Arborfield Garrison Strategic Development Location Supplementary Planning Document

ARBORFIELD GARRISON STRATEGIC DEVELOPMENT LOCATION SUPPLEMENTARY PLANNING DOCUMENT

OCTOBER 2010 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Foreword

Our approved Core Strategy sets out the broad vision The Core Strategy identifies four Strategic The Infrastructure Delivery SPD has evolved from for how the Borough of Wokingham will develop in the Development Locations (SDL). These are work undertaken in preparing the Core Strategy period to 2026 and how the Council aims to protect Arborfield Garrison, South of the M4, North and and is aimed at delivering a viable infrastructure and enhance the very good quality of life enjoyed in South Wokingham. Separate masterplans called rich solution to support the new developments. The the Borough. The adoption of our Masterplans further Supplementary Planning Documents (SPD) have been key message is that I expect a high level of new secures our control over development over that produced for each SDL along with an overarching infrastructure of the highest possible design quality. period. Infrastructure Delivery SPD which covers all of the SDLs (5 SPDs in all). I appreciate a few people did not want new The Core Strategy is a vitally important document development at all, but I have been encouraged that sets out the local policies we need to ensure the These documents have been subject of extensive that residents now recognise that if we show we provision of the new roads we will drive on, the new public consultation which is summarised in the need further development then it must be of the very homes we will live in, the new schools our children will statement of consultation. I would personally like to highest standard. We do live in what is still a high go to, the new parks they will play in, the new shops thank the Council Officers, the many members of the growth area for our nation’s economy and this brings and doctors’ surgeries we will visit – in short, the way community and others who have put so much effort with it inevitable housing needs over the whole period our communities will look across the Borough. in these documents. I also thank my predecessor to 2026. Councillor Gary Cowan for his considerable input to It takes forward the views of the community for high the formulation of these documents. I challenge developers to not only meet but exceed quality development concentrated in a few locations current design standards. with all necessary infrastructure delivered. Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Where possible we need to integrate developments with existing communities and ensure that they are in keeping with the area in which they will be located. I will expect developers to give particularly careful attention to this. Provision of community hubs within the new areas will help ‘kick-start’ the sense of community with the benefits that can bring to all.

These Masterplans and other policies will provide the framework for developers to submit planning applications. These applications will be tested against this guidance and those found wanting will be refused or re-negotiated in order to find the right solution.

In summary, this guidance aims at enabling infrastructure rich, high quality design solutions for our SDLs which I believe we will be proud of.

Councillor Angus Ross. Executive Member for Planning. Wokingham Borough Council. October 2010. Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Contents

3.2 Development components for the Section 1: Introduction 1 19 Section 6: Delivery 68 1.1 Background 1 Masterplan 6.1 Outline planning applications 68 1.2 The Purpose of this Document 1 Section 4: Key Design Principles 21 6.2 Ensuring Design Excellence 69 1.3 The Role of the SPD: Establishing 1. Landscape Framework 21 Design and Access Statements, 2 Good Design and Delivery 2. Neighbourhoods 30 parameter plans and illustrative 70 Section 2: Context 5 3. Character 37 masterplans 2.1 Location 5 4. Centres 48 Design Review 70 2.2 Constraints and opportunities 6 5. Design of Employment Areas 53 Building for Life Assessment 71 2.3 Planning Policy Framework 6 6. Access and Movement Framework 55 Design Codes 71 A Supportive Development Plan 6 7. Existing Buildings 61 6.3 Conditions and Planning Obligations 72 Planning guidance 9 8. Phasing 64 Planning Conditions 72 2.4 Community Engagement 9 Section 5: Climate Change and Planning Obligations 72 66 Stakeholder Workshop 9 Sustainability Delivery and Contributions 72 Community Workshop 1 10 5.1 Introduction 66 6.4 Strategic Phasing 73 Community Workshop 2 10 5.2 SDL-wide Sustainable Urban Design 66 6.5 Management and Maintenance 74 Options Exhibition 11 Land use and travel 66 Highways drainage & open space 74 Statutory Consultation 12 Layout and orientation 67 Community Infrastructure 74 Wokingham Community Hubs Surface water 67 Delivery Board 74 15 Consultation Planning Performance Agreements 74 Section 3: Vision and Development 17 Concept 3.1 Vision for Arborfield and development 17 concept Responding to the SDL site 17 A sustainable scheme 17 A high quality living environment 18 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Section 1: Section 1:

Introduction Introduction

Arborfield Garrison is a major 1.1.2 The identification of four Strategic Development 1.1.3 Each SDL is the subject of a separate opportunity to deliver an infrastructure Locations (SDLs) within Wokingham Borough Supplementary Planning Document (SPD) and rich and high quality new community represents a major and unprecedented an overarching Infrastructure Delivery SPD, on predominantly brownfield land. opportunity to plan for new development in which sets out how and when infrastructure The location is identified in the a comprehensive manner, to ensure that the is to be provided and the mechanisms for Wokingham Borough Core Strategy development of new homes goes hand in securing this. as being capable of accommodating hand with the provision of essential physical 3,500 new homes with associated and community infrastructure. The objective 1.1.4 The Arborfield Garrison SDL lies to the south new employment development and is not simply to meet housing targets, but to west of Wokingham Town and comprises the necessary community infrastructure. plan for the long-term delivery of sustainable current Garrison site, Hogwood Farm and The existing character of the location urban communities, and to avoid the need for Industrial Estate and land immediately to the and its rural context lends itself to a piecemeal small scale housing development south. development in which the landscape is which may harm the character of well- 1.2 The Purpose of this Document a dominant and influential feature. established communities. The four SDLs are: 1.2.1 This SPD has been produced by WBC as 1.1 Background • Arborfield Garrison; a guide for future development of the SDL 1.1.1 Regard has also been taken to the revocation • South of the M4 Motorway; and to establish the Borough Council’s expectations on masterplanning, design quality of the Regional Spatial Strategy (The South • South Wokingham; and, East Plan) by the Secretary of State in July and infrastructure requirements. It does not 2010. Notwithstanding the revocation, the • North Wokingham. contain detailed proposals for the SDL but, Council continues to regard the approach set once adopted, will be a material consideration out in the adopted Core Strategy as robust. 1 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

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in determining the appropriateness of planning 1.2.4 Extensive up-front consultation has taken place 1.3 The Role of the SPD: Establishing applications and in moving forward through and views have been taken into account in the Good Design and Delivery implementation. The document has been formulation of this document as summarised in prepared on the assumption that an Outline Section 2 and set out in a separate Statement 1.3.1 This SPD sets out the minimum design application accompanied by an Infrastructure of Community Involvement. This SPD was standards which should be achieved to Delivery Plan will be submitted followed by subject to a formal 6-week consultation deliver the new development. Developers will Reserved Matters applications as appropriate. in accordance with Regulation 18 Town be encouraged to exceed these standards For the avoidance of doubt, any standards or and Country Planning (Local Development) where possible and will be expected to apply requirements set out in this document will also (England) (Amendment) Regulations 2004. new standards that arise during the life of the apply to submission of Full applications. document. 1.2.5 The SPD has been prepared through a process 1.2.2 The SPD relates to the area of land identified in involving major landowners, the public, 1.3.2 The guidance given here reflects up to date red on Figure 2.1. The SPD does not include stakeholders, representatives from public best practice and the general principles can new policies for the SDL but builds on the sector agencies, and Officers of the Council. It be used to inform all new development in Wokingham Core Strategy (WCS), in particular aims to balance the aspirations and objectives Wokingham. Policy CP18 and the Arborfield Garrison of all of these groups with acknowledged Concept Statement contained in Appendix 7. best practice principles for the design and 1.3.3 The key elements of the SPD are: It should be read in conjunction with the WCS development of sustainable, high quality • a spatial framework plan which should form and Infrastructure Delivery SPD for the SDLs. places. the starting point for masterplanning the 1.2.3 The SPD has been prepared in accordance SDL;

with the provisions of the Town and Country • design principles aimed at delivering a high Planning (Local Development) (England) 2 quality scheme; Regulations 2004 (as amended). Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 1: Introduction

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• requirements for addressing sustainable • Places Streets and Movement: Better • An articulated townscape – creating design; Places to Live by Design (CABE); and, an interesting, contextually responsive townscape utilising building height, scale • requirements relating to the scheme’s • The Manual for Streets (DfT). and massing, all of which should be related delivery; and, 1.3.5 These documents collectively promote a to human scale; • requirements which should be met at the consensus view of good design principles • An integrated landscape – a place which Outline planning application stage and which should lie at the heart of the design of responds to its landscape setting and beyond to ensure adequate and consistent the SDL, comprising: draws green space and infrastructure into approaches to quality and delivery. the heart of the development; • Character – somewhere with a sense of 1.3.4 It should be read in conjunction with other place and local distinction; • Human scale – the arrangement of building Government policy documents relating to forms which are easy for the human eye large-scale development, sustainability, and • Legibility – a place which is easy to to read and provide a sense of scale and design, in particular: understand and navigate; perspective; • Permeability – achieving a form of layout • Planning Policy Statement (PPS) 1 including which makes for efficient pedestrian, • Secure, natural surveillance – creating Planning and Climate Change Supplement; vehicular movement and public transport places which are properly overlooked and make for effective passive and active • Planning Policy Statement (PPS) 3; provision ensuring places connect with each other; policing; • By Design (DETR); • Detailing, richness and interest – • The Urban Design Compendium (editions 1 promoting ornamentation, rhythm, & 2) (Homes and Communities Agency); consistent vernacular, richness, and intrigue to the built environment; 3 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

• Quality within the public realm – • Vision and objectives for Arborfield Matters applications in order to build upon promoting routes and spaces which are Garrison (Section 3): A summary of the the guidance, themes and principles set out attractive, safe and uncluttered; overall concept and the vision for the SDL in this document. Section 6 contains further and the key development principles. advice on how design excellence will be carried • Continuity and enclosure – promoting through the planning and construction process. the continuity of the street frontage and the • Key Design Principles (Section 4): An definition of public and private space; explanation of what will be required in the 1.3.8 For the avoidance of doubt, areas not shown development proposals in order to meet the • Adaptability, robustness and as having specific designation will be subject key design principles for the Location. sustainability – the layout of the SDL and to policies contained within the Managing individual buildings should all contribute • Climate change and sustainability Development Delivery Development Plan towards the minimisation of resources from (Section 5): The development expectations Document. the design stage; and, for the SDL regarding sustainable design 1.3.9 The overarching consideration here is and construction. • Diversity – promoting diversity and choice achievement of a sustainable community. In through a mix of developments and uses, • Delivery (Section 6): A summary of this, it differs somewhat from the other SDL’s responding to local need. the expectations for Outline application which are essentially extensions to existing submissions, conditions and planning communities. Achievement of this will be 1.3.6 The remainder of this SPD covers the following: obligations, strategic phasing and dependant on all components of the SDL management and maintenance. • Location, Context and Policy (Section 2): coming forward within the Core Strategy period. As such planning permission for A summary of the location, characteristics, 1.3.7 The guidance provided in this SPD is intended development of any part of the SDL will not planning policy framework and consultation as part of an ongoing design process. WBC be granted unless this can be conclusively events. will require the preparation of design codes and demonstrated. 4 development briefs in advance of Reserved Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Context Site Context

2.1 Location

2.1.1 Arborfield Garrison situated approximately 4 km south west of Wokingham town centre and about 5 km south east of M4 Junction 11 and the edge of Reading, will provide new housing in the south of Wokingham Borough. A large proportion of the SDL is controlled and is currently in use by the Ministry of Defence (MoD). The SDL is broadly bounded to the west by the A327 Eversley Road, to the north by Langley Common Road, and to the east and south by Park Lane, as shown on Figure 2.1.

2.1.2 The Arborfield Garrison SDL falls into two broad parts north and south of Hogwood Farm. The northern part of the SDL is defined by the main Garrison complex including the School of Electrical and Mechanical Engineering and existing residential areas at Buttenshaw Avenue

and around Whitehall Farm. The southern part 0m 500m of the SDL contains the Hogwood Industrial 5 Figure 2.1: Strategic Development Location Boundary Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Estate, Hogwood Farm and Westwood Farm drainage ditches, which would need to be • limited capacity and resulting congestion but the majority of the land is open and rural in incorporated into the overall landscape on the A327 through Arborfield Cross and character. strategy for the SDL; other local roads.

