A UTOPIAN society of contented, employed and entertained inhabitants could soon be living in a self-contained suburb on the eastern fringes of High Wycombe.

Plans for the futuristic 48-acre development of the former paper mill and sewage works in Wycombe Marsh include flats for 250 people, community hall, shops, a pub and restaurant, a home delivery service, a car pooling scheme and up to 50 free bicycles. The scheme will also provide hundreds of jobs.

The proposal by Thames Water got an enthusiastic reception last week from Wycombe District Council.

Steve Barden, a director of Thames Water's subsidiary Kennet Properties, said: "We are delighted with the consent. We have liaised closely with Wycombe District Council and the local community to ensure the scheme meets the needs of local people.

"The scheme will provide a considerable benefit to the town and we look forward to starting on site in the middle of the year."

HGVs are levelling the plot which hasn't been used since the paper mill wound up several years ago in preparation for the ambitious scheme which could eventually provide up to 450 homes.

A Government planning inspector approved the district council's draft local plan last year for houses and business units at Wycombe Marsh the largest brownfield site in the district between Bassetsbury Lane, Abbey Barn Lane and London Road.

Last Wednesday, councillors said they approved of the initial application for 135 homes, retail units, two restaurants, community facilities, access roads, car parking, pedestrian and cycle routes and the deculverting of the River Wye.

Kennet Properties hopes the multi-million pound development will create 165 jobs in a 10,000 sq m retail park due to open in autumn 2004.

The St James Group a joint venture between Thames Water and Berkeley Homes will develop the homes which will house about 250 residents, 30 per cent of which will be classed as affordable housing.

The development centres on five retail units selling bulky goods such as furniture and electrical equipment and a 365 space car park. Two restaurants would be situated next to the retail area one joined to a community building and another standing alone near the River Wye.

There will be five residential areas four-storey blocks of flats along the border with London Road, three-storey blocks opposite the community building; three storey blocks off Kings Square, one two-storey and one three-storey building on the corner of Abbey Barn Road. The blocks would be linked by a network of footpaths.

A three-storey community building would provide a doctor's surgery, two consulting rooms and a pharmacy, a new HQ for the Royal British Legion, a creche and community rooms.

A series of walkways and cycle routes and up to 50 free bicycles for residents will minimise traffic.

A home delivery service, a car pooling scheme and subsidised public transport for employees would also reduce congestion.

The High Wycombe Society fears the "air of a privileged ghetto" might "attract the attention of the criminally inclined, turning Wycombe Marsh into a thieving hotspot".

But planners say this would be minimised by providing secure underground car parking and an intercom system for visitors.

There will also be play areas, walkways, and a new pond fed by a stream in the housing area to the north of the retail units.

The developers would also be expected to contribute towards the cost of educating an extra 36 primary school children and 19 secondary school children.

Phase Two of the plan could begin when a three kilometre long tunnel redirecting sewage to Little Marlow is complete in about two years. A new treatment plant at the site will allow sewage to be treated to a higher quality and mean lower pollution levels in the River Wye.

The story so far

In 1993, a number of planning applications were submitted to Wycombe District Council for the development of the former Wycombe Marsh Paper Mills, incorporating a food store, fast food restaurant, car parking, access roads, filling station, homes and landscaping.

In 1994, the Secretary of State held a public inquiry and refused the application in favour of a Safeway proposal located nearer to the centre of town, now implemented off Glenisters Road.

In 1998, a certificate of lawfulness was granted allowing buildings on the site to be used for office and light industrial use. An outline planning permission was granted for the demolition of existing buildings, construction of business units, 39 dwellings (comprising 30 per cent affordable homes), a restaurant, landscaping, parking, access and service roads and improvements to the Wye River channel.

In 2002, the applicant was given a further three years to implement the permission.

In December 2002 and January 2003, Wycombe District Council's development control committee considered an outline planning application for the redevelopment of the larger Wycombe Marsh site. This provided for mixed use comprising residential, business and retail accommodation with a pub/restaurant, public hall, roads, cycle routes and footpaths.

Permission for this site has not yet been granted but members of the development control committee agreed last week to refer the plans to the Secretary of State for approval.