,

including quality of water sources:
It is recommended that due to the sensitivity of the water environment in this area
that the final option should include mitigation measures to minimise the risk of
contamination and that development within the north east part of Daws Hill is used
by a non-contaminating use.
9. To maintain and enhance biodiversity, flora and fauna and avoid irreversible
losses:
Final option needs to ensure the retention of The Ride (avenue of trees within
Abbey Barn South).
Mitigation measures including green buffer areas surrounding Deangarden wood,
which could be utilised as a cycle and walking network.
It is recommended that Abbey Barn North is not used for development purposes
apart from creating a safer road link due to its environmental sensitivity.
10. To protect and enhance the landscape and townscape character of the District
and in particular, those areas of designated importance:
Recommended that the final option retains designated open space.
Development should not exceed 4 storeys to prevent adverse impact on views
from the AONB.
16
Mitigation measures to protect Deangarden Wood such as buffer zones should be

used.
Abbey Barn North should not be used for development in the final option apart from
creating a safer road link.
Different combinations of highway infrastructure investment and land use should
be proposed. At least one option should not require the creation of a new link road
south of the M40.
11. To conserve and where appropriate enhance the historic environment:

Retention of the historic ride/park.
Low density development adjacent to historic park and garden and conservation
area.
12. Minimise waste and then re-use it through recycling or composting or

recovering energy from waste that has not been recycled or composted:
Recommended that a recycling scheme should form part of the new development.
13. To conserve soil resources and quality:

Re-use of top soil within the development.
14. To improve the efficiency of land use through the re-use of previously
developed land:
Development at Daws Hill should be included within the final option.
15. To minimise the risk of flooding (in relation to both new and existing
development):
Exclude Abbey Barn North from final option due to flood risk from run off.
16. To encourage economic growth and competitiveness:

Office development to be provided on site to provide for higher value employment
activities.
Provision of school on site will provide further higher value employment activities.
17. To achieve a broad balance in the growth of housing, population and

employment:
Provision of residential development above that identified within option 1 to add to
the labour force although needs to be balanced with employment uses on or near
site.
18. To encourage a diverse economy including a vibrant and sustainable tourism

sector:
Provide for a range of different employment uses on site and also site sizes.
19. To develop and maintain a skilled workforce to support long-term

competitiveness of the District:
Recommend the inclusion of a new primary school.
20. To reduce levels of social polarisation and levels of deprivation:
17
Provision of a range of different commercial uses and also educational uses.
3.2 Final option summary appraisal

Social
3.2.2 The final option would provide for significant amounts of additional housing although not
as high as some of the options first generated. The option would provide a mix of tenures
and also provide for affordable housing to meet identified need. The option also includes
the provision of extra care housing for older people.
3.2.3 The master plan includes the provision of a new primary school and would also generate
developer contributions for additional community facilities.
3.2.4 The buffer zones between the site and environmentally sensitive areas such as
Deangarden Wood are used for a cycle/walking network and are overlooked by active
frontages.
3.2.5 The final option would consolidate and enhance the sense of community identify by
providing a comprehensive masterplan for the sites.
Environment
3.2.6 Development at Abbey Barn North is subject to environmental feasibility and is not
identified for housing/employment etc. development. However, part of the site will be
required by the suggested re-alignment of Abbey Barn Lane. Buffer zones will also be
required for Abbey Barn South adjacent to Deangarden Wood to mitigate against the
minor adverse impact. This is to be used as a cycle/walking network. A green corridor
between the woods and the countryside is retained.
3.2.7 Mature trees within Daws Hill are broadly retained. The conversion of the Ride into a park
will ensure the required long term tree maintenance and rejuvenation.
3.2.8 The proposal will be able to sustain a high frequency/quality bus service. The level of
traffic impact will not be as significant as other mixed use options as the development
quantum’s are lower.
3.2.9 This proposal is also a good match for CHP as energy use is required throughout the day
and night with either the business or education campus.
3.2.10 The proposal also provides a range of open spaces and recreational facilities addressing
open deficiency in the area.
Economic
3.2.11 This option provides a significant amount of employment space although it is dependent
on option chosen for the campus area - a business campus or relocation of the schools
on site. Even with the relocation of the schools, the option would free-up land for
economic development.
18
APPENDIX 5:
Business land use competing
locations
Colin Buchanan Wycombe District Council July 2009 13

Analysis of the office market and
office supply pipeline in High
Wycombe and competing
locations
Daws Hill and Abbey Barn Lane Sites
14083968/1
Version Date Amended by Principal Changes

Draft Version 1 28 October 2008 PJD First draft issued to MJ at CB
Draft Version 2 5 November 2008 DW Issued to MJ at CB
Draft Version 3 21 January 2009 PJD Issued to MJ at CB
Final 26 January 2009 DW Responds to MJ email dated 22/1/09 – issued to
MJ
ANALYSIS OF THE OFFICE MARKET AND OFFICE SUPPLY PIPELINE IN HIGH WYCOMBE
AND COMPETING LOCATIONS
DAWS HILL AND ABBEY BARN LANE SITES
Analysis of the office market and

office supply pipeline in High
Wycombe and competing
locations
Daws Hill and Abbey Barn Lane Sites
1. Introduction 1
2. High Wycombe office market 2
3. Competing locations 6
4. Analysis 14
5. Conclusions 17
14083968/1
1. Introduction
1.1 Drivers Jonas LLP have been instructed to undertake a review of the office
market and supply pipeline within those locations that directly compete
against High Wycombe as a location for commercial office development.
1.2 The purpose of this report is to assess the relative attractiveness of High
Wycombe as an office location (against the existing and pipeline
competition) and support the development of appropriate land use options
for the development of the M40 Gateway sites at Daws Hill and Abbey Barn
Lane.
1.3 After considering in detail the High Wycombe office market, this report will
consider in detail Slough, Reading and Oxford as key competitive locations.
It will detail the office stock, availability, take-up and supply pipeline in each
of these locations. In addition it will highlight other possible locations, that
are further afield, but still a competitor in terms of attracting office
occupiers.
Overview
1.4 The Thames Valley and the M4 and M40 corridors experienced a rapid
expansion in their office markets in the 1990s as a result of the high tech
and telecommunications boom.
1.5 Since that time, Slough, Reading and Oxford all have established
themselves as significant office markets. Although High Wycombe
benefitted from the boom in the 1990s, it never established itself as a key
office location.
1.6 In the early 2000s the economic downturn, and in particular the problems in
the “dot com” market, have significantly impacted upon the Thames Valley
area and particularly the more secondary locations.
1.7 Although 2007 and 2008 saw a reasonable level of speculative
development, as decisions to develop were made before the property and
financial markets hit serious difficulties, our discussions with developers
and agents active in the market suggested that there is unlikely to be a
great deal of further speculative development in the short to medium term.
This is due to a reduction in demand, and the impact of this has been a
reliance by developers on pre-let arrangements.
1.8 Due to the lowered demand in the occupier market, the demand that will
occur is likely to be able to be met by the office parks that already have
planning permission for development, as there is a large amount of
permitted development still available. This is evident at Green Park,
Reading, Oxford Science and Business Park, Glory Park, Marlow and
Winnersh Triangle, Reading.
1.9 At present, taking the above into account, in particular relating to the severe
difficulties in the global financial markets, development in the Thames
Valley is likely to see a significant period of inactivity as the markets look to
stabilise and eventually improve.
1
2. High Wycombe office market

