Part B Development Management Policy - Draft Local Plan for Buckinghamshire (Reg 18)

2. Development Management Policies - Built environment

2.56 Sense of place

2.56.1 Buckinghamshire has a rich and varied natural and historic environment. It is from this that it gains its fundamental sense of place. The Chilterns National Landscape is the jewel in the crown – a nationally significant landscape and a major asset for the area. But Buckinghamshire has many additional natural and historic features treasures including a distinctive topography, the Vale of Aylesbury and River Thames landscapes, historic market towns and villages and areas of biodiversity interest ranging from local to international significance. In terms of the historic environment there are a large number of listed buildings, conservation areas, scheduled ancient monuments and parks and gardens of historic interest. The current green infrastructure network is well understood, with disparities between GI networks in the north (less developed) and south of the county. There is also a strong evidence base identifying the special character and quality of the natural and historic environment.

2.56.2 Neighbourhood plans have the opportunity to implement local policies, to help support a local sense of place for a particular area.

2.56.3 Sense of place is about ensuring that development responds in a holistic way, and that all the various requirements, assets and constraints are brought together through design that responds to the place, integrating them, and making sure the place makes sense for the past, and the future, for humans, and for other species.

2.56.4 The Plan also contains detailed policies which participate in strengthening the sense of place.

2.57 Space Standards

2.57.1 These standards deal with internal space within new dwellings and are suitable for application across all tenures. It sets out requirements for the Gross Internal (floor) Area of new dwellings at a defined level of occupancy as well as floor areas and dimensions for key parts of the home, notably bedrooms, storage and floor to ceiling height.

2.57.2 These standards are already in place in the legacy Wycombe district area and the viability of their implementation across Buckinghamshire will be tested through the evidence for the plan.

2.57.3 The current standards are set out in Appendix E.

2.58 Conservation areas

2.58.1 Buckinghamshire Council, as Local Planning Authority, is required to consider from time to time which parts of its area are "areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance", and to designate such areas as "Conservation Areas". Conservation areas are locally designated heritage assets.

2.58.2 Conservation areas can include groups of listed or non-Listed buildings, historic village greens and open spaces, important trees, unusual distinctive historic field patterns closely associated with a historic settlement (where these have a -wide significance), historic parkland, linear features such as canals and railways, well-preserved archaeological remains and/or surviving historic street patterns. When defining a conservation area, it is the special architectural or historic interest of the whole area, rather than the merits of individual buildings and features, that is important. Interest may be characterised by uniformity of architectural style or variety.

2.58.3 The National Planning Policy Framework sets out guidelines for development in Conservation Areas.

Existing Conservation Areas

2.58.4 Buckinghamshire Council has 179 Conservation Areas (as at 24/1/25). Their locations and their boundaries are shown on the adopted Policies Map. In most cases there are documents which explain the reasons for designation and describe the history, special interest and characteristics of each Conservation Area which are available on the council website - https://www.buckinghamshire.gov.uk/planning-and-building-control/conservation-heritage-and-archaeology/heritage/conservation-areas-in-buckinghamshire/ .

2.58.5 These documents will be a material consideration when dealing with planning applications. This Conservation Area policy will apply to any new or altered Conservation Areas designated during the period of this Local Plan.

2.58.6 Buckinghamshire has commenced a programme to review all of the existing conservation areas. Whilst positive change should be welcomed as an important part of the organic growth of a settlement, there is always a risk that development may harm an area's special interest.

2.58.7 Development immediately adjacent to, or within the setting of, a conservation area can greatly influence the character and appearance of the area. Development that does not reflect the traditional form, layout and scale of buildings within the conservation area can have an adverse effect and will not be supported.

