Informal Planning Officer Note - Laceys, Middle and End Cottages Upper Icknield Way Whiteleaf Bucks HP27 0LL
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Informal Planning Officer Note Laceys, Middle and End Cottages Upper Icknield Way Whiteleaf Bucks HP27 0LL Author: Buckinghamshire Council, Planning, Growth & Sustainability Planning & Environment, Wycombe Area Date: September 2020
Summary
Laceys, Middle and End Cottages, fire-damaged in 2016, are to be put forward for sale by
auction. The site is covered by a number of planning policies that constrain new
development. This informal advice note has been produced to give potential purchasers an
initial indication of planning policies and other constraints affecting the properties.
Buckinghamshire Council is committed to securing the repair and restoration of the
cottages. In view of the priority placed on restoring these buildings to active use, the
council is prepared to offer the successful purchaser appropriate free advice in relation to
specific development proposals which lead to the restoration of the cottages.
The Site
Figure 1: Location Plan (not to scale)
Laceys, Middle and End Cottages are located in the village of Whiteleaf, near Monks
Risborough. They form a row of three cottages fronting Upper Ickneild Way, close to the
junction with Peters Lane. They are part timber frame/part brick and flint construction with
thatched roof. All three cottages are Grade II listed buildings having been added to the
statutory list 1985. Although the list description refers to them as dating from the 18th
century, it now appears that Middle Cottage is of 16th century origin, with Laceys Cottage
and End Cottage are C17th and late C18th extensions respectively.
The cottages are set back from the street on sloping ground, which rises up from the road.
They benefit from small rear gardens with a larger garden area and existing vehicular access
for End Cottage located to the south to the cottages. Immediately to the north beyond the
shared path is another row of listed cottages.
Informal Planning Officer Note, Laceys, Middle and End Cottages Page 2 of 25
Figure 2:Site plan (not to scale Designations and Constraints The listed buildings are nationally important buildings of special architectural and historic interest which contribute positively to the character and appearance of the conservation area. The site is also located within the Green Belt and the Chilterns AONB. On the south side of the site, outside the site boundary, is a row of trees which make a significant contribution to visual amenity. There is a hedge which contains trees on the front (west) boundary of the site, which also makes a contribution to visual amenities. The root protection areas of both these features are a constraint on the developable area of the site. The site is in Zone B Countywide Parking Guidance. However, visibility from the existing access, as well as the poor visibility at the junction of Upper Icknield Way and Peters Lane is poor. Key Principles for Reinstatement Unless a case for enabling development can be demonstrated (see Sec. 5.0), the above designations constrain the type and amount of development normally permitted in this location. The listed status of the cottages, the adjacent row of listed buildings and the Whiteleaf Conservation Area are designated heritage assets for the purposes of Paras 193-196 NPPF. Heritage assets are an irreplaceable resource and great weight is given to their conservation and to the conservation of their settings. Any harm to significance will require clear and convincing justification. Therefore, demolition and the redevelopment of the site would be Informal Planning Officer Note, Laceys, Middle and End Cottages Page 3 of 25
unacceptable in principle; as much of the surviving structure as possible should be consolidated and repaired to restore the cottages to habitable use. Furthermore, the site is in the Green Belt and is therefore not a location identified as being suitable for additional residential development in the adopted Local Plan. Consequently, it is considered that there is very little scope for infilling. New development in the form of additional dwellings would not normally be acceptable in principle. Any alterations or extensions should safeguard the cottage’s special interest. It is evident that the floor plans of the cottages has been subject to change over time and there may be some flexibility to change the internal layout where previously altered. Policy DM43 does allow for the extension to existing dwellings provided they meet certain limitations on the size of the extension, relative to the size of the original dwelling. This restricts