2.1 We have relied on data provided by PROMISlive, produced by Property
Market Analysts, and in particular their Wycombe Office Report 2008. The
research data available for the High Wycombe area is only available on the
basis of the Wycombe District, which includes the smaller centres of
Marlow, Loudwater, Wooburn, Bourne end, Princess Risborough and
Stokenchurch. Each of the competitor towns are reviewed on the same
PROMISlive data, which includes outlying centres/developments.
Although this does not enable us to directly compare the town centre office
markets in themselves, the outlying developments and centres is important
in understanding an areas property market.
2.2 High Wycombe is the principal commercial centre in the Wycombe District
and in Buckinghamshire. The Wycombe area experienced a significant
expansion of its business service and high-tech computing and
telecommunications industries in the 1990s, however, in line with the more
recent global downturn in these industries, the High Wycombe office market
suffered accordingly.
2.3 The Financial and Business Services sectors represent a greater than
normal proportion of the total employment in High Wycombe, accounting for
approximately a third of all jobs. This is greater than the national and sub-
regional averages. Of the Financial and Business Services sector the
largest subsector is Professional & Business Services.
2.4 Public sector bodies represent some of the largest office occupiers in the
Wycombe area with Buckinghamshire County Council and Wycombe
District Council the largest and third largest occupiers of office space
respectively. The table below shows the major office occupiers in the
Wycombe area.
2
2.5 Information and Communication Technologies industries are important