2.58.8 The protection of the views within, looking into and out of Conservation Areas is fundamental in conserving their special character or appearance. For a variety of reasons, including the lie of the land, developments at some distance from a Conservation Area could intrude upon views of it and detract from its character or appearance unless special care is taken to avoid this. The need to safeguard important Conservation Area views is acknowledged in Central Government Guidance. The Conservation Area leaflets referred to include plans showing important Conservation Area views. These leaflets should not be interpreted as indicating that these views are the only ones which should be safeguarded. When individual proposals are considered, it may become apparent that there are other important views which warrant protection.

Permitted Development

2.58.9 Within a conservation area the amount of development that could be erected without the need for planning permission is reduced. The stricter rules are intended to ensure that the correct checks are in place to prevent harm to the significance of the heritage asset. In determining applications relating to conservation areas, the council has a statutory duty to pay special attention to the desirability of preserving or enhancing the character or appearance of the conservation area. The council is also required under NPPF (2024) to consider whether the proposal will cause harm to the significance of the heritage asset. If harm is likely to be caused, this must be weighed in the wider planning balance.

Trees

2.58.10 In a Conservation Area, trees which are not already subject to a Tree Preservation Order are automatically protected to the extent that anyone wishing to cut down, top, lop or uproot such a tree, must give the Council six weeks' notice in writing of the intention. This gives the Council the opportunity to consider the merits of the proposal and to make a Tree Preservation Order where appropriate. This protection does not apply to hedges, bushes or shrubs, nor to trees with a trunk diameter less than 75 mm (3 inches) at a point 1.5 m (5 ft) above ground level, nor to fruit trees cultivated for fruit production. The penalties for contravening these controls are like those for Tree Preservation Orders.

2.58.11 Trees are often an important part of the character or appearance of Conservation Areas and in some places, they dominate that character. Therefore, the Council will generally aim to retain trees where they are in a healthy condition and positively contribute to area character or appearance. However, in some cases other considerations may take precedence and no Tree Preservation Order will be made.

2.59 Heritage Assets

2.59.1 The history of an area contributes to our quality of life and to the character of Buckinghamshire. Historical features once lost cannot be replaced therefore it is important that the Local Plan seeks to protect such features.

2.59.2 Heritage assets are defined as those parts of the historic environment that have significance because of their historic, archaeological, architectural or artistic interest, over and above their functional utility. Significance can be made up of many different aspects of an asset's interest and may be harmed by development directly affecting the physical fabric or within the setting of the asset. The NPPF 2024 sets out guidance for conserving and enhancing the historic environment (paragraphs 202-221).

2.59.3 The council's aim is to protect and enhance Buckinghamshire's heritage assets. As part of any enhancement, where possible and applicable, the council will support proposals that improve accessibility to a heritage asset. The effect of a planning application on the significance of a designated or non-designated heritage asset will be considered in determining any application. The LPA will require an applicant to describe the significance of any heritage asset affected including any contribution made by their setting. As a minimum the Historic Environment Record should have been consulted and the heritage assets assessed using appropriate expertise.

2.59.4 In weighing up applications that affect directly or indirectly non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.

Designated heritage assets

2.59.5 Designated heritage assets include World Heritage sites, scheduled monuments, listed buildings, registered park and gardens, or registered battlefield, or conservation areas (see conservation area policy BE3). Designated heritage assets are protected by statute, as set out in relevant legislation, as well as by policy contained within the NPPF (2024).

Listed buildings

2.59.6 Listed buildings are buildings or structures which are included on the national List of Buildings of Special Architectural or Historic Interest. They are nationally designated heritage assets. Buildings are listed by the Secretary of State for Culture, Media and Sport, based on recommendations from Historic England. Anyone can nominate a building for listing via the Historic England website if it meets their criteria.

2.59.7 There are 5,877 listed buildings, bridges, statues and other structures in Buckinghamshire. Of these listed buildings: 135 are Grade 1, 299 are Grade II*, 5,443 are Grade II. Most of the buildings in Buckinghamshire were listed between 1970 and 1990. Several buildings have been added to the lists since then because of requests for individual listings. Others, including 20th century concrete structures and war memorials have been added to the list due to Historic England's thematic listing programme.