2.2 Constraints and opportunities • overhead power lines running east west 2.3 Planning Policy Framework across the southern part of the SDL; 2.2.1 Figure 2.2 illustrates the key constraints on the A Supportive Development Plan • a gas pipeline running across the SDL; on the SDL which affect the strategic master 2.3.1 Policies CP18- CP21 of the adopted WCS sets planning. The main physical constraints • a number of Listed Buildings and two out how the majority of housing growth in the affecting the SDL have been identified as: Scheduled Ancient Monuments; and, Borough will be delivered, some 10,000 new • existing buildings and facilities associated homes, are to be delivered through SDLs at: • existing residential areas at Buttenshaw with the Garrison and the School of Close and around Whitehall Farm which will Arborfield Garrison, South of the M4, South Electrical and Mechanical Engineers. need to be carefully integrated into the SDL; Wokingham and North Wokingham. 2.2.2 The principal access constraints include: • small watercourses which run across the 2.3.2 The Inspector’s Report on the WCS SDL including a number of ponds which Examination confirms that 3,500 new homes • the need to establish better cycle, form part of a network of drainage. There is an appropriate guideline figure for the plan pedestrian and public transport links, as is also a balancing pond to the north of the period. well as vehicular, between the SDL and SDL which should be retained; Finchampstead North; 2.3.3 Policy CP4 states that planning permission will • pockets of mature woodland, trees and • the relative isolation from other parts of not be granted unless appropriate infrastructure hedgerows, including formal avenues the Borough and from Wokingham Town is agreed for major development. Policy CP18 of trees on parts of the Garrison and Centre; and, 6 green corridors along watercourses and Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

sets out key requirements for the development of Arborfield Garrison, in summary:

• phased delivery including 35% affordable housing (as supported by Policy CP5 of WCS);

• employment (as supported by Policy CP15 of WCS) and appropriate retail facilities;

• social and physical infrastructure;

• measures to maintain separation from Arborfield Cross, Barkham Hill and Finchampstead North;

• necessary measures to mitigate the impact upon Thames Basin Heath Special Protection Area (as supported by Policy CP8 of WCS); and,

• improvements to transport capacity along A327 and routes towards Bracknell and Reading and measures to improve accessibility by non-car modes (as 0m 500m supported by Policy CP10 of WCS). 7 Figure 2.2: Constraints Plan Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

2.3.4 In terms of key infrastructure requirements, the Statement is not repeated in this summary. • providing strategic and local transport supporting text identifies the need for around The strategic objectives and key design linkages and enhancements including a 30,800 m2 of additional employment space. principles are elaborated in Section 4 of this public transport interchange facility; Policy CP16 identifies Hogwood Industrial SPD. In summary, the objectives for the SDL • integrating existing residential development Estate as a Core Employment Area within are: on the periphery of the SDL to provide safe which development for business, industry and convenient access to new services and or warehousing will be permitted including • ensuring the overall scale of the settlement facilities; expansion and intensification of existing uses. at Arborfield Garrison creates a sense of The supporting text also identifies the need community through balancing the mix of • enhancing local employment opportunities for new primary schools and a relocated dwelling types and sizes and providing local to provide scope for people who wish to live secondary school. The detailed requirements services and community facilities; and work in close proximity; and, for the development of the Strategic • focusing on appropriate mix of uses • accounting for the setting of the Listed Development Locations are set out in Appendix including convenience retail, nursery, Buildings and Scheduled Ancient 7 of the Core Strategy. primary and secondary education, primary Monuments within the SDL and integrating health care and community facilities in new 2.3.5 A Concept Statement for Arborfield Garrison is them carefully with new development. district and neighbourhood centres; appended as part of the WCS and, along with other policies of the WCS, forms the basis for • responding to the attractive rural setting this SPD. The Concept Statement includes ensuring that development is absorbed a Concept rationale, strategic objectives into the landscape maintaining physical and key requirements including landscape separation with Arborfield Cross, Barkham structure, sustainability, infrastructure, housing Hill and Finchampstead North;

8 land and mix, key design principles and planning obligations. The detail of the Concept Section 2: Site Context 9 David Lock Associates : October 2010 : October Associates Lock David Three workshops were held to help inform the workshops were Three half-day The stakeholder workshop involved a This SPD has been prepared in consultation This SPD has been prepared Stakeholder Workshop (14th May 2009 Stakeholder Workshop with the local community and other stakeholders and with potential developers. The full details of the consultation undertaken contained in the Statement of Community are Views (SCV). as initial options phase of the SPD process follows: Council Offices) Borough Wokingham event comprising invited technical stakeholders each SDL. and the developer consortia from an early opportunity for issues and It provided opportunities to be highlighted and key SDL constraints to be discussed. Community Engagement 2.4.2 2.4.3 2.4 2.4.1 Highway Design Guide 2004. Highway Design Guide Highway Design Guide Review 2010. Landscape Character Assessment SPG 2004. advice and contributions Pre-application 2009. Community Hubs Consultation Wokingham Report June 2010. Other planning guidance is likely to emerge Other planning guidance is likely to emerge The Managing Development Delivery The Managing Development Delivery of this SPD. The DPD will translate high level of this SPD. The DPD will translate high detailed Strategy into more policies of the Core development management policies. is during the lifetime of this document which to determination of planning likely to be relevant applications. • • • • • is Development Plan Document (DPD) expected to be adopted during the lifetime 2.3.8 2.3.7 Wokingham Borough Strategic Flood Risk Borough Wokingham Assessment 2007. Design and Access Statements 2006. Development Locations 2010. Design Guide 2007. Borough Wokingham SPD Sustainable Design and Construction 2010. Village Design Statements. Delivery for Strategic Infrastructure Other relevant documents including There are other SPDs and other Supplementary are There Supplementary Planning Documents Planning guidance • • • • • • Planning Guidance produced by WBC which by WBC which Planning Guidance produced in conjunction with this SPD. should be read These include:

2.3.6

Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Community Workshop 1 (20th June • Character; so that new development fits opportunity for the previous attendees to 2009 Arborfield Parish Hall): well with the existing context. comment and ask questions. Notably, two strategic options were produced and displayed • Economy; to preserve and enhance 2.4.4 The workshop was held in conjunction with for comment. In addition, views were sought employment opportunities. the consideration of South of the M4 SDL. over the character and form of development. The morning session involved a discussion of • Delivery and Funding; in terms of developing Key points included: the key issues and a visit to the SDL. Clear a suitable phasing strategy to ensure themes emerged from the workshop which can adequate infrastructure is put in place in the • the need to reflect the existing character be summarised within broad headings: early stages of development. of the Arborfield and Barkham areas and to make the most of existing buildings and • Traffic and Travel; in relation to residential 2.4.5 The afternoon session involved a site planning retain and enhance the landscape structure; amenity, road capacity and movement exercise in which tiles could be plotted on choices. a map showing locational preferences for • some concerns about traffic issues relating development on the SDL. The results of the to extensions of the Hogwood Industrial • Community and Social Infrastructure; exercise are recorded in the SCV. Estate but recognition of employment in relation to open space provision and benefits; and, availability of services for all ages. Community Workshop 2 (25th July • an emphasis should be placed on 2009, WBC Offices, Wokingham) • Environment; in terms of environmental sustainable construction measures, quality, such as reduced impacts from 2.4.6 This workshop provided another opportunity especially regarding utilities and water flooding and noise. for those unable to attend Workshop 1 to resources. be involved in the process and a further

10 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 2: Site Context

Option 1: Southern Link Focus. Option 2: General Spine Focus Option 3: Central Area Focus

Options Exhibition • a clear difference of opinion over the • strong support for Suitable Alternative location of the district centre, with some Natural Greenspace (SANG) located to the 2.4.7 Following the workshops, an Exhibition was respondents preferring the centre of the south of the SDL, and for the retention of held to display three strategic options and SDL to maximise pedestrian accessibility the existing green infrastructure at Arborfield to seek views on the overall options and the across all neighbourhoods and others Garrison; various components of the options. The suggesting it should be located off Nine • support for further neighbourhood main boards were displayed at WBC offices Mile Ride Extension for residents of centres, for example off Biggs Lane, and and brochures at various other venues Finchampstead North and beyond; throughout the Borough. The exhibition and the co-location of schools with district/ questionnaire were available in electronic form • a divergence of views about whether Nine neighbourhood centres; and, Mile Ride should form a primary route in/ on the Council’s web site. The exhibition ran • a general acceptance of a north-south out of the SDL, with some concerned about for six weeks during September and October spine route but concern about primary impact upon residents of Finchampstead 2009 and questionnaires and comments were routes accessing Langley Common Road. collated, recorded and analysed. The key North and others concerned that issues arising from the consultation included: downgrading the road would lead to greater traffic levels on less suitable roads in the Barkham area;

• mixed feelings about extending Hogwood Industrial Estate, with some concerned about traffic implications whereas others supported the idea of more jobs in close proximity to the new homes;

11 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Statutory Consultation they were concerned how the developments at all. This concern was magnified by a and their associated infrastructure would be perception of uncertainty regarding the 2.4.8 As part of an iterative masterplanning delivered in accordance with the SPDs and the Ministry of Defence’s position relating to approach, feedback from the workshops and Core Strategy. Not surprisingly, the majority of vacation of the site. The masterplans have exhibition event was used by the consultant responses were concerned with issues of traffic been created with a view to retaining the team to help inform the generation of optimum and highway safety but the greater majority of best of the established trees and open design solutions – sensitive to views expressed responses also reflected a number of detailed spaces as well as preserving protected at the community engagement events – for concerns or issues of which the headlines wildlife and their habitats. Additional each of the SDLs. were: protection will be afforded by use of Tree Preservation Orders and use of conditions. 2.4.9 The outcomes of the series of informal • Loss of open/green land/trees and threats As the approach adopted is based upon consultations were a significant part of the to wildlife. Comments relating to these the use of open land instead of incremental process and were influential in preparation issues reflect one of the impacts of the infill in the urban area and that they have of the draft Masterplan SPDs which were choice made in pursuing SDLs as the been carefully devised for minimal impact it subject of the statutory consultation which main delivery mechanism for the growth is considered that no change is required in took place between the 9th February and 23rd of Wokingham rather than in a piecemeal this regard; March 2010. The consultation produced 877 manner in the existing urban area. In the written responses and these are considered case of Arborfield there was considerable • Location of proposed housing, community in the Statement of Consultation. Very few concern that ‘greenfield’ land would be facilities and SANGs in the SDLs. The of the consultation responses questioned the developed before ‘brownfield’ (previously original masterplans were constructed principle of development; although many were developed) land or that the previously by balancing the professional, technical very concerned about the practical implications developed land would not be redeveloped and stakeholder inputs collated through of this amount of development. In particular 12 Section 2: Site Context 13 David Lock Associates : October 2010 : October Associates Lock David put together with this express objective. put together with this express The documents have been further tested and via a detailed legal checking process as robust that they are it is considered of as possible in the context of the type These matters document that they are. the detail through will be dealt with in more and later planning application processes and will be subject to further consultation consideration at that time; Further development beyond the headline for each SDL. The numbers figures the SDLs and the densities from required set out by the Core to be achieved are at Strategy and endorsed by the Inspector the EiP and developers will be expected to work within the policy framework; Delivery of high quality development. This Delivery of high quality is a key concern and the of the Council was original suite of documents and plans • • new development. Detailed consultation new development. Detailed consultation was undertaken with the widest possible and statutory range of service providers of undertakers as part of the formulation identified the SPDs. The requirements Strategy by them and set out in the Core into carried forward robustly therefore are subsequent planning applications and associated legal agreements; 7 of the Adopted Core Strategy being Strategy 7 of the Adopted Core met or being only partially met. Detailed consideration of viability has taken place using external the SDLs consultants and deliverable. Phasing will be critical and are to the this will be an integral consideration determination of the subsequent planning and applications based upon the consortia’s delivery plans in infrastructure developer’s as part of due course. These will be agreed a submitted planning applications; (e.g. Ability of services and infrastructure the flooding and education etc) to handle • from the existing settlement to the east; from Viability and phasing of Infrastructure. considerable concern was There that the without the developments would proceed of Appendix requirements infrastructure undertaken to ensure an appropriate an appropriate undertaken to ensure to the solution was found. This relates Wood SDL in the main Shinfield/Spencer’s and to a lesser extent to South Wokingham the key and Arborfield Garrison where concern of the Garrision was the separation approach chosen; approach a Separation of settlements. This was of key concern in the initial preparation the masterplans themselves and detailed was landscape and masterplanning work the masterplanning exercise and the exercise the masterplanning consultation comments have been carefully that the It is considered reassessed. sound and there original principles were has been no need to modify the overall • • Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