office occupiers in Wycombe. Although most of this sector tend to be small
to medium sized firms, there are a number of significant occupiers in the
town including Maritz Wolff & Co, Insignia Solutions, JD Edwards, Lysander
Systems and Maindec.
2.6 As with the IT sector most of the professional service sector tend to be
small to medium sized firms although there are larger professional services
occupiers, such as Dun & Bradstreet, which is the second largest occupier
in the district.
2.7 Manufacturing firms also represent an important office occupier in
Wycombe, particularly the pharmaceutical and car manufacturing sectors.
Johnson & Johnson are the fourth largest office occupier and General
Motors, Saab, Volvo and Hyundai all represent significant local office
occupiers.
Stock
2.8 Wycombe District had an estimated office stock of 4.4m sq.ft (408,770
sq.m) at the end of 2007. This stock is located across the district and not
concentrated solely in High Wycombe itself. In terms of the total stock only
2.7% represents “new” (post 2002) stock which shows the lack of activity in
the local office development market. The most recent significant office
development was Aria, Oxford Road, High Wycombe, a development of
44,000 sq.ft (4,087 sq.m) in 2002.
Key Locations
2.9 There have been very few significant office development schemes built in
High Wycombe in recent years and this is reflected in the poor quality of
office stock. The office core in High Wycombe is based around Easton
Street to the eastern side of the town centre. More modern office
development is based around Oxford Street to the north west of the town
centre.
2.10 Surrounding central High Wycombe are a number of business parks;
Cressex Park to the west of High Wycombe, Kingsmead Business Park
2km to the east of High Wycombe, Chess Business Park in Chesham to the
north and Globe Park, Globeside and Marlow International Park, all located
in Marlow.
2.11 Local agents comment that Kingsmead Business Park is currently
considered as the prime office location in the High Wycombe area.
Office take-up
2.12 Take-up in Wycombe in 2007 was estimated at 52,000 sq.ft (4,831 sq.m),
which represents a 78% fall from the 2006 take up figure of 243,000 sq.ft
(22,575 sq.m). From our investigations, this appears to be due to an
absence of space, both grade A and second hand, and a lack of
development opportunities. This is in comparison to the wider, the M25
West market, that recorded a 14% take-up increase over the same time
period.
2.13 In context, the 5 year average take up in Wycombe has been 213,000 sq.ft
(19,788 sq.m) so the take-up in 2007 represents a very poor year in terms
of the High Wycombe office market.
2.14 Market commentators and the agents that we contacted have attributed this
low level of take up due primarily to a lack of new office space coming to
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the market but also due to the success of some of High Wycombe’s
competitors, Reading, Maidenhead and Slough, all of which had significant
increases in take up from 2006 to 2007.
2.15 The only significant deal of note in 2007 was the letting of 33,400 sq.ft
(3,102 sq.m) at Centro, in the nearby Beaconsfield to Adventis Group.
Although this is located in South Buckinghamshire District Council, we
believe it is relevant as it represents the largest recent deal in the area.
Availability
2.16 At the end of 2007 the estimated availability in High Wycombe is 518,000
sq.ft (48,123 sq.m). This compares with a peak of circa 1.2m sq.ft (111,482
sq.m) at the end of 2003. The fall in availability is primarily due to lack of
supply coming to the market and the removal, following lettings of a number
of large units from the market.
Supply Pipeline
2.17 There is very limited office space under construction.
2.18 In terms of the supply pipeline there is an estimated 1.9 million sq.ft
(176,514 sq.m) in the Wycombe development pipeline. Of this 1.3m sq.ft
(120,772 sq.m) has planning permission. The remainder of the supply
pipeline is at a more preliminary stage, being sites that have been
highlighted as office locations but are at a pre-permission stage.
2.19 Of the office pipeline with permission the majority is located out of town with
two planned schemes over 100,000 sq.ft (9,290 sq.m). These are at Glory
Park, Wooburn Green and at Globeside, Marlow. The remainder of the
pipeline comprises small to medium sized developments.
2.20 There is currently 26,000 sq.ft (2,415 sq.m) of development under
construction at Anglo Office Park, near Cressex Business Park,
High Wycombe. This represents less than 1% of the total office stock.
Anglo Park is a development of 10 new office buildings with space available
from 944 sq.ft (88 sq.m), with the smallest whole building available at 1,968
sq.ft (183 sq.m). This development has just come to the market.
2.21 Recently HGB have begun construction of three speculative office units as
part of the first phase at their Glory Park development. The 16,000 sq.ft
(1,486 sq.m), 19,000 sq.ft (1,765 sq.m) and 29,000 sq.ft (2,694 sq.m) units
are being quoted at £29.50 per sq.ft (£318 per sq.m). The 10.2 acre site,
which is located at Woodburn Green, 1 mile from junction 3 of the M40, will
eventually be a 180,000 sq.ft (16,722 sq.m) development. This speculative
development was commenced before the latest financial difficulties
occurred.
2.22 There are a number of sites in and around High Wycombe that represent
long term employment development opportunities.
2.23 There is planned further employment development located in the vicinity of
the Handy Cross roundabout. The Council have modelled between 20,000
sq.m (215,276 sq.ft) and 32,000 sq.m (344,444 sq.m) of office floorspace
adjacent to the motorway at Handy Cross as part of a draft masterplan. It
is understood from a conversation with Charles Brocklehurst that an outline
planning application is due to be made shortly including office
accommodation at, or around, the upper level of this range.
2.24 High Wycombe hospital are currently undertaking an estates review and
there is a possibility that the hospital will relocate as a whole, which would
release their site, which is circa 20 acres, for development. It must be
4
noted that the release of land at this site is unlikely in the next decade and
therefore would not represent direct competition to any office development
at the Daws Hill / Abbey Barn Lane sites.
2.25 There is also the possibility of the Council considering a relocation from the
current 80,000 sq.ft (7,432 sq.m) premises at Queen Victoria Road. This
would be in the long term but any relocation would release a significant
land holding in a location very close to the town centre.
2.26 There is a six acre site at the Hughenden Quarter that represents a
development opportunity, although not necessarily an office development.
It is a cleared site with spine roads already in place. This site, which is
north of the town centre, has potential for development under a number of
different use classes.
2.27 The site known as Swan Frontage which currently houses the fire station
and the British Legion will potentially be rationalised to provide a
development opportunity of circa 40,000 sq.ft (3,716 sq.m) for a stand
alone office development. This opportunity has the potential to come to the
market within three years.
2.28 In addition, the Council has identified land at Baker Street backlands
(Desborough Square) for office development. This 5 acre site, located on
the north and south side of Baker Street, west of the town centre, has the
potential to access onto the A40 (West Wycombe Road) and is located in a
predominantly employment location.
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3. Competing locations
Reading
3.1 Reading is located approximately 20 km south west of High Wycombe and
is located on the M4.
3.2 Reading is a major commercial centre and forms the core of the Thames
Valley property market, which has been described as the UK’s Silicon
Valley. Reading’s office market is dominated by the high-tech sector that
went through a revolution in the 1990s. As well as its attraction to high-tech
industries, its position as a regional centre adds to its economy.
3.3 Key occupiers in Reading include Microsoft, Oracle, Symamtec, Worldcom
and Cisco.
Stock
3.4 Reading has an estimated office stock of 10.9m sq.ft (1,012,600 sq.m) at
the end of 2007, which ranks highly when compared to other office centres
around the country.
3.5 At the end of 2007, 4.6% of the Reading office stock was completed in the
last five years, which is lower than might have been expected. However,
as previously mentioned, there was a significant amount of office
development in the 1990s.
3.6 In the last 20 years completions in Reading have totalled 6.1m sq.ft
(566,708 sq.m) with a peak in completions in 2002 with over 600,000 sq.ft
(55,740 sq.m) completed in Green Park alone.
3.7 Completions in 2003/4 were very low as a result of low demand and high
availability.
3.8 In the last five years 24% of development in Reading has been speculative
with 76% purpose built. This represents a far lower than average
speculative development and is likely to have been skewed by the large
pre-lets at Green Park and Winnersh Triangle.
Key locations
3.9 The majority of Readings office stock is found in the town centre and a
number of major business parks within the area.
Green Park
3.10 Located just south of the town centre on junction 11 of the M4 Green Park
is Reading’s best known office park. Developed by PRUPIM, beginning in
1999, the park expanded quickly as a result of the high tech boom with
large pre-lets to Cisco and Symantec. Cisco took a pre-let of over 600,000
sq.ft (55,740 sq.m) in 2000 in order to accommodate up to 5,000 staff,
however, following changes in the sector Cisco have only occupied 4 of the
8 buildings, which are still vacant.
3.11 Despite significant vacancies PRUPIM are currently speculatively
constructing 80,000 sq.ft (7,430 sq.m) of office space.
Thames Valley Park
3.12 Thames Valley Park is located approximately 3km east of Reading station.
The park is largely built out and comprises purpose built headquarter
accommodation. In terms of recent activity Microsoft completed a further
60,000 sq.ft (5,574 sq.m) building in 2007.
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3.13 Occupiers include Oracle, Microsoft, Regus, Xansa and ING direct.
Winnersh Triangle
3.14 Approximately 10 km west of Reading is Winnersh Triangle, which
originally developed as an industrial location but has since become a mixed
use park.
3.15 Occupiers include Virgin media, Harris Systems and Agilent Technologies.
3.16 Harris Systems and Jacobs took significant pre-lets in 2007 (72,500 sq.ft
(6,735 sq.m) and 113,000 sq.ft (10,500 sq.m) (respectively) at the park and
construction is currently underway for 89,000 sq.ft (8,268 sq.m) of
speculative space.
Arlington Business Park
3.17 Located at junction 12 of the M4, this development which began in the
1980s has occupiers such as KPMR, Walkers, RBS and Vodafone.
3.18 In 2007 the final stage of the development, 108,000 sq.ft (10,030 sq.m) of
office space was developed, representing the largest speculative office
development in Reading in recent years.
Reading International Business Park
3.19 A significant office park located close to Green Park and junction 11 of the
M4. Some space remains available.
3.20 Occupiers include Worldcom.
Town Centre
3.21 Reading town centre’s office market is contained by the Thames to the