2.59.8 In addition to the normal planning application process, listed building consent is required for all works that would affect a building's special interest. The requirement for listed building consent ensures that checks and balances are in place to prevent harm to the structure and interest of a listed building. This protection applies to the whole of a listed building or structure, and to other ancillary structures that sit within the curtilage of the listed building that were in existence before 1 July 1948, and in the curtilage of the building or structure at the time of listing. The need for consent extends to all works, both external and internal.

2.59.9 Listed building consent is required for any works that affect the character of the building including alterations, extensions, and demolition. It is a criminal offence to carry out unauthorised works to a listed building. If unauthorised work has taken place to a listed building an enforcement notice may be served requiring the work either to be remedied or reversed. In determining applications relating to listed buildings, the council has a statutory duty to have a special regard to the desirability of preserving any listed building or its setting, or any features of special architectural or historic interest that it possesses.

Registered historic parks and gardens

2.59.10 Registered historic parks and gardens are sites which have been assessed to be of particular significance, in terms of the special historic interest. They are nationally designated heritage assets. Historic England has been enabled by Government to compile a register of historic parks and gardens. Anyone can nominate a park or garden for inclusion on the register via the Historic England website. The register includes gardens, grounds and other planned landscapes and open spaces. The register focuses on the interest of the designed landscape, rather than on planting or botanical species. Most sites registered are the grounds of historic private houses, but public parks and cemeteries can also be included.

2.59.11 Within Buckinghamshire there are 412 parks and gardens of special historic interest included in the national register. They are graded in a similar way to listed buildings. The purpose of registering historic parks and gardens is to celebrate designed landscapes of note and to define the elements that make it important or distinctive, and to ensure appropriate protection. The inclusion of a historic park or garden in the register carries obligations on the Local Planning Authority to consult Historic England and the Garden History Society on all applications for development likely to affect the area of special interest. In considering the impact of a proposal the council will have regard to the special character of the park or garden and public views within, into or from it. The council will also consider the impact of development upon the significance of the heritage asset.

Scheduled monuments

2.59.12 Scheduled monuments are sites of national archaeological importance. They are nationally designated heritage assets. Scheduling of sites as ancient monuments is the oldest form of heritage protection and started in 1882. The Secretary of State for Culture, Media and Sport designates scheduled monuments, based on recommendations from Historic England. Sites from all periods are eligible for inclusion on the schedule if they meet the criteria adopted by Historic England for scheduling of that asset type.

2.59.13 There are 147^[19] sites in Buckinghamshire that are included in the statutory schedule of ancient monuments. A list of sites is maintained by Historic England, available on their website^[20]. The consent of the Secretary of State is required for any proposals that may affect the special interest of a scheduled monument. This scheduled monument consent can cover any works affecting a scheduled monument either above or below ground, including groundworks, demolition, destruction, damage, removal, repair, alteration, addition, flooding or tipping operations. Consent may even be required to enter a scheduled monument with digging machinery. Where an application for planning permission affects a scheduled monument, the council will consult with Historic England and will take advice as to the likely impact of that development upon the significance of the heritage asset.

Non-designated heritage assets

2.59.14 A non-designated heritage asset can be a building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions.

2.59.15 Significance is the value of a heritage asset to this and future generations because of its heritage interest that can be archaeological, architectural, artistic or historic. Every effort will be taken to identify non-designated heritage assets as early as possible in the planning process.

Defining significance

2.59.16 The significance of any heritage asset, whether designated or non-designated is set out in Historic England's Conservation Principles – Policies and Guidance for the Sustainable Management of the Historic Environment and Good Practice Guide for Local Heritage Listing.

Evidential

2.59.17 Evidential value is the potential of a place to yield evidence about past human activity. This can include land use, the hierarchy of places, historic building techniques, fashion and trends in architectural design. The setting of places, for example the rural hinterland of Buckinghamshire's villages, can contribute to this value as it shows historic linkages between places and economic functions.