• Transport issues. The SDLs have been character of the roads will be protected. A 2.4.10 The four Strategic Development Location SPDs traffic modelled and the outputs show number of specific roads were suggested and the Infrastructure Delivery SPD have been that the SDL package once delivered will in representations. These are matters that amended to reflect output for the statutory achieve a nil detriment scenario in 2026. will be dealt with in more detail through the consultation. A number of changes to the text The subsequent more detailed assessment planning application process and will be have been required both in order to amend or based on North Wokingham has confirmed subject of further public consultation at that to clarify issues or to correct facts. The text this is the case based upon the Council’s time; and has also been amended in order to reflect preferred transport option. Residents changes to the masterplans or to graphics • Other matters. A large number of wanted specific details of road alignments, embodied within the documents. Where respondents sought details outside of the routes or junction details. This was appropriate illustrative material has also been scope of the SPD. For instance, many particularly the case in North Wokingham amended in order to provide additional clarity. wanted clarification of what will happen in relation to the Northern Distributor to Emmbrook Secondary School (North Road/Ashridge Interchange issue which 2.4.11 A further 80 responses were received after 23 Wokingham) or questioned the logic of has been subject to further modelling as March. These raised no new issues which closure of Ryeish Green Secondary School recommended by the EiP Inspector and had not already been addressed via those (South of M4). Others wanted specific in Arborfield particularly in relation to the received before that date. All responses have details of how closure or partial closure by-pass and Park Lane. To a lesser extent been summarised and are referred to within the of railway crossings (South Wokingham) this was also true of the South Wokingham Statement of Consultation. would work. Others sought details or Relief Road and the Eastern Shinfield Relief reassurances of matters that will be dealt Road. There has also been concern as with in more detail through the planning to the impact of off-site works on minor application process and will be subject of roads, particularly in respect of how the further public consultation at that time. 14 Section 2: Site Context 15 David Lock Associates : October 2010 : October Associates Lock David spaces and for public buildings to take a spaces and for public buildings to take sustainable design. in promoting lead role and local facilities should be Centres collocated thoughtfully with sustainable modes of transport and provide opportunities for walking and cycling. Benefits to users from collocating different different collocating from Benefits to users locating uses and the synergies gained from next to a school. the needs of all The importance of reflecting facilities. users when locating different Exploring alternative for managing methods open spaces and playing and controlling for example, community fields through trusts. underused buildings Reusing and revitalising as part of establishing a new community. into new public infrastructure Bringing green • • • • • • stronger ties within and between different ties within and between different stronger that communities. As such an approach should be used considers the whole area when considering the location of new facilities. The role of centres in helping to foster of centres The role Three workshops were held separately to workshops were Three Wokingham Community Hubs Community Wokingham the M4 (session 3), All the events took place the M4 (session 3), All the events took at the Finchampstead. The key conclusions workshops the three that could be drawn from include: • needs of each local group to explore the size to explore needs of each local group for new faith facilities and and requirements These included statutory community centres. North consultees (session 1), local stakeholders South of and South Arbofield (session 2) and Consultation (17th June – 19th June Consultation (17th June – 19th 2010) spatial help gain a better understanding of the 2.4.12

Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

16 Section 2: Site Context 17 David Lock Associates : October 2010 : October Associates Lock David The development should be planned and The development should be planned In addition to demonstrating a sensitive In addition to demonstrating a sensitive A sustainable scheme approach to the SDL through the masterplan, to the SDL through approach performance of the SDL the environmental Carbon should be to very high standards. for neutrality should be seen as an objective owners and developers, and the SDL site’s for delivering their strategy and programme this should be clearly set out in any Outline planning application of self- developed to achieve a good degree residents containment. The daily needs of its of a provision for through should be catered mix of services and employment opportunities easily and safely accessible. which are and convenient public Planning for efficient transport for those undertaking journeys beyond the SDL should be evident, and the 3.1.5 3.1.4 central to the SDL Vision. The requirements central to the SDL Vision. The requirements into of “Building for Life” should be taken applications for the SDL; account in preparing aspiration is to achieve Silver the Council’s at each SDL within the Borough. Standard these natural and well established features, established features, these natural and well important. This of which are the retention an ideal physical high quality setting provides an framework for master planning. It requires and equally high quality development response, the Council expects that the new settlement Twenty First at Arborfield Garrison will be a Century model of a sustainable, integrated place. Integration with the existing residential communities should be demonstrated. the essential for any development to achieve are objectives outlined in this section, which 3.1.3 In order to maximize this opportunity it will be to maximize this opportunity it 3.1.3 In order

Set within an attractive landscape, Arborfield Set within an attractive landscape, Arborfield Arborfield Garrison presents a rare opportunity a rare Arborfield Garrison presents Responding to the SDL site an important context for a distinct settlement an important context for a distinct settlement from which draws its character references Garrison’s large scale mature trees, trees, large scale mature Garrison’s and historic buildings provide watercourses supporting the allocation of Arborfield Garrison supporting the allocation of Arborfield the Council expects Strategy, its Core through and to see a masterplan for a progressive distinctive settlement with a unique local identity. development concept a to redevelop Borough within Wokingham In used site for a new community. previously Vision for Arborfield Garrison and Vision for Arborfield Garrison

3.1.2

3.1.1 3.1 Section 3: Section Concept and Development Vision Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

use of alternative modes of travel should be 3.1.7 The scale of the development offers an 3.1.9 A wide range of housing types, sizes and made appealing and attractive for local trips. opportunity for local energy generation, and tenures will be made available to ensure The Local Planning Authority will need to be water and waste management schemes. housing choice and inclusivity for the widest reassured that incentives and innovations These are seen as essential components of possible group of residents. The layout and are in place to encourage residents to adopt the development. In addition, proposals for design of residential areas will create local sustainable travel patterns from the scheme’s local food production and composting should distinctiveness in response to the setting of the inception. be formulated. Long-term management of the site and the masterplan structure. Variety will landscape should encompass such activities be evident as people move through the SDL, 3.1.6 New buildings at Arborfield Garrison will and plans to demonstrate how this will be however, a sense of cohesion should prevail as demonstrate the use of sustainable building achieved will be required. a result of the materials used. techniques to ensure high levels of energy efficiency. Whilst the character of the A high quality living environment 3.1.10 The local needs of residents should be catered architecture and the finishing materials used for through provision of a mix of services which should draw on the local context, the style of 3.1.8 This will be a place in which access to open are easily and safely accessible on foot, bike or the buildings is expected to be contemporary in space, play and sports facilities will be a by public transport. so far as it reflects the influence of sustainable priority. Connected by safe walking and cycling building design. The SDL should strive to routes, there will be an emphasis on promoting become an exemplar scheme where public opportunities for healthy and active lifestyles. buildings demonstrate best practice in green building design.

18 Section 3: Development Concept 19 David Lock Associates : October 2010 : October Associates Lock David to facilitate easy and safe walking and to facilitate easy and safe walking and and to cycling both within the development Movement is to be catered adjacent areas. of of a hierarchy the provision for through which distinguish between higher routes connections. and lower order Physical connections to existing community communities to ensure integration and access to new and existing facilities. The integration of Listed Buildings, elements of military heritage, Scheduled Ancient be Monument and other key buildings to and re-used. retained An access and movement framework to An access and movement for a public transport include provision and within the District Centre, interchange The accompanying preferred spatial framework The accompanying preferred • • 3.1 opposite) highlights the plan (figure anticipated configuration of the strategic development components outlined above • 3.2.2 spaces capable of catering for a variety of spaces capable of catering for a variety functions, as well as enhancing the quality experience. of the public realm local through Employment provision, services and facilities, within the District and at designated employment (B1) Centre sites (Use Classes B1, B2 and B8 at Hogwood Industrial Estate extension) a range of employment to ensure opportunities. Character typologies which reinforce the which reinforce Character typologies of the place. The intensity of structure types and development (density), the street will combine the design of the public realm to establish local distinctiveness. One District and two Neighbourhood designed to act as community centres neighbourhoods, hubs within the residential recreation community, local retail, providing and education facilities for the residents of the SDL to enable them to access local facilities without the need to travel. will include well designed public Centres • • • of the whole community. recreation is to be a priority. is to be a priority. recreation Residential neighbourhoods scaled and with the principles designed in accordance an of walkable neighbourhoods, to provide mix of housing to suit the needs appropriate Alternative Natural Greenspace (SANG). Alternative (SANG). Natural Greenspace and of trees and groups Natural features should be incorporated, and the hedgerows with framework should integrate seamlessly at the edges of the SDL. the rural surrounds for additional sports, play and Provision A landscape framework which embodies A landscape framework which embodies and open space infrastructure a green for Suitable including provision strategy, The following development components should The following development components • principles set out in Section 4. • Masterplan Each be evident in the masterplan for the SDL. component will be governed and guided by the Development components for the Development components for 3.2.1 3.2 Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made. Approximate Indicative dwelling Indicative area (ha) capacity (dwellings) Area A 35 950 Includes Neighbourhood Centre and a primary school A. Area B 10 300 Area C 39 750 Includes District centre and Secondary School Area D 56 1,500 Includes Neighbourhood Centre and a primary school 3,500

Notes

C. 1. SDL to be planned according to guideline figure of 3,500 dwellings up B. to 2026

2. Land for Schools assumed as up to 10 ha. for Secondary School and 2.5 ha. for each Primary School.

3. Land for each centre assumed to be up to District Centre and up to 1.5 ha for Neighbourhood Centres.

4. Areas A–D indicate areas for development and do not refer to development phasing.

D. 5. In order to protect the existing mature trees a detailed tree survey of the site should be undertaken to inform the masterplan.

0m 500m

20 Figure 3.1: Preferred Spatial Framework Plan (exact development areas to be agreed through ongoing discussions with LPA) Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Section 4: Section 3:

Key design Development Concept principles

Arborfield Garrison already benefits from a number of high quality open spaces that are fronted by development. These must be incorporated into the landscape framework for the SDL. 4.1.1 This section takes each component of the 4.1.3 Reference is made to the WCS Appendix 7 1. Landscape Framework Masterplan and provides a set of principles Concept Statement requirements and the to guide the design of the SDL, both at Council’s Landscape Character Assessment The Core Strategy requires: the Outline application stage and for any SPG. In evolving these, a list of development subsequent Reserved Matters applications. requirements are grouped according to a • A clear landscape framework which number of design and development principles. integrates the development with the 4.1.2 These principles are seen as a starting Applicants are required to respond directly landscape and shows how the urban point for ongoing design, and are by no to these objectives and themes through their edge will be managed; and, means exhaustive. Applicants are expected Design and Access Statements, in order to • A positive response to the topography of to develop and refine these ideas at the demonstrate and explain how they have been the SDL and existing tree planting, which Outline and Reserved Matters stages, and to taken into account. should be incorporated into the layout. demonstrate how they have taken account of these principles through their Design & The following design principles build on this Access Statements and applied these to the requirement: development as a whole as well as individual sites.

21 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

The remnants of a magnificent avenue of oak trees are An avenue of horse chestnut trees adjoins the These horse chestnut trees and hedgerows adjoin a distinctive feature around West Court in the southern gymnasium building at Arborfield Garrison and must Nuffield Road at Arborfield Garrison. Mature trees part of the SDL. These features provide important design be retained as part of the layout of development. are a key asset of the SDL and must be retained. clues that must inform the design and layout of the SDL.