north and by the inner ring road on all other sides. Key office
developments in the town centre are Apex Plaza (a large 1980s
development), Great Bringhams Mead (a development of 84,400 sq.ft
(7,840 sq.m) in 2000) and Forbury Square (an 2003 Argent development of
150,000 sq.ft (13,935 sq.m)). In addition to these schemes Kier/Invista are
developing Reading central, the first phase of which comprises 216,000
sq.ft (20,067 sq.m) of development.
3.22 The town centre has a wide mix of office accommodation ranging from high
spec modern office accommodation to 1960s dated office properties.
Take up
3.23 During the 1990s, with the boom in the High Tech industry, Reading’s
property market thrived and 2000 saw record levels of take up. After 2000,
and the end of the High Tech boom, take up in Reading fell away and 2003
saw a record low level of take up. Since 2003 take up has been recovering
and 2007 saw the highest take up since 2000, supported by two large pre-
lets.
3.24 In terms of figures take up in 2000 was 1,784,000 sq.ft (165,740 sq.m) and
the five year average to the end of 2007 was 481,000 sq.ft (44,690 sq.m).
take up in 2007 was estimated at 896,000 sq.ft (83,240 sq.m) which
includes 351,000 sq.ft (32,610 sq.m) of pre-lets. Wyeth, a pharmaceutical
company, took a pre-let at Green Park of 115,000 sq.ft (10,684 sq.m) for a
new UK HQ. Wyeth will occupy this space upon completion in 2009.
Jacobs, a US engineering firm, took 133,000 sq.ft (12,356 sq.m) on a pre-
let at Winnersh Triangle in December 2007.
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3.25 In terms of lettings the most significant (non pre let) in 2007 were; to Foster
Wheeler, who took 76,000 sq.ft (7,060 sq.m) at Abbey Gardens South and
to Harris Systems, who to 72,500 sq.ft (6,735 sq.m) at Winnersh Triangle.
3.26 In 2008 Yell have taken a 154,000 sq.ft (14,307 sq.m) pre-let at Reading
Central development in the town centre.
Availability
3.27 At mid 2008 EG property link estimate availability in Reading at 1,860,000
sq.ft (172,800 sq.m), equating to 17.1%, a higher than average figure.
Supply pipeline
3.28 At the end of 2007 there was 880,000 sq.ft (81,755 sq.m) under
construction in Reading, 718,000 sq.ft (66,704 sq.m) of which was due to
complete in 2008. Of the total 37% is under construction in the town
centre, largely made up of the Reading Central development and Abbey
Mill House development, with the remainder in out of town locations in
particular Winnersh Triangle and Green Park.
3.29 There is 6.3m sq.ft (585,290 sq.m) in the Reading office pipeline with 4.4m
sq.ft (408,780 sq.m) with planning permission. 73% of this is out of town
with the remainder in the town centre. Of the total there are 18 planned
schemes of over 100,000 sq.ft (9,290 sq.m).
Oxford
3.30 Oxford’s economy is heavily linked to its two universities and it’s local
occupiers are made up of a large number of research and biotechnology
firms, research and development occupiers, telecommunication companies
and IT occupiers.
3.31 The two universities are the principal occupiers of employment space.
Outside the universities the largest occupiers are within the publishing
sector including Oxford University Press, Blackwell Publishing, Elsevier and
Taylor & Francis.
3.32 Other important occupiers are Power Med, Sharp Laboratories and
Syntaxin from the biotechnology and research industry and Sophos and
RM from the IT industry.
Stock
3.33 Oxford has an estimated office stock of 4.2m sq.ft (390,192 sq.m) at the
end of 2007.
3.34 At the end of 2007 18.3% of Oxford office stock had been completed since
2002. Of this completions 39% of the space was completed on a
speculative basis with 61% on a pre-let basis. The figure of 39%
speculative development is below the market norm.
3.35 In 2007 a record 277,000 sq.ft (25,735 sq.m) of office space was
completed. This was largely made up of the speculative space developed
at Oxford Science Park. This figure of 277,000 sq.ft (25,735 sq.m) is far
higher than the 20 year average of 108,000 sq.ft (10,033 sq.m) per annum.
3.36 Due to the huge presence of Oxford University in the town centre it means
there is very little office stock in the centre, and as such, much if the office
stock is outside the town centre.
Take up
8
3.37 Take up in 2007 was estimated at 160,000 sq.ft (14,865 sq.m), down 45%
from 2006 with no deals agreed over 35,000 sq.ft (3,251 sq.m). 2006
represented a strong year for take up in Oxford with large lettings at Oxford
Business Park and Oxford Science Park.
3.38 This 160,000 sq.ft (14,865 sq.m) take up compares to an average, over the
last five years of 216,000 sq.ft (20,067 sq.m) per annum.
3.39 The most significant deal in 2007 was the letting of Winchester House at
the Oxford Science Park to Amey. The building was 28,000 sq.ft (2,601
sq.m).
Key locations
3.40 Central Oxford, due to the nature of its historical buildings, its restrictive
planning policy and the presence of large numbers of students and
educational staff in the centre does not have a town centre office market to
note.
3.41 The office market in Oxford is generally made up of out of town
developments, the majority of which are located in the Cowley area. The
most significant of which are detailed below.
Oxford Business Park
3.42 Development at this scheme began in 1994 and it has grown to be a well
established office park. Key occupiers include Manches solicitors,
Blackwell Publishing, Quorum, Henmans LLP, Oxfam and HMRC. The
park is a mix of HQ properties and multi-let office buildings.
3.43 There is currently a 25,000 sq.ft (2,323 sq.m) vacant property.
Oxford Science Park
3.44 Oxford Science Park is a joint venture development between PRUPIM &
Magdalen college. It comprises a 75 acre site and it has a planning
permission for phase 1 & 2 comprising B1 with a restriction to a science
use until 2011.
3.45 The scheme is occupied by R&D and Biochemical companies.
3.46 There is 30,000 sq.ft (2,787 sq.m) of vacant space at Fletcher House on
the site.
3.47 Planning permission has been permitted for Plot 26 – where a significant
pre-let opportunity is available. There are 7 further plots yet to be
developed. PRUPIM commented that they would not consider any
development without a pre-let.
3.48 Key occupiers include Amey and Sharp Technology.
Availability
3.49 Estates Gazette estimate that in mid 2008 the office availability in Oxford
stands at 345,000 sq.ft (32,052 sq.m). This equates to 8.3% of the total
stock and is lower than the average for town of Oxford’s size.
3.50 It is understood that the majority of this availability is in second hand stock
as a result of the low level of speculative space having been developed in
Oxford in recent years.
Supply pipeline
3.51 There is currently 197,000 sq.ft (18,301 sq.m) of office space under
construction in Oxford. This equates to circa 1% of stock.
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3.52 The majority of the space that is under construction is due to complete this
year.
3.53 There is 3.1m sq.ft (288,000 sq.m) in the Oxford office pipeline with 2.1m
sq.ft (195,096 sq.m) with planning permission. The large majority of this is
out of town with the remainder in the town centre. Of the total there are 9
planned schemes of over 100,000 sq.ft (9,290 sq.m).
Slough
3.54 Although not as important a commercial centre as nearby Reading, Slough
has seen significant growth as an office centre, particularly during the
1990s. It is well located for the M4 and M25 and for Heathrow airport.
Slough, as a commercial centre, includes the district of Windsor.
3.55 The high tech sector represents a high proportion of the Slough
occupational market.
3.56 Key occupiers in Slough include Amazon, O2, Centrica, Celltech and
computer Associates.
Stock
3.57 Slough has an estimated office stock of 4.6m sq.ft (427,354 sq.m) at the
end of 2007, of which 7% has been completed since the end of 2002.
3.58 83,000 sq.ft (7,710 sq.m) of stock was completed in 2003, some way below
the historic peak of 360,000 sq.ft (33,445 sq.m) completed in 2002.
3.59 Over the last 20 years completions in Slough have totalled 3m sq.ft
(278,709 sq.m), increasing the office stock by 124% compared to an
average increase across other office centres of 43%.
3.60 2002 saw the historic peak in completions, which, coupled with the
downturn in the high tech industry at the time, led to no significant
completions in 2005/6. 2007 saw a pick up in development.
3.61 In the last five years 58% of development in Slough has been speculative
with 42% purpose built. This represents a higher than average speculative
development.
Key locations
3.62 Slough town centre, with its secondary and unattractive 1950s and 1960s
office stock, is not considered to be an attractive office location. Recent
development has therefore been focused to the west of the town centre at
the town’s more established out of town office locations.
Bath Road & Slough Trading Estate
3.63 The Bath Road area has seen a large amount of recent development
activity due to its available land, good access and ability to have high car
parking ratios. Segro own much of the stock on the Bath Road and the key
occupiers are LG Electronics, Fiat, Celltech and Black and Decker. Recent
activity includes the 100,000 sq.ft (9,290 sq.m) pre-let to 02. Segro and the
Slough Trading estate are located on the north side of Bath Road, on the
south side development has also occurred in recent times with the Turner
building now being occupied by Reckitt Benckiser.
Axis Park
3.64 Axis Park is the newest business park in the area and, whilst predominantly
an industrial park, 100,000 sq.ft (9,290 sq.m) of office space completed in
2002 in two buildings.
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Take up
3.65 Take up in 2007 was 330,000 sq.ft (30,658 sq.m) up 99% from the 2006
figure of 166,000 sq.ft (15,422 sq.m). The 5 year average up to the end of
2007 was 232,000 sq.ft (21,553 sq.m). Take up in 2007 was skewed by a
100,000 sq.ft (9,290 sq.m) pre-letting to 02 on Bath Road.
3.66 Slough, amongst other towns that rely on the high tech industry, has
suffered as a result in the slow down in that sector particularly in the early
2000s. However, due to it proximity to Heathrow and road links Slough still
remains an attractive location to international companies and demand is
reasonably high.
3.67 As previously mentioned, 02 took a 100,000 sq.ft (9,290 sq.m) pre-letting
on Bath Road next to their existing offices.
3.68 The only other recent significant deals were, the letting to Motion, the
makers of the Blackberry, of 70,000 sq.ft (6,503 sq.m) on Bath Road in
2005 for their European HQ, the pre-letting of 63,500 sq.ft (5,900 sq.m) to
Celltech as their research plant and the letting of 87,000 sq.ft (8,082 sq.m)
to Reckitt Benckiser on Bath Road.
3.69 In early 2008 Savvis, a data centre provider, took 61,000 sq.ft (5,667 sq.m)
on Leigh Road.
Availability
3.70 It was estimated that in mid-2008 availability in Slough was 815,000 sq.ft
(75,715 sq.m) equating to 17.8%, which is above average for similar office
centres.
Supply pipeline
3.71 There is currently 198,000 sq.ft (18,394 sq.m) of office space under
construction which equates to 4.4% of existing floor space. 100,000 sq.ft
(9,290 sq.m) of this will complete in 2008.
3.72 There is 1.6m sq.ft (148,645 sq.m) in the Slough office pipeline with 1m
sq.ft with planning permission. 27% of this is out of town with the
remainder in the town centre. Of the total there are 6 planned schemes of
over 100,000 sq.ft (9,290 sq.m).
Other competing locations

