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Bracknell Forest Borough Local Development Framework

Draft Strategic Housing Land Availability Assessment Stages 1 - 5

To support Development Management: Housing and Commercial Policies and Sites Issues and Options document

January 2008

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Contents

1. Introduction

2. Methodology

Figure 1: The Strategic Housing Land Availability Assessment process and outputs

3. Stage 1: Planning the Assessment

Table 1: Planning the Assessment – Issues and Actions

4. Stage 2: Determining sources of sites with potential for housing

5. Stage 3: Desktop review of existing information

6. Stage 4: Determining the sites and areas to be surveyed

7. Stage 5: Carrying out the survey

8. List of sites and their rating against Policy CS2

9. Next steps

Appendices

Appendix 1: List of Strategic Housing Partnership Members, November 2007 Appendix 2: Letter sent to stakeholders seeking details of potential housing sites Appendix 3: List of sites that need mapping – September 2007 Appendix 4: Map showing designations and consequential sites excluded from the survey Appendix 5: Analysis of windfall permissions, starts and completions since 1 April 2001 Appendix 6: Site Survey and Assessment Pro-forma Appendix 7: List of sites, their rating against the criterion set out in Policy CS2, and a map identifying their location Appendix 8: List of abbreviations

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1. Introduction

1.1 The Government’s Planning Policy Statement 3, Housing, (PPS3) 1 published in 2006, expects local planning authorities to ensure that sufficient and suitable land is available to meet the community’s need for more homes. To help deliver this, PPS3 requires authorities to prepare “Strategic Housing Land Availability Assessments” (SHLAA). These SHLAAs, or “Assessments“ as they are referred to hereafter, will form a key part of the evidence base to support the preparation of Local Development Documents that constitute part of the Local Development Framework.

1.2 The Government published guidance on the preparation of SHLAAs in July 2007 2. This specifies that the primary role of the Assessment is to:

• identify sites with potential for housing; • assess their housing potential; and • assess when they are likely to be developed.

1.3 The guidance goes on to state that the Assessment should identify as many sites with housing potential in and around as many settlements as possible in the study area. In supporting the preparation of the Development Management – Housing and Commercial Policies and Sites Development Plan Document (hereafter referred to as the Development Management DPD), the Assessment should go on to identify sufficient specific sites for at least the first 10 years from the date of its adoption – i.e. to 2020. Ideally it should in fact extend to identify sites for a further 5 years beyond this. This Assessment therefore looks to the period to 2026.

1.4 This version of the Assessment has been prepared to support the consultation on the Issues and Options version of the Development Management DPD. It covers Stages 1 – 5 of the methodology, and the main actions and outputs documented in this version are therefore:

• Background information on planning the Assessment; • Identification of sources of information to ascertain sites with housing potential; • A list of those areas that will be excluded from the Assessment; • A desktop review of existing information to source sites; • Documentation of how the sites and areas to be surveyed was determined; • Information about undertaking the site surveys; • A list of sites, cross referenced to a map showing the location of sites; • Initial testing of the potential of the sites against Policy CS2 of the Core Strategy 3; • Information to inform the various housing options for the Council and stakeholders to consider.

1 Planning Policy Statement 3: Housing (Communities and Local Government, 2006) 2 Strategic Housing Land Availability Assessments Practice Guidance (Communities and Local Government, 2007) 3 Forest Borough Local Development Framework: Core Strategy Development Plan Document (Submission), November 2006, incorporating Inspector’s recommendations November 2007

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1.5 At this stage, the inclusion of a site in this version of the Assessment does not mean that it will be allocated for development in the Development Management document . This version of the Assessment does not make any judgements about the developability and deliverability of the sites. It simply lists the sites that have come to the Borough Council’s attention through the preparation process for the Assessment, and gives them a rating against the locational principles set out in Policy CS2. It should be noted that within this list there are sites that are simply not suitable for development.

1.6 However, this will be clarified in the final version of the Assessment, where a judgement on deliverability and developability will be presented in accordance with stages 6 and 7 of the methodology to inform the Preferred Options version of the Development Management DPD. This will be supported by the outcome of the consultation on the Issues and Options version of the Development Management DPD, and the preferred policies that emerge from this, and the results of character assessment work 4 and sustainability appraisal, and will lead to the allocation of specific sites.

1.7 A final version of the Assessment will therefore be published to support the Preferred Options of the Development Management DPD, due to be consulted on in October 2008.

1.8 It is therefore expected that the final version of this Assessment will also include:

• A summary of key planning policies relating to housing delivery, in particular those relevant to the suitability of sites for development; • A list of sites, cross referenced to maps showing locations and boundaries of specific sites; • An assessment of the deliverability/developability of each identified site, including estimated timing; • An estimate of the potential quantity of housing that could be delivered on each identified site considered to be deliverable or developable; • Constraints on the delivery of identified sites; • Recommendations on if and how these constraints could be overcome and when.

1.9 In addition, the final version of the Assessment will:

• Provide robust evidence for the provision of a five year supply of specific deliverable sites; • Provide support for the provision of a 5 – 15 year supply of developable sites; • Inform the preparation of a housing trajectory.

4 Character assessment work for parts of the Borough is currently being undertaken by Tibbalds on behalf of the Borough Council

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2. Methodology

2.1 The methodology used to begin to prepare this Assessment is based firmly on the SHLAA practice guidance published by the Government in 2007. This guidance acknowledges at paragraph 15 that when the methodology is followed,

“…a local planning authority should not need to justify the methodology used in preparing its assessment, including at independent examination.”

