Punch Partnerships (PML) Ltd

Jolly Gardeners, 92-94 St Luke’s Road, Old Windsor, Windsor, SL4 2QJ

Planning, Design & Access Statement

CPC Planning Consultants Limited Contact: Ms. Lauren Parsons Email: [email protected] Telephone: 01243 697707

Planning, Design & Access Statement

Document Control

Applicant: Punch Partnerships (PML) Limited Project: Jolly Gardeners, Old Windsor Agent: Neve Thomson – CPC Planning Consultants Limited Reference Number: 00079

Document Checking: Prepared by: Neve Thomson Signed by: NT Checked by: Lauren Parsons Signed by: LP

Issue Date Status 1 09/02/2021 Draft 2 12/03/2021 Second Draft 3 15/03/2021 Submission Version

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Contents

1.0 Introduction 2.0 Application Site and Surroundings 3.0 Planning History 4.0 Planning Policy Context 5.0 Key Development Considerations 6.0 Design 7.0 Access 8.0 Conclusion

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1.0 Introduction

1.1 CPC Planning Consultants Limited (“CPC” or the “Agent”) has produced this Planning, Design and Access Statement, on behalf of Punch Partnerships (PML) Limited (“Punch” or the “Applicant”), in support of the planning application at the proposal site (the “Property”): The Jolly Gardeners, 92-94 St Luke’s Road, Old Windsor, Windsor, SL4 2QJ Proposal

1.2 The “Application” seeks full planning permission, from the Royal Borough of Windsor and Maidenhead (the “Council” or the “LPA”) for the following development: 1.3 “Conversion and extension of the public house (Sui Generis) to create two dwellings and the erection of one dwelling (C3), alterations to the existing parking layout, and associated hard and soft landscaping” 1.4 A schedule of the proposed accommodation is given below: • House 1 – 3b 5p – 84 sqm (GIA) • House 2 – 2b 3p – 80 sqm (GIA) • House 3 – 3b 5p – 93 sqm (GIA) 1.5 Each dwelling will have two car parking spaces on their own front drives. 1.6 This Planning, Design and Access Statement has been informed by, and should be read in conjunction with the following documentation: • Application Forms • CIL Forms • Topographical and Measured Building Plans – prepared by Encompass • Existing and Proposed Plans (site layout, elevations, street scene, location / block) – prepared by Cordage Design • Flood Risk Statement – prepared by Aqua Callidus • Transport Statement – prepared by TPA • Viability Report – prepared by JAB • Bat Survey – prepared by Hampshire Ecological Services 1.7 The Proposed Site Layout and Street Scene Elevations are given below for illustrative purposes only.

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Proposed Site Layout

Street Scene Elevations (conversion/erection of dwellings)

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2.0 Application Site and Surroundings

2.1 Old Windsor is a large village and civil parish, in the Royal Borough of Windsor and Maidenhead, in Berkshire, England. It is bounded by the River Thames to the east and Windsor Great Park to the west. Old Windsor is located near the M25 and M4 which connects to areas such as Reading and Guilford. The Property is currently used as a public house. 2.2 Old Windsor is located 2.4 miles south-east of Windsor, 4.1 miles south of Slough and 8.5 miles south- east of Maidenhead. The site is within the settlement boundary of the town. The area is highly sustainable and is predominantly residential. There are several small retail outlets including convenience stores such as a Co-op, a couple of takeaways, café, restaurants and three hairdressers/beauty parlours and various pubs. 2.3 The materials of the immediate locale typically consists of brickwork, painted render or cladding. 2.4 The Property is classified as a Structure of Character according to the Old Windsor Neighbourhood Plan. 2.5 According to the Flood Risk Assessment, the Property is in Flood Zone 1. Further details of the flood risk are discussed in chapter 5. 2.6 The Site is located nearby to the Windsor Forest and Great Park SPA (c.968m west) and South West London Waterbodies SAC (c.1883m east). These areas have been considered during the design process of the proposals. The application is also accompanied with a Bat Survey which discusses mitigation measures to ensure biodiversity is not disturbed.

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3.0 Planning History

3.1 The following planning applications relate to the site itself; • 03/83629/FULL Erection of single storey side extension – Refused 28/07/2003 • 97/76301/FULL Erection of a single storey rear extension to the Jolly Gardeners Public House to provide additional toilet accommodation – Permitted 23/12/1997 • 89/01522/FULL Single storey rear extension and internal alterations to alter bar areas, create dining room and improve trade kitchen – Permitted 9/11/1989 3.2 The following planning applications relate to the surrounding area of the site; • 18/02380/LBC Proposed 1no. two bedroom dwelling and 1no. four bedroom dwelling with associated works following conversion of public house - The Red Lion, Oakley Green Road, Oakley Green, Windsor, SL4 4PZ – Application Permitted 21/12/2018 • 17/02530/LBC Consent for conversion of public house to form 2 x dwellings with associated works and external alterations - The Crispin, 56 Grove Road, Windsor, SL4 1HS – Permitted 18/12/2017 • 17/02911/FULL 10 flats with associated parking following the demolition of the existing Public House - The Queen, 282 Dedworth Road, Windsor, SL4 4JR – Appeal approved with Conditions 28/09/2018 - The planning application was refused on the 18th September 2017. The reasons were over- development, the design and the over-dominating impact. However, the application was permitted through appeal. • 16/02145/FULL Change of use from public house/restaurant (A3) to dwelling (C3) with associated works - The Silk Route, 32 Eton Wick Road, Eton Wick, Windsor, SL4 6JL – Permitted 28/10/2016 • 16/00043/FULL Erection of 6 x one bedroom flats with associated works and the creation of a new vehicular access, following demolition of public house - The Queen, 282 Dedworth Road, Windsor, SL4 4JR – Permitted 29/04/2016 • 15/02648/FULL Extension to dwelling with construction of poolhouse and gym and construction of gated access to site following demolition of existing public house - Harford Manor, Forest Green Road, Holyport, Maidenhead, SL6 2NN – Permitted 27/11/2015

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• 15/01893/FULL Change of use of Public House with 4 bed residential accommodation to a 4 bed residential dwelling C3 - The Star, Broadmoor Road, Waltham, St Lawrence, Reading, RG10 0HY – Permitted 27/07/2015 • 14/04027/FULL Change of use from public house/restaurant to residential dwelling and associated works - 32 Eton Wick Road, Eton Wick, Windsor, SL4 6JL – Permitted 10/03/2015 • 14/01742/FULL Change of Use from public house (A4) to single residential dwelling (C3) - Sun And Stars, Forest Green Road, Holyport, Maidenhead, SL6 2NN – Permitted 25/09/2014 • 14/01084/FULL Conversion of public house to a detached dwelling, including demolition of extensions and rear store buildings - Three Horseshoes, 44 Eton Wick Road, Eton Wick, Windsor, SL4 6JL – Permitted 15/08/2014 • 13/02959/VAR Change of use from Public House to a single residential dwelling, including a single storey front extension and first floor side extension and rear dormer window as approved under planning permission 12/02011 confirming the extent of the residential curtilage - Queens Head, Windsor Road, Water Oakley, Windsor, SL4 5UJ – Permitted 09/01/2014 • 13/01492/FULL Construction of 4 terraced dwellings with associated parking following demolition of existing vacant public house - The Fawn, 140 St Leonards Road, Windsor, SL4 3DJ – Permitted 5/09/2013 • 13/01352/FULL Demolition of existing public house and the construction of a pair of semi detached houses - The Mitre, Oxford Road, Windsor, SL4 5DX – Permitted 5/09/2013 • 13/02514/DEM Demolition of public house and associated 3 bed flat - The Fawn, 140 St Leonards Road, Windsor, SL4 3DJ – Permitted 3/09/2013 • 12/02191/LBC Conversion of Coach House, Barn and Public House into 3 x 4 bed detached houses. Demolition of link between Public House and Coach House. New car parking and landscape area to site frontage - Seven Stars, Bath Road, Knowl Hill, Reading, RG10 9UR – Permitted 28/11/2012