Heathrow/Uxbridge
3.73 The Heathrow and Uxbridge markets benefit from excellent road links via
the M4 and M25 and the proximity to Heathrow airport. The market in
these locations is strongly driven by air-related firms and multinational
headquarters.
3.74 The total stock in these locations was 8.6m sq.ft (798,966 sq.m) at the end
of 2007. Key occupiers include British Airways, BAA, BP, BT and Virgin
Atlantic.
3.75 Take up in 2007 was estimated at 675,000 sq.ft (62,710 sq.m) with a key
deal to BAA of 200,000 sq.ft (18,508 sq.m) at the Compass centre close to
Heathrow airport
3.76 Key locations include Stockley Park, one of the UK’s largest business parks
at 1.6m sq.ft (148,644 sq.m), Bedfont Lakes, a development of 700,000
sq.ft (65,032 sq.m) and Uxbridge town centre.
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3.77 There is currently no significant office space under construction, however

there is circa 2.1m sq.ft (195,096 sq.m) of potential space in the pipeline.
Office development in these locations is generally carried out on a pre-let
basis, which explains the lack of current development as compared with the
substantial potential development.
Abingdon Business Park & Abingdon Science Park
3.78 Located just south of Oxford Abingdon Business Park is an established
office park on the edge of Abingdon. Large occupiers at the park include
Schlumberger, EBI Foods and ITV Thames valley. There has been no
development for some time at this park, however, the developers
IVG/Asticus/AXA have recently refurbished a circa 40,000 sq.ft (3,716
sq.m) building on the park.
3.79 Abingdon Science Park is located close to the business park and houses
occupiers such as Sophos, Barclay Homes and Pwenlon.
Milton Park, Didcot
3.80 This large, 250 acre development of 3,000,000 sq.ft (278,709 sq.m),
contains a mixture of office and R&D occupiers. Substantial development
has occurred over the last few years and 150 occupiers are located here.
There is a mix of stand alone HQ buildings as well as multi-let offices.
3.81 Circa 40,000 sq.ft (3,716 sq.m) of office/R&D space was completed in 2007
and there is office space currently under construction.
3.82 Key occupiers include RM Group.
Maidenhead
3.83 In general, the Maidenhead market is limited by a lack of readily available
development land. There are significant occupiers such as 3G, Norten and
Alcatel which all benefits from Maidenhead’s strong transport links.
3.84 The data for Maidenhead, like High Wycombe, includes Marlow, due to its
proximity and so analysis is difficult.
3.85 Maidenhead represents the most similar competing town in our opinion as it
has a less established office market when compared to Oxford, Slough and
Reading.
Aylesbury
3.86 Due to the limited nature of the Aylesbury office market there is little
information on the quantum of office space.
3.87 Aylesbury has a mix of public and private sector occupiers. The County and
District Council offices are located in Aylesbury, and it is also a base for
private sector occupiers such as HBOS, the financial services subsidiary
who have a major presence in the town.
3.88 “Aylesbury Vale Advantage” (a partnership formed between Aylesbury Vale
District Council, Buckinghamshire County Council, The Vale of Aylesbury
Primary Care Trust, SEEDA and English Partnerships) has been formed to
champion growth in Aylesbury both in terms of housing and commercial
uses. The partnership is in part there to oversee growth in business
development, infrastructure and regeneration.
3.89 This growth includes involves two major employment developments at
Aston Clinton (26ha – 64 acres) and Berryfields (10ha - 24.71 acres).
12
Hemel Hempstead
3.90 Hemel Hempstead is a small office centre with a total stock of 353,035
sq.m (3.8 m sq.ft).
3.91 Take up in 2007 was 4,459.4 sq.m (48,000 sq.ft).
3.92 Whilst only 1,765.2 sq.m (19,000 sq.ft) of office space is currently under
construction. There is currently no other significant office space under
construction, however there is circa 2.1m sq.ft (195,096 sq.m) of potential
space in the pipeline. Of this 0.4m sq.ft has planning permission and the
remainder at a preliminary stage in the development process.
13
4. Analysis
Total Stock
Total office stock - end 2007
12,000,000.00
10,000,000.00
8,000,000.00
6,000,000.00
4,000,000.00
2,000,000.00
-
Wycombe District Oxford Slough District Reading
Total office stock
4.1 The table above shows the total office stock of Wycombe District and its
competitive locations. Reading clearly has the largest office market with
Wycombe District, Slough District and Oxford having similar levels of stock.
4.2 It is worth noting that the figure used for Wycombe District, as discussed
above, incorporates the office stock in the surrounding areas such as
Marlow and Stokenchurch.
4.3 Given a scenario where the office stock in the locations surrounding High
Wycombe is removed, it is our view that High Wycombe would have the
smallest office market by some margin.
Take up
Estimated office take up 2007
1,000,000.00
900,000.00
800,000.00
700,000.00
600,000.00
sq.ft
500,000.00
400,000.00
300,000.00
200,000.00
100,000.00
-
Location
Estimated office take up 2007
14
4.4 The chart which highlights estimated take up in 2007, clearly shows the
static nature of the market in Wycombe District. As mentioned previously,
this can in some way be attributed to the lack of new office space coming to
the market over the last 12-24 months, however, it is also as a result of a
lack of demand in Wycombe District when compared to its competitors.
4.5 The graph also illustrates that Reading, with its more significant office
market, saw an incomparable level of take up in 2007. Its take up was 17
times greater than that in Wycombe District. Although a much higher level
of take up is expected compared to Wycombe District it does show the
inherent differences between an established office location and a town like
High Wycombe.
4.6 Both Slough District and Oxford have considerably higher take up as a
result of more office space being developed over the last two years and
their greater attractiveness as office locations.
Availability
Estim ated current availability
2,000,000.00
1,800,000.00
1,600,000.00
1,400,000.00
1,200,000.00
1,000,000.00
800,000.00
600,000.00
400,000.00
200,000.00
-
Estimated current availability
4.7 The availability graph shows similar trends as the total office stock graph,
as would be expected.
4.8 There is clearly a significant level of office availability in all locations, some
of which will be secondary stock, but some of which will be modern
speculative development. The high levels of available space does concern
us as it directly impacts upon the supply and demand level in these
locations.
4.9 The higher the office availability, the less likely an office development
scheme is likely to be commenced unless a pre-let is arranged.
4.10 The longer space in speculative developments across all of the locations
remains available, the more likely developers would be able to offer
attractive incentives and lower rents to obtain tenants. This would have a
knock on affect across the office development market.
15
Supply pipeline
Office space under construction - end 2007
1,000,000.00
900,000.00
800,000.00
700,000.00
600,000.00
500,000.00
400,000.00
300,000.00
200,000.00
100,000.00
-
Office space under construction
4.11 The supply pipeline graph shows a dramatic picture in terms of the lack of
development in Wycombe District and the level of development elsewhere.
4.12 The lack of development in Wycombe District can be attributed to two main
factors; a lack of readily available development land and a lack of demand
for office space in High Wycombe itself.
Supply pipeline (with planning permission)
Pipeline with planning permission - end 2007
5,000,000.00
4,500,000.00
4,000,000.00
3,500,000.00
3,000,000.00
2,500,000.00
2,000,000.00
1,500,000.00
1,000,000.00
500,000.00
-
Pipeline with planning permission
16
4.13 In terms of the longer term supply pipeline, for schemes, with planning
permission, it is clear that there is significant scope for development in all of
the towns discussed. Reading has a significant supply pipeline of 4.4m
sq.ft (408,773 sq.m) which has the potential to absorb a large amount of
the demand over the next few years. Each location has significant supply
and it is clear that new office development schemes coming forward will
face significant competition.
4.14 It must be noted again that High Wycombe’s figure includes the pipeline at
Marlow and is artificially high.
5. Conclusions
5.1 This report provides baseline information required to assess the relative
attractiveness of High Wycombe as an office location (against the existing
and pipeline competition) and support the development of appropriate land
use options for the development of the M40 Gateway sites at Daws Hill and
Abbey Barn Lane.
5.2 Two main scenarios are considered:
n The development of a large scale business campus; and
n The provision of a significant quantity of employment with a mixed use
area.
5.3 The first key difficulty highlighted is that High Wycombe is not an
established office location and has not been developed as one over the
past two decades. It has not attracted the same level of quality occupiers
when compared to its competing towns and lacks the quality of stock found
elsewhere. In addition to this, there has been little suitable office
development land close to the High Wycombe and to the M40 and thus
development has occurred further afield towards Marlow. As a result it has
left High Wycombe with a lesser office market compared to comparable
towns, despite its strong transport and communication links.
5.4 The M40 Gateway sites represent a virtually unique opportunity to consider
a major business-led development, which may be deliverable in the short
and medium term. This opportunity needs to be considered within the
context of a variety of other factors, such as those described below.
5.5 Where land is available within the town centre, certainty regarding
timescales for delivery of key sites, particularly the longer term
opportunities such as the Council’s office campus on Queen Victoria Road
and High Wycombe Hospital (currently undertaking an estates strategy
review) would improve the marketability of the town.
How can High Wycombe re-establish its position as an office
location and successfully market a large scale business
development?
5.6 In our view, the Council should give consideration to the following points:
n Firstly, ensuring that a supply of deliverable development land is available
(or has the potential to be available) within the short to medium term; the
M40 Gateway sites are a great opportunity, which should be seriously
considered;
n Secondly, although we have entered a period of severe difficulties in the
economy and occupiers will be looking to rationalise and not necessarily
expand, in our view and based on market trends, the current downturn is
cyclical and the Council should continue to use this time to set an
17
appropriate policy basis for longer term commercial development and