Requirements 1a(ii): The existing landscape character zones Design Principle 1a: The across the SDL and beyond its boundaries 1a(i): The landscape framework should seek to should inform the landscape framework, and landscape framework is of integrate and afford importance to all existing in turn the landscape treatment within the new critical importance in the landscape features, including the local residential neighbourhoods. The applicants masterplanning of the SDL. topography, hedgerows, the existing tree should set out their analysis of the existing pattern including avenues of trees associated landscape character and clearly explain how The landscape design with the Garrison (such as the distinctive horse these have influenced the masterplan, and how should draw on the existing chestnuts adjoining Nuffield Road and the new development will respond to this important landscape context which remnant avenues of oak around West Court), context. watercourses (including that bisecting the SDL is a unique and distinctive broadly from east to north west feeding into 1a(iii): Particular regard should be had to the element of the SDL and the existing balancing lake in the north eastern relationship between the landscape framework will assist in delivering a part of the SDL adjoining Biggs Lane, and and the adjoining Longmoor Bog, Site of strong character providing that which runs from the centre of the SDL Special Scientific Interest (SSSI) as well as the southwards), ponds, wetland areas, grassland, California Country Park. an enviable setting for footpaths and bridleways. A detailed tree development. This in turn survey should be undertaken to inform the has significant potential masterplanning exercise. The applicants should demonstrate how all existing landscape to enhance development features have influenced the masterplan, values within the SDL. and how they will be incorporated into the

22 landscape framework and within proposed development areas. Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

Requirements

Design Principle 1b: The 1b(i): In seeking to retain and enhance the existing Design Principle 1c: The landscape framework landscape features, consideration should be landscape framework should protect and given to the protection of all ecological habitat should introduce new enhance ecological and biodiversity features of the SDL. landscape and green habitat and biodiversity 1b(ii): Any impact on the ecological habitat and infrastructure features across the SDL. biodiversity of the SDL as a result of built to the SDL in order to development should be mitigated against enhance and protect the in a manner which enriches and enhances the overall habitat and biodiversity assets residential setting and of the SDL. Applicants will be required to quality. Landscape design demonstrate that proposals for the protection within the SDL should and enrichment of habitat and biodiversity across the SDL are capable of delivery and, relate to place making where necessary, ongoing maintenance, within at both the strategic the wider landscape framework. and local level, in order to create a living and engaging landscape.

23 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

The balancing lake at Arborfield Garrison is a distinctive feature and must be carefully incorporated into the landscape framework for the SDL.

Requirements

1c(i): Public open space should be provided in accordance with Appendix 4 of the WCS and/or any subsequent DPD adopted by the Council.

1c(ii): A comprehensive system for water management should be provided, which takes account of existing SDL features. The new system should include, at least:

• proposals for effective sustainable urban drainage, drawing on evidence from other developments;

• measures to avoid flood risk;

• new ponds, which can enhance the recreational and visual qualities of the SDL; and,

• wetland areas. 0m 500m

24 Figure 4.1: Landscape Framework Diagram Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

Allotment gardens should form an integral Outdoor play space must be conveniently part of the landscape framework. located close to residential areas.

1c(iii): New planting will be carried out across the SDL 1c(v): In addition to open space requirements (LEAPs), Local Landscaped Areas for to enhance the existing planting. New native proposals for allotments should be made in Play, and Local Areas for Play (LAPs) woodland and tree planting, new hedgerows, order to promote local food production. These which should benefit from casual safety grasslands and wild flower meadows should should be easily accessible for residents, and surveillance, by direct overlooking from be considered and proposed through the can form attractive and interesting focal points adjacent and surrounding development, landscape framework. within residential neighbourhoods; on this and by proximity to routes and connections basis they should not necessarily be located in through and across the SDL; 1c(iv): When considering the transition between peripheral locations, but should be integrated • Other outdoor play and recreational new and existing developments a thoughtful as part of the living landscape. approach should be used to help enhance facilities, including Multi-Use Games Areas the interface between existing and proposed 1c(vi): Provision for sports and play is essential to (MUGAs), Skate Parks, BMX Tracks, Youth developments such as shared public open promote opportunities for healthy and active Shelters, at safe and appropriate locations; spaces, pedestrian, vehicular and/or landscape lifestyles. Playing fields should be provided and • Outdoor sports pitches, including natural connections. In the case of Arborfield designed in accordance with the standards and turf pitches in suitably level and easy Garrison ‘Area B’ adjoins existing residential principles set out in Fields in Trust: Planning draining locations; development. It contains a number of mature & Design for Outdoor Sport and Play. This trees of amenity value which contribute to should include provision for: • Sports provision for activities such as the character of the area. In particular, the tennis, bowls and basketball; and • Designated play areas comprising sensitive introduction of new planting at the • Changing facilities, club storage facilities, Neighbourhood Equipped Areas for Play south eastern edge of Arborfield Garrision lighting and safe parking (including secure (NEAPs), Local Equipped Areas for Play should be considered as a mechanism to help cycle parking). enhance and protect the distinct residential

setting of Finchampstead. 25 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

In providing for sport, existing facilities arising 1c(vii): Suitable Alternative Natural Greenspace from the Garrison should be re-used provided (SANG) should be provided in accordance that they can be demonstrated to be safe and with the requirements of the WCS, and will easily accessible to residents. therefore be based on a formula of 8 hectares per 1000 population assuming an average Shared and dual use of sports facilities household size of 2.4 persons per dwelling between new schools and clubs should be for development land within 5 km radius of thoroughly explored with the Local Education the Special Protection Area, and 2.16ha per Authority, local stakeholders and community 1000 population for the development land groups. Where this is proposed the applicants lying between 5 and 7 km from the Special will be required to demonstrate that such Protection Area. It should take full account agreements with the LEA can be delivered. of the design criteria and specification of Natural England. This should be located in the southern part of the SDL, (noted by the EiP Inspector as an appropriate SANG location), around West Court which is a Grade II Listed Building, as one large, comprehensive site with appropriate parking accessible to the A327.

26 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

At New Hall in Harlow careful attention to detail, a unified In Exeter a modern extension to a Listed mill Sustainable Urban Drainage principles have palette of materials and street tree planting create a building utilises a low maintenance sedum been built into the layout of Broughton in Milton high quality tertiary street that accommodates all users. roof that minimises rainwater run-off and Keynes providing a strong setting for development provides a valuable city centre habitat. and an important open space network.

Requirements the opportunity for comprehensive SUDS; this Design Principle 1d: will need to be demonstrated at the Reserved 1d(i): Streets should be characterised by well Matters stage as detail landscape schemes The design of the managed planting, to include street trees of begin to emerge. urban landscape an appropriate scale and robustness. Existing should contribute hedgerows may be incorporated into new 1d(iii): Play areas are expected to be designed on an streets where possible and steps should individual basis to respond to their context. to the sustainability, be taken to ensure their protection during Therefore, those within the urban areas will ecology, and amenity construction and thereafter. have a different design approach to those of the development. located in areas of open space. 1d(ii): SUDS (Sustainable Urban Drainage System) will be required to permeate built-up areas of 1d(iv): Opportunities for the use of green or brown the SDL. Where SUDS features are present roofs and green walls should be pursued for in streets they should be designed to fit that schools, community buildings and for the context, and to be an integral part of the supermarket. Primary schools in particular street. SUDS features within the District and are considered suitable candidates for Neighbourhood centres are anticipated to be these features, as green roofs and walls more urban in character, and will differ from will aid natural cooling and insulation. In those in residential areas and in areas of open addition, schools should benefit from outdoor space. The choice of surface materials for classrooms and good levels of sun-shading. hard landscape areas will take into account

27 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

The landscape framework must provide for a variety Footpaths provide ready access to this open Public art is an important component in the of informal recreational activities as well a mix of space at Ravenswood in Ipswich. The space is design of the landscape framework. This habitats as at this linear park in Milton Keynes. fronted and overlooked by development. example is in Campbell Park, Milton Keynes.

Requirements 1e(v): Public art drawing inspiration from local Design Principle 1e: The traditions or history or providing a strong 1e(i): A system of local recreational routes should statement relating to the location as a place landscape framework cross the SDL and make provision for walking will be encouraged. Installations and art should include high levels and cycling. Where possible, these routes features should be located where they can of connectivity between should seek to enhance existing SUSTRANS be encountered as people move around the routes and connect to existing and new public SDL, so that they can be enjoyed by a greater areas of open space, rights of way so as to afford access beyond the number of people. Art drawing inspiration from green infrastructure, sports SDL boundaries. local traditions or history, or providing a strong and play areas in order statement relating to the location as a place will to ensure good levels 1e(ii): These routes should be regarded as green be encouraged. To ensure this is achieved, a corridors, and should in themselves enhance strategy for public art should form part of the of access and use. ecological connections around the SDL. planning application process. The strategy should identify themes and locations (within 1e(iii): Particular attention should be given to providing both built areas and open landscape areas) good connections between the proposed for public art, and make clear the methods SANG and the residential neighbourhoods. of funding and delivery that will be brought 1e(iv): Within the network of recreational routes forward as the development progresses. opportunities for interpretation panels should be identified in order to relate the SDL’s cultural and military heritage to future SDL users.

28 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

Requirements

Design Principle 1f: A 1f(i): The applicants should enter into discussions system of landscape with WBC with regard to the ongoing management should be management and maintenance of all of the put in place to ensure landscape elements of the development. Innovative strategies and alternative ongoing maintenance, mechanisms to maintenance by the Council enhancement and should be tabled for discussion at an early stewardship of the stage in the design process. landscape.

29 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

This local centre at Oxley Park in Milton Keynes provides The primary school at Ravenswood in Ipswich is a for a mix of retail opportunities with apartments above. distinctive building that creates a local landmark and Development fronts onto a square that accommodates relates positively to the street and adjoining housing. areas for seating, parking and a public transport route. 2. Neighbourhoods Design Principle 2a: The - the central neighbourhood The Core Strategy requires: built development should will focus around the existing • A built form which supports the strategic be structured to create community centre, the objectives for the development and three attractive, walkable, married Officers quarters assists in creating a recognisable identity; residential neighbourhoods: on Tope Road, and the playing fields adjoining • Careful attention to the composition of - the northern Baird Road; and the street frontage and street corners neighbourhood will to ensure a continuous building line and help define the street. Long featureless focus around the area - the southern blank frontages should be avoided; and adjoining Biggs Lane; neighbourhood will be

• Development which is inclusive and focused on the area accessible for all in accordance with between Princess Marina Policy CP2. Drive and Sheerlands Road. The following requirements build on these objectives:

30 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Requirements

2a(i): Each neighbourhood should have a recognisable centre at its core, related to key streets to ensure that they are accessible and visually prominent (Biggs Lane to the north for example and the extension to Nine Mile Ride in the south). This centre should be the focal point for community activity and trade, and should therefore be the location for schools, shops, local services, health provision, indoor sports facilities, community centres and some small-scale employment.

0m 500m

31 Figure 4.2: Walkable Neighbourhoods Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

The layout of Oxley Park in Milton Keynes places the The development of Ravenswood in Ipswich A mixed use block at Grange Farm local centre mixed use local centre and primary school within easy allows for easy accessibility to key facilities by in Milton Keynes accommodates retail premises walking distance of residents on a public transport route. pedestrians and public transport users. at ground floor with apartments above.

2a(ii): The layout of each neighbourhood should be • Some parking provision can be made within 2a(iv): The dimension of the blocks is critical to ensure designed so that access to centres is direct, the neighbourhood centres; this should be good levels of pedestrian connectivity through easy and safe. Priorities for access should be integrated into the landscape scheme for the neighbourhoods. Given an average as follows: the centres, and should be shared by all residential density of between 30 - 35 dwellings facilities and services, rather than allocated per hectare will prevail throughout the SDL, • the first priority should be given to the for different uses. Further requirements the rule-of-thumb for residential blocks is 60m safety, comfort and convenience of for car parking are set out in relation to x 80m; this will allow for a range of parking pedestrians; the street network and District Centre options and provision for private rear gardens. elsewhere in this section. Mixed use blocks can be larger where they • second priority should be afforded to need to accommodate larger footprint uses, cyclists, who should also benefit from safe 2a(iii): Neighbourhoods should be organised through but consideration should still be given to and easy routes, as well as secure cycle a robust and traditional pattern of streets and pedestrian connectivity. parking; blocks. Traditional streets and blocks are regarded as the most land efficient and flexible • public transport users should be given third priority for movement within way to provide housing, and lead to safer and neighbourhoods and to centres, with public more active streets. They allow for the creation transport stops being located within a short of private rear gardens and a variety of ways to walk of each dwelling, and provision made accommodate car parking on-plot. for real time information and well designed shelters.