2.2 The key stages in the preparation of an Assessment are set out in Figure 1 below.

Figure 1: The Strategic Housing Land Availability Assessment process and outputs 5

5 This figure is reproduced from Strategic Housing Land Availability Assessments Practice Guidance (Communities and Local Government, 2007)

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2.3 Based on this practice guidance, a methodology for the preparation of the Assessment for was drawn up, taking into account local circumstances. This methodology was circulated to members of the Strategic Housing Partnership, as well as the Local Development Framework Steering Group, for discussion and feedback. Following further refinement, it was then sent to developers, landowners, Registered Social Landlords and estate agents for consultation and comment.

2.4 Feedback from consultation generally supported the methodology. Many of these amendments were made, and the revised methodology made available on the Borough Council’s website. It is still available to view on request at the Borough Council’s Environment and Leisure Department reception.

2.5 This version of the Assessment is structured to reflect this methodology to cover Stages 1 to 5 inclusive. It sets out each stage, and the key considerations, actions and outputs (as set out in paragraph 1.4 above) under that stage, where appropriate. Each stage is supported by information in Appendices as applicable.

2.6 The remaining stages from 6 onwards in the methodology will be documented in the final version of the SHLAA that will support the Development Management DPD Preferred Options document, scheduled for publication in October 2008.

3. Stage 1: Planning the assessment

3.1 The Government’s Strategic Housing Land Availability Assessment Practice Guidance (hereafter referred to as “Practice Guidance”) sets out several management issues to be addressed at the outset of preparing an Assessment. These issues, and the resultant action(s), are set out in turn in the Table 1 below.

Practice Guidance Issue Action(s) Is it possible to carry out the SHLAA Working Group set up with other Assessment with other local Unitary Authorities. Higher planning authorities in the level methodology being prepared which housing market area (HMA)? can be interpreted at the local level. The results from the SHLAA will therefore be capable of re-aggregation to form a more strategic overview. Work initiated at the local level to support DMDPD at Issues and Options stage. Is there an existing housing Existing Strategic Housing Partnership market partnership that could be (SHP) which forms part of the Bracknell used to take forward the Forest Partnership. The SHP Board is Assessment? composed of the following: • strategic agencies • voluntary and community sector • Housing Associations • private sector • statutory sector representatives • Chairman

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Members of the SHP have been involved in the preparation of the Assessment. A list of SHP members is attached at Appendix 1. Other authorities in the housing market area are also being consulted at all stages through the SHLAA Working Group. Whether all relevant partners are The involvement of stakeholders in the involved in the partnership, and preparation of the Assessment has gone if not, which key stakeholders beyond just that of the SHP to ensure need to be included. that the following have been included: • housebuilders • social landlords • local property agents • local communities • other agencies where relevant The resources for the project Preparation of the Assessment has been and the composition and skills of led by the Head of Planning and the project team Transport Policy, and day to day work carried out by a project team comprising officers from the Development Plan team. Relevant expertise has been brought in as required, details of which are set out in the relevant section(s) of the Assessment. Management and scrutiny The preparation of the Assessment has arrangements been subject to scrutiny through the Local Development Framework Steering Group, and through the Strategic Housing Partnership. The Assessment has also been considered by Executive alongside the relevant stages of the Development Management DPD. Ensuring the quality of the work The quality of the Assessment has been ensured through scrutiny by the project team and management arrangements set out above. Detailed work programme and The Bracknell Forest methodology project milestones contains a project plan that shows the key tasks undertaken to deliver the project.

Table 1: Planning the Assessment – Issues and Actions

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4. Stage 2: Determining sources of sites with potential for housing

4.1 Based on the Practice Guidance, and in accordance with the study methodology, the following sources have been considered in determining sites with housing potential in Bracknell Forest Borough:

Sites in the planning process

• Land allocated in the Bracknell Forest Borough Local Plan, January 2002, (BFBLP) (or with permission) for employment or other land uses which is no longer required for those uses; • Existing housing allocations in the BFBLP; • Site development briefs; • Sites with outstanding planning permission for housing (full or outline); • Sites which are under construction for housing; • Planning applications under consideration at the time of the Assessment.

Sites not currently within the planning process

4.2 In addition, the sources of information set out in Stage 3 have been used to identify whether there are any of the following types of sites that might have housing potential in the Borough:

• Vacant and derelict land and buildings; • Surplus public sector land; • Land in non-residential use which may be suitable for re-development for housing, such as commercial buildings or car parks, including as part of mixed use development; • Additional housing opportunities in established residential areas; • Large scale redevelopment and redesign of existing residential areas; • Urban extensions, including those identified in emerging or adopted Development Plan Documents; • Sites in rural settlements and rural exception sites; • Sites submitted for consideration as part of the LDF process.

4.3 Please note that these are examples selected from Figure 4 of the Practice Guidance, which are considered appropriate to Bracknell Forest. This list also includes:

• New free standing settlements.

4.4 However, this example is not considered particularly relevant to the Borough given its character. At this time, it is not considered that new free standing settlements will have a role to play in meeting the housing requirement in Bracknell Forest Borough for the duration covered by this Assessment.

Areas excluded

4.5 The Practice Guidance identifies that the scope of the Assessment should not be narrowed down by existing policies designed to constrain development. However, it recognises that particular types of land or areas may be excluded.

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4.6 In applying the Practice Guidance to Bracknell Forest, due to the exceptional nature of their designation which means that the constraints they represent could not be readily overcome, the following areas are excluded from this study:

• Thames Basin Heaths Special Protection Area (SPA); • Sites within 400m of the Thames Basin Heaths SPA; • Sites of Special Scientific Interest; • Special Areas of Conservation; • Planning Policy Statement 25 Zone 3B floodplain.