await the first signs of economic recovery;
n Thirdly, the creation of an inward investment agency – having the benefit
of a successful inward investment agency championing High Wycombe’s
assets has the potential to increase both the town’s business profile and
presence and promote short term and long term opportunities in the M40
gateway and elsewhere. By way of example, inward investment promotion
agencies such as the successful “Locate in Kent” has created 20,000 new
jobs for Kent, following the promotion of employment led sites; and
n Fourthly, ensuring that a dialogue is created and/or continued with major
commercial investors active in the area such as Argent, Prudential and
Arlington.
5.7 Given that there is a significant amount of existing and pipeline competition
in the immediate area and further afield, if High Wycombe strives to re-
establish its position within the office market hierarchy and improve its
range and quality of stock, then there is potential to encourage occupiers
away from those more established locations.
5.8 In order to bring about a greater competitiveness in High Wycombe’s office
market we believe that the town would need to create an ‘angle’ that sets
itself aside from its rivals.
5.9 We believe that one of the key factors in encouraging occupiers away from
competing locations would be establishing High Wycombe as a cheaper
place to take office space. Strong rental value competitiveness would
make High Wycombe a more attractive proposition for office occupiers.
However, it is difficult to control the rental value levels in a town/area as
there are so many factors that impact upon this level such as appropriate
supply, developers profit requirements, section 106 requirements and of
course demand.
5.10 If rental competitiveness could be achieved their would be a good chance
of an initial influx of office occupiers. It is our belief however that this would
only benefit the area in the short/medium term as the increased demand,
taking account a simple supply/demand theory, would eventually drive up
the rents in the area. This would halt the competitive advantage resulting
from the reduced rents. As such, although we believe that addressing
rental competitiveness could bring about initial office occupational
increases, it does not guarantee that that the area would become a more
established office location in the long run.
5.11 Without an improvement in the range and quality of stock there is a risk that
High Wycombe could effectively be ‘left behind’, while other competing
towns would almost certainly strengthen their positions, and therefore
provide occupiers with a much expanded choice over time.
Key steps to successfully developing a business campus as part of
the development of the M40 Gateway sites:
5.12 Occupiers seeking accommodation for large HQ facilities would consider a
fairly wide target area – driven primarily by proximity to motorways, rail and
airport connections as well as the quality of the environment and its
associated amenities.
5.13 In addition to Reading and Oxford competition comes from Slough and the
Heathrow/Uxbridge locations which benefit from excellent road transport
links to the M25 and M4 as well of the proximity to Heathrow, the UK’s
18
largest airport. This location is particularly attractive to the multinationals