32 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4:

Private gardens should be

provided for all houses Key design principles

Boundary treatments should complement the character and context of the area

Mews parking courts can help to accommodate residents’ vehicles

On plot parking should be provided where possible

Building frontage should provide good enclosure to the street

Corners should be articulated by the building form

33 Figure 4.3: Traditional perimeter block layout incorporating mews court Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

The intersection between two frontages creates a corner which draws the eye and attractively terminates the vista along this tertiary street at Upton, Northampton. Paving materials and detailing are particularly well executed.

2a(v): Traditional blocks will ensure streets are fronted and enclosed by buildings. Frontages are the most publicly visible part of a building and Trees increase privacy should therefore be detailed accordingly. A across street clearly legible pattern of frontage development highlighted by appropriate detailing should form a key built form component at Arborfield Garrison. The intersection between two Bay window gives wide frontages often denotes a junction between angle view from inside two streets. The treatment of the corner in built form terms can highlight the relative importance of a particular location. Corners offer opportunity locations for transition of character and scale. Such opportunities should be used sparingly to greater effect

2a(vi): Safe neighbourhoods should be achieved through the careful consideration and application of the principles outlined in urban Outdoor design best practice documents and Secure by semi private Design. space

34 Figure 4.4: Overlooking and Natural Surveillance Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

The use of a taller apartment building at Accordia These houses at New Hall in Harlow front the street Off-street parking at Accordia in Cambridge has been in Cambridge helps define and contain a primary and have a well defined base, middle and roofline carefully considered as part of the overall street scene street that accommodates tree planting. which provide a clear structure to the façade. and incorporates opportunities for tree planting.

Requirements 2b(iii): All housing should be “tenure blind” so as Design Principle 2b: Each not to distinguish between private ownership, 2b(i): A full range of house types should be provided social rented and shared ownership properties neighbourhood should for, including apartments, small and larger in the appearance and setting of the dwelling. make provision for a family homes, homes for the elderly and homes mix of house types and for people with special needs and disabilities. 2b(iv): Some provision should be made within at least one neighbourhood for self-built plots to enable tenures in order to promote 2b(ii): The applicants should fully comply with the individuals to design and construct their own inclusivity and choice Council’s requirements for Lifetime Homes. dwellings. (the design of residential built form should respond to the requirements set out under “Character Types” in this Section).

Self-build plots can offer scope for greater variety and individual buildings. This example is at Hampton, Peterborough. 35 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Requirements

Design Principle 2c: 2c(i): The Disability Rights Commission guidance Inclusive design is on inclusive design should be followed to essential to the SDL in ensure compliance with the Disability and order to help break down Discrimination Act 1995. This requires barriers and exclusion. development that is: The needs of the diverse • Easily used by as many people as possible groups of people who will without undue effort, special treatment or use and live at Arborfield separation; • Able to offer people the freedom to choose should be fully considered. how they access and use it and allow them to participate equally in all activities it may host;

• Able to embrace diversity and difference;

• Safe, legible and predictable; and

• Of consistently high quality in design and layout terms.

36 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

3. Character • Vehicle parking as an integral part of the plan for the scheme should ensure limited Relevant Core Strategy requirements are: impact on visual amenity and residential privacy. Larger surface level car parks • A built form which supports the strategic should make provision for generous planting objectives for the development and assists to aid visual containment; and in creating a recognisable identity; • Public art should be integrated into the • A demonstration of how the settlement design of the development. edge will be managed;

• Architectural design of a high quality and which ensures a sense of cohesion. New buildings should be inspired by the character of existing high quality architecture in the Borough. Regard should be given to the Borough’s Residential Design Guide;

37 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Three character typologies have been Design Principle 3a: identified, and are shown on the accompanying plan. They promote a simple pattern which will Diversity and distinction see the most built up areas at the centres, with within the SDL should be a gradual reduction in built intensity towards enhanced through the the edges of the SDL in response to the rural application of character surrounds. typologies, which will The following table summarises the reinforce the settlement requirements relating to the three identified structure. The typologies typologies. will inform the design of the built form, streets and spaces and landscape treatment of the built areas of the SDL.

38 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

0m 500m

39 Figure 4.5: Character Typologies Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

DESIGN COMPONENTS VILLAGE CORE VILLAGE RESIDENTIAL VILLAGE EDGE Development should front onto and address open space and the surrounding landscape. Fine grain with continuous building Generally parallel to the street, with some Settlement edges should be carefully General layout frontages. Buildings parallel to the street to scope for relaxation in places, to create well considered to reflect the rural context. create well enclosed streets and spaces. lined but less formal streets and spaces. Development should not back onto open space or surrounding countryside, to ensure a positive address of these areas. Larger, wider plots with larger semi- Regular built form, generally townhouses, Scope for less regular built form, with detached and detached forms and more terraces and apartments parallel to the shorter terraces and some semi-detached spacing between plots will generate a street. Taller properties could be justified houses, with occasional detached buildings. more informal, character in response to where appropriate. No, or small front Two storeys, with occasional three storeys the immediate rural context and should Built Form gardens. at key corners and along important enhance the relationship between Generally narrower plot widths and regular secondary streets. Setbacks should allow development and the open countryside. massing should produce vertical repetition for small front gardens. Varying plot width Two storeys. Sizeable gardens and more along the street and generate a more should create variety but retain an overall informal layout should also reinforce this “urban” feel. sense of enclosure. character. Indicative average residential density 30 - Approximately 40 – 50 dph Approximately 35 – 40 dph Approximately 25 – 30 dph 35 dph (see Fig 4.6)

40 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

DESIGN COMPONENTS VILLAGE CORE VILLAGE RESIDENTIAL VILLAGE EDGE

Inidicative Block configuration

More formal, with an emphasis on hard Generally informal in order to create a landscape treatment and formal tree Strong reference to the rural context. Approach to streets, relaxed residential setting. Careful blend planting patterns with limited mix of Emphasis on informal and soft landscape. open space and of hard and soft landscape treatment, with species, in response to the more built-up Very informal tree planting regime with landscape design semi-formal planting and limited mix of tree character of the area and the provision of greatest mix of species. species. neighbourhood and district centres. A mix of on-street and off-street parking. Predominantly on-plot parking, with some Parking courts can be used for apartments. On-plot parking, with some informal on- Residential parking mews parking and informal on-street Mews lanes can be used for terraces and street visitor parking. parking. townhouses. Very informal, predominantly hedges or rural Formal, consistent style to all residential Residential boundary Semi-formal, with a mix of walls, or railings fencing. Where properties are located at properties with a setback. Predominantly treatment and hedges. the edges of the SDL hedges should always walls and railings. 41 be used. Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

A mix of town houses and apartments are carefully In Upton, Northampton, a terrace of town The use of traditional materials that are arranged around shared courtyard spaces houses successfully merges traditional built typical of the locality together with a modern, at King’s Hill. The design has contemporary forms with contemporary detailing that draws glazed dormer window creates an interesting use of glazing and fenestration but draws on a strong Arts and Crafts character. roofscape at Upton in Northampton. references from the Kent vernacular. Requirements 3b(ii): The development should establish a clear Design Principle 3b: pattern of well defined frontage development 3b(i): The built form should not be a pastiche of across the SDL. The public frontages of Buildings should be traditional styles, rather it should take clear buildings should address streets and public designed to ensure character references from the local vernacular, spaces and be clearly distinguished from architectural and design but should apply these in a contemporary rear elevations overlooking gardens and manner to ensure that buildings are of their other private spaces. This will ensure that excellence. The built time. Important design references include: development is ‘legible’ making it easy for form should positively people to find their way through the SDL. respond to and draw • careful interpretation of the Arts and Crafts character evident in the Officers houses on 3b(iii): Key building elevations should be designed references from the Buttershaw Avenue; so that there is a clear and identifiable ‘bottom’, many fine buildings and ‘middle’ and ‘top’, adding visual interest. The • key buildings from the military history of the bottom of the building should meet the ground rich townscape that is Garrison; a strong characteristic and enliven adjoining streets and spaces • farmsteads and agricultural buildings within through the positioning of doors and windows. of the Borough. and close to the SDL; and A higher frequency of entrances creates a busier street. This will be particularly important • listed buildings within the SDL such as West in the district and local centres. Court and Hogwood Farm.

42 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

This contemporary house at Upton is very much of its In New Hall, Harlow, a distinctive landmark has time but uses a warm palette of traditional materials. been built adjoining a mixed use local centre. The It demonstrates a clearly defined building elevation building accommodates apartments and uses copper and a positive relationship fronting onto the street. cladding that will weather to verdigris over time.

The middle section of the building should give Requirements clues to its function. This can be achieved Design Principle 3c: through the design and detailing of fenestration 3c(i): Landmark buildings should be located to aid and the use of balconies and upper floor Landmark buildings legibility. Increases in building heights should terraces. This also provides opportunities for should be designed and reinforce the presence of the district and the street to be overlooked, thus increasing located to emphasise neighbourhood centres. passive natural surveillance. the role and status of 3c(ii): The potential for existing buildings to be The top of the building should also be a particular building or retained and employed as landmarks to assist carefully considered. An interesting and place. Landmark buildings with legibility and place making should be dynamic roofscape adds visual interest with explored. roof pitch and roofline articulated to lend should include those with distinction to different parts of the SDL. a special architectural With commercial buildings and schools any character, those ventilation arrangements, air conditioning, incorporating distinctive lighting, servicing and any telecommunications equipment should be carefully designed features and those with and integrated into the overall structure of special functions. the building and should be masked from public view points. On domestic buildings consideration should be given to providing opportunities for discrete locations for satellite

dishes. 43 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Requirements

Design Principle 3d: 3d(i): A strategy for a restrained palette of colours High quality materials and materials should be prepared at the should firmly establish the Reserved Matters stage to influence the character and identity of detailed design of the development. This should include, but is not limited to warm red the SDL, both in respect brick, clay roof tiles, timber cladding and panels of the public realm and of painted render, which are commonly found the built form of buildings throughout the Borough. Modern interpretation of these materials will ensure that the SDL can and structures. be identified as a contemporary place. The image of place will also be reinforced by built form, decorative detailing, public art and even basic features such as windows and doorways.

44 Section 4: Key design principles 45 David Lock Associates : October 2010 : October Associates Lock David Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

A mews street at Accordia in Cambridge integrates Use of high quality materials and street tree planting garaging and storage into the design and layout define parking bays at Upton in Northampton. The of the development. The street is overlooked street is well overlooked by adjoining houses. through use of roof terraces and balconies.

Requirements 3e(iii): Public car parks should be well designed, lit Design Principle 3e: and landscaped. Boundaries should avoid the 3e(i): A comprehensive strategy for car parking use of close-boarded fencing in favour of brick Vehicle and cycle parking should be prepared, which clearly sets out walls to help establish attractive areas. should be well planned how provision will be made across the scheme and designed to ensure for both residential, visitor, employment and 3e(iv): Secure and useable cycle parking and storage shopper parking. In general terms, residential facilities including bin storage should be that it does not have parking should be accommodated on-plot, in incorporated into new development, as part a detrimental impact garages or on driveways (or in combination) of the street or development block. Facilities on the amenity and or in mews lanes where some degree of should be safe to use and well overlooked. overlooking can be achieved. Mews lanes will Within the public realm cycle stands should be character of the SDL. be particularly relevant for dwellings fronting located at key locations, particularly adjoining primary streets where direct vehicle access the proposed public transport interchange to the plot may be inhibited. There will be a facility in the District Centre. presumption against rear parking courts except for apartment buildings, in order to maximise the level of privacy and security for dwellings.