5. Stage 3: Desktop review of existing information

5.1 Applying Figure 5 of the Practice Guidance to Bracknell Forest, the following sources of desk top information were used to identify the sites which were then surveyed (see Stage 4), subject to the exclusions identified in paragraph 4.6 above:

Sites in the planning process

• Bracknell Forest Borough Local Plan 2002; allocated sites under construction • Bracknell Forest Borough Local Plan 2002; allocated sites not yet under construction; • Bracknell Forest Core Strategy Development Plan Document (Submission); • Planning Commitments for Housing at March 2007 (Joint Strategic Planning Unit); • Planning refusals based on SPA and prematurity; • Planning appeals since March 2007; • Development/planning briefs.

Other sources of information to help identify sites

• Urban Housing Potential Study 2006 Review, June 2006; • National Land Use Database Returns; • Bracknell Forest Borough Employment Potential Study, October 2006; • Bracknell Forest Borough Open Space Audit and Assessment, October 2006; • Register of Surplus Public Sector Land; • Empty Property Register; • Vacant Property Register; • Ordnance Survey maps; • Aerial photography; • English House Condition Survey; • Commercial property databases; • Sites submitted as part of the emerging Site Allocations Development Plan Document (now replaced by the Development Management DPD); • Discussions/consultations with stakeholders seeking information direct as to land interests in the Borough.

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5.2 In respect of the latter point, a letter was sent to all relevant stakeholders, such as landowners, developers and agents, on the LDF database seeking details of sites that they wished to be considered in the Assessment. A copy of this letter is contained at Appendix 2. This request was also placed on the Borough Council’s website.

5.3 All sites have been mapped on a 1:1250 base. Appendix 3 contains a list of “Sites that need mapping”, which was used to source, reference and check the site mapping process during the preparation of the Assessment.

6. Stage 4: Determining the sites and areas to be surveyed

6.1 The Practice Guidance requires all the sites identified through Stages 2 and 3 to be visited. However, as set out in paragraph 4.6 above, particular areas of the Borough have been excluded from the survey due to the exceptional nature of their designations. Therefore, any sites that fell within the following areas were not included for survey:

• The Thames Basin Heaths Special Protection Area (SPA); • Sites within 400 metres of the SPA; • Sites of Special Scientific Interest; • Special Areas of Conservation; • Planning Policy Statement 25 Zone 3B floodplain.

6.2 The extent of these designations and the sites that were consequently excluded from this survey are shown on the map at Appendix 4.

6.3 Paragraph 25 of the Practice Guidance states that the site survey should be used to ascertain further sites with potential for housing development which were not identified through the desktop reviews. Paragraph 26 goes on to suggest the mapping of certain areas to help identify geographic locations to be covered by the survey.

6.4 Having considered the guidance contained in these two paragraphs, and applied this to Bracknell Forest, it was recognised that the majority of the principal urban areas fell within, for example, 800 metres of town and district centres. The view was therefore taken that the best approach to seeking out sites additional to those already identified through Stages 2 and 3 was to study in detail the Ordnance Survey base for the principal urban areas, and mark land which might have some future housing potential. These areas were then also visited during the site survey phase to ascertain whether they might hold any housing potential in the context of the Assessment.

Windfalls

6.5 In determining additional areas to be surveyed, paragraph 25 of the Practice Guidance states that:

“The nature of the area – in areas dominated by smaller rural settlements, it may be necessary to identify all the sites with potential for housing, whereas this may not be necessary or feasible in more urbanised areas.”

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6.6 In this context (given local circumstances in Bracknell Forest which mean that historically an element of supply has continually come forward through small windfall sites) in undertaking this initial part of the Assessment, sites under 0.25 hectares, or with potential for under 10 dwellings, will be excluded from the survey.

6.7 The consequence of this is that an allowance will be made for windfalls in the housing supply calculations. This allowance is based on a detailed analysis of all housing permissions, starts and completions on sites under 0.25 hectares, or with potential for under 10 dwellings, between 1 April 2001 and 31 March 2007. A synopsis of this data is contained at Appendix 5.

6.8 In summary, over the period 1 April 2001 to 31 March 2007, permissions on small windfall sites averaged 45 dwellings per year, and completions facilitated approximately 33 dwellings per year. The latter is equivalent to 8% of the annual supply. Moreover, 96% of these permissions are on brownfield sites, making best use of previously developed land. In addition, were an allowance not to be included for windfalls, applications for small sites that were not identified in the Development Management DPD could potentially be refused if it could be demonstrated that supply was being met through identified sites, which would be a perverse effect.

6.9 However, it should be noted that sites of 0.25 hectares or less, or with potential for under 10 dwellings, that have been promoted as part of this Assessment will still be assessed in accordance with Stages 6 and 7 of the methodology.

7. Stage 5: Carrying out the survey

7.1 The work undertaken through Stages 2 – 4 of the Assessment generated approximately 230 sites. Site visits have been undertaken to the majority of these sites. Only those committed, under construction, or forming part of the broad locations for development identified in the Core Strategy have not been visited because they have already been assessed for housing potential in the context of recent planning work. However, they will still be considered through the Assessment.

7.2 A site survey and assessment proforma has been prepared to ensure a consistent approach to survey work. A copy of this proforma is contained at Appendix 6. A proforma is being completed for each site, and stored with a map in site visit record books. An electronic version of each proforma is also being created and stored. These will be completed over the duration of the study.

8. List of sites and their rating against Policy CS2

8.1 Stage 6 of the methodology deals with estimating the housing potential of each site, whilst stage 7 assesses when and whether sites are likely to be developed. This involves looking at whether sites are “suitable, available and achievable”. As set out in paragraph 1.6 above, this part of the Assessment will be undertaken in support of the preparation of the Preferred Options version of the Development Management DPD.