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4.0 Planning Policy Context

4.1 Planning Policy Context Section 38(6) of the Planning and Compulsory Purchase Act (2004) requires that, in the determination of planning applications, decisions are made in accordance with the Statutory Development Plan of the District, unless material considerations indicate otherwise. 4.2 The Proposal Site is within the jurisdiction of the Royal Borough of Windsor and Maidenhead where the Development Plan comprises: The Royal Borough of Windsor and Maidenhead Local Plan 1999. 4.3 The emerging Borough Local Plan (2013 – 2033) was submitted for independent examination to the Planning Inspector in January 2018. At the end of 2020, there were hearing sessions to discuss the plan. The emerging plan carries some weight, but the existing policy remains in force, so it carries more weight. 4.4 The Old Windsor Neighbourhood Plan has been prepared by the community through the Old Windsor Neighbourhood Plan (OWNP) Group. The plan establishes a vision for the future of the parish and sets out how that vision will be realised through planning and controlling land use and development change over the plan period 2018 to 2033. The Old Windsor Neighbourhood Plan passed the referendum in 2019 with an overwhelming majority. It is now used alongside the Development Plan in determining planning applications. 4.5 The Borough Wide Design Guide was adopted in 2020 which supports the Local Plan policies by setting out in detail what the Council considers to be design excellence in the Royal Borough. 4.6 The Sustainable Design and Construction Supplementary Planning Document (SPD) was adopted in 2009. The purpose of the SPD is to help improve the sustainability performance of buildings and spaces through their construction and subsequent use. National Planning Policy Framework

4.7 The National Planning Policy Framework (the “NPPF”) was published in February 2019 and establishes overarching principles of the planning system which aim to contribute to the achievement of sustainable development. 4.8 Paragraph 2 of the NPPF states that: “Planning applications for planning permission should be determined in accordance with the development plan unless material considerations indicate otherwise.” 4.9 Paragraph 8 of the NPPF stipulates the planning system has three overarching, mutual objectives for achieving sustainable development which are:

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a) “Economic – helping to build a strong, responsive and competitive economy; b) Social – supporting strong, vibrant and healthy communities and providing sustainable homes and by creating a well-designed environment with accessible services that support communities’ social well-being; c) Environmental – protecting and enhancing our natural, built and historic environment; including making effective use of land and helping to improve biodiversity.” 4.10 Paragraph 11 states that plans and decisions should apply a presumption in favour of sustainable development. For plan-making this means development plans should positively seek opportunities to meet the development needs of the area and be sufficiently flexible to adapt to rapid change and proposals should accord with an up-to-date development plan; and for decision-taking this means development proposals that accord with the development plan should be approved without delay. 4.11 When determining applications, paragraph 38 stipulates it is a requirement that Local Planning Authorities should approach decisions in a positive and creative way. Paragraph 38 also states that Planning Authorities should work proactively with applicants to secure developments that improve the economic, social and environmental conditions of an area. 4.12 Paragraph 47 states that planning law requires applications for planning permission to be determined in accordance with the development plan unless material considerations indicate otherwise. It encourages that decisions on applications should be made as quickly as possible. 4.13 Paragraph 48 asserts that local authorities should give weight to relevant policies in emerging plans according to: a) The stage of preparation of the emerging plan b) The extent to which there are unresolved objections to relevant policies c) The degree of consistency of the relevant policies in the emerging plan to the NPPF 4.14 Paragraph 54 of the NPPF states that planning authorities should consider whether unacceptable impacts of a development can be made acceptable via planning conditions. Planning conditions should be kept to a minimum and only imposed if they meet the test of being necessary, relevant, enforceable, precise and reasonable to the development proposals. 4.15 Section 5 on delivering housing sets out the Government’s commitment to boosting the supply of homes to meet local needs, and that land with permission should be developed without unnecessary delay.

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4.16 Policy 63 states “[the] provision of affordable housing should not be sought for residential developments that are not major, other than in designated rural areas (where policies may set out a lower threshold of 5 units or fewer)”. Major developments are those which generate a net increase in housing of 10 or more units. 4.17 Paragraph 92 aims to preserve community facilities. Planning policies and decisions should guard against the unnecessary loss of facilities and ensure that established facilities are able to develop, modernise and enhance. Decisions should also ensure that there is an integrated approach to considering the location of housing, economic uses and community facilities. 4.18 Paragraph 102 states that transport issues should be considered from the earliest stages of plan- making and development proposals, so that; the potential impacts of development on transport networks can be addressed; opportunities to promote walking, cycling and public transport are pursued; the environmental impacts of traffic and transport can be identified, assessed and if necessary mitigated; and, to ensure patterns of movement, streets and parking are integral to the design of schemes. 4.19 Paragraph 108 asserts that in assessing application sites it should be ensured that; sustainable transport is promoted; safe and suitable access can be achieved for all users; and, any significant impacts on the transport network can be cost effectively mitigated. 4.20 Paragraph 109 states: ‘development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe’. 4.21 Paragraph 110 stipulates that regarding transport, highways and access developments should: • Give priority to pedestrian and cycle movements, within the scheme and with neighbouring areas; Address the needs of people with disabilities and reduced mobility; • Create safe, secure and attractive places which minimise the scope for conflict between pedestrians, cyclists and vehicles; and • Allow for the efficient delivery of goods, and access by service and emergency vehicles 4.22 Paragraph 118 (d) states that the development of under-utilised land should be promoted and supported, especially where it will meet an identified local housing need.

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4.23 Paragraph 122 asserts planning decisions should support development that makes efficient use of land, with regards to; the need for different types of housing; local market conditions and viability; the desirability of promoting the regeneration of an area; and, the importance of securing well- designed, attractive and healthy spaces. 4.24 Paragraph 124 asserts the creation of high-quality buildings and places is fundamental to what the planning development process should achieve. Good design is a key aspect to sustainable development, creates better places in which to live and work and helps make development acceptable to communities. 4.25 Paragraph 127 of the NPPF stipulates that “planning policies and decisions should ensure that developments: a) Will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development; b) Are visually attractive as a result of good architecture, layout and appropriate and effective landscaping; c) Are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities); d) Establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit; e) Optimize the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and f) Create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.” 4.26 Paragraph 155 states that “inappropriate development in areas at risk of flooding should be avoided by directing development away from areas at the highest risk (whether existing or future).” 4.27 Paragraph 182 of the NPPF stipulates that planning policies and decisions should ensure that new development can be integrated effectively with existing businesses and community facilities. Existing

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businesses and facilities should not have unreasonable restrictions placed on them as a result of development permitted after they were established. 4.28 Paragraph 197 asserts that the effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect 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.

Planning Practice Guidance

4.29 Planning Practice Guidance (the “NPPG”) was published online in March 2014. It advises that: 4.30 “The National Planning Policy Framework represents up-to-date Government planning policy and must be considered where it is relevant to a planning application or appeal. If decision takers choose not to follow the National Planning Policy Framework, clear and convincing reasons for doing so are needed. A development that is consistent with the National Planning Policy Framework does not remove the requirement to determine the application in accordance with the development plan unless there are other material considerations that indicate otherwise.” 4.31 The Guidance advises that the Statutory Development Plan is “the plan for the future development of an area”. 4.32 It consists of: Development Plan documents adopted by local planning authorities, including any ‘saved’ policies from plans that are otherwise no longer current, and those development plan documents that deal specifically with minerals and waste. Neighbourhood Plans, where these have been supported by the local community at referendum and subsequently made by the LPA. 4.33 Regarding how decisions on planning applications must be made, it advises that: “The National Planning Policy Framework stresses the importance of having a planning system that is genuinely plan-led. Where a proposal accords with an up-to-date development plan it should be approved without delay, as required by the presumption in favour of sustainable development at paragraph 14 of the National Planning Policy Framework. Where the development plan is absent, silent or the relevant policies are out of date, paragraph 14 of the National Planning Policy Framework requires the application to be determined in accordance with the presumption in favour of sustainable development unless otherwise specified”. 4.34 The PPG also states that, to be effective, Local Plans should be kept up-to-date and reviewed regularly, which it suggests is likely to be at least every five years.

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4.35 Mirroring the NPPF (paragraph 14), the NPPG advices that where a development plan is absent, silent or relevant policies are out of date, applications should be determined in accordance with the presumption in favour of sustainable development.

