• Find your home

    Enter Location or development name
    Price range
    Number of bedrooms

    Property type

    See advanced options


Verco - Mill End Road/Chapel Lane - High Wycombe - Buckinghamshire - HP12 4BJ

Our proposals for land to the south of the Verco manufacturing site in High Wycombe.

  • Land adjacent to Verco site, High Wycombe

    We are working in partnership with one of High Wycombe’s oldest family businesses – the office furniture manufacturer Verco – to bring forward plans for a new residential development on redundant industrial land between Mill End Road and Chapel Lane.

    Following this extensive public consultation, we have now submitted a detailed planning application for 79 new homes on land to the south of the Verco manufacturing site, along with areas of public open space and a staff car park for Millbrook Combined School.

    Outline planning permission is also being sought from Wycombe District Council for eight light industrial units on the site.

    Our application (reference 15/06618/FUL) can be viewed on the council’s website here [http://publicaccess.wycombe.gov.uk/idoxpa-web/applicationDetails.do?activeTab=summary&keyVal=NPZ0O4SCIDI00].

  • The proposed development site

    Site considerations

    The plan pictured below shows how the characteristics of the site and its surroundings are being taken into account in the design of our proposed development.

    Verco Constraints

    Key characteristics of the site and its surroundings (click on the image for a zoomable view).


    The site will be accessed primarily from an access point on Mill End Road with a secondary access onto Chapel Lane serving approximately 13 units only. There will be no through-route for motor vehicles between Chapel Lane and Mill End Road.

    Pedestrians and cyclists will be able to enjoy access through the site and we are proposing to link in with the local cycle path network therefore giving convenient access to the town centre without the need to rely on motor vehicles. Following consultation with Millbrook Community School our proposals include a 20-space staff car park.

    Pedestrian and cycle connections to key travel links and facilities in the surrounding area are illustrated in the plan below.

    Accessibility Plan

    Accessibility of the site to existing pedestrian/cycle links, public transport and local services. Click on the image for a zoomable view.

    Local public transport infrastructure
    Connecting the site to the town centre and surrounding area are 5 regular bus services within a 3-minute walk of the site.

    The town centre offers onward journey by rail from High Wycombe station, which provides regular services to a broad range of destinations including London, Birmingham and Bicester.

    Vehicle movements
    The proposals will result in a limited level of additional vehicular movements compared to the authorised use.

    Approximately 1 additional vehicle every 2–3 minutes in the weekday peak periods will be distributed across the wider highway network. Given the relatively low level of additional traffic anticipated it is not considered that the proposals will have a material impact on the operation of the local highway network. The capacity of the adjacent highway and full transport implications of the scheme will be considered in a full Transport Assessment, to accompany the application.


    Surface Water Drainage

    The Environment Agency has confirmed that the following surface water flood risk principles are to be followed for the site and incorporated into the development design:

    • That surface water run-off from the development will not increase flood risk to the development or neighbouring land, including an allowance for climate change (see SuDS and flood risk sections below).
    • That Sustainable Drainage Systems (SuDS) will be used to ensure that levels of surface water run-off are the same as or lower than current rates.

    Sustainable Drainage Systems (SuDS)

    Sustainable Drainage Systems (SuDS) will be incorporated into the development. This is a term that refers to a wide range of drainage features that perform a range of functions. In simple terms SuDS systems are intended to serve the following main aims:

    • Limit the rainfall run-off rate from the development
    • Limit the rainfall volume from the development
    • Ensure good water quality of rainfall run-off from the development
    • Provide opportunities for ecological enhancement, leisure and amenity 

    Taking this approach will ensure the development will provide an improvement on the existing situation and will certainly not increase the risk of flooding to downstream and surrounding properties.

    Flood Risk

    A tributary of the River Wye flows along the northern boundary of the site, which is the principal flood risk posed to the development. The flood mapping supplied by the Environment Agency shows the site is partially located in a Medium Risk Flood Zone 2, where the annual probability for river flooding sits between the predicted 1-in-100-year and the 1-in-1000-year return periods. A development specific Flood Risk Assessment (FRA) and drainage strategy is being developed and will inform the next stage of the assessment process to ensure the proposed properties will not be at risk of flooding, and also that the development will not introduce a flood risk to adjacent properties.

    As part of a FRA, a clear and concise statement summarising how the proposed development will contribute to a positive reduction in flood risk within the district will also be provided.

  • Our proposals

    Our development is designed to work within the constraints and opportunities of the site and is a scheme that respects the area’s surroundings.

    Our proposals have also been shaped by extensive public consultation with local residents, business and community groups.

    Key elements of our development are as follows:

    • 79 new homes
    • A mix of one and two-bedroom apartments, two-bedroom coach houses and three and four-bedroom houses
    • A proportion of affordable housing
    • New areas of public open space designed around the watercourses which run across and alongside the site
    • A staff car park for Millbrook Combined School
    • Eight light industrial units

     Updated Layout Plan

    Our proposed development layout for the Verco site

    Car parking

    Car parking and ensuring enough car parking is provided for future residents of the scheme was a key issue raised at the March 2014 exhibition. In addition, concern was raised about existing parking issues locally.