Historic

2.59.18 Historic value lies in the ways in which past people, events and aspects of life can be connected through a place to the present and is often illustrative or associative. The links between places and people or events in history feeds into this value, and the tangible way in which modern day settlements have been affected by historic events (such as the setting up of a mediaeval market square) is key to understanding the development of a place.

Communal

2.59.19 The collective experience or memory of a place and the meaning that it holds for people who relate to it form the communal value of an asset. Neighbourhood plans and associated documents offer a good opportunity to try to define the communal value of a place or heritage asset.

2.59.20 There will be archaeological interest in a heritage asset if it holds, or potentially may hold, evidence of past human activity worthy of expert investigation at some point. Heritage assets with archaeological interest are the primary source of evidence about the substance and evolution of places, and of people and cultures that made them. Identification of archaeological interest will be made in conjunction with the Buckinghamshire Council Archaeological Service. Sub-surface archaeological interest is considered and advised on separately by the service.

Architectural interest

2.59.21 The architectural interest of a building or structure may be aesthetic, based on the intrinsic design value derived from local styles, materials, workmanship or any other distinctive local characteristic. It may be in part derived from the local context of a place, or an association with a known architect or designer of regional or national note.

2.59.22 The integrity of a building or structure may add to its interest – a degree of intactness and lack of harmful external alteration may make a building more significant. Equally, the ongoing organic development and growth of a building over centuries may be what gives it its value and interest.

2.59.23 If a building sits as a landmark, by virtue of its design, age, innovation, construction, position, use or communal associations contributes, within the local scene or as a valuable member of a group of buildings this may also add to its interest.

Setting

2.59.24 The setting of a heritage asset is the surroundings within which the asset may be experienced. It is not fixed and may evolve over time. Elements within a setting may be positive, negative or neutral, and so the ability to appreciate setting may be harmed or improved by development within the setting of an asset. Setting must not be confused with curtilage, to avoid confusion with residential curtilage for permitted development rights as this may differ.

Curtilage

2.59.25 Curtilage in heritage terms, refers to an area around a building and, with listed structures, the extent of curtilage is defined by consideration of ownership, both past and present, functional association and layout. The setting of a historic asset will include, but generally be more extensive than, its curtilage

Non-designated buildings and structures

2.59.26 Within the Buckinghamshire Council area, several heritage assets have been identified locally either through Conservation Area Appraisals where a few buildings are identified as 'Buildings of Local Note', through neighbourhood plans, which often identify buildings of local importance, or as part of a Buckinghamshire local Heritage list^[21]. From time-to-time other non-designated heritage assets/buildings may be identified through the planning process.

2.59.27 Planning applications that could cause harm to non-designated heritage assets will not be supported by the Council. Where it is not practicable to retain a building which is a non-designated heritage asset, the council will expect to see a full appraisal of the significance of the building and the reasons why it is not practicably repairable, or reusable submitted as part of the planning application. In addition, the council may require a full record of the building to be made prior to demolition.

Archaeological remains

2.59.28 There are a number of identified sites of archaeological importance, known as Archaeological Notification Areas, listed on the County Historic Environment Record system. From time-to-time other sites of archaeological interest may become apparent because of the planning process. The council is committed to protect these sites from development that would damage or endanger them and will afford protection to archaeological remains in accordance with their archaeological importance.

2.59.29 Applications for development of sites containing or likely to contain archaeological remains will require an archaeological field evaluation. It is recommended that prospective developers consult the council at pre-application stage in this respect. The council will expect proposals for sites containing important archaeological remains to be preserved, where possible, in situ, i.e. preservation undisturbed in the monument's existing location and setting. Where preservation in situ is not justified, the council will seek preservation by record. This involves digging the site, exposing and removing whatever archaeological remains are found and making a record of the findings. The developer will be required to make satisfactory arrangements for the excavation and recording of the archaeological remains and the publication of the results. This will be achieved by the imposition of suitable conditions and/or agreement between the council and the developer.