3e(ii): On-street parking will be permitted where it is designed into the street from inception. Designated parking bays of up to a maximum of six vehicles, divided by street trees should be provided. 46 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

Bespoke seating in Portsmouth celebrates the In Hull drawing on local industry and traditions a simple Dramatic glazing on this café building at city as birthplace of Charles Dickens. Public art but beautifully detailed sequence of installations creates Princesshay in Exeter creates a striking local can be functional as well as visually engaging. a ‘Fish Trail’ through the city centre. Here the images of landmark. An artist in residence was employed Whitebait are set into specially commissioned paviors. as part of the development team.

Requirements 3f(ii): Opportunities for public art should be widely considered, and may include: Design Principle 3f: 3f(i): A strategy for public art within the built areas Public art should form an should be prepared. This should make • art installations and sculpture; provision for the involvement of artists in place integral component of • unique street furniture and signage; the built form in order to making at the local level. The strategy should make explicit the timing, funding and delivery • surface treatment; reinforce local identity. arrangements for public art. • lighting;

• unique walls and railings;

• paintings, murals, mosaics;

• uniquely crafted landforms; and

• individual elements and adornments within buildings.

47 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Requirements 4. Centres Design principle 3g: 3g(i): The developer will be encouraged to enter into The Core Strategy requires: Place names should be discussions with the appropriate authorities carefully considered to including the Council and the Parish Council • The proposed District Centre at a central ensure they are directly and with acknowledged local experts to point, well integrated with educational develop an agreed approach to naming of facilities. The district centre should relevant to the location. streets and areas within the SDL, including include a food store of 4000 m2 as well parks, open spaces, schools and community as a range of community facilities and centres. Use of local historic names or names services. of persons and uses associated with an area can add richness and assist in establishing the place.

48 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

Requirements:

Design Principle 4a: 4a(i): In accordance with the Preferred Strategic Within 600m Nursery school Centres should act as Framework Plan provided in the preceding Primary school the community hubs for section of this SPD, the development will Within 800m Post office provide for one District Centre and two local activity. The scale of Pub Neighbourhood Centres. The District Centre the centres and the uses will be located centrally within the SDL to act Within 1500m Health Centre as a community hub, and the Neighbourhood contained within them Secondary school will ensure good levels of Centres will be positioned in the north and south of the SDL. In order to reinforce the self- Within 2000m Supermarket access to services and containment of the settlement, any proposed facilities for all residents, supermarket of 4000m2 for the sale primarily 4a(iii): Other acceptable uses include public houses and will reinforce the of convenience goods, health centre and (class A4), financial and professional services objective of a self- secondary school should be located in the (class A2), cafés and restaurants (class A3); District Centre. Sufficient land should be made hot food takeaway (class A5), small office contained settlement. available to achieve a reasonable level of future accommodation (class B1a), a hotel (class proofing and opportunity for expansion. C1), assembly and leisure uses (class D2), and non-residential institutions such as community 4a(ii): Public and community uses will be located rooms and a crèche (class D1). Consideration according to their anticipated catchment, and will be given to granting consents that will allow the following accessibility standards will guide movement between use classes if it can be the location of key land uses: demonstrated that this will assist in delivering a 49 viable and sustainable centre. Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

At Ravenswood, Ipswich, street furniture, cycle stands The local centre at Oxley Park in Milton Use of the first floors for small offices and apartments and paving are all coordinated in a mixed use local centre. Keynes accommodates a primary school at King’s Hill provide a good mix of uses at the which fronts onto a public square and district centre. The pedestrian orientated public provides a focus for the neighbourhood. realm allows opportunities for outdoor seating and spill out space for cafés and restaurants. Requirements:

Design Principle 4b: 4b(i): Centres should be designed and laid out to Design Principle 4c: The The centres should provide a good degree of containment and position and design of be characterised by enclosure around a central public space, street buildings should help to high quality public or area. This space will be scaled in response distinguish the Centres, to the size of the centre, and should enable realm which will add to outdoor activities, such as pavement cafés, provide a cohesive their attractiveness. markets and festivals. identity and ensure a legible relationship with 4b(ii): Materials, signage and advertising, lighting, street furniture and planting should be carried one another. In addition out under a comprehensive strategy for they should demonstrate the SDL, which allows for some distinction the application of good between each of the centres. urban design principles. 4b(iii): Provision for travel will be integral to the design of these outdoor spaces. Public transport stops, secure cycle parking and car parking (at a standard to be agreed with the Local Planning Authority) will be designed to seamlessly integrate with the public realm, and should not detract from the visual amenity or 50 safety of the development. Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

The main entrance and principal frontage of a At the Whitefriars Centre in Canterbury a service yard Large footprint uses such as supermarkets supermarket is carefully integrated into the layout of is obscured from view behind a simple gateway. should be integrated into perimeter blocks. the mixed use district centre at King’s Hill in Kent.

Requirements: • not have blank elevations facing any publically accessible area; 4c(i): All buildings within the Centres will form part of the street frontage. The aim will be to establish • be serviced, and have storage and delivery a “high street” or “village square” around which areas which are unobtrusive. Service development is located. Development should yards can be located within the centre positively address the public realm by fronting of development blocks in order that they onto principal streets and spaces. Pavilion remain hidden from view. Access points buildings set within areas of surface car should be discretely located and when parking should be avoided and will not be an not in use they should be gated to provide acceptable design response. continuous frontage to the street; and, • have any allocated parking located within 4c(ii): Large footprint buildings, for example a an area which is away from the main supermarket or school, should: street frontage, and structured around an attractive landscape design which reduces • be embedded within the block structure; the visual impact of the car park. • have its principal front door onto the public street or space, with limited setback from the edge of the adoptable street area; Figure 4.6: Development Components for District Centre Diagram

51 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

This three storey mixed use building at Princesshay in Exeter has a high quality elevational treatment. Access to the apartments above the shops is provided via partially glazed walkways with balconies on the southern elevation behind. Requirements

Design Principle 4d: 4d(i): Housing, including apartments and Residential uses should townhouses, should be included in every be included in the centre. Apartments should be located above neighbourhood and district ground floor uses, in particular shops, in order centres and are seen as to increase the use mix within each centre. essential for their vibrancy, 4d(ii): To safeguard the amenity of all users of safety and appeal. the Neighbourhood and District Centres, in particular the residents, attention should be given to ensuring issues of noise transmission and vibration, refuse storage and collection, odour and light pollution are all adequately addressed through the design process. Care will need to be taken in the siting of mechanical extraction equipment and external lighting sources for example, and apartments and townhouses will need to be designed to minimise noise and disturbance from adjoining uses through appropriate sound insulation measures.

52 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

This parking area serving commercial premises in Oxford is well overlooked and attractively planted.

5. Design of Employment Requirements

Areas Design Principle 5a: 5a(i): The extension to the Hogwood Industrial Estate Employment within the should be laid out so that it is easily accessible SDL should ensure from surrounding residential areas. Streets the close co-location should naturally extend into the estate to ensure good levels of connectivity. Principles of homes and jobs, so governing street design set out in this that the opportunity to document apply equally to industrial areas. live and work in close 5a(ii): Routes should be well lit, overlooked by proximity is provided. businesses, and should make good provision for pedestrian and cyclist movement and safety. Secure and convenient cycle parking should be provided at places of employment.

5a(iii): Provision should be made for convenient and well located public transport provision to enable local residents and those travelling into the area to work to choose public transport as their mode of travel.

53 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Requirements

Design Principle 5b: 5b(i): The layout of employment areas should extend Design Principle 5c: Employment areas the pattern of urban blocks established in the Employment buildings should be designed to neighbourhood areas, albeit that blocks may should be designed to be create a high quality be larger in size in order to accommodate sustainable and to offer larger footprint buildings; they will typically working environment measure approximately 80m x 100m. The healthy and attractive for the amenity and principal access to all businesses should front working environments. benefit of employees and the street and should be directly accessible business investors. from the street. 5b(ii): Parking for private vehicles, service and delivery vehicles should be located and designed to be unobtrusive and should not detract from the appearance and amenity of the public streets within the employment area.

5b(iii): The landscape framework should extend into the employment areas. Street trees, landscaping to the front of buildings, and access to open space should be provided to enhance the setting of the workplace. 54 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

High quality materials, tree planting and Generous pavements, robust frontage development convenient pedestrian crossings distinguish and opportunities for on-street parking are provided as this primary street at Ingress Park in Kent. part of the design of a secondary street at King’s Hill.

Requirements 6. Access & Movement

5c(i): Buildings should be naturally ventilated, and Framework should allow good levels of natural light to The Core Strategy requires: permeate into them. They should benefit from solar gain, and summer shading should • A continuous network of streets to be provided. All of these features should be permit easy movement within the incorporated to reduce reliance on heating, air- development. Within this network a conditioning and artificial lighting. legible hierarchy should be established to distinguish those streets associated 5c(ii): Building materials should make reference to with through movement from quieter the local character. They should be acquired residential streets; and, A shared surface tertiary street fronted by from sustainable sources. Where the dwellings establishes an attractive residential building design allows, buildings should be • Good access to public transport, and environment at King’s Hill in Kent. manufactured off-site and assembled on-site in provision for a high level of amenity, order to reduce waste during construction. information and safety for passengers.

5c(iii): Buildings should be capable of adapting to meet the changing needs of employers, staff and businesses over time. They should be designed to allow for future sub-division or extension without the need for extensive remodelling. 55 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Design Principle 6a: The layout and design of the SDL should promote easy and efficient movement, balanced with high levels of residential amenity and an attractive environment. This will be achieved through a hierarchy of streets and routes which respond to different travel needs.

0m 500m

56 Figure 4.7: Transport and Movement Diagram Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

Requirements

6a(i): The detailed design of streets should conform to the principles set out in the Department for Transport’s Manual for Streets, and should be generated through discussions with the Local Highway Authority. The emphasis of these discussions will be first to establish agreed ambitions for urban quality, and then to work closely with the authority to establish how this can be achieved on a technical level in order to enable adoption. The authority intends to provide updated street design guidance in due course, which will help to inform these discussions.

6a(ii): The basic street hierarchy is set out below. This provides a starting point for design discussion. It is anticipated that the general aspirations and parameters provided will be designed in detail according to the requirements of the character typologies.

57 A residential street at Upton in Northampton is attractively detailed, has well defined parking bays and is fronted by development. Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

DESIGN PEDESTRIAN AND PRIMARY STREETS SECONDARY STREETS TERTIARY STREETS MEWS LANES REQUIREMENTS CYCLE ROUTES To carry vehicles For recreational and travelling through the To make up the local Lower order routes giving Access to rear garages functional purposes, and development, to connect network, giving access access to dwellings, with General function and for very local to allow movement around neighbourhoods and to to and through residential no relevance to through movement. the SDL without the need give access and exposure neighbourhoods. movement. to mix with vehicles. to the centres. Some secondary routes Main public transport Public Transport will be used for public No. No. No. route. transport. Carriageways should be of sufficient width to Carriageways should be Can be designed as carry public transport. Narrow lanes, should designed for a lower level shared surfaces, with Set within the landscape, Cycle lanes should be be overlooked by some of traffic movement. The an informal layout giving but convenient to incorporated into the development. Shared emphasis should be on equal priority to slow dwellings, and connecting street. surfaces and very informal Design criteria pedestrian comfort and moving vehicles and to the centres. Routes Generous pedestrian landscape treatment. safe cyclist movement. pedestrians. Informal should be of sufficient footpaths should be Security can be improved Street trees should line planting should reinforce width to avoid pedestrian created along both sides. by the provision of resident at least one side of the the quiet relaxed character and cyclist conflict. Tree planting along both controlled gates. street. of the street. sides of the street should be achieved. Frontage Continuous throughout the Continuous throughout the Continuous. Partial. Partial. development built areas. built areas. Should be designed into On street parking In designated bays. In designated bays. No. N/A. the street layout. 58 Vehicle cross over Limited opportunities. Permissible. Permissible. N/A. No. Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

6a(iii): There will be three primary streets within the Cross Section - Primary Streets Direct pedestrian crossings are provided as part of raised SDL; table at this junction in Ingress Park, Kent. A simple and consistent palette of quality materials is utilised. • Biggs Lane, which can be upgraded to meet the requirements of primary streets;

• A north/south street, acting as a bus priority corridor and providing important Design Principle 6b: The connections between the three residential landscape design of the neighbourhoods, plus access to the district street should be governed centre; and, by a detailed street design • A Nine-Mile Ride extension, connecting to strategy, which should be the A327 and providing important access prepared by the developer for the main employment area (measures Cross Section - Secondary Streets should be discussed at the Reserved in advance of the Matters stage to ensure residents of new Reserved Matters stage. and existing development are not adversely affected by employment traffic, in particular by large vehicles).

