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Growth Scenarios Report – Grazeley, Twyford/Ruscombe and Barkham

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Growth Scenarios Report – Grazeley, Twyford/Ruscombe and Barkham WOKINGHAM STRATEGIC GROWTH LOCATIONS Growth Scenarios Report - Grazeley, Twyford/Ruscombe and Barkham Square Prepared on behalf of WBC & WBDC By David Lock Associates & Peter Brett Associates June 2018 Wokingham Strategic Framework : Growth Scenarios Report Prepared on behalf of WBC & WBDC : By David Lock Associates & Peter Brett Associates : June 2018 CONTENTS EXECUTIVE SUMMARY 4 Summary of key considerations 30 Growth Scenario 1: 15,000 Homes 34 1.0 INTRODUCTION 6 Concept Plan 34 Purpose of the Strategic Framework Access & Movement 36 Commission 6 Infrastructure requirements 37 Relationship to Green Belt and agricultural Growth Scenario 2: 10,000 Homes 40 land quality 6 Concept Plan 40 Study Brief and Scope 7 Access & Movement 42 Role and Structure of this Report 8 Infrastructure requirements 42 2.0 STUDY METHODOLOGY 10 Alternative 10,000 Home Growth Scenario 43 Growth Scenario 3: 5,000 Homes 44 Stage 1 Project Set-up and Baseline Concept Plan 46 Assessments 10 Access & Movement 46 Site Environmental Studies 10 Infrastructure requirements 46 Baseline Viability 10 Stage 2 Generating Growth Scenarios 10 5.0 BARKHAM SQUARE 48 Technical Workshops 10 Background and Analysis 48 Green and Blue 10 Site Environmental Studies: Summary Transport and Environmental Health 11 Findings 48 Community Wellbeing 11 Flooding & Drainage 48 Utilities 12 Transport & Highways 48 Community Workshops 12 Air Quality 48 Next Stages 13 Noise and Vibration 48 3.0 BASELINE VIABILITY 14 Geotechnical 49 Waste 50 Commercial Property Market 14 Agricultural Land 50 Residential 15 Ecology 50 4.0 GRAZELEY 18 Heritage 50 Background and Analysis 20 Sustainable Resources 50 Site Environmental Studies: Summary Summary of Consultation Outputs 52 Findings 20 Technical Stakeholder Workshops Outputs 52 Flooding and Drainage 20 Green and Blue 52 Transport & Highways 22 Transport 52 Air Quality 22 Community Wellbeing 52 Noise and Vibration 22 Utilities 53 Geotechnical 22 Community Stakeholder Workshops 53 Waste 23 Strength, Weaknesses and Opportunities 53 Agricultural Land 23 CHLOE Concept Plans 54 Ecology 23 Summary of Masterplanning Considerations 60 Heritage 23 Growth Scenario 1: 1000 homes 62 Sustainable Resources 24 Concept Plan 62 Summary of Consultation Outputs 24 Access & Movement 66 Technical Stakeholder Workshop Outputs 24 Infrastructure requirements 66 Green and Blue 25 Growth Scenario 2: 750 homes 68 Transport and Environmental Health 25 Concept Plan 68 Community Wellbeing 25 Access & Movement 70 Utilities 26 Infrastructure requirements 70 Community Stakeholder Workshops 26 Growth Scenario 3: 500 homes 72 Strengths, Weaknesses and Opportunities 26 Concept Plan 72 Discussion on Garden City Principles 26 Access & Movement 74 CHLOE Concept Plans 27 Infrastructure requirements 74 2 Wokingham Strategic Framework : Growth Scenarios Report Wokingham Strategic Framework : Growth Scenarios Report Prepared on behalf of WBC & WBDC : By David Lock Associates & Peter Brett Associates : June 2018 Prepared on behalf of WBC & WBDC : By David Lock Associates & Peter Brett Associates : June 2018 6.0 TWYFORD / RUSCOMBE 76 LIST OF FIGURES Background and Analysis 76 Figure 1: Location of Study Sites Site Environmental Studies: Summary Figure 2: Grazeley Area of Search Findings 76 Figure 3: Grazeley Key Constraints Flooding and Drainage 76 Figure 4: Grazeley Design Parameters Transport and Highways 76 Figure 5: Grazeley Growth Scenario 1 - 15,000 Air Quality 78 Homes Concept Plan Noise and Vibration 78 Figure 6: Grazeley Growth Scenario 2 - 10,000 Geotechnical 78 Homes Concept Plan Waste 78 Figure 7: Grazeley Growth Scenario 3 - 5,000 Agricultural Land 78 Homes Concept Plan Ecology 80 Figure 8: Barkham Square Area of Search Heritage 80 Figure 9: Barkham Square Key Constraints Sustainable Resources 80 Figure 10: Barkham Design Parameters Summary of Consultation Outputs 80 Figure 11: Barkham Square Growth Scenario 1 - Technical Stakeholder Workshops Outputs 80 1,000 Homes Concept Plan Green and Blue 80 Figure 12: Barkham Square Growth Scenario 2 - Transport and Environmental Health 81 750 Homes Concept Plan Community Wellbeing 81 Figure 13: Barkham Square Growth Scenario Utilities 82 3 - 500 Homes Concept PlanFigure 14: Twyford / Community Stakeholder Workshops 82 Ruscombe Area of Search Summary of considerations 83 Figure 15: Twyford / Ruscombe Key Constraints Growth Scenario 1: 3500 homes 86 Figure 16: Twyford Design Parameters Concept Plan 86 Figure 17: Twyford / Ruscombe Growth Scenario Access & Movement 88 1 - 3,500 Homes Concept Plan Infrastructure Requirements 88 Figure 18: Twyford / Ruscombe Growth Scenario Growth Scenario 2: 2250 homes 92 2 - 2,250 Homes Concept Plan Concept Plan 