Heritage at Risk

2.59.30 The council will support endeavours to repair and reuse heritage assets in a manner appropriate to their significance and to provide long-term viable uses for buildings and structures that are vacant and at risk through cooperation with owners and Historic England. The council will continue to feed into national projects to record Heritage at Risk, such as the Historic England Heritage Counts surveys, and will support local communities who wish to partake in these projects. The council will continue to work with Historic England to identify options for known Heritage Assets at Risk within Buckinghamshire and take action to address risks where appropriate. The council will cooperate with owners to find acceptable solutions where possible but will take formal action where necessary.

2.59.31 Proposals that could cause harm to the significance of a heritage asset will not be supported by Buckinghamshire Council.

2.60 Residential amenity

2.60.1 The NPPF emphasises the importance of creating high-quality, safe, and inclusive environments that promote health and well-being. It highlights the need for adequate daylight and sunlight, high-quality open spaces, and measures to mitigate noise and pollution. The NPPF also stresses the importance of designing developments that enhance safety and security, provide good outlooks, and ensure a high standard of amenity for both existing and future residents.

2.60.2 Each policy element seeks to ensure all new residential development maintains a high standard of living for both new and existing residents in Buckinghamshire, detailed as follows:

• Designing to ensure privacy and minimise overlooking enhances residents' comfort and security.
• Ensuring all habitable rooms receive adequate natural light and designing developments to maximize daylight and sunlight penetration improves residents' well-being.
• Designing to respond to potential environmental impacts in new developments ensures a peaceful living environment, reducing stress and enhancing residents' quality of life.
• Providing private and well-designed communal outdoor spaces enhances the living experience by offering areas for relaxation, recreation, and social interaction.
• Ensuring dwellings have access to good outlook improves mental health, reduces stress, and enhances the amenity of the living environment.
• Designing good quality shared circulation spaces ensures they are pleasant to use and enhances the overall living experience of residents.
• Enhancing safety and security deters criminal activity and promotes a sense of security, well-being and peacefulness for residents.
• Designing accessible, functional, and convenient servicing and refuse areas contributes to a higher quality of life for residents.

2.61 Design of Developments

2.61.1 High quality design is key to preserving and enhancing the quality of the built environment and delivering successful new places that are sustainable, distinctive and fit for purpose. A design-led approach is required that respects, maintains and enhances the character of towns, villages and the countryside, whilst introducing innovative and creative design solutions. New developments should have an individual identity that either complements or forms an attractive contrast with its surroundings.

2.61.2 Buckinghamshire has many distinct and diverse towns and villages with unique cultural heritage, local geology and geography and built form. Local building traditions determine this local distinctiveness through their siting and the use of local materials and building styles that define its character.

2.61.3 There are a wide variety of landscape character types including the nationally recognised Chilterns National Landscape. There are also many unique settlement characteristics that take on a particular built form and type of building material. Therefore, designs that may be acceptable in one part of Buckinghamshire may not be appropriate elsewhere.

2.61.4 Good design should conserve and enhance settlements and create solutions that are attractive and distinctive. This refers to the unique quality of buildings, landscape and topography in a locality that defines its character and reinforces a sense of place.

2.61.5 All developments must positively contribute to the character of the built environment and landscape, having regard for the local context and surround amenity.

2.61.6 The Buckinghamshire Local Design Code includes localised design requirements to ensure new development proposals are well-designed with regard to local character and amenity.

2.61.7 The National Design Guide requires that good design is embedded in planning policy and the places being created. The National Design Guide sets out ten characteristics of well-designed places that aim to create its physical character, sustain a sense of community and positively address environmental issues affecting climate. The ten characteristics are:

• Context
• Identity
• Built form
• Movement
• Nature
• Public spaces
• Uses
• Homes and buildings
• Resources
• Lifespan