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8.2 In the meantime, this version of the Assessment does not make any judgements about the developability and deliverability of the sites. It simply lists the sites that have come to the Borough Council’s attention through the preparation process for the Assessment thus far, and gives them a draft rating against the locational principles set out in Policy CS2 of the Core Strategy, incorporating the Inspector’s recommendations of November 2007. Where they fall beyond the scope of Policy CS2, they are given the notation 5. Policy CS2 is replicated below:

Policy CS2 – Locational Principles

The Council will allocate land for development in the sequence set out below:

1 Bracknell Town Centre; 2 Previously developed land and buildings in defined settlements; 3 Other land within defined settlements where this does not conflict with other policies; 4 Extensions to defined settlements with good public transport links to the rest of the urban area or with firm proposals to provide such links.

Development will be permitted which is consistent with the character, accessibility and provisions of infrastructure and services within that settlement.

8.3 It should be noted that the Policy CS2 draft rating is only a starting point for further assessment for many of the sites in Appendix 7. In some circumstances the CS2 draft rating given to a particular site may not be appropriate, e.g. a site rated as 3 might ultimately not be appropriate for residential development because the land is designated as open space of public value. Similarly as part of the later stages of the Development Management DPD, some sites with a Policy CS2 draft rating 5 (outside Policy C2 sequence) might be considered appropriate for residential development as part of the future strategy set out in that plan.

8.4 The list of sites, their draft rating against the criterion set out in Policy CS2, and a map identifying their location, is contained at Appendix 7.

9. Next steps

9.1 This version of the SHLAA is being made available alongside the Issues and Options paper for the Development Management: Housing and Commercial Policies and Sites DPD. Comments are welcomed on any aspect of the draft Assessment thus far, during the consultation period for the Development Management DPD which runs from 15 February 2008 to 28 March 2008 . Following the close of consultation on the Development Management DPD, the list of sites contained herein will be assessed in accordance with Stages 6 and 7 of the methodology, in order to make a judgement on the deliverability and developability of each site.

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9.2 These judgements will be set alongside the results of consultation on the Issues and Options version of the Development Management DPD, and the preferred policies that emerge from this, and the results of character assessment work and sustainability appraisal, in order to:

• Provide support for the provision of a five year supply of specific deliverable sites; • Provide support for the provision of a 5 – 15 year supply of developable sites; • Inform the preparation of a housing trajectory.

9.3 This information will be published in the final version of the SHLAA that will accompany the Preferred Options version of the Development Management DPD in October 2008.

9.4 In the meantime, any comments on this version of the Assessment should be submitted no later than 28 March 2008 to:

By post:

Development Plan Team Environment and Leisure Department Bracknell Forest Borough Council Time Square Market Street Bracknell Berkshire RG12 1JD

By email:

[email protected]

To discuss this document further contact:

Lou Piper – 01344 351181 Simon Cridland – 01344 351183

Alternative Formats

This document can be made available in large print, in Braille or on audio cassette upon request to the Development Plan Team. Copies in other languages may also be obtained.

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Appendix 1: List of Strategic Housing Partnership Members, November 2007

• Tim Wheadon – Chief Executive, Bracknell Forest Borough Council • Chick Lavender - Tenant and Leaseholder’s Panel • Rhiannon Stocking-Williams – Voluntary Sector Housing Issue Group • Rita Nath-Dongre – Voluntary Sector Housing Issue Group • Cllr Mrs Mary Ballin – Executive Member Planning and Transportation • Cllr Dale Birch Executive Member – Adult Services, Health Commissioning & Housing • Ian Davey – Director Social Services and Housing • Jodee Katalanos – English Partnerships • Derek Thurgood – Thames Valley Housing Association • Nick Scregg – Persimmon Special Projects • Craig Killoran - Beaulieu Homes Ltd • Derek Clarke – Beaulieu Homes Ltd • Toni Eyles – Radian Housing Association • Erica Tinsley – Government Office for the South East • Stuart Mudie – Assistant Director – Sustainable Communities, BFBC • Clare Dorning – Head of Housing Strategy and Needs, BFBC • Rob Cummins – Housing Enabling Officer, BFBC • Bev Hindle – Head of Planning and Transportation, BFBC • Paul Beetham – Housing Enabling Officer • Mark Allnutt – Sovereign Housing

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Appendix 2: Letter sent to stakeholders seeking details of potential housing sites

28 September 2007

Dear

Bracknell Forest Borough Local Development Framework Strategic Housing Land Availability Assessment

You may have received recently correspondence in respect of progress on the Bracknell Forest Borough Local Development Framework. If so, you will be aware that work has started on the preparation of a new document which will contain detailed planning policies, and identify specific sites, for housing, commercial and retail development in the Borough up to 2026. This document is called, “Development Management – Housing and Commercial Policies and Sites” , and will support and expand upon the policies contained in the emerging Core Strategy, which is currently subject to Examination. Further information on the Borough’s Local Development Framework (LDF) is available at the Council’s office at Time Square, or on-line at www.bracknell-forest.gov.uk/ldf .

At present, the Council is in the very early stages of production of this Development Management document. As part of the background evidence to assist its production, the Council is required to prepare a Strategic Housing Land Availability Assessment (SHLAA) to support the delivery of sufficient land for housing. The SHLAA must:

• Identify sites with potential for housing; • Assess their potential; and • Assess when they are likely to be developed.

The Government has published Practice Guidance 6 on the preparation of SHLAAs. Based on this Practice Guidance, the Borough Council has prepared a methodology for the preparation of an Assessment for Bracknell Forest. This methodology is available as a download on the Borough Council’s web site at www.bracknell- forest.gov.uk/env-future-housing . Alternatively, you can request a paper copy. Comments on the methodology are welcomed.