The Royal Borough of Windsor and Maidenhead Local Plan

4.36 The Royal Borough of Windsor and Maidenhead Local Plan was initially adopted in 1999, however alterations were made and then again adopted in 2003. It was created to provide guidance on planning applications and development proposals in the period from 1991 up to the year 2006, however, as there is currently no new local plan, there are saved polices from the plan that continues to influence planning decisions. The plan sets out the Council’s policies for promoting sustainable forms of development that maintain a buoyant local economy, meet identified local needs for housing, recreation and transport, and maintain the diverse high-quality environment of the Borough. 4.37 Policy N7 Hedgerows stipulates that the Borough Council will require the retention of hedgerows and will not permit development which would result in the loss of or threat to an important hedgerow, such as a boundary hedgerow. Where hedgerow removal is unavoidable, replacement and improved planting will be required. 4.38 Policy DG1 Design Guidelines states that the Borough will have regard to the following guidelines when assessing new development proposals: • Developments should provide convenient access, parking and facilities for people with disabilities in accordance with the authority’s adopted standards as set out in Appendix 7; • The design of the new buildings should be compatible with the established street façade having regard to the scale height and building lines of adjacent properties. Special attention should be given to ‘roofscape’ of buildings. Illustrations showing the relationship between new and old will be required at the application stage; • Materials which are sympathetic to the traditional building materials of the area should be used; • Development proposals, where appropriate, will be expected to include landscaping schemes. Provision should be made for the future maintenance of these areas. Landscaping proposals should form an integral part of a development’s overall layout and design. The different elements of landscaping proposals should have clearly defined functions and

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together should enhance the built form. landscaping schemes should utilise existing natural vegetation and other landscape features wherever possible; • Developments should provide adequate off-street parking for vehicles and cycles in accordance with the Borough Council’s adopted standards as set out in Appendix 7. Such provision should be well landscape and lend itself to a reasonable degree of surveillance; • The traffic generated by the proposed development should not have an unacceptable effect on the local road network and the environment of the locality. Where appropriate, contributions will be sought towards associated infrastructure and public transport improvements; • Harm should not be caused to the character of the surrounding area through development which is cramped, or which results in the loss of important features which contribute to that character. 4.39 Policy NAP4 Pollution of Groundwater and Surface Water stipulates that the Council will not grant planning permission for development which poses or might pose an unacceptable risk to the quality of groundwater and/or which would have a detrimental effect on the quality of surface water. 4.40 Policy CF1 Protection of Existing Facilities states that the Borough will not permit the loss of existing community facilities and buildings unless it is satisfied that: • There is no longer need for them; or • An acceptable alternative provision is to be made elsewhere. 4.41 Policy H2 Identified Housing Sites is an outdated policy, however it demonstrates that the Council allocated sufficient housing land within the Borough to provide approximately 860 dwellings between April 1991 and March 2006. There was one site in Old Windsor which was allocated for development. 4.42 Policy H3 Affordable Housing within Urban Areas stipulates that the Borough will seek to achieve that a proportion of the total capacity of suitable residential schemes be developed in the form of affordable housing to meet the needs of “Qualifying Persons” as defined by the Borough Council. Suitable sites of 0.5 HA or over or schemes proposing 15 or more NET additional dwellings. The Council will wish to ensure that such housing is retained for successive “Qualifying Occupiers”. 4.43 Policy H5 Monitoring Housing Development is also an outdated policy which supports Policy H2. It states that the Council proposed to monitor the rate of residential development during the plan

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period and aimed to achieve a five-year supply of housing land. Planning permission for development which would conflict those policies will only be granted in exceptional circumstances. 4.44 Policy H8 Meeting a Range of Housing Needs asserts that the Borough Council will expect development/redevelopment proposals for all appropriate sites to contribute towards improving the range of housing accommodation in the Borough and will particularly which include dwellings for small households and those with special needs. 4.45 Policy H9 Meeting a Range of Housing Needs stipulates that all new housing schemes the borough council will seek the provision of units which are accessible to the disabled, in accordance with identified local needs. 4.46 Policy H10 Housing Layout and Design states that new residential development schemes will be required to display high standards of design and landscaping in order to create attractive, safe and diverse residential areas and, where possible, to enhance the existing environment. 4.47 Policy H11 Housing Density asserts that in established residential areas, planning permission will not be granted for schemes which introduce a scale or density of new development which would be incompatible with or cause damage to the character and amenity of the area. 4.48 Policy T7 Cycling stipulates the Borough Council will make provision for cyclists throughout the Borough in order to ensure that, where appropriate, new development makes appropriate provision for cyclists. 4.49 Policy T8 Pedestrian Environment states that new development schemes will be expected to include appropriate provision for pedestrian access and routes. 4.50 Policy P4 Parking within Development asserts that the Borough Council will require all development proposals to provide car parking in accordance with the adopted standards as set out in Appendix 7. - Appendix 7 sets out the parking requirements for dwellings units with two or more bedrooms. The maximum number of spaces is 2 per unit. Emerging Borough Local Plan 2013 - 2033

4.51 The Borough Local Plan 2013 – 2033: Submission version was submitted to the Secretary of State for Housing, Communities and Local Government for independent examination in January 2018. It sets out a spatial strategy and policies for managing development and infrastructure to meet the environmental, social and economic opportunities and challenges facing the area up to 2033. 4.52 Policy SP2 Sustainability and Placemaking asserts all new developments should positively contribute to the places in which they are located.

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4.53 Policy SP3 Character and Design of New Development stipulates that new development will be expected to contribute towards achieving sustainable high-quality design in the Borough. A development proposal will be considered high quality design and acceptable where it achieves the following design principles: • Respects and enhances the local, natural or historic character of the environment, paying particular regard to urban grain, layouts, rhythm, density, scale, bulk, massing, proportions, trees, water features, enclosure and materials; • Provides layouts that are well connected, permeable and legible and which encourage walking and cycling; • Delivers easy and safe access and movement for pedestrians, cyclists, cars and service vehicles, maximising the use of sustainable modes of transport where possible; • Respects and retains high quality townscapes and landscapes and helps create attractive new townscapes and landscapes; • Retains important local views of historic buildings or features and makes the most of opportunities to improve views wherever possible (including views of key landmarks such as Windsor Castle, Eton College and the River Thames); • Creates safe, accessible places that discourage crime and disorder. Well connected, attractive, legible places with strong active frontages will be expected; • Incorporates interesting frontages and design details to provide visual interest, particularly at pedestrian level; • Designed to minimise the visual impact of traffic and parking; • Protects trees and vegetation worthy of retention and includes comprehensive green and blue infrastructure schemes that are integrated into proposals; • Provides high quality soft and hard landscaping where appropriate; • Provides sufficient levels of high quality private and public amenity space; • Has no unacceptable effect on the amenities enjoyed by the occupants of adjoining properties in terms of privacy, light, disturbance, vibration, pollution, dust, smell and access to sunlight and daylight; • Is accessible to all and capable of adaption to meet future needs. Provides adequate measures for the storage of waste, including recycling waste bins, in a manner that is integrated into the scheme to minimise visual impact;

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• Minimises energy demand and maximises energy efficiency 4.54 Policy HO1 Housing Development Sites states that the Borough Local Plan will provide at least 14,420 new dwellings in the plan period up to 2033. The Spatial Strategy sets out that development will be focused on existing urban areas, primarily Maidenhead, but also Windsor and Ascot. 4.55 Policy HO2 Housing Mix and Type asserts that the provision of new homes should contribute to meeting the needs of current and projected households by having regard to the following principles: • Provide an appropriate mix of dwelling types and sizes, reflecting the most up to date evidence as set out in the Berkshire SHMA 2016, or successor documents; • Be adaptable to changing life circumstances. Development proposals should demonstrate that housing type and mix have been taken into account and demonstrate how dwellings have been designed to be adaptable. 4.56 Policy HO3 Affordable Housing addresses the following: - A minimum requirement of 30% affordable housing units will be sought on sites proposing over 10 net additional dwellings or which have a combined gross internal floor area over 1000m2 . The tenure, size and type will be negotiated on a site by site basis, having regard to housing needs, site specifics and the following factors: • Development proposals that provide for a wide range of affordable housing products in line with government initiatives • Constraints on the development of the site imposed by other planning objectives • The need to achieve a successful housing development in terms of the location and mix of affordable homes d. The costs relating to the development; in particular the financial viability of developing the site (using an approved viability model) in which instance the council will consider off site contributions in lieu of on site provision - If a site allocated or identified for housing is sub-divided to create two or more separate development schemes, one or more of which falls below the threshold of 10 units or 1000m2 floor area, the Council will seek an appropriate level of affordable housing to reflect the provision that would have been achieved on the site as a whole had it come forward as a single scheme for the allocated or identified site. - The delivery of affordable housing will be provided in accordance with the following order of priority:

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• On-site as part of the development and distributed across the development to create a sustainable, balanced community • On an alternative site, only if provision would result in a more effective use of available resources or would meet an identified housing need, such as providing a better social mix and wider housing choice. - Planning obligations will be used to ensure that the affordable housing will remain at an affordable price for future eligible households, or for the subsidy to be recycled to alternative affordable housing provision. 4.57 Policy HO5 Housing Density stipulates that all new housing will be developed at a density that is consistent with achieving good design, including making the most efficient use of the land available and having regard to the character and location of the area. 4.58 Policy ED3 Other Sites and Loss of Employment Floorspace states that where a change is proposed from an economic use to another use, development proposals must provide credible and robust evidence of an appropriate period of marketing for economic use and that the proposals would not cause unacceptable harm to the local economy. A further consideration to be taken into account will be the significance to the local economy of the use to be lost. 4.59 Policy HE1 Historic Environment asserts that the historic environment will be conserved and enhanced in a manner appropriate to its significance. Development proposals should seek to conserve and enhance the character, appearance and function of heritage assets and their settings, and respect the significance of the historic environment. 4.60 Policy NR1 Managing Flood Risk and Waterways stipulates that within designated flood zones development proposals will only be supported where an appropriate flood risk assessment has been carried out and it has been demonstrated that development is located and designed to ensure that flood risk from all sources of flooding is acceptable in planning terms. In applying this test, development proposals should show how they have had regard to: • The availability of suitable alternative sites in areas of lower flood risk (the sequential test) • The vulnerability of the proposed use and the flood zone designation • The present and future flood risk • The scale of potential consequences • Site evacuation plan in the event of potential flooding. In all cases, development should not itself, or cumulatively with other development, materially:

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• Impede the flow of flood water • Reduce the capacity of the floodplain to store water • Increased the number of people, property or infrastructure at risk of flooding • Cause new or exacerbate existing flooding problems, either on the proposal site or elsewhere • Reduce the waterway’s viability as an ecological network or habitat for notable species of flora and fauna. Development proposals should: • Increase the storage capacity of the floodplain where possible • Incorporate SUDs in order to restrict or reduce surface water run-off • Reduce flood risk both within and beyond sites wherever practical • Be constructed with adequate flood resilience and resistance measures suitable for the lifetime of the development • Incorporate flood evacuation plans where appropriate Development proposals will be required to incorporate appropriate comprehensive flood risk management measures. 4.61 Policy NR2 Trees, Woodlands and Hedgerows states that development proposals should: - Protect and retain trees, woodlands and hedgerows - Where harm to trees, woodland or hedgerows is unavoidable, provide appropriate mitigation measures that will enhance or recreate habitats and new features - Plant new trees, woodlands and hedgerows and extend existing coverage where possible 4.62 Policy EP1 Environmental Protection asserts that development proposals will only be supported where it can be shown that either individually or cumulatively in combination with other schemes, they do not have an unacceptable effect on environmental quality or landscape, both during the construction phase or when completed. Development proposals should seek to conserve, enhance and maintain existing environmental quality in the locality, including areas of ecological value (land and water based), and improve quality where possible, both during construction and upon completion. Opportunities for such improvements should be incorporated at the design stage and through operation. 4.63 Policy EP4 Noise asserts that development proposals should consider the noise and quality of life impact on recipients in existing nearby properties and also the intended new occupiers ensuring they will not be subject to unacceptable harm.

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4.64 Policy IF1 Infrastructure and Developer Contributions stipulates that the loss of existing infrastructure will be resisted unless a suitable alternative can be provided or it can be demonstrated that the infrastructure is no longer required to meet the needs of the community. The Council will expect development proposals to demonstrate that consultation with an appropriate range of service providers and the community has taken place. 4.65 Policy IF2 Sustainable Transport states that new development should be located close to offices and employment, shops and local services and facilities and provide safe, convenient and sustainable modes of transport. Development proposals that help to create a safe and comfortable environment for pedestrians and cyclists and improve access by public transport will be supported. Development proposals should show how they have met the following criteria where appropriate: • Be located to minimise the distance people travel and the number of vehicle trips generated • Secure measures that minimise and manage demand for travel and parking • Be designed to improve accessibility by public transport. • Be designed to improve pedestrian and cyclist access to and through the Borough’s centres, suburbs and rural hinterland • Facilitate better integration and interchange between transport modes particularly for Windsor, Maidenhead and Ascot town centres and railway stations • Optimise traffic flows and circulation to minimise negative environmental impacts of travel including congestion, air pollution and noise • Provide car and cycle parking in accordance with the current Parking Strategy, including disabled parking spaces, motorcycle parking and cycle parking as well as provision of electric vehicle charging points where appropriate 4.66 Policy IF2 Rights of Way and Access to the Countryside asserts that development proposals will need to demonstrate how they: • Promote accessibility, linkages and permeability between and within existing green corridors including public rights of way such as footpaths, cycleways and bridleways • Promote the integration of the development with any adjoining public open space or countryside • Promote accessible and attractive cycle routes through the site and connecting the site to local schools, shops, stations and other community facilities

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• Are consistent with the Borough’s Public Rights of Way Management and Improvement Plan 2016 – 2026 4.67 Policy IF7 Community Facilities stipulates that existing community facilities should be retained, improved and enhanced. Applications for change of use or redevelopment will therefore be resisted. Planning permission for development leading to the loss of facilities currently, or last used for the provision of community activities will only be granted where it can be demonstrated that: • There is no longer a demand for the facility within the area, demonstrated by continuous marketing evidence for a period of at least twelve months, or • The proposed development would provide sufficient community benefit to outweigh the loss of the existing facility, or • There is provision or replacement facilities to meet an identified need in locations which are well related and easily accessible to the settlement or local community When a proposal will involve the loss of social and community facilities which are not being replaced, applicants will be required to provide evidence that they have consulted with an appropriate range of service providers and the community, to prove that there is no need for, or requirement for, the facility from any other service provider for an alternative social or community facility that could be met through change of use or redevelopment. In addition applicants are expected to provide evidence that: • There is no significant local support for its retention • There are alternative premises within easy waling distance • Any such alternative premises offer similar facilities and a similar community environment to the facility which is the subject of the application Old Windsor Neighbourhood Plan

4.68 The Old Windsor Neighbourhood Plan represents for the Old Windsor Parish. The documents focuses on the vision and objectives for the local area. 4.69 Policy OW1 Settlement Boundary states that the development of Old Windsor Village shall be focused within the settlement boundary as identified on the Policies Map. Development proposals will be supported within the settlement boundary subject to compliance with the other policies in the development plan. 4.70 Policy OW3 Dwelling Mix asserts that proposals for residential development will be expected to provide a mix of dwelling sizes which maximises the potential number of dwellings on the plot whilst

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ensuring a high quality of design and without having a detrimental impact on the amenity of neighbouring properties. Development proposals for both housing to be sold in the market and for affordable housing delivering one and two bedroom dwellings will be encouraged. 4.71 Policy OW5 Flooding and Drainage stipulates that new development should be designed to take full account of any existing flood risk, irrespective of the source of flooding. Where a site or its immediate surroundings have been identified to be at flood risk, all opportunities to reduce the identified risk should be investigated at the master planning stage of design and subsequently incorporated at the detailed design stage. It is essential that the drainage scheme proposed to support new development protects people and property on the development site from flooding and does not create any additional flood risk outside of the development in any part of the catchment, either upstream or downstream.. 4.72 Policy OW6 SUDs Design and Management states that development proposals creating new drainage requirements must demonstrate that Sustainable Drainage Systems (SUDS) will be effective and incorporated in any proposed developments. This should allow for above surface water management on site taking account of the underlying geology and seasonally high ground water table affecting parts of Old Windsor. 4.73 Policy OW7 Sewerage Disposal and Windsor Sewage Treatment Works asserts development will be supported if the sewer network can accommodate the additional demand for sewerage disposal, both from the development itself and from permitted developments in the area where this can be accommodated within the sewer network, either in its existing form or through planned improvements to the system, in advance of the construction or occupation of the development. 4.74 Policy OW8 Townscape stipulates that development proposals should reflect the character of the surrounding area and protect the amenity of neighbours. Development proposals must demonstrate how they are in keeping with and contribute positively to the respective townscape classification area, as defined by the RBWM Townscape Assessment, or any successor document. Opportunities for enhancement of the townscape through high quality design which reinforces the local distinctiveness of Old Windsor is encouraged. In particular, development proposals shall: • Where possible, seek to retain listed buildings and Buildings or Structures of Characters that contribute to the distinctive character and historic and architectural interest of Old Windsor Village; and