6a(iv): The street network should promote good connections with the existing community to ensure a good degree of integration. This includes pedestrian and cycle routes as well as vehicular streets.

6a(v): An Infrastructure Delivery Plan must be Cross Section - Tertiary Streets submitted with any planning application. 59 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Careful attention to detail produces a The consistent use of a family of street Simple, robust detailing and high quality quality streetscape at Ingress Park, Kent furniture, paving materials which incorporates materials have been used at this public which includes the use of street trees. existing tree planting establishes a quality transport stop on the edge of Dublin. environment at Accordia in Cambridge.

Requirements 6b(iv): The strategy should also make proposals for the specification of street furniture components Design principle 6c: 6b(i): Street trees are an essential component of including seating, litterbins, lamp stands, bus the new development. A selected list of trees shelters, bollards and signage. These items The District Centre should be prepared which identifies suitable should add to the overall identity, quality and will incorporate a bus species for each street type. Their scale, character of the development, and should interchange facility in shape, robustness, attractiveness and ease of reinforce the Character Type objectives, whilst maintenance should be carefully considered. reducing ‘clutter’. order to facilitate easy Similarly, shrubs which are compatible with and efficient use of public the street type and character types should be transport and to encourage identified within the strategy. longer journeys to be 6b(ii): A simple palette of materials for use across undertaken by this mode. the movement network should be identified in discussion with the Council. Materials from this palette should be used to highlight the distinction between different streets within the established hierarchy.

6b(iii): Tree and shrub species and materials should be applied to public spaces also, in order to A consistent but simple design approach to shelters, create a coherent public realm. covered cycle parking and street furniture together with direct pedestrian crossings and tree planting create a functional public transport interchange at Kent Thameside. 60 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

Direct, at-grade pedestrian crossings together with minimal guard rails provide easy access with minimal public realm clutter at this busy junction in Portsmouth.

Requirements: 7. Existing Buildings Design Principle 7a: 6c(i): Early engagement with bus operators is The WCS requires: essential to maximise the potential of the The following five Listed opportunity to establish sustainable travel • Existing Listed Buildings be integrated Buildings, one listing patterns and behaviour from the early phases with the development, with due regard comprising a group of of the development. to the character and setting of the buildings; and, three buildings, and 6c(ii): The bus interchange facility should be designed two Scheduled Ancient and integrated with other development and • Consideration wherever possible of the Monuments within SDL with the public realm within the district centre in reuse of other existing buildings in the order to ensure it becomes a readily identifiable SDL. represent the best of location and place in the SDL. In response, the SDL should achieve the the built form heritage following. within the SDL. 6c(iii): Emphasis should be given to passenger comfort, safety and convenience. Therefore lighting, information systems, shelter and proximity to active uses will be essential. High quality, lightweight, contemporary glazed canopies incorporating seating and real time information should be provided.

61 Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

West Court is a Grade II Listed Building in the The Infirmary Stables are a Scheduled Ancient Bush Walk in Wokingham town centre demonstrates southern part of the SDL site. Reference should be Monument. Careful consideration must be given to how Listed Buildings can be sensitively brought made to its character and materials in determining the setting of the stables together with opportunities back into use. Finding a suitable alternative the built form of Arborfield Garrison. for re-use, perhaps as a community building. use for listed and other historic buildings and structures is a good way of maintaining them. The Listed Buildings, all Grade II listed, are: • West Court, a 19th century brick built Requirements house, extended in the 1930’s and currently • Hogwood Farm which is a timber framed used as the Officer’s Mess. West Court is 7a(i): Particular regard should be paid to the farmhouse dating from the 17th century centrally located in the southern most part character and setting of these buildings and is timber framed with a hipped, tiled of the SDL at the centre of the proposed through the master planning process to ensure roof. The Farm is now used in association site for the SANG. that they are sensitively and appropriately with the Hogwood Industrial estate and is integrated into the SDL. This will mean careful centrally located within the SDL accessed • Westwood Farmhouse comprises three consideration of the location and alignment from Sheerlands Road. separate buildings – the timber framed of key infrastructure for example, the edge farmhouse dating from the 17th century; the treatment of development parcels and the • Lea Farmhouse which is part brick, part granary, also timber framed, dating from the overall landscape framework for the SDL. timber framed with the earliest parts dating 18th century, and the cottage the earliest Proposals for the reuse of any of the buildings, from the 16th century and in use as a parts of which were a hall house dating from West Court for example, which include private dwelling. The farmhouse is located the early 16th century. The buildings are alterations to the internal layout or external adjoining the southern edge of the SDL. privately owned and occupied. They are appearance will need to be assessed having located on the western edge of the SDL. • Shepperlands Cottage which is a timber regard to the relevant Listed Building policy framed cottage dating from the 17th framework. century, also in use as a private dwelling. The cottage is located on the eastern edge 7a(ii): The 2 Scheduled Ancient Monuments (SAMs) of the SDL, close to the junction between within the SDL each have a very different Nine Mile Ride and Park Lane. character. The first is a Medieval Moat (SAM number 20335) located adjoining Princess Marina Drive towards the centre of the SDL. It 62 is currently used for informal landscape amenity Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010 Section 4: Key design principles

These buildings at King’s Hill in Kent, a former air field, have been retained and refurbished as commercial office space. The mature tree planting surrounding them has been incorporated as part of the rich landscape framework at the development. and incidental open space. The second is the Arborfield Infirmary Stables (SAM number Design principle 7b: Many that can contribute to the 199) which were constructed in 1911–12. The stables are a single storey range of buildings buildings associated with character of the SDL. with a shallow pitched roof. They were used the Garrison and School of These include the Moat for the convalescence of military horses and Electrical and Mechanical House off Buttershaw are preserved for their historic use and interest. The stables which are currently disused are Engineers could fulfil useful Avenue, the Bailleul also centrally located close to Princess Marina community functions, Sergeant’s Mess which Drive and set within an area of open space. such as the sports adjoins Biggs Lane, and

It will be important that the setting and complex and gymnasium the REME RHQ on Isaac the future use of the SAM sites is carefully located on Nuffield Road. Newton Road. In addition considered against the relevant statutory Additionally, there are the water tower is a policy framework. They should be carefully several distinctive buildings distinctive landmark at the integrated with patterns of development and the landscape framework of the SDL. For and structures which northern end of the SDL. example, potential community uses for the may offer potential for All should therefore be stables could be considered together with conversion to other uses considered for retention. interpretation information provided for both sites. The existing informal recreation and or provide a local landmark landscape amenity offered by the Moat site

could also be incorporated into the wider 63 landscape framework for the SDL. Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

The gymnasium building at Arborfield Garrison has potential to be reused as part of the community facilities provided at the SDL.

Requirements 8. Phasing Design principle 8a: The 7b(i): An assessment will be required as to the The WCS requires: suitability of buildings for retention in terms of development should be the contribution they make to the character • A phasing strategy which prioritises the sequenced in a manner of the area; structural condition; economic provision of non-vehicle links, landscape which sees the introduction cost and viability of conversion; and location planting and education within the early relative to key neighbourhoods and potential years of the scheme of essential services and development parcels within the SDL. facilities delivered earlier The following principles should be adhered to: on in the development of the location in order to reduce the need to travel beyond Arborfield and to begin to establish a local community.

64 Section 4: Key design principles 65 David Lock Associates : October 2010 : October Associates Lock David The existing nursery and crèche at Arborfield Garrison is an important is an important and crèche at Arborfield Garrison nursery existing The the SDL. at the heart of and should be retained facility community the three neighbourhoods, including the the three and, timing of the centres; the sequencing of the movement of public and the provision infrastructure transport infrastructure. the provision of services and facilities, the provision and including education and health care, of these facilities as growth any incremental the development advances; to developing and approach the programme landscape and green infrastructure, infrastructure, landscape and green play including drainage, sports facilities and areas; The phasing and delivery of the scheme The phasing and delivery of the scheme An indicative phasing strategy should An indicative phasing should accord with the requirements of the with the requirements should accord by the Borough SPD prepared Infrastructure Council. • • • prepared in advance of any Reserved Matters in advance of any Reserved prepared timing of: applications which clearly set out the • be submitted with any Outline planning be submitted with phasing strategy will be application. A detailed

8a(ii): 8a(i): Requirements Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Section 5: Climate change & sustainability

5.1 Introduction 5.1.3 Paragraph 4.13 of the Core Strategy states that 5.2 SDL-wide Sustainable Urban Policy CP1 (Sustainable Development) will be Design 5.1.1 Delivering sustainable development in the delivered through a variety of different options Borough is a key objective of the Core Strategy including a Sustainable Construction SPD. Land use and travel and Policy CP1 sets out key sustainability The main purpose of that SPD is to provide principles for development proposals. The guidance on the measures and opportunities 5.2.1 The SDL will be a sustainable village which Arborfield Garrison SDL provides a significant available to developers and householders to provides for local needs and contains a mix of opportunity to design-in measures to mitigate integrate sustainability into their development. jobs and homes to reduce travel. The overall and deal with the effects of climate change and It will help developers think through the development concept for Arborfield Garrison to deliver innovative and integrated sustainable impacts and will offer real, alternative solutions should create accessible neighbourhoods in solutions. to developments. It will provide clear and which all homes are within approximately 5-10 accessible information that can steer choices minutes walking distance of at least one centre. 5.1.2 The Borough-wide Sustainable Construction towards sustainable development and will District and Neighbourhoods centres should SPD will set out more detailed guidance for include a Sustainability Checklist. It will provide include the co-location of schools (where proposals which should be taken into account guidance for the SDLs but it will also be necessary) with other shops, services and as part of the planning application process. applicable to all planning applications. public transport hubs to reduce the need to A Sustainability Report, including an Energy travel. Statement, should inform the Outline planning application and be submitted no later than at 5.2.2 The developers will be required to create a Reserved Matters stage. clear network of safe and attractive pedestrian and cycle routes within, and linking beyond, the red line boundary to encourage sustainable travel. 66 Section 5: Climate change & sustainability 67 David Lock Associates : October 2010 : October Associates Lock David Surface water drainage arrangements for Surface water drainage arrangements Surface water Attention should be given to the existing Attention should be given to the existing ponds and drainage network of watercourses, as part ditches on the Arborfield Garrison SDL open space of the overall flood attenuation and strategy. Arborfield Garrison SDL should ensure Arborfield Garrison SDL should ensure volumes and peak flow rates of surface than the no greater water leaving the SDL are development. In rates prior to the proposed developers will be expected to this regard, and make contributions to the construction Systems maintenance of Sustainable Drainage with Environment (SUDS) in accordance will also need to be Agency advice. Regard Management given to the Flood and Water to SUDs maintenance. Bill 2010 in regards 5.2.4 natural daylight; and, of wind effects use landscape to reduce solar gain during summer and to reduce months. space buildings to avoid overshadowing of space buildings to avoid overshadowing southern use of elevations and maximise Detailed layouts should, where possible: Detailed layouts should, where Layout and orientation • • 5.2.3

Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Section 6: Delivery

This section of the SPD sets out guidance for agreements to reflect this approach. This is in 4.83 of the Core Strategy. Any piecemeal applicants regarding the application process, order to deliver the infrastructure requirements planning applications will need to demonstrate ensuring design excellence, strategic phasing laid down in the Core Strategy including how they will provide the infrastructure principles and the future management of the Policies CP18-21 and Appendix 7 of the Core requirements for the delivery of the SDL as a Arborfield Garrison SDL. Strategy and reflects Paragraphs A7.13, A7.28, whole. A7.41 and A7.53 of Appendix 7 of the Core 6.1 Outline planning applications Strategy. This infrastructure will include 6.1.3 Pre-application discussions will be encouraged highways, transport, community buildings, and consideration should be given to a 6.1.1 In accordance with Policy CP4 of the Core schools, open space and SANG. The Local Planning Performance Agreement to establish Strategy the Local Planning Authority will Planning Authority will seek a programme agreed timetable, key milestones and assess the infrastructure requirements of all of consents for the infrastructure outlined information requirements. new development proposals. To ensure the in Policies CP18-21 and Appendix 7 of the delivery of all the infrastructure requirements 6.1.4 It is likely the Outline planning application will Core Strategy to ensure it is deliverable in laid down in Policies CP18-21 and Appendix need to be supported by an Environmental accordance with the agreed phasing strategy 7 of the Core Strategy paragraph the Council Impact Assessment as required by EEC for the delivery of development of the SDL as a seeks either an overarching infrastructure Directive 85/337/EEC, as amended by EEC whole. outline planning application or another Directive 97/11/EC; and in accordance with the relevant mechanism such as an overarching 6.1.2 With regard to Arborfield Garrison in particular Environmental Impact Assessment Regulations. Infrastructure Delivery Plan. If there is not an the SDL will need to show how it can be A Scoping Opinion, in accordance with overarching outline application the Council delivered as a whole to reach a critical mass Regulation 10, should be sought from WBC in will expect planning applications to be to be a sustainable community before any advance of undertaking the EIA. In addition, accompanied by an Infrastructure Delivery consent is granted. This reflects paragraph sufficient information should be provided for the Plan for the whole SDL and for Section 106 Authority to undertake a Habitats Regulations 68 Section 6: Delivery 69 David Lock Associates : October 2010 : October Associates Lock David Reserved Matters Approvals with conditions. Reserved Matters Approvals Construction, monitoring and management. Wokingham Core Strategy including Concept Statement. Core Wokingham Delivery SPD. Infrastructure Outline planning application submitted. Description of Development and documents including Parameter Plans, Approved Statement. Environmental masterplan for the SDL and Design and Supporting Information including illustrative Access Statement. and Building for Life Assessment. process Design review for Design including requirement Outline Planning permission with conditions, Development Briefs. Code/s, and planning obligations and/or SDL or each of the of Design Code/s for key areas and approval Preparation phase. Reserved Matters Applications. Development Outline Planning Design Evolution Reserved Matters Policy & Guidance This SPD is one mechanism for controlling This SPD is one mechanism for controlling the quality of the design within a hierarchy of the quality of the design within a hierarchy as is policies, guidance and application stages, illustrated opposite. proposal such that this avoids an effect such that this avoids an effect proposal In that case, the Competent on the SPA. that Authority will be in a position to conclude Assessment would not be an Appropriate required. Appropriate Assessment as required by EU required Assessment as Appropriate of the Thames 92/43/EEC (in respect Directive unless Area) Basin Heaths Special Protection Suitable AlternativeGreenspace Natural (SANG) has been included in the development Ensuring Design Excellence 6.2.1 6.2 Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

Design and Access Statements, Applicants will be expected to demonstrate aspects being applied for can be delivered and parameter plans and illustrative how they have incorporated high standards articulated across the SDL. It would also be masterplans of design throughout the design evolution appropriate to include a typology of blocks with process and how these will be carried through clear principles for the relationship between the 6.2.2 Design and Access Statements are required to completions and subsequent maintenance. built form, spaces and streets. The information under the 2004 Act. Regard should be had If the applicants are not the developer, the should be in accordance with the principles of to the requirements of the Regulations and applicants will be expected to set out what this SPD. Circular 01/2006. The design principles and steps will be taken to ensure that the high components set out in Design and Access standards are carried forward by subsequent Design Review Statements for Outline Applications should also developers to completion and subsequent 6.2.6 Design Review Panels provide an independent be in accordance with good practice, the WCS, maintenance. other Wokingham guidance and this SPD. service in which peers can comment on Wokingham Borough Council has produced 6.2.4 It is also a requirement of the 2004 Act for major development schemes. It is desirable a check list of matters to be considered in a Outline Applications to include, as a minimum: that proposals for the Arborfield SDL will be Design and Access Statement for Outline and details of uses proposed in different areas of a reviewed by the South East Regional Design Full Planning Applications. site; the amount of development for each use; Panel or by the Commission for Architecture an indicative layout; parameters of the sizes of and the Built Environment (CABE). This 6.2.3 The Design and Access Statements should buildings; and indicative access points. should take place at an early stage of pre- provide the basis for the quality of design to application discussions in order to allow for be controlled through subsequent Design 6.2.5 Given the scale of the SDL, it would be recommendations of the Review Panel to be Codes and Reserved Matters applications. appropriate to develop illustrative masterplans taken into account in preparing the proposals. which demonstrate how key development

70 Section 6: Delivery 71 David Lock Associates : October 2010 : October Associates Lock David primary, secondary and tertiary streets; primary, edges, gateways and corners; community buildings and facilities; public spaces; block sizes and character; built form; parking solutions; and, appropriate building heights and set backs. Greater flexibility should be applied to building flexibility should be applied to building Greater Design Codes should be prepared in in be prepared Design Codes should • • • • • • • • style within the guiding principles of ensuring distinctiveness, character and high quality. other stakeholders. The Design Codes should other stakeholders. The Design Codes the character of: prescribe partnership between the developers, Local partnership between the developers, and services providers Planning Authority, 6.2.11 6.2.10 It will be necessary for strategic Design Codes It will be necessary for strategic Design Design Codes standards and provide certainty and clarity to and provide standards the developers and other stakeholders about detailed form of development expected at the stage. to be submitted and approved between Outline between Outline to be submitted and approved stage and prior to submission of Reserved to Matters and Reserved Matters will need Design with the approved be in accordance Codes. A Design Code sets out specific of the built form, rules to guide the nature and spaces and should be prepared streets with the principles of this in accordance Design and SPD and subsequent approved will help to Access Statements. Design Codes design deliver the highest feasible and viable 6.2.9 In preparing a Design and Access Statement a Design and Access Statement In preparing Building for Life (BfL) assessments score Building for Life (BfL) assessments score Building for Life Assessment Building for Life for the SDL, the 20 BfL criteria should be for the SDL, the 20 BfL criteria should WBC will also undertake a formal considered. for assessment of major planning applications the SDL. developers for greater design consistency developers for greater (www. and is based upon design 20 criteria buildingforlife.org). the design quality of planned or completed the design quality of planned or completed by CABE developments. BfL was introduced a tool for Local Authorities and to provide 6.2.8 6.2.7

Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

6.3 Conditions and Planning Planning Obligations • commuted payments in lieu of provision Obligations of infrastructure normally derived through 6.3.3 A legal agreement under section 106 of the standard formulae which may be pooled; Planning Conditions Town and Country Planning Act (as amended) and/or will be negotiated between WBC and 6.3.1 This SPD refers to various matters which may applicants prior to the granting of planning • monetary contributions towards Strategic be controlled via planning conditions. As permission to ensure appropriate delivery and off SDL Community Infrastructure part of the planning application process draft of key infrastructure and facilities and long- normally derived through standard charges planning conditions will be prepared by WBC term management of infrastructure and and or formulae which may be pooled. for discussions with the applicants. Conditions public spaces. Section 106 agreements will 6.3.5 Other Section 106 contributions might be should be in accordance with the advice be negotiated in accordance with Circular imposed in order to prescribe the nature of contained in Circular 11/95 or replacement 05/2005. Draft Heads of Terms should be development or use of land. WBC will ensure advice and should be necessary, relevant submitted with Outline planning applications to that development is not double charged in to planning, relevant to the development inform negotiations. respect of the same obligation. to be permitted, enforceable, precise, and reasonable in all other respects. Delivery and Contributions 6.3.6 The Planning Act (2008) provides for Local Authorities to apply a Community Infrastructure 6.3.2 Due to the scale of development the potential 6.3.4 The Infrastructure SPD sets out that planning Levy (CIL) to development proposals to support impact of the resultant construction traffic and contribution may take the following forms: infrastructure delivery in an area. it is envisaged other construction impacts should be carefully that the Policies and provisions of the Core • the direct provision of infrastructure both on considered in terms of protecting the amenities Strategy and this SPD and the Infrastructure of existing residents. and off the SDL;

72 Section 6: Delivery 73 David Lock Associates : October 2010 : October Associates Lock David viable. with integrated Develop outwards neighbourhoods and avoid disconnected and isolated pockets of residential development. Each development phase should contribute Each development costs to ensure to the wider infrastructure and later phases remain it can be delivered The Local Planning Authority will seek an The Local Planning Authority will seek • outline planning infrastructure overarching Delivery Plan application or Infrastructure to demonstrate how each SDL will deliver laid down in requirements the infrastructure Delivery SPD and Policies the Infrastructure CP18-21 and Appendix 7 of the Core Developers should take a co- Strategy. to the delivery of necessary approach ordinated facilities and services. Particular infrastructure, issues should be had to resolving regard sewage works with Thames Water to relating on sites can proceed. development before • 6.4.3 Concentrate residential development close Concentrate residential and public transport to the District Centre a corridor in the first instance to establish critical mass. in infrastructure green Include requisite addition to the SANG. Seek to bring existing buildings and developed land back into use in previously the early phase. Establish key public transport infrastructure and routes. Establish key elements of the Community and Hub, including the secondary school primary schools. The phasing plans submitted will be expected The phasing plans • • to be in accordance with the following to be in accordance principles: • • • 6.4.2 The Wokingham Borough Housing Trajectory Housing Trajectory Borough The Wokingham strategic infrastructure will be resisted strategic infrastructure right time and in the right place to ensure a right time and in the right place to ensure is high quality and sustainable community should be given to the established. Regard SPD. phasing indicated in the Infrastructure Piecemeal and ad hoc planning applications and integrated which fail to deliver coherent identifies a build-out period of 15 years or more or more identifies a build-out period of 15 years to deliver the Arborfield SDL. Infrastructure at the and development should be delivered SPD for the Strategic Development Locations SPD for the Strategic CIL incorporated into a future could be readily Local if this is the mechanism chosen by the Planning Authority. Strategic Phasing 6.4.1 6.4 Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : October 2010

6.5 Management and Maintenance public open space and green infrastructure is regard a key design principle is that the Local as important as the design and creation of the and Neighbourhood Centres are the focus of 6.5.1 Long-term management and maintenance spaces and landscape. It is therefore essential community uses. The Neighbourhood Centre arrangements should be considered early in the that measures are put into place to ensure and multi use community centre, which should application process. the long-term effective management and form a ‘community hub’, should be managed WBC will expect developers to manage public by a management company underwritten Highways drainage & open space open space by a management company or by the developer. Ownership, management community development trust. and maintenance of the community centre to 6.5.2 WBC has a maintenance responsibility for the be in line with the legal agreement or agreed adoption of new public highways associated 6.5.4 The drainage authorities are a statutory adoption strategy. with development. Commuted sums will consultee and WBC will work closely with apply to all non-standard solutions that them to ensure that all issues of drainage and Delivery Board will cost more to maintain than a standard flooding are fully considered by all parties. solution. Commuted sums are a capital 6.5.6 As part of the management of the delivery payment towards the future maintenance and Community Infrastructure of the South Wokingham SDL, the Borough this money should be ring-fenced for such Council will set up a Delivery Board Structure purposes. 6.5.5 The applicants will be encouraged to discuss comprising Council, Officers and Consortium/ the provision of community infrastructure with Developers Representatives. The Consortia 6.5.3 Contributions will be expected for the the relevant service providers and agree with will be encouraged to set up a corresponding construction of Sustainable Urban Drainage the service provider the detailed requirements structure as a primary point of liaison between Systems (SUDS) and their on-going in the right location to ensure people have the the respective parties. maintenance. The successful maintenance of best access to the community facilities. In this

74 Section 6: Delivery 75 David Lock Associates : October 2010 : October Associates Lock David The Council will also consider the use of The Council will also consider the use Planning Performance Agreements Planning Performance Planning Performance Agreements as part of as part of Planning Performance Agreements the development management process. 6.5.7

Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Wokingham Borough Council Civic Offices Shute End Wokingham Berkshire RG40 1BN

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