Moreover, as part of the evidence gathering for the Assessment, I am writing to you to request details of any land interests that you hold in Bracknell Forest Borough, the housing potential of which you would like to be considered as part of the Assessment. Please note that it is important that you take this opportunity to bring these sites to the Borough Council’s attention as they may not be considered later in the process.

On this note, some of you may have previously brought sites to our attention through the early preparation of the Site Allocations DPD (which was not progressed beyond Preferred Options). The Site Allocations DPD has now been superseded by this Development Management DPD, and I would therefore be grateful if you could confirm in writing whether or not you would like any interest(s) already put forward to now be considered as part of this Assessment.

6 Strategic Housing Land Availability Assessments, Practice Guidance, DCLG July 2007

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As work on site surveys will be commencing imminently, I would be grateful if you could reply to this letter with any comments on the methodology, and details of any sites that you wish to be considered, no later than 19 October 2007 . If you do wish to promote a site for consideration in the Assessment, please could you provide the following information in your response, using the numbering for the headings below:

1. The full name and address of all owners and interested parties; 2. A map showing the location and boundaries of the site(s); 3. Existing use; 4. Suggested proposed use, including mix and number of units; 5. Broad timescale of when the site(s) could be made available for development; 6. Any other information you consider to be relevant to the Assessment of the housing potential of the site(s).

Please note however that the submission of a site does not mean that it will be allocated for development in the Development Management document. Rather, it will be used to inform the preparation of the SHLAA by enabling the assessment of how the Borough Council will deliver its housing requirement to 2026.

If you wish to discuss this matter further, please do not hesitate to contact me on 01344 351181, or via email at: [email protected] . I look forward to hearing from you.

Yours sincerely

Lou Piper Principal Planner

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Appendix 3 – List of sites that need mapping – September 2007

Source Site source Purpose Data Mapped Comments Code obtained/Source Checked A BFBLP – allocated sites To identify sites Peacock Farm under construction √ √ Staff College B BFBLP – allocated sites not To identify sites Town Centre yet under construction √ √ C Core Strategy – urban To identify sites Amen Corner extensions √ √ Land North of and D Planning Commitments for To identify current Also reviewing locations of past Housing at March 2007 progress on sites √ √ permissions and whether they are with planning windfall or allocation sites. permission E Planning applications under To identify sites √ √ Uniform and review of weekly lists. consideration at the time of Need to keep under observations e.g. the Assessment, plus to identify new sites with approvals anything granted between March 2007 and date of Assessment survey (September 2007) F Planning refusals based on To identify sites, √ √ Uniform SPA and prematurity particularly those applications G Planning appeals back to To identify sites, √ √ Uniform 2000 particularly in respect of constraints H Town Centre Masterplan To identify sites and Picked up under Source Code B any constraints to √ √ delivery I Eastern Gateway Planning To identify sites and √ √ Brief any constraints to delivery

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Source Site source Purpose Data Mapped Comments Code obtained/Source Checked J Garth Hill/Wick Hill To identify sites and Masterplan any constraints to √ √ delivery K Urban Housing Potential To identify buildings Study, plus and land, and any √√ √ Review, 2006 constraints to delivery L National Land Use Database To identify buildings BFBC returns (last completed in 2005) returns and land, and any √ N/A show very little relating to land without constraints to permission. This information is of little delivery help to BFBC in respect of the SHLAA. SC to speak with KB. M Bracknell Forest Borough To identify buildings Employment Potential Study, and land √ √ October 2006 N Bracknell Forest Borough To identify land Open Space Audit and √ √ Assessment, October 2006 O Register of Surplus Public To identify buildings English Partnerships provide online Sector Land and land √ N/A register which is published every 3 months (latest being June 2007) – No sites identified in BFB. Moreover, no sites were identified in all the other published reports back to March 2005. P Empty Property Register To identify vacant Frank Goodall confirmed around 400 buildings √ √ properties across the borough many of which are waiting new occupiers. Q Vacant Property Register To identify vacant As above. properties √ √ R Valuation Office database To identify vacant Requests for information from their buildings √ N/A database (in writing and at a cost) can be made in respect of land which has

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Source Site source Purpose Data Mapped Comments Code obtained/Source Checked been sold. Little use to BFB. Contact: Edmund Smith, Valuation Office - Reading Group, Kings Wharf, 20 - 30 Kings Road, Reading RG1 3ER Tel: 0118 980 4800 S Ordnance Survey Maps To identify land √ √ To identify areas under development pressure T Aerial Photography To identify land √ √ U English House Condition To identify buildings DCLG confirmed statistics available at Survey √ N/A the national or broad regional level. This survey cannot therefore be used to inform the SHLAA for BFB. V Commercial Property To identify buildings Halifax, Duncan Yeardley, Richard databases: e.g. estate agents and land √ N/A Worth, Gerry Burke, Prospect, and property agents Wentworth, Keith Gibbs, Berkshire Property Services, Mann Countrywide, Chancellors, Martin Pole – No building plots or land for sale Romans.co.uk – none Haslams – Only Reading properties Michael Hardy – Yeovil Road, Sandhurst has large plots W Sites submitted as part of the To identify land Site Allocations DPD √ √ X Discussions/consultations To identify land √ √ with stakeholders, but not previously mapped Y Other: To identify land and - Neighbourhood and other buildings √ √ centres - H4 areas √ √ - Sites submitted as Core √ √

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Source Site source Purpose Data Mapped Comments Code obtained/Source Checked Strategy representations √ √ - Green Belt Villages √ √ - Other land within defined settlements

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Appendix 4 – Map showing designations and consequential sites excluded from the survey

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Appendix 5: Analysis of windfall permissions, starts and completions since 1 April 2001

Table 1: Small sites (< 10 dwellings) completions (net number of dwelling units) compared with total housing requirement