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• Have a similar form of development to properties in the immediate surrounding area; (this is particularly the case for applications for two or more dwellings on a site currently or previously occupied by a single property); and • Provide appropriate parking and access arrangements, both for the new development and existing properties where they would be affected; and • Reflect the boundary treatments prevailing in the surrounding area. 4.75 Policy OW9 Heritage Assets states that development proposals within the designated areas shown on the Policies Map must demonstrate that they have fully considered the significance of the heritage assets within the designated area and have included appropriate measures to conserve those assets, based on their significance. Proposals within the setting of heritage assets as shown on the Policies Map must demonstrate that they will not affect the setting of the heritage assets, based on their significance. Planning permission will not be supported for development that would result in the loss of the Jolly Gardeners. 4.76 Policy OW13 Pedestrian Routes asserts that new development should seek to ensure that access to good pedestrian routes is provided. 4.77 Policy OW14 Protection of Natural Habitats, Landscape and Ecology stipulates that development will not be supported which is likely to: • Harm any site designated under the Habitats Regulations, or Wildlife and Countryside Act, or species protected by European or National legislation. • Result in the loss of, or cause unacceptable harm to a habitat or species of principal importance within the meaning of the Natural Environment and Rural Communities Act 2006 unless the principles of avoidance, mitigation or compensation within the plan area are applied including the conservation and provision of a net gain in biodiversity and necessary compensatory measures to protect relevant habitats and species are secured in advance of implementation. • Cause significant harm to well-established features of the landscape, including mature trees, species-rich hedgerows and ponds particularly in areas of historic landscape integrity.

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Borough Wide Design Guide

4.78 The Borough Wide Design sets out the over-arching specific design considerations for all scales types of residential development. When “small” development is discussed in this document, this consists of sites with 1-9 units. Therefore, the small development was considered for the design of the proposal. 4.79 Principle 4.1 asserts that all small, medium and large developments will be expected to set out the guiding vision for the development. 4.80 Principle 5.1 stipulates that all new development must be designed to maintain or enhance the special place characteristics of the Royal Borough. Principle 6.1 states that all new development should: • Connect into and strengthen the existing network of routes and public open spaces. • Create or maintain connections that are direct, legible and safe. • Ensure connections for pedestrians, cyclists and public transport are given the highest priority in the hierarchy of spaces. • Make walking and cycling more attractive and convenient for short trips than using the private motor car. Distances by foot and cycle should be shorter and more direct than by car. • Respect existing desire lines and public rights of way and make connections to local destinations, such as schools, shopping and employment areas. • Look for opportunities to create connections into/through neighbouring land so that a well- connected network can be created in the event of future land release and development. 4.81 Principle 6.5 stipulates that all development will be expected to response to the size, shape and rhythm of surrounding plot layouts. Plot layouts that are out of context with the surrounding character, will be resisted. 4.82 Principle 6.6 states that in all new developments, the boundaries between public and private space need to be clearly defined by planting, walls, railings or fencing. Boundary will need to be of good quality and enhance green infrastructure wherever possible. Around access points, boundary treatments should not obscure from properties and will need to provide for adequate site lines. Developments that leave space with unclear ownership will be resisted. 4.83 Principle 6.7 asserts that parking layouts should be high quality and designed to: • Reflect the strong sylvan identity of the borough. All parking arrangements should be softened with generous soft landscaping to enhance the borough’s green infrastructure

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networks. No design should group more than 3 residential parking spaces together without intervening landscaping unless an alternative, justified approach would provide a better quality contribution towards green infrastructure, useable amenity space and visual amenities. • Ensure developments are not functionally and visually dominated by cars; • Maintain activity in the street without adversely affecting the attractiveness of the streetscene; • Minimise impact on the amenity of residents; • Be safe, overlooked and convenient for users; • Be spaces that are visually and functionally attractive in the streetscene 4.84 Principle 6.8 stipulates where front of plot parking is proposed this should be enclosed with soft landscaping. Front of plot parking should : • Not dominate the appearance of the plot or the street scene with extensive hard surfacing or multiple or over wide vehicle cross overs; or • Not result in vehicles overhanging the public highway or lying hard up against habitable rooms • Consider micro-climate, such as prevailing wind direction and solar orientation 4.85 Principle 7.1 states that housing development should be sustainable and seek to make effective use of land without: • Adversely impacting on the amenity of neighbourhoods • Creating unsatisfactory living conditions for future occupants of the new development; or • Compromising local character, the environment (including biodiversity) or the appearance of the area All development will be expected to provide green infrastructure in accordance with the latest council standards. Provision of generous green infrastructure in higher intensity locations will be particularly important for visual amenity, biodiversity and human health and wellbeing. 4.86 Principle 7.2 asserts that all small development should contribute to the provision of mixed communities through the provision of a mix of uses, densities, forms, sizes and tenures. Without good design justification, development which promotes very similar tenures and sizes across the development site will be resisted.

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4.87 Principle 7.3 stipulates that building lines in new developments should complement the street scene, avoid impacting on neighbour amenity and allow for suitable landscaping and open space. Setbacks that erode character, street enclosure and amenity of neighbours will be resisted. 4.88 Principle 7.4 states that the Council will expect all new residential developments to make optimal use of natural light and warmth to minimise the use of energy for lighting and heating. Proposals that fail to incorporate passive solar design will be resisted unless there is strong justification for not integrating it into a building or site. 4.89 Principle 7.6 stipulates that new development should reflect and integrate well with the spacing, heights, bulk, massing and building footprints of existing buildings, especially when these are local historic patterns. 4.90 Principle 7.7 states that proposals to introduce roof forms on development that diverges from the prevailing character will be resisted unless it can be demonstrated that the proposals would make a positive contribution to the streetscape. Where a building has been designed to reflect traditional pitched roof forms, flat roofs should not be used as a means of spanning overly deep buildings. Developers should use the opportunities presented by corner plots to introduce variations in height to create visual interest. 4.91 Principle 7.9 stipulates that designers should use architectural detailing to create attractive buildings that positively contribute to the character and quality of an area. Developers will be expected to incorporate features into building design to encourage biodiversity. 4.92 Principle 7.10 states that window design visible in the public realm should be high quality and create visually balanced and harmonious compositions. 4.93 Principle 7.11 asserts that the choice of materials must be carefully considered and justified. Proposals must demonstrate the following design principles have been met: • Materials that need little maintenance to retain a quality appearance are preferred. • Changes in materials should have some other clearly identifiable role in the design and must not be random; • Where materials and details are used to reflect traditional building forms or vernacular architecture, then they should be a genuine reflection of those traditions rather than ‘stick- on’ features; • Using materials and colour to help distinguish special character areas within larger developments;

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• Providing three-dimensional detailing to add depth to the façade. 4.94 Principle 8.1 stipulates that all new residential use should be provided with a reasonable degree of visual privacy to habitable rooms and sensitive outdoor amenity spaces using one of more of the following tools: distance separation; window design; obscure glazing; screening; front gardens; room layout. 4.95 Principle 8.2 states that all habitable rooms in new residential development should maintain at least one main window with an adequate outlook to external spaces. 4.96 Principle 8.3 asserts that the occupants of new dwellings should be provided with good quality daylight and sun access levels to habitable internal rooms and external spaces. 4.97 Principle 8.4 stipulates that minimum outdoor amenity standards for 2/3 beds houses that predominantly faces south is 55 sqm, and for houses facing predominantly north is 65 sqm. Private outdoor spaces should: • Be roughly rectangular in shape; • Screened by fences or walls to provide privacy; • Received direct sunlight; • Able to accommodate bin and cycle storage; • Not be heavily overshadowed by trees and tall hedges; • Directly accessible from habitable rooms; • Have level access from the home. 4.98 Principle 9.1 states that all boundary treatments will be expected to be high quality, reflect the positive character of the surrounding context and draw upon local design references, including historical references. 4.99 Principle 9.2 asserts that all new development will be provided with on-plot space for bin and cycle storage in accordance with the council’s current waste storage and cycle parking standards. 4.100 Principe 9.3 stipulates new hardstanding areas will be expected to be constructed in porous materials and cover only the minimum space necessary. 4.101 Principle 11.1 states that all development subject to flood risk must provide high quality architectural design, as well as appropriate mitigation measures in line with EA guidance. 4.102 Principle 11.2 asserts that developers will be expected to fully assess the landscape character and biodiversity of the site and its context. New development and associated landscaping should fully