the increase to no more than 50% additional volume compared to the existing dwelling (or as existing in 1948 for older dwellings). In certain circumstances very small dwellings may be extended by more than 50%, but that it unlikely to apply here. The presumption is that there should be no major increase in floor space, increase in the height of buildings or increase in the built form. As the site is in a conservation area and within the Chilterns AONB, all new development must be of the highest standard. The design and materials should respect traditional forms of building. The amenity of the adjacent listed cottages will also be taken into consideration. Damage to the trees and hedge should be avoided in the first instance, or if unavoidable, minimised and mitigated appropriately. Proposals which are likely to result in future pressure for tree works or removal which would harm the visual amenities of the trees would be resisted. Although the houses in their current condition are unlikely to provide a habitat for wildlife, there are some outbuildings in the garden, and the overgrown nature of the site may mean that it is providing shelter for wildlife where it did not before when being actively managed as a garden. Any new proposals are expected to provide ecological enhancement to improve biodiversity. This could be through providing suitable planting, or incorporating features such as bird or bat boxes into the scheme. Historically, only End Cottage benefited from off-street parking. Laceys Cottage or Middle Cottage would not be expected to be provided with off-street parking as part of their restoration. Parking would be required in accordance with the Buckinghamshire-wide standards for any new development. Development that could result in a more intensive use of the existing access may also have highway implications. The views of the Highways Authority at Buckinghamshire Council should be sought in relation to any particular development proposal. Informal Planning Officer Note, Laceys, Middle and End Cottages Page 4 of 25
Viability
It is recognised that the listed buildings are in a fragile and vulnerable condition following
the fire and that, while the council wishes to ensure their reinstatement, viability may be a
challenge. In certain circumstances, such as where there is a demonstrable conservation
funding gap, it may be possible to justify a case for Enabling Development.
As set out in Para 202 NPPF, Enabling Development (in the context of the historic
environment) is development which would otherwise conflict with planning policies, but is
permitted in order to secure the conservation of a heritage asset, provided that the public
benefits of doing so outweigh the disbenefits of departing from adopted policy. As such, it is
a legitimate planning tool to be considered a last resort when all other options for solutions
and funding have been explored. Historic England’s ‘Enabling development and Historic
Assets: Good Practice Advice in Planning:4, (June 2020) sets out the policy and criteria in the
limited situations where this may be considered acceptable.
Where a case for Enabling Development is proven, the council may be prepared to take a
pragmatic view of additional development in order to bring about the restoration of the
cottages, provided the application is supported by the information set out in the policy.
Applications comprising enabling development must include an accurate and robust
financial appraisal which includes disclosure of the price paid for the site. As enabling
development is a form of public subsidy, the appraisal will be open to public scrutiny. In
order to calculate the amount of enabling development that might be needed, an
application should be supported by two or more costed development appraisals. The
developer would be expected to cover the council’s cost of reviewing this technical evidence
and reports as part of an enabling development application.
It is strongly recommended that a successful purchaser seeks early discussions with the local
planning authority (as well as engagement with other consultees as appropriate, including
Historic England). Enabling development can be a useful tool, although as it is only
applicable in certain circumstances determining at an early stage whether there are any in-
principle reasons a proposal might not be acceptable will avoid fruitless investment. Again,
the council is willing to waive its normal planning advice charges to the purchaser to assist in
the early restoration of the cottages.
Local Policy Framework
The relevant policy framework depends on the precise nature of the development proposal
but the principal policies are listed below.
