Land at Princes Risborough Station

PRI01: Land at Princes Risborough Station The site as shown on the Policies Map is allocated for a mixed-use development comprising an assumed number of 80 dwellings, together with small-scale convenience retail, public realm, bus infrastructure, and Princes Risborough expansion Relief Road infrastructure. Development proposals will be supported where it: a) Delivers a high-quality, residential-led scheme that makes effective use of this brownfield site, including appropriate density for a station-adjacent location. b) Provides an appropriate level of car parking that reflects the site’s sustainable location, including opportunities to reduce car dependency. c) Includes small-scale convenience retail and food and drink uses (within Use Class E) that are proportionate in scale and directly related to serving the station and local community. d) Supports appropriate tourism-related uses, such as a hotel or visitor information facility (including café uses), where these complement the role of the station and town. e) Provides a new public square and associated public realm which: i. facilitates bus access and interchange. ii. delivers safe, convenient and legible pedestrian and cycle connections to the railway station. f) Safeguards and delivers a route through the site to accommodate the Princes Risborough alternative route, including an appropriate junction with Station Road / Station Approach. g) Provides appropriate access to the main station car park. h) Makes proportionate contributions to off-site infrastructure, having regard to the scale and nature of development and any on-site provision. i) Incorporates flood risk management and site design and safety measures recommended in the SFRA Level 2 site summary sheet, including the de-culverting of the existing watercourse, where feasible and appropriate j) The site layout should adopt a sequential approach by steering the most vulnerable aspects of the development outside of Flood Zone 2 and 3, as well as areas at risk of surface water flooding. k) If development is taking place in areas at significant fluvial or surface water flood risk, habitable spaces and sleeping accommodation should not be located on the ground floor. These areas could be designated for less vulnerable purposes such as car parking. l) A 1D-2D detailed hydraulic model of the culverted Horsenden Stream, based on topographic survey of the watercourse channel, may be required at FRA stage to accurately represent the risk from this ordinary watercourse and set the height of any mitigation measures. m)Blockage modelling should be conducted to assess the residual flood risk associated with potential blockage of the culverted Horsenden Stream below the site. n) Contributes to the enhancement of the Culverton Mill corridor, including biodiversity, landscape and amenity value. 6.412 There are no listed buildings on the site, and the site is not in a conservation area. There is a Listed Building approximately 145m from the site to the Northwest. The design of the surrounding area is a medium density, with surrounding residential development consisting mostly of detached and semi-detached dwellings of two storeys. There is a block of flats to the north which is three storeys’ high. 6.413 The redevelopment of the land at Princes Risborough Station will provide an important gateway to the town and to the Chilterns National Landscape. Development proposals are required to be of a high standard of design and a range of mixed uses appropriate for the site location. 6.414 The station will become the focus of a wider mixed-use area with redevelopment of sites east of the station for residential, employment and commercial activities, with potential for a hotel. Retail provision should be small-scale convenience retail: the intention is to meet dayto-day needs associated with the station and local community, rather than functioning as a wider destination. 6.415 The site is required to provide part of the Princes Risborough Relief Road. The link between Summerleys Road and Picts Lane will relieve traffic on Poppy Road and create more legible connections between the station and the wider road network. Passing traffic avoids the junction of Station Road with Picts Lane. It is envisaged that traffic lights at the junction of the new road with Summerleys Road, Station Road and Station Approach will manage traffic around the station, with a phase for safe crossing of pedestrians and cyclists. This is subject to further detailed modelling at application stage in line with Policy TR1. 6.416 The site is required to provide part of the Princes Risborough Relief Road. The link between Summerleys Road and Picts Lane will relieve traffic on Poppy Road and create more legible connections between the station and the wider road network. Passing traffic avoids the junction of Station Road with Picts Lane. It is envisaged that traffic lights at the junction of the new road with Summerleys Road, Station Road and Station Approach will manage traffic around the station, with a phase for safe crossing of pedestrians and cyclists. This is subject to further detailed modelling at application stage in line with Policy TR1. 6.417 The creation of a public station square will be the focus of connections with the rest of the town: Station Road / Bell Street provide the traffic route; Stratton Road / Manor Park Avenue provide a route for pedestrians and cyclists. It should be of the highest quality and green in character, to set the scene when arriving, and support the integration of the Chinnor steam railway with Princes Risborough station, to improve the visitor experience and promote tourism. The addition of a hotel would fulfil a long-held aspiration of the local community. 6.418 The station square will gather up the approaches to the station and provide facilities for cars and car parking and for public transport to the station, and for walking and cycling routes to and through the station. There is the potential for a footbridge to the Princes Estate, making train and public transport access much better and relieving the estate’s relative isolation. Station Square will provide: a) Improved and enlarged forecourt with integrated bus facilities for interchange and onward travel. b) Integrated car parking and cycle hire c) A small-scale convenience retail space - retail provision is ancillary to the station function and not intended to compete with Princes Risborough town centre. d) A combined café / information centre e) Interpretive information and signage for the railway system in general and the steam railway in particular, and of local cycling and walking routes 6.419 East of the railway line, redevelopment of sites needs to reflect the increased importance of the station and its connections to the town centre with dense development surrounding high quality public spaces. 6.420 Parts of the site are within Flood Zones 2 and 3a, and there is also a risk of surface and ground water flooding. Development of the site must recognise and implement the recommendations of the Level 2 Strategic Flood Risk Assessment. 6.421 De-culverting the stream should be incorporated into these measures and presents an opportunity to enhance the stream corridor and improve biodiversity, preferably without the need for the new road to cross the stream requiring a culvert. However, some limited culverting may be required to achieve an appropriate road alignment. 6.422 The Council will require an application for this site to demonstrate how the application is making a fair and equitable contribution towards the provision of off-site infrastructure, considering the on-site infrastructure provided.