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respond to local landscape and biodiversity features and retain, incorporate and enhance these through their development proposals. Sustainable Design and Construction SPD

4.103 The SPD focuses on the design process to ensure the usage and adaptability of the building while sustainable construction focuses on materials and site construction matters. 4.104 Requirement 2 Energy Consumption states that all developments will be expected to achieve the highest practical standards of sustainable design to reduce energy demand throughout the lifetime of the development. 4.105 Requirement 4 Water Resource Management asserts that all developments are expected to include water efficiency measures to reduce overall water consumption. All development involving the replacement or creation of a dwelling will be expected to achieve a per capita consumption of potable water of 120 litres or less per day. 4.106 Requirement 5 Flood Risk Management stipulates that all developments are expected to comply with the EA’s flood risk standing advice. Developments requiring the submission of a Flood Risk Assessment are required to demonstrate how the design has addressed flood risk to and arising from the development. 4.107 Requirement 6 Biodiversity states that all developments will be expected to maintain or enhance biodiversity. Design and Access Statements are required to provide details of how the proposal has addressed existing biodiversity value and where appropriate sought to make enhancements across the site. Where a significant impact on biodiversity is likely or probable, an ecological assessment will be required to be submitted alongside the planning application. 4.108 Requirement 7 Waste, Recycling and Composting Facilities asserts that all developments are expected to provide or have access to appropriate facilities for the storage and collection of waste. 4.109 Requirement 8 Cyclist Facilities stipulates that all developments are expected to make appropriate provision or have access to secure cycle storage for both occupiers and visitors and cyclists changing/drying facilities. For residential development, there should be at least one cycle space per dwelling. 4.110 Requirement 10 Responsibly Sourced and Recycled Materials asserts the use of responsibly sourced and recycled materials is encouraged.

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Community Infrastructure Levy (CIL)

4.111 The Council adopted the charging schedule in August 2016. The CIL charge for residential properties including the 2021 indexation rate is £295.20 per square metre. Therefore, the charge for the new dwelling is £24,768.80.

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5.0 Key Development Considerations

5.1 The following section of the Statement outlines why the proposed development is appropriate having regard to the planning policy context, as is set out in section 4 of the Statement, and any relevant technical considerations. Principle of Development

5.2 The Property is located within the established built-up area and Defined Settlement Boundary of Old Windsor, a highly sustainable location. This can be seen on the Policies Map in the Old Windsor Neighbourhood Plan. 5.3 The proposal is to convert the public house into two dwellings and the erection of a new dwelling beside the existing property, which is a brownfield site. Policy OW6 from the Neighbourhood Plan stresses the importance that the Jolly Gardeners should be retained and not demolished as the building is identified as a heritage asset. The proposal to convert the property is therefore policy compliant. 5.4 Old Windsor has access to a far-reaching range of services including convenience stores, takeaways, restaurants and three hairdressers/beauty parlours and various pubs. As the development is located near shops, local services and facilities and is a safe, convenient and sustainable location, the requirements of Policy IF2 from the emerging Borough Local Plan has been met. 5.5 Housing policies H2 and H5 from the current local plan are outdated. The plan on housing focused from 1991 to 2006. However, Policy HO1 from the emerging local plan states that the Council aim for the creation of 14,420 new dwellings between 2013-2033. Therefore, the proposal will contribute to the Council’s emerging housing policy. 5.6 Policy H3 from the Local Plan states that affordable housing will be required from development of 0.5 HA or over or schemes proposing 15 or more NET additional dwellings. Policy HO3 from the emerging Local Plan states a minimum requirement of 30% affordable housing units will be sought on sites proposing over 10 net additional dwellings, or which have a combined gross internal floor area over 1000m2. Therefore, the proposed development is below the affordable housing threshold. 5.7 As each property is provided with two car parking spaces, the parking levels are consistent with local standards from the current local plan, shown in appendix 7.

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5.8 Policy OW3 Dwelling Mix policy from the Neighbourhood Plan is supported by the proposals as two three-bed houses and one two-bed house is proposed. The development maximises the potential number of dwellings on the plot whilst ensuring the design is of high quality. Economic 5.9 Proposals of two dwellings would benefit the local economy as it would increase the number of people in the town, which would lead to more people using local services. 5.10 The conversion of the Property and erection of new dwellings will provide much-needed workflow to smaller local construction companies and associated contractors. 5.11 As the public house is not commercially viable, residential use would better benefit the locale. Social 5.12 As mentioned above, the addition of new dwellings will help the District meet its housing targets. 5.13 The proposals will contribute to the viability and vitality of Old Windsor by generating three new householders of potential consumers. 5.14 The proposals are high-quality design, with both soft and hard landscaping which will benefit the future residents as they will have access to their own private space and car parking on site, which is convenient and would not impact on street parking. Environmental 5.15 The proposed dwellings maximises the potential of the site in a sustainable manner. 5.16 The proposed dwellings will have space to store bicycles which encourage sustainable travel. 5.17 There are no negative impacts in terms of Ecology, however mitigation strategies have been adopted for wildlife. 5.18 The relationship of the proposed dwellings and neighbours will be acceptable and will not detrimentally impact their residential amenity. 5.19 Policy N7 from the current local plan and Policy NR2 from the emerging local plan are supported from the proposal as the existing vegetation, trees and bushes are preserved for the development.

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Loss of Community Facility

5.20 The following will demonstrate why the loss of pub is acceptable and how the proposal will benefit the local area. 5.21 Saved Policy CF1 from the current local plan states that the Borough will not permit the loss of existing community facilities and buildings unless it is satisfied that there is no longer a need for them, or an acceptable alternative provision is to be made elsewhere. Public Houses near the Jolly Gardeners 5.22 The table below displays pubs within an 800 metre (walking distance as defined in the Manual for Streets II) catchment of the Jolly Gardeners. There are five suitable facilities.

Distance in Premises metres Facilities (approx.) Old Windsor Club has been established for over 130 years. Three regular beers are Old served. Lunch and evening meals are offered. The club also has a function room, Windsor 177 metres traditional pub games including two snooker tables and a sports TV. Live music is also Club offered. The Fox & Castle is part of the “It’s My Local” scheme which guarantees that there will always be a Windsor & Eton beer on. Guest beers often include beers from other local Fox & 322 metres breweries. There is a large beer garden and smoker’s area that is covered and heated. Castle There is a constantly changing menu which is freshly cooked and wherever possible is locally sourced produce. Toby Carvery is a chain of pub-restaurants. The Toby Carvery serves one regular beer, Toby 322 metres as well as a carvery menu. Also, it is family friendly and has a pub garden. Carvery

After a full refurbishment the pub re-opened in June 2017 as a gastropub. The pub Oxford 483 metres offers one regular beer and one changing beer. Lunchtime and evening meals are Blue offered in the restaurant area. The Union Inn serves one regular beer and two changing beers. The restaurant offers Union quality food from local suppliers wherever possible. A large terrace at the front gives 483 metres Inn views over open countryside. The pub also has a wood burning stove, newspapers, parking, food and is dog and family friendly.

5.23 There are three other licensed premises within a circa one mile radius of the subject property including Punto Italian Restaurant (0.2 miles), Harvester (1 mile) and De Vere Beaumont Estate (1.1 miles). 5.24 The alterative public houses offer similar facilities, which therefore will mean the Village will not be deprived of a community facility.

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5.25 A Viability Report, prepared by James A Baker, provides a review of the viability of the Jolly Gardeners, Old Windsor, as a license premises, informed by an objective evaluation of business viability, and provide and independent expert opinion on this subject. Trading History of the Pub 5.26 The Jolly Gardeners is owned by Punch and was previously operated as a tenanted pub before it ceased trading in January 2021. 5.27 It previously traded as a traditional pub which primarily served drinks (c.93% of total sales) with a limited food offer. It had subscription TV and offered sports viewing and also held events including live music and quiz nights. 5.28 Set out below is the historic barrelage figures for the pub, sold by Punch to the tenant. As evident from the figures below, the public house has witnessed a severe decline in the consumption and sale of beer, a circa 30% decline since 2017.