92 Figure 19: Twyford / Ruscombe Growth Scenario Access & Movement 94 3 - 500 Homes Concept Plan Infrastructure Requirements 94 Growth Scenario 3: 500 homes 96 TECHNICAL APPENDICES (BOUND Concept Plan 96 SEPARATELY) Access & Movement 98 Appendix 1: Grazeley CHLOE Workshop Outputs Infrastructure Requirements 98 Appendix 2: Barkham Square CHLOE Workshop Outputs 7.0 VIABILITY REVIEW 100 Appendix 3: Viability assumptions for Grazeley Appendix 4: Viability assumptions for Barkham 8.0 INTEGRATED TRANSPORT STUDY 102 Square Purpose of the Integrated Transport Study 102 Appendix 5: Viability assumptions for Twyford Current Borough Wide Issues 102 Appendix 6: Access and Movement Report Planned Transport Infrastructure 103 Appendix 7: Provisional Integrated Transport Future Transport Requirements to Support Study Growth 104 Summary 104 Planned Transport Infrastructure 104 Future Transport Requirements to Support Growth 106 Transport Vision 106 3 Wokingham Strategic Framework : Growth Scenarios Report Prepared on behalf of WBC & WBDC : By David Lock Associates & Peter Brett Associates : June 2018 EXECUTIVE SUMMARY Wokingham Borough Council is preparing a Local Baseline viability assessments were undertaken to Plan Update (LPU) for the period to 2036. To be er understand prevailing market conditions in relation to understand the suitability, capacity and deliverability commercial and residential development within the of three potential strategic growth locations being area. Reference to current strategic scale development promoted at Grazeley, Barkham Square and within WBC provided up to date market information Twyford/Ruscombe, the Council has commissioned on housing costs. Subsequently, high-level viability masterplanning and supporting technical services, assessments were prepared for each Growth Scenario as well as an Integrated Transport Study and once the individual infrastructure requirements were Infrastructure Plan for the wider Borough. West established. Berkshire District Council are joint commissioners of work related to Grazeley, as the site straddles the local The Growth Scenarios for each location are set out in authority boundary. The outputs of the masterplanning Sections 4,5 and 6 of the main report. In broad terms, exercise will be used to inform the LPU process. It is not the fi ndings indicate the following. the role of the masterplanning study to recommend whether any of the potential locations should be • Grazeley: Land within the Grazeley area of search allocated, but to provide evidence to inform the is relatively unconstrained in environmental terms; Councils’ decision making in that regard. key site features include the Foudry Brook and its corresponding fl oodplain and the historic village All three locations are greenfi eld sites. The site at of Grazeley. The site sits between two movement Twyford/Ruscombe lies within the Metropolitan corridors: the A33 trunk road (aff ording access Green Belt surrounding London and comprises high to junction 11 of the M4) and the Reading to quality agricultural land. National policy stipulates Basingstoke railway line. It is well related to existing that alterations to the Green Belt can only be made employment opportunities in central Reading, in exceptional circumstances. All other reasonable Green Park and the Thames Valley. There appears options to meet development needs must be reviewed to be strong potential for a new railway station before deciding whether exceptional circumstances within the site as well as an extension to the Reading exist. The masterplanning study does not include Mass Rapid Transit, both of which point to an consideration of whether exceptional circumstances opportunity to pursue public transport orientated exist or whether the potential loss of high quality development. To achieve this, a bold vision has agricultural land is justifi ed. emerged of a new se lement which relates residential densities to public transport accessibility, The Brief for the commission requires a range of is enhanced by generous opportunities for walking scenarios to be tested in each potential growth and cycling, aff ords easy access to extensive green location: and blue infrastructure to enhance wellbeing and • Grazeley: 15,000, 10,000 and 5,000 homes placemaking, and locates jobs, local services and • Barkham Square: 1,000, 750 and 500 homes community uses in very close proximity to homes. • Twyford/Ruscombe: 3,500, 2,250 and 1,000 homes In addition, AWE Burghfi eld Detailed Emergency Planning Zone, which overlaps the area of search In addition to information gained through site and has the eff ect of reducing the developable area visits, desk-top studies and local document/policy by approximately 25%, indicates a need to use land review to understand environmental factors, current very effi ciently in order to achieve 15,000 homes. The infrastructure
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