Adopted Policy
Delivery and Site Allocations (2012)
DM1 Presumption in favour of Sustainable Development
DM19 Planning Obligations
Wycombe Local Plan (2019)
Informal Planning Officer Note, Laceys, Middle and End Cottages Page 5 of 25
CP2 Sustainable Development
CP3 Overall Spatial Strategy
CP4 Settlement Strategy
CP8 Protecting the Green Belt
CP9 Sense of Place
CP10 Green Infrastructure and the natural environment
CP11 Historic Environment
DM21 The Location of New Housing
DM30 The Chilterns Area of Outstanding Natural Beauty
DM31 Development affecting the Historic Environment
DM32 Landscape Character and Settlement Patterns
DM33 Managing Carbon Emissions: Traffic and Energy Generation
DM34 Delivering Green Infrastructure and Biodiversity
DM35 Placemaking and Design Quality
DM36 Extensions and alterations to existing dwellings
DM39 Managing flood risk and sustainable draining systems
DM42 Managing Development in the Green Belt
DM43 The replacement or extension of dwellings in the Green Belt
Supplementary Planning Documents
Whiteleaf Conservation Area Character Survey SPD
Housing Intensification SPD
Buckinghamshire Countywide Parking Guidance
Householder Planning and Design Guidance SPD
Other documents/information
Wycombe Revised Statement of Community Involvement – Adopted July 2018
Chilterns Building Design Guide and Technical Notes
Applications for Reinstatement
LBC & planning applications will be required for proposals that seek to reinstate the
cottages. Depending on the scope and type of application, the following information is
likely to be required:
Informal Planning Officer Note, Laceys, Middle and End Cottages Page 6 of 25
structural report, specification and schedule of works, to clarify extent of reconstruction and reinstatement Heritage statements Design and Access statement Arboricultural Impact Assessment Arboricultural Method Statement Ecology and biodiversity A full list of the documents needed to meet validation requirements can be found on the council’s website: https://www.wycombe.gov.uk/pages/Planning-and-building- control/Planning-applications/How-to-prepare-a-valid-planning-application.aspx Informal Planning Officer Note, Laceys, Middle and End Cottages Page 7 of 25
Appendix A: PLANNING HISTORY FROM 1988
PRODUCED:26/08/2020
FOR ADDRESS: Laceys Cottage Upper Icknield Way Whiteleaf Buckinghamshire HP27 0LL
18/06368/LBC 25/05/2018 MPJ PER 08/08/2018 Listed building application for partial Laceys Cottage
re-building of the chimney stack, fireplace Upper Icknield
and west elevation; re-constructing the Way Whiteleaf
timber floor structure and carrying out Buckinghamshire
masonry repairs HP27 0LL
17/07495/LBC 30/08/2017 SVW PER 23/10/2017 Listed Building application for temporary Laceys Cottage,
stabilisation and protection of existing Middle Cottage
structures and removal of debris from site And End Cottage
Upper Icknield
Way Whiteleaf
Buckinghamshire
HP27 0LL
03/06381/CTREE 30/05/2003 MTW NMKO 02/07/2003 Fell one Mountain Ash Middle Cottage
Upper Icknield
Way Whiteleaf
Princes
Risborough Bucks
HP27 0LL
96/06754/LBC 24/09/1996 JAR PER 11/11/1996 Replace existing thatch with plain clay roof Middle Cottage N/A
tiles over single storey lean-to rear Upper Icknield
extension and alterations to existing rear Way Whiteleaf
dormer window Princes
Risborough Bucks
HP27 0LL
90/06221/FUL 04/06/1990 BJC PER 07/08/1990 REFURBISHMENT OF DWELLING Middle Cottage N/A
INCLUDING INSERSION OF EYEBROW Upper Icknield
DORMER WINDOW TO THE REAR Way Whiteleaf
ELEVATION Princes
Risborough Bucks
HP27 0LL
90/05628/LBC 19/03/1990 AJT PER 15/05/1990 REFURBISHMENT OF DWELLING Middle Cottage N/A
Upper Icknield
Way Whiteleaf
Princes
Risborough Bucks
HP27 0LL
88/08265/FUL 13/12/1988 AJT REF 02/02/1989 TWO STOREY REAR EXTENSION Middle Cottage N/A
Upper Icknield
Way Whiteleaf
Princes
Risborough Bucks
HP27 0LL
Informal Planning Officer Note, Laceys, Middle and End Cottages Page 9 of 25
88/08264/LBC 13/12/1988 AJT REF 02/02/1989 TWO STOREY REAR EXTENSION Middle Cottage N/A
Upper Icknield
Way Whiteleaf
Princes
Risborough Bucks
HP27 0LL
88/07526/LBC 19/09/1988 AJT WD 27/10/1988 TWO STOREY REAR EXTENSION Middle Cottage N/A
Upper Icknield
Way Whiteleaf
Princes
Risborough Bucks
HP27 0LL
88/07435/FUL 05/09/1988 AJT WD 27/10/1988 TWO STOREY REAR EXTENSION Middle Cottage N/A
Upper Icknield
Way Whiteleaf
Princes
Risborough Bucks
Informal Planning Officer Note, Laceys, Middle and End Cottages Page 10 of 25Appendix B: PLANNING HISTORY from Plotting Cards HP27 0LL
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