evidenced by the Intercontinental Hotels letting in Uxbridge.
5.14 The comparative towns of Reading and Oxford have, over the last 10-20
years attracted the likes of Prudential, the Kier Group, Argent and Invista as
developers of significant office schemes. The inward investment by these
developers in terms of infrastructure, marketing and creation of
employment destinations has established these locations as significant
office centres. These centres attract multinational corporations as well as
UK based firms and can boast some of the largest out of town office
transactions over the last 10 years.
5.15 In order to achieve a campus development of comparable scale and quality
to High Wycombe’s competitors, the following factors would need to be
taken into account:
n A solution to traffic congestion at Junction 4 of the M40 would need to be
vigorously pursued;
n Where land is available within close proximity to Junction 4, improvements
to existing road access and certainty regarding the timescale for
infrastructure improvements would have a significant impact on the
marketability of these sites for substantial office development;
n Additionally, dedicated access, strong public transport links (to rail and bus
links) are highly sought after and are often essential prerequisites to large
occupier site searches;
n In terms of actual business campus format, in order to compete, the style
of a new office campus scheme in High Wycombe would need to be of
high quality, potentially arranged as blocks and squares set within a well
manicured environment. Adequate on site car parking is essential, as is
the development of on site amenities (shops, cafes, gym, etc.), such as
those provided at Stockley Park for example.
n The introduction of an inward investment agency championing the town’s
assets has the potential to improve the relative attractiveness of the town
(compared to its competitors), and in particular large office occupiers’
perception of High Wycombe as an office location. Nonetheless, the
interest of a major developer/ investor such as Prudential, Kier Group etc.
will be required.
5.16 Given that High Wycombe does not have the benefit of a significant
knowledge base in the form of ‘red brick’ universities, particularly those with
a strong science bias (such as Oxford or Cambridge), the type of large
occupier that could be attracted to High Wycombe is less likely to be from
the R&D and biochemical sector. Large occupiers within these industries
tend to locate together and benefit from the economies of scale.
5.17 However, occupiers within the business services sector, the telecoms
sector, and the finance sector, who already make up a significant
proportion of the office occupancy in the town, ,have potential for further
expansion. There are some significant occupiers in the area, notably, Dun
& Bradstreet, Johnson & Johnson, Maritz Wolff & Co, Capstone Mortgage
Services and SAS Software, that could in the future, with more favourable
market conditions, require expansion and therefore provide increased
demand for office accommodation. In addition to this, occupiers within
these sectors, who currently are not represented within the town could be
attracted to the area, particularly if their business have any synergy with
occupiers already in the High Wycombe office market.
19
5.18 In addition to this, the local government sector, including Buckinghamshire