Barrelage (1 barrel = 288 pints) Year

2015 125 2016 114 2017 128 2018 110 2019 99 Twelve months to Feb 2020 89

5.29 The tenant’s accounts are reviewed in detail within the Viability Report, which demonstrate that the current tenant generated a loss in 2017 and 2018, with a very small profit in 2019. 5.30 After having tried for over four years, the current tenant is not confident that the business can generate sufficient profit and the tenant is unable to invest additional resources into the business. Conclusion 5.31 The Jolly Gardeners is not viable as a public house and the principal reasons are as follows: - The accounting information demonstrates that the pub is not profitable. The tenant is unable to obtain a reasonable standard of living in running the business and the landlord is also unable to obtain a sufficient return by leasing the property to a tenant to make it commercially viable.

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- A commercial decision by Punch, a national public house operator (who invest heavily in their estate) who are now seeking a change of use on the property following a thorough evaluation of the business, suggests it is not a viable operation. 5.32 The Applicant has therefore demonstrated compliance with both elements of Policy CF1 insofar as it has shown the public house not to be commercial viable, and that residents will not suffer a shortfall in their ability to meet day-to-day leisure needs, by virtue of the abundance of public houses and licensed premises within walking distance of the Property. Residential Amenity

5.33 All of the proposed dwellings comply with Nationally Described Space Standards. For a two-bedroom, four-person two-storey house the required GIA is 79 sqm and for a three-bedroom, five-person two- storey house the required GIA is 93 sqm. A full schedule of accommodation demonstrating this is given in Section of the Statement and below: • House 1 – three bedrooms, five persons – 84 sqm • House 2 – two bedrooms, four persons – 80 sqm • House 3 – three bedrooms, five persons – 93 sqm 5.34 The proposed houses have access to their own private amenity spaces. A full schedule of amenity space for the houses is demonstrated below: • House 1 – 67 sqm • House 2 – 68 sqm • House 3 – 92 sqm 5.35 The private amenity spaces for the proposed dwellings meets the requirements of Principle 8.4 from the Borough Wide Design SPD for 2/3 bed houses, as it exceeds the minimum outdoor amenity standards of 55 sqm or 65 sqm. 5.36 Policy HO2 from the emerging Local Plan and Policy OW3 from the Neighbourhood Plan are supported by the proposals, as one two bed house and two three bed houses are proposed which is a mix of housing sizes and is of high quality. These properties can also be adaptable to life changing circumstances. 5.37 In terms of overlooking issues, this has been prevented by the design of the proposed development. For the existing building, there is only one window on one of the side elevations which will be frosted. In terms of the new building, the window on the side elevation which is by the stairs, facing an existing house, will not cause overlooking issues as there are no windows directly opposite. Principle

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8.1 from the Borough Wide Design Guide is supported by the design of the proposals in terms of distance separation, window design, obscure glazing and room layouts. 5.38 The proposed building will be sympathetic to the street scene in terms of height. It will be a two storey building, which will be in line with the existing public house and the existing dwelling north of the site. Therefore, overshadowing issues are overcome. This will support Policy H11 from the current local plan as the scale of the new building would be compatible and would not be incompatible with or cause damage to the character and amenity of the area. 5.39 Cycle storage is provided to the rear of the private amenity spaces and free standing refuse will be provided at the front of the proposed dwellings. Ecological Assessment

5.40 A Bat Survey Report, prepared by Hampshire Ecological Services Limited, included internal and external inspections to identify bat roost suitability and to systematically search for bats and evidence of bats. 5.41 The Site is located nearby to the Windsor Forest and Great Park SPA (c.968m west) and South West London Waterbodies SAC (c.1883m east). 5.42 The shed was determined to not be suitable for bats. However, the public house has a moderate bat roost suitably. Therefore, two dusk emergence/pre-dawn re-entry surveys are required during May to September, when bats will be active, to determine the need for mitigation. During the inspection, no bats or evidence of bats were found. 5.43 The report supports requirement 6 of the Sustainable Design and Construction SPD as it proposes the enhancements to provide net gain will be in the form of new bat roost provision, planting to enhance the site for bats (and other wildlife), lighting, new bird nesting provision and insect hotels and/ towers. This supports requirement 6 from the Sustainable Design and Construction SPD. Flood Risk

5.44 A Flood Risk Assessment, prepared by Aqua Callidus, explains the flood risk of the site in further detail and the mitigation strategies that are adopted. This supports Policy NR1 from the emerging Local Plan, Policy OW5 from the Neighbourhood Plan and Requirement 5 from the Sustainable Design and Construction SPD.

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5.45 The EA mapping indicates the site is of very low (<0.1% AEP) to low (0.1% AEP) risk of surface water flooding. There is also a risk of flooding from reservoirs, but the likelihood of this happening is much lower than other forms of flooding. 5.46 The site is at an elevation in excess of 18mAOD and is not susceptible of tidal flooding. 5.47 The majority of the site is impermeably surfaced with roofs and pavements and less than 20% of the site is laid to softscape garden space. 5.48 The proposed redevelopment will continue to discharge to the public FW and SW sewer networks. The additional load from the proposed dwellings will be de minimis, but notwithstanding this the standing wastewater Infrastructure Charge (IC), which came into force from 1st April 2018, will be paid. Should any downstream reinforcement be required Thames Water will deliver this from the development ICs they will collect. 5.49 The EA flood model outputs indicate the site lies above the 18.04 m AOD 0.1%AEP flood level and is therefore considered to be at low risk of fluvial flooding. 5.50 The flood receptors of the development would be: - Residential dwellings - Users of the residential dwellings 5.51 The proposed development and existing site classifications to Table 2 (Paragraph 066 Reference ID: 7-066-20140306) are as follows: - Existing drinking establishment - More vulnerable - Proposed residential - More vulnerable 5.52 The Environment Agency flood model data contained in Appendix B includes consideration of +70% climate. For floodplain data points (1)-(8) the 1%AEP +70%CC flood level is 18.22m AOD at the site. This is located at the foot of the parking bays fronting St Lukes Road and the proposed dwellings are located outside of this. A minimum FFL of 18.85 mAOD is proposed for the new build dwelling. 5.53 The existence of a surface water sewer serving property in St Lukes Road is indicative that the geology is unsuitable for infiltration due to the shallow GWL. A Tier 1 (infiltration discharge) is therefore considered unlikely to be feasible. It is therefore proposed to retain the existing public sewer discharge. 5.54 The existing brownfield run-ff rate from this is 6.8 l/sec.

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5.55 The existing public house building is to be retained and the existing drainage from this will also be retained. The pavement construction will be a Type C (sealed) pavement to isolate the drained assets from potential land drainage or groundwater entry. 5.56 Water butts should be installed to intercept roof water run-off. These will reduce the annual volume of surface water discharge but will not make a material contribution to regulation of critical run-off as these tend to be full during Winter months as there is minimal demand for irrigation in these months. 5.57 The existing site falls west to east. The site morphology is not going to be altered so there will be no impact on local flood flow pathways. 5.58 The surface water strategy betters the existing run-off regime. There will therefore be no adverse impact on flood flow rates outside the site. 5.59 The change of use of the public house is not subject to the sequential or exceptions tests. The site is located above the 0.1%AEP FZ2 level of 18.04 mAOD and is low risk and inherently meets the Sequential Test. 5.60 The proposed minimum FFL of the new build dwelling of 18.85 mAOD is elevated well above the 2121AD design flood level of 18.22 mAOD. 5.61 The proposed redevelopment will not reduce local flood plain storage. 5.62 Dry access down to the south west corner of the site at 18.22 m AOD is available and the footway on St Lukes Road rises southwards from this point above the 1%AEP +70%CC flood level of 18.22 m AOD. There will be therefore be safe access for the lifetime of the development. 5.63 The existing public house has limited freeboard. There are a number of safety strategies that can be considered for the Change of Use aspect: - Avoidance measures - Resistance measures - Resilience measures 5.64 The internal refurbishment shall include resistant and resilient fittings and finishes where practically possible to the ground floor in accordance with DCLG ‘Improving the Flood Performance of New Buildings – Flood Resilient Construction’. For example: - Concrete floor construction - Resilient floor surface and finishes to the lower part of the walls - Utility outlets should not be located at low level

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5.65 The developed site morphology shall provide contiguous falls such that surface water cannot accrue/pool. 5.66 In terms of off-site impacts, the surface water strategy betters the existing run-off regime giving a 70% reduction in existing discharge rate. There will therefore be no adverse impact on flood flow rates outside the site. 5.67 The proposed surface water strategy for the development provides for flood events up to 1:100 year 2021AD + CC. The residual flood risk is therefore fluvial events in excess of 1:100 year 2021AD + CC.