2001/2 2002/3 2003/4 2004/5 2005/6 2006/7 TOTAL Net 46 21 44 32 26 31 200 completions on small sites Net total 390 390 390 390 390 572 2522 requirement Completions 11.8% 5.3% 11.3% 8.2% 6.7% 5.4% 7.93% as % of requirement Average 33.33 p.a. no. of completions

Net total requirement for years 2001/2 – 2005/6 taken from Berkshire Structure Plan 2006 – 2016 requirement

Table 2: Small sites permissions (< 10 dwellings) – net number of dwelling units Year 2001/2 2002/3 2003/4 2004/5 2005/6 2006/7 TOTAL permission granted TOTAL 30 58 63 72 28 20 271 On sites of 30 37 25 52 14 20 178 1-5 On sites of 0 21 38 20 14 0 93 6-9 Average 45.17 no. of permissions Permissions 7.7% 14.9% 16.2% 18.5% 7.2%% 3.5% 10.7% as % of requirement

• Includes permissions where net losses. • Excludes sites where superseded by a permission for 10+ dwellings. • 6 permissions (each for 1 dwelling) expired between 2001/2 - 2006/7 • 2003/4 Includes 1 dwelling not * in Housing Schedule but first granted permission in this period • 2004/5 Includes 10 dwellings not * in Housing Schedule but first granted permission in this period

Data sourced from Planning Commitments for Housing at March 2002 to March 2007, published by the Joint Strategic Planning Unit

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Appendix 6: Site Survey and Assessment Pro-forma

Site ref Source code Site address

Postcode Ward Parish

Source Proposed number of units if known Site area (ha) Grid ref

Planning Application status (in Dev nos if Plan/ relevant application) Key policy CS2: designations

Within Yes No In character Yes/No settlement study? Current use

Planning history Character of area

Surrounding land uses

Physical constraints

Other constraints/ effects

Sustainability appraisal

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Accessibility score (ITP) Bus Walk Total Availability (allocated, ownership(s), legal issues)

Achievability (market, cost and delivery factors) Market: Cost: Delivery:

Potential capacity

Can constraints be overcome?

Suitable for Yes No development? Time Period: A = 2007/8 – 2012/13, B = 2013/14 – 2017/18, C = 2018/19 – 2025/26, D = unlikely to come forward Any other comments?

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Appendix 7: List of sites, their rating against the criterion set out in Policy CS2, and a map identifying their location

Site Policy Ref Address CS2 Land at east/west of Prince Albert Drive (including 1 Whinny Brae & Kings Yard), Ascot 5 2 Land west of Prince Albert Drive, Ascot 5 3 Land adjoining 86 Locks Ride, 5 Land between The Pines & Newlands, Longhill 4 Road, 5 Land between Forest Road, Locks Ride, and 5 Chavey Down Road 5 6 Land fronting Jigs Lane North and Strawberry Hill, 4 7 Land between/at Jigs Lane North/Strawberry Hill 4 Land between Old Priory Lane, Harvest Ride and 8 Strawberry Hill 4 9 Scotlands House, Forest Road, Newell Green 5 10 / B105 125-133 Dukes Ride 2 11 Land at Oaklands Farm, Maize Lane, 4 12 West End Farm, West End Lane, Warfield 4 13 1, 2 Brockhill Cottages, Bracknell Road, Warfield 5 Land at Riverside Park between Road and 14 Harvest Ride 4 15 / B115 Adastron House, Road 2 16 / B26 Brakenhale School 3 17 / B18 Bay Drive 2 18 Coopers Hill, Crowthorne Road North 2 19 The Football Ground, Larges Lane 3 20 2 Wood Lane and north of the property, Binfield 5 21 Land adjoining Forest Road, Binfield 5 22 Land behind 21/23 Emmetts Park, Binfield 5 23 GB Village Woodside (Woodside Road/Kiln Lane) 5 24 Land fronting Murrell Hill/Foxley Lane Binfield 5 25 Peacock Farm Commercial Other 26 Land adjoining Binfield Road, opposite Jocks Lane 4 27 Amen Corner 4 Land at Murrell Hill Lane (including Whitehouse 28 Farm) 5 Land adjoining A329 in Binfield (including 29 Blackmans Copse) 5 Land adjoining Church Road, High Street, Little 30 Sandhurst 5 31 Swan Lane Sandhurst Sewage Treatment Works 5 32 / B43 104-116 College Road, Sandhurst 2 33 Crowthorne Business Estate 5 34 White Cairn, Dukes Ride, Crowthorne 5 35 Land rear of Sainsbury's, Ringmead Other

APPENDIX 4

Site Policy Ref Address CS2 36 Land at Opladen Way/Bagshot Road 3 37 Horse & Groom Caravan Park Other 38 Green Belt Village North Street N 5 39 / B10 Performance Handling, Western Road 2 40 Ethyl, Land off Brants Bridge 2 41 Green Belt Village North Street (Cranbourne) S 5 The Western Centre, Land between Western 42 Road/Downmill Road 2 Sewage Treatment Works, Old 43 Wokingham Road 5 44 Whitmoor Bog sewage Treatment works 5 45 / B16 Met Office 2 46 / B13 Garth Hill school 3 47 / B23 Bracknell Town Centre 1 48 Green Belt Village Cranbourne (Lovel Road) 5 49 Land at North & East Bracknell (devide area by 3) 5 50 Green Belt Village Cheapside 5 51 Prince Consort Drive 5 52 Green Belt Village Church Road, Winkfield 5 53 /Winkfield Street 5 54 East Land North of Bracknell 5 54 Land between Jigs Lane North, Newell Green and West Northern Distribution Road 4 55 Land at Church Street Crowthorne 2 56 Telephone Exchange Kings Road Crowthorne 2 57 Somerfields High Street Crowthorne 2 58 19-55 High Street Crowthorne 2 59 Land North of September Cottage, Murrell Hill Lane 5 66 Peacock Farm 3