    As a result, we will be providing the maximum level of car parking we can in accordance with the Council’s Local Plan. The Council seeks different levels of parking provision based on how accessible a site is. The proposed application site is within Accessibility Zone 3 (an urban area with poor public transport accessibility) and as such, we are making the following levels of car parking provision:

    • 1 bedroom residential units – 1 space assigned to each dwelling, plus 3 visitor spaces per 10 apartments

    • 2 or 3 bedroom residential units – 1 space plus 1 visitor’s space

    • 4 or 5 bedroom residential units – 2 spaces plus 2 visitors’ spaces

    We are providing 179 spaces for the new residents and these will be located within the grounds of each residential unit or very close to the home they serve. Where parking is provided for flatted blocks, we seek to locate it where it enjoys natural surveillance from the residential units it serves, whilst as far as possible being located so it does not dominate the layout of the new proposed development. Cycle parking will be provided in accordance with the Local Plan. We are also providing a 20-space car park for the school and 26 spaces within the employment land.

    Proposed Information Layout

    Housing mix

    At the March 2014 exhibition, we asked about what type of houses should be provided on the site. The top four house types sought were as follows:

    • Family homes (sought by 85% of respondents)

    • Starter homes (sought by 70% of respondents)

    • Affordable homes (sought by 47.5% of respondents)

    • Smaller homes (sought by 42.5% of respondents)

    In response we have looked at the house types we propose for the site and overall we are providing the mix of house types sought. Family homes will be focused on the Chapel Lane side and the cul-de-sac proposed within the development. Starter homes in the form of apartments will be focused on the northern side of the main route into the site. There is also the potential for some affordable housing units to be managed by a Registered Housing Provider close to Mill End Lane and some smaller family homes south of the main access road through the site.

     Perspective View 02

    Impact on neighbours

    The site has many residential neighbours. Our proposed residential scheme will fit in well with this existing residential character, whilst providing a permanent and effective boundary to the retained Verco site to the north.

    A new housing scheme is being built by Persimmon Homes to the south of the site on the former Ebor works site. This is some 2-metres above the level of the site and will overlook the proposed residential development. This will result in residential neighbours along the entire southern boundary as well as parts of the eastern and northern boundaries.

    At the exhibition in March 2014, residents to the north in Mill End Road and to the south in Penmoor Close both expressed concern about the location of new houses on the proposed site.

    In response, we have worked up details of the relationship between the new houses and these adjoining houses.

    Cross Section

    A north/south cross section of the proposed development site.

    Impact of four-storey flats

    In the central part of the site, adjoining the Verco site and furthest from existing houses, a four-storey apartment block is proposed. This was the subject of comments at the March 2014 exhibition with some residents saying that such a building would be too high.

    The northern part of the site adjoins the retained Verco factory. This is a functional industrial building with a noisy use of 8.25 metres high. To screen both the building and assist in screening noise emitted from the factory, the proposed residential building adjoining the factory needs to be of a scale to provide an effective screen from both within the proposed housing site and to existing houses beyond to the south.

    Its location within the centre of the site is an opportunity to provide a central focal point for the overall development, with lower level development spreading outwards as the proposed housing gets closer to the existing two storey housing around the site.

    The cross section of the site shows how the four-storey block will sit in relation to the Verco factory and the surrounding properties. It will screen the Verco factory building.


    Four-storey flats locally overlooking the River Wye and Desborough Recreation Ground, downstream of the site.

     Perspective View 03

  • Economic benefits

    What will the development bring to the area?

    We are proposing a residential development of 97 new homes in Wycombe. The development will include a range of property styles and sizes and a number are proposed to be affordable homes. New development can bring a number of economic benefits to the local area and we have estimated these using UK-wide statistical data.

    Economic Benefits

    Millbrook School

    Several residents raised concerns about additional pressure on Millbrook School, whilst others commented that more housing was needed for parents of children attending Millbrook School. It is the case that with the school immediately opposite the site, and rated in 2013 by OFSTED as “Good” that it will be a popular and convenient location for children living on site to attend.

    Pupils living on the proposed site will be able to walk to school. Across Wycombe, additional housing is proposed to come forward to meet the growing needs of the resident population. Providing the resulting educational needs and other infrastructure necessary for new development is in part paid for by a Community Infrastructure Levy (CIL). The Community Infrastructure Levy is a planning charge, introduced by the Planning Act 2008 as a tool for local authorities in England and Wales to help deliver infrastructure to support the development of their area. It came into force on 6 April 2010 through the Community Infrastructure Levy Regulations 2010.

    Funds raised from Wycombe District Council’s CIL will be used in conjunction with service and infrastructure providers to deliver infrastructure improvements across the district. These improvements may include transport schemes, open spaces and leisure facilities as well as finance for schools. How the money is spent will be determined by Wycombe District Council.

    Currently 30% of funds generated from residential schemes in Wycombe will go towards education.

    The impacts of the proposed residential scheme on Millbrook School can be addressed through an appropriate payment by Taylor Wimpey to the Council’s Community Infrastructure Levy. Equally, the CIL payment can be used towards payments for secondary education in High Wycombe, albeit the local secondary schools are further from the proposed housing site.

  • News and Updates

    January 2016 - Application withdrawn. Development is now in discussion with the land owner and local planning officers.

    15 June 2015 – Planning applications submitted to Wycombe District Council

    September 2014 – second public consultation exhibition held

    March 2014 – initial public consultation exhibition held