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6.0 Design

6.1 The application seeks to simplify the massing of the current public house building by demolishing rear extensions. The remaining original, street facing masses of the building will be retained, renovated and converted into a 2 bed and 3 bed semidetached home – see plate 1.

Plate 1 – Street Scene 6.2 Both plots are divided by the two street facing masses of the public house. An extension at ground level will be added to create functional open plan living and dining space for plot 2. Next to the public house, is proposed a 3-bed detached house which takes design inspiration from the neighboring unit where the first floor extrudes out. 6.3 With a GIA of 80m2 and 93m2, respectively, plot 2 and 3 will consist of a kitchen and open plan living and dining area leading out to the garden at ground floor level. Plot 2 also benefit from a W/C and a storage cupboard. At first floor, plot 3 has a master bedroom with en-suite, 2 additional bedrooms and a family bathroom. Plot 2 has two bedrooms and a family bathroom on the first floor – see plate 2.

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Plate 2 – Floor Plans of Existing Building 6.4 With GIA of 84 m2, the new build will consist of an open plan kitchen and dining, W/C, living room and utility cupboard. On the first floor, there is a master bedroom with an en-suite, a double bedroom and a smaller third bedroom as well as a family bathroom – see plate 3.

Plate 3 – Floor Plans of New Building

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6.5 The existing access and parking will be used. Each unit will have 2 designated car parking spaces. 6.6 Due to the public house windows remaining the same, there is no overlooking concern. For the new units, to reduce any overlooking, the windows on the side elevations will be obscured glazing and for the en-suite bathroom at the front elevation. 6.7 The surrounding properties are predominantly residential, mostly two stories typically using brickwork, painted render or cladding. The public house conversion will see the buildings front and rear façade renewed and enhanced with new render and paintwork to match the existing. The rear extension for plot 2 will match the existing brick work on the side of the public house. The new built incorporates materials that are used for the public house and to match the adjacent property that uses cladding on the first floor and brick work on the ground floor – see plate 4 and plate 5.

Plate 4 – Proposed Elevations of Existing Building

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Plate 5 – Proposed Elevations of New Building 6.8 The three plots will have their own private garden. Both plot 1 and 2 has a garden area above 67m2 and plot 3 at 92m2. Each space accommodates for refuse and cycle storage facilities. The boundary of gardens will be buffered by introduction of fencing to protect residents’ amenity. 6.9 The Borough Wide Design Guide has been considered during the design process of this development proposal. The requirements from Principles 6.7 and 6.8 from the Borough Design Guide have been considered during the design process in terms of car parking. In terms of street scene, the Jolly Gardeners conversion and the erection of a new building, will be sympathetic to the surrounding area, which will therefore support Principle 7.3 in the Borough Design Guide and Policy SP3 from the emerging Local Plan. The other requirements of Policy SP3 are achieved by the proposed development as the dwellings provide sufficient levels of high-quality private amenity space and provides high quality soft and hard landscaping. 6.10 The design criteria have been applied to the new build house as the dwelling follows the existing building line, the height has been kept down to be in keeping with the public house, the gable fronted design matches the Victorian houses opposite, and fenestration is in keeping. Policy DG1 of the Local

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plan and Principle 7.3 from the Borough Wide Design Guide are supported by the design as the development would be compatible with the established street façade. 6.11 Policy OW8 from the Neighbourhood Plan is supported by the design of the proposals as the heritage asset, the Jolly Gardeners, will be retained as it contributes to the distinctive character and historic and architectural interest of Old Windsor Village. The new property will be sympathetic in design terms with properties in the immediate surrounding area. 6.12 As mentioned previously, the site is within 5km of SACs and SPAs. Mitigation design measures have been adopted to ensure there is low disturbance to wildlife.

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7.0 Access

7.1 The Application is accompanied by a Transport Statement prepared by TPA which shows that the location of redevelopment is very sustainable in terms of access. 7.2 Footways are present along both sides of St Luke’s Road, providing access to the surrounding residential area. The footways are approximately 1.5 – 1.8 m wide in the vicinity of the site. St Luke’s Road is illuminated and the footways generally include dropped kerbs and tactile paving. 7.3 A local route passes along St Luke’s Road. This route links Old Windsor to Clewer Green to the north and Castle Hill to the south. This route also links to National Cycle Network Route 4, which locally runs between Chertsey and Reading. 7.4 Bus services run along Straight Road to the east of the site. The nearest bus stops to the site are approximately 420 m (a 5 minute walk at 80 m/minute) to the north east of the site. Bus stops along Straight Road include shelters with a bench and timetables displayed. These stops are served by First Berkshire & Thames Valley bus routes 8 and 8A, which provide services between Slough and Heathrow Airport. 7.5 Windsor and Eton Central railway station is situated approximately 4.7 km to the northwest of the site. This station is located at the end of a branch line from Slough and is served by Great Western Railway providing shuttle services to Slough, where connection can be made to onward journeys to London Paddington and Reading 7.6 The access to public transport supports Policy IF2 from the emerging Local Plan as the site is located nearby to sustainable transport. 7.7 Vehicular access to the existing site is obtained via a crossover on St Luke’s Road, which provides access to seven parking spaces for the public house along the site frontage. Visibility splays of approximately 2.4 x 43 m are available when measured from the centre of the site crossover to a point 1.0 m for the kerb in accordance with Manual for Streets. The visibility splays at the edges of the site in either direction are limited by the adjacent property boundaries. Highway safety in relation to the site access is considered later in this chapter. 7.8 The B3021 St Luke’s Road is a single carriageway road, approximately 6.0 m wide and is subject to a 30 mph speed limit and is illuminated. In the vicinity of the site, the road is subject to single yellow line waiting restrictions that are in force Mon – Sat (08:00 – 18:30). The site is accessed via a 15 m

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wide crossover on the west side of St Luke’s Road. The crossover also provides access to 90 St Luke’s Road, situated to the north of the site. 7.9 Only one incident was recorded during the 5 year period within the area of interest. This incident, which was classified as being slight in nature, occurred to the north of the site. The absence of any incident clusters indicates that there is no fundamental highway related design flaws with St Luke’s Road. 7.10 In accordance with Appendix 7 of the Local Plan, the proposed development will be provided with a total of 6 parking spaces; two allocated for each dwelling. No shared visitor or disabled parking spaces will be provided. 7.11 Each proposed dwelling will be provided with 1 cycle space in accordance with the Borough’s Parking Strategy. The cycle spaces are to be located in secure storage lockers in the rear gardens. This will also support Policy T7 of the Local Plan. 7.12 The existing crossover on St Luke’s Road will be maintained to enable access to the proposed car parking. The use of perpendicular parking mirrors the existing parking arrangements on the site. 7.13 Daily traffic associated with the site be significantly reduced as a result of the conversion to residential dwellings. Use of the parking spaces at the site will be de-intensified and therefore there will be a net benefit to highway safety as a result of the proposals. 7.14 The proposed development of three dwellings on the site of the existing public house is not predicted to result in either an unacceptable or severe impact on the local highway network.

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8.0 Conclusion

8.1 CPC Planning Consultants Limited has produced this Planning, Design and Access Statement in support of Punch Partnerships (PML) Limited planning application in relation for planning permission for the Jolly Gardeners. 8.2 The application proposes the conversion of the public house (Sui Generis) to create two dwellings and the erection of one dwelling (C3), utilising existing parking arrangements, and associated hard and soft landscaping. 8.3 This Statement and enclosed documentation demonstrate the proposed development has been designed in accordance with the relevant local and national planning policies. 8.4 The proposal of development will provide a viable alternative use, unlike the current unviable business. The development will also provide other benefits such as, providing new high-quality dwellings, encourage sustainable travel by providing storage for bicycles and it would increase the number of people in the area, which would lead to more people using local services. 8.5 Consequently, planning permission should be granted for the proposals without undue delay.

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