67 RAF Staff College 2

67A RAF Staff College 3 68 / B39 24-30 Sandhurst Road 2 69 Kennel Lane School Site 4 Land at Forest Road/New Road (The Rough), North 70 Ascot 5 71 / B40 36-44 Sandhurst Rd Other 72 Land from Sandy Lane to Millenium Way Other Fairclough Farm, Newell Green/Watersplash Lane, 73 Warfield 4 74 Lavender Park Golf Course, Swinley Road Ascot 5

APPENDIX 4

Site Policy Ref Address CS2 75 / B9 Thales/Communication House Western Road Other 76 Broadmoor Hospital 3 Land adjoining Elm Lodge/Garden Cottage, North 77 Street, Winkfield 5 Land at The Brackens & Pinewood Lodge, Swinley 78 Road/London Road junction, Ascot 5 79 Land at North Street, Winkfield 5 Land at corner of Winkfield Lane & Crouch Lane, behind Berks Equitation Centre/Old Dairy Farm, 80 Winkfield 5 Land between Winkfield Lane & Crouch Lane (inc. 81 Barton Lodge Farm), Winkfield 5 82 Barton Lodge, Drift Road/Winkfield Plain, Winkfield 5 83 Land at Crowthorne Road, Sandhurst Other 84 Land at Nestings, Jigs Lane North 4 85 Winsdene, Forest Road, Warfield 5 Land south of Cedar Lodge, Wokingham Road, 86 Crowthorne 5 Land at/rear of Larkfield, Chavey Down Road, 87 Winkfield 5 88 / B42 R/O Jolly Farmer, Yorktown Road 3 Land off Forest Road, opposite Ascot Stud Farm, 89 5 Land on corner of Tilehurst Lane/Church Lane, 90 Binfield 5 Land north of Herschel Grange, off Gibbins Lane, 91 Warfield 5 Land adjacent to Newell Hall, Warfield Street, 92 Warfield 5 Land between Forest Road, Foxley Lane and 93 Roughgrove Copse, Binfield 5 94 Swinley Edge, Coronation Road, Ascot 5 Land at Battle Bridge House, Warfield House, and garage complex at Newell Green/Forest Road, 95 Warfield 2 Land at White House Farm, North Street, Winkfield 96 (square plot) 5 Land at White House Farm, North Street, Winkfield 97 (rectangle plot) 5 98 Blue Mountain Golf Club, Binfield 5 99 Wyevale Garden Centre, Binfield 5 100 / Lakelands, Woodleigh, Blythwood and Hazeldene, B106 Bracknell Rd, Crowthorne Other 101 / Old Tollgate Cottage, Red Tile Cottage and land to B107 the rear of the White Cottage, London Rd, Bracknell 2 102 / B11 Green Acres, Warfield Road 2 103 / B112 Byways, Crowthorne Rd, Bracknell 2

APPENDIX 4

Site Policy Ref Address CS2 104 / Land at Half Acres and Netherby, Rectory Lane, B114 Bracknell 2 105 / The Haven, Four Oaks and Lyton, Wokingham Rd, B130 Bracknell 2 106 / B132 Peacock Bungalow, Peacock Lane, Bracknell 2 107 / Hillcrest and Sundial, London Rd, Bracknell and B134 Garage 2 108 / Westwinds, Newlands and Homeleigh, Wokingham B136 Rd, Bracknell 2 109 / B141 North View and South View, Amen Corner 2 110 / B143 78-84 Waterloo Rd, Crowthorne 2 111 Land north of Cricket Field Grove 3 112 Land N of Lower Broadmoor Rd 3 113 Land at School Hill 3 114 Land at Wykery Copse Peacock Lane 3 Land at Orchard Leas, off Drift Road and Winkfield 115 Lane Winkfield Other 116 Christine Ingram Gardens, Lakeside, Bracknell Other 117 Warfield Park, Harvest Lea 5 118 Land off Warfield Street 2 Qatamon, New Providence to Ossington, Pollardrow 119 Avenue 2 Brooks Corner, Jarrah, Pippins, Lahinch, Devonia 120 Tilehurst Lane Binfield 2 121 Vernon Court, London Road Other 122 Land at & adjacent to Dolyhir, london Rd, Winkfield 2 & 5 123 / B127 Farley Hall, London Rd, Bracknell 2 124 Western Centre, Bracknell 2 Land in Chavey Down, East of Longhill Rd, 125 Winkfield 5 126 Land at Big Wood, Harvest Ride 5 127 Land at Chavey Down Farm, Winkfield 5 128 Scotlands Farm, Newell Green, Warfield 5 129 West End Farm, Warfield 4 130 The Hideout, Easthampstead Park 5 131 / B129 1-11 Windlesham Rd, Bracknell 2 132 Land North of Temple Way, Binfield 5 133 Land on top of Cabbage Hill 4 134 Land at Roebuck Estate 2 135 Land between North Street and Hatchet Lane 5 136 Grove Farm, Maize Lane 4 137 Land at Sandbanks, Longhill Road 2 138 Westview, Watersplash Lane, Warfield 4 139 Beggars Roost, Strawberry Hill Warfield 4 140 Grove Gardens, Forest Road, Warfield 4 141 Hewlett Packard Recreation Ground 3

