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DC Casebook: In depth - Education and housing benefits trump protection of green space

Housing new build

Planning, 9 May 2008

The secretary of state has allowed 238 homes in High Wycombe in line with an inspector's recommendation after deciding that the affordable housing provided and the scheme's role in enabling the development of Bucks New University represent significant benefits.

The proposal entailed the redevelopment of education buildings in a residential area and playing fields designated as green space to allow consolidation of the university at a town centre site. The secretary of state noted that local plan policy resisted permission for proposals involving loss of green space in built-up areas unless exceptional circumstances could be proven.

She noted that the area's supply of housing exceeded the five-year target but judged that it did not preclude granting permission. Paragraph 70 of PPS3 showed that it was still necessary to establish the effect on other policy goals in the development plan, national and emerging policy and other material considerations, she held.

She agreed with the inspector that the provision of affordable housing would be a major benefit weighing in favour of the proposal, although it did not amount to an exceptional circumstance justifying the loss of green space. She also accepted that consolidation of the university would lead to direct economic and education benefits, making a positive contribution to the local workforce, fostering enterprise and business and acting as a catalyst for redevelopment of the town centre.

The secretary of state considered that the reduced revenue generated by an alternative scheme of 156 homes would be an undesirable compromise. The enabling development argument advanced by the appellant amounted to an exceptional circumstance that excused the loss of the green space, she concluded.

She was satisfied that the proposal would provide alternative green space of equivalent quality and that an additional area of open space would represent a significant public benefit. She agreed that the proposal would ensure efficient use of the appeal site and achieve high architectural, layout and landscaping standards.

DCS Number 100-054-436

Inspector Simon Rawle; Inquiry.