County Council and Wycombe District Council, two of the most significant
office occupiers in the area, could provide demand for office
accommodation if they decide to change their occupational needs/strategy
at any stage in the future.
5.19 Taking into account our analysis of existing stock, take up and pipeline
supply within High Wycombe and at competing locations, and given the
current and uncertain market conditions, our view would be that a large
scale (c.50,000 sq m/538,200 sq ft) HQ business campus option within a
masterplan context could be challenging scenario to pursue, which will
require a significant commitment on the side of the Council in terms of
infrastructure delivery, marketing and facilitation of development.
Key steps to successfully developing a business area as part of a
mixed use neighbourhood/ district centre in the M40 Gateway
area:
5.20 This report addresses the potential for office development at sites located
at Daws Hill and Abbey Barn Lane. In our view, given the characteristics of
sites and assuming that adequate infrastructure improvements would be
provided, demand for offices within a mixed use masterplan option will
primarily derive from local occupiers, potentially rationalising or expanding
their businesses as well as regional companies. At present, good quality
relocation options are unavailable at Cressex, Kingsmead or within the
town centre itself.
5.21 As this provision is likely to be a medium to long term development option,
we would consider a total quantity in the region of 25,000 sq m (269,000sq
ft) be appropriate in property marketing terms, particularly as this would be
brought forward on a phased basis to meet market demand.
5.22 We would anticipate that this accommodation could take the form of pre-
lets and flexible blocks, potentially in the region of c. 2,787 sq m (c.30,000
sq ft) on a speculative basis, that could be subdivided to ensure maximum
flexibility to meet specific occupier requirements.
5.23 Without the benefit of a clear infrastructure improvement strategy, in our
view, the marketability of this site for business space within a mixed use
masterplan option would be affected.
20
Colin Buchanan
10 Eastbourne Terrace
London W2 6LG
T 020 7053 1300
F 020 7053 1301

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Wycombe District Council

Prepared by: Approved by:

Martina Juvara John Pounder

Status: Final 003 Issue no: 3 Date: 3 August 2009

Colin Buchanan Wycombe District Council July 2009 

Colin Buchanan Wycombe District Council July 2009 

M40 Gateway area of

Public Consultation Summary Report

Project No: 150831

Prepared by: Approved by:

Status: Final Issue no: 1 Date: 09 July 2009

150831 appendix daws hill abbey barn consultation report.doc

Table 4.1: Response table 4

3.1.2 Each breakout considered the following issues:

3.1.4 The breakouts addressed the following questions:

4.2 Traffic and transport issues

4.2.2 Of 61 responses made to this question, responses were as follows:

Table 4.1: Response table

Understanding Is Understanding Is Neither Wholly Understanding Is

What have we missed? (issues)

What measures are critical to reduce congestion? (suggested solutions)

 Encourage people out of car and encourage cycling

 Current traffic issues need to be addressed irrespective of

4.3 Public Transport, pedestrian and cycling facilities

 Major public transport investment such as a dedicated rapid bus way/

4.4 Open Space facilities

 One large park

4.5 Community Facilities

 Celebrate the military history of the site

4.6 Balance of uses and scale

Issues and suggestions

 Mixed use is fine

5 Additional consultation responses

Daws Hill Abbey Barn: Option 1 Local Measures

severed and connected properties CPO

Daws Hill Abbey Barn: Option 3 Low Impact Environment Measures

Daws Hill Abbey Barn: Public Transport Options

Pedestrian and Cycle Improvements

Table 0: Daws Hill Abbey Barn South - Summary development costs

Daws Hill Abbey Barn South: Summary Development Costs

*Total construction cost excludes acquisition costs

Daws Hill Abbey Barn South: Additional CHP costs (options)

Off-site Highway Options – Additional Costs

Daws Hill Abbey Barn: Option 1 Local Measures Costs

1.8 Daws Hill Lane/Daws Lea Signalise junction See Table 5 -

Item Description Key Issues Costs

connect Kingsmead with

2.9 Daws Hill Lane/Daws Lea Signalise junction See Table 5 -

Daws Hill Abbey Barn: Option 3 Low Impact Environment Measures

3.8 Daws Hill Lane/Daws Lea Signalise junction See Table 5 -

Table 4: Daws Hill Abbey Barn Public Transport Infrastructure Options:

Daws Hill Abbey Barn: Public Transport Options

Running Costs £240,000 per

4.2 Extend the above service

Pedestrian and Cycle Improvements

5.4 Improved pedestrian 1000m x 2m @ £35/m2 £70,000

5.5 Improved pedestrian 1400m x 3m @ £35/m2 £147,000

M40 Gateway Daws

Project No: 150831

Prepared by: Approved by:

Status: Final Issue no: 1 Date: 07 July 2009

06072009 sustinability appraisal

1.1.2 The purpose of Sustainability Appraisal (SA) is to promote sustainable development

Daws Hill & Abbey Barn Planning and Infrastructure Framework - Appendices

Daws Hill & Abbey Barn Planning and Infrastructure Framework - Appendices

Colin Buchanan Wycombe District Council July 2009

Colin Buchanan Wycombe District Council July 2009

Encourage people out of car and encourage cycling

Current traffic issues need to be addressed irrespective of

Major public transport investment such as a dedicated rapid bus way/

One large park

Celebrate the military history of the site

Mixed use is fine

Abbey Barn North Botanical survey was undertaken by consultants appointed by

Retention of tennis courts, baseball pitch, and avenue.

Mitigation measures to protect Deangarden Wood such as buffer zones should be

Provision of a range of different commercial uses and also educational uses.