APPENDIX 4

Site Policy Ref Address CS2 142 / B145 Land at London Rd, Bracknell 2 143 / Powell Duffryn House, land on London Rd, B153 Bracknell 2 144 / B159 Floringham Lodge, Downshire Way, Bracknell 2 145 / B17 London Road, Offices 2 146 / B173 44-54 Kings Road Crowthorne 2 147 / B179 Land at Poppletrees, Crowthorne Rd, Bracknell 2 148 / B181 Ambulance Station, Downshire Way, Bracknell 2 149 / B20 Marigold & Cherry Trees Other 150 / B21 College House 2 151 / B22 FSS House, Mount Lane Other 152 / B24 Land at Rd 2 153 / B27 21 Reeds Hill (Boole Heights) Other 154 / B28 Humphries Yard 2 155/ B3 Cressex Lodge Other 156 / B30 The Limes, Forest Road Other 157 / B36 No. 79 High Street, Crowthorne 2 158 / B37 Corner of High St. & Lower Broadmoor Rd. 2 159 Battle Bridge House Forest Road 4 160 West End Farm West End Lane 4 161 Farm 5 162 Grange Cottages Binfield Road 5 163 Land at Goaters Hill Cottage, Asher Drive 5 164 Land at Heathfield School Other 165 Land south of the Limes 5 166 Land adjacent to Ascot Priory 5 167 Whitegrove Neighbourhood Centre 2 168 Neighbourhood Centre 2 169 Square Neighbourhood Centre 2 170 Binfield Village Centre 2 171 Yorktown Road, College Town, Local Parade 2 172 Neighbourhood Centre 2 173 Neighbourhood Centre 2 Horndean Road, Forest Park Neighbourhood 174 Centre 2

APPENDIX 4

Site Policy Ref Address CS2 175 Crowthorne Station Area Local Parade 2 176 Yeovil Road, Local Parade 2 177 Neighbourhood Centre 2 Rectory Row, Easthampstead Neighbourhood 178 Centre 2 179 Yorktown Road (east of Swan Lane) Local Parade 2 180 Wildridings Square Local Parade 2 181 Bay Road, Local Parade 2 Old Mills Parade, High Street, Sandhurst, Local 182 Parade 2 183 New Road Ascot Local Parade 2 184 Square Local Parade 2 185 Hanworth Neighbourhood Centre 2 186 Fernbank Road Ascot Local Parade 2 187 Warren Row, Ascot Local Parade 2 188 Crowthorne Centre 2 189 Yorktown Road (west of Swan Lane) Centre 2 190 / B44 Land at Florence Rd, Sandhurst 3 191 / B45 Reeds Hill Farm 3 192 / B46 Kirkfieldbank, Burnside etc, London Rd. 2 193 / B5 Wokefield - The Haven, London Rd, Binfield 2 194 / B7 Cain Road 3 195 Amen Corner 4 196 Green Belt Village, 5 197 Land at Popes Manor, Murrell Hill Lane , Binfield 5 198 Land east of Jigs Lane Warfield 4 199 Land east of Jigs Lane Warfield 4 200 Warfield Park 5 Land between North Street & Hatchet Lane 201 Winkfield, A. Fronting Hatchet lane 5 Land between North Street & Hatchet Lane 202 Winkfield, B. Rear of Willowgate to Stanley Cottage 5 203 Land at the rear of Coppid Hill House 4 204 Land at Bog Lane, Martins Heron 5 Sites at South Road, Lower Broadmoor Road and 205 South Meadow, Crowthorne 2 Coal Pension Properties Ltd, Eastern Gate, 206 Bracknell 2 Land at North Lodge Farm, Forest Road, Hayley 207 Green 5 208 Land at Cabbage Hill and West End 4 Part of Major Developed Site at Jealott's Hill, 209 Warfield 5 210 Land east of Maidenhead Road, Warfield 5 211 Land west of Maidenhead Road, Warfield 5 212 Downshire Golf Course 5

APPENDIX 4

Site Policy Ref Address CS2 213 Easthampstead House 5 215 Council Depot Old Bracknell Lane West 2 216 Bracknell Cricket Ground 3 Land fronting Wellington Road, Sandhurst, South 217 part of H4 Area 2 Popeswood Triangle area bounded by Popeswood Road, St Marks Road and London Road, Binfield 218 H4 area 2 219 Land west of Long Hill, Chavey Down H4 Area 2 220 Land within Amen Corner 4 221 Land East of Chavey Down Road 5 222 Wok Land North of A329M in Wokingham Borough 5 222 Land North of London Road in Bracknell Forest Brack Borough inc Amen Corner 5 223 Land 90-94 Yorktown Road Sandhurst 2 224 Land at Newell Green Farm off Abbey Place 4 225 1 & 2 Park Farm Cottages, Wood Lane, Binfield 5 226 Park Farm, Wood Lane, Binfield 5 227 Land at 1 - 14 Wokingham Road, Bracknell 2 228 Albert Road car park 2 229 Neale Lodge, Priory Road, Ascot 5 land at 2A Woodridge Close and Land Adjacent to 230 6A The Ridgeway, Bracknell 2 Hyperion House to Resource House, Old Bracknell 231 Road West 2 233 Sabin Gates & 25-31 Old Bracknell Road East 2 234 Bracknell Beeches, Old Bracknell Road West 2 236 Land between London Road & Long Hill Road 5 237 Binfield Manor, Forest Road 5 238 land adj. Red Tile Cottage, London Road 3 239 land at Whitehouse Farm, Foxley Lane 4 240 1 & 3 Beehive Lane, Binfield 2

APPENDIX 4

Appendix 8: List of abbreviations

BFBLP – Bracknell Forest Borough Local Plan

LDF – Local Development Framework

DMDPD – Development Management – Housing and Commercial Policies and Sites Development Plan Document

HMA – Housing market area

PPS3 – Planning Policy Statement 3, Housing (Communities and Local Government, 2006)

SHLAA – Strategic Housing Land Availability Assessment

SHP – Strategic Housing Partnership

SPA – Special Protection Area