Bracknell Forest Strategic Parcel Assessment
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Appendix B: Bracknell Forest Strategic Parcel Assessment This Appendix sets out the results of the assessment of the contribution to Green Belt purposes of land within Bracknell Forest Borough. A summary table is presented accompanied by maps illustrating the geography of the purpose-by-purpose analysis. This is followed by a parcel-by-parcel analysis. Figure B1: Strategic Green Belt Parcels in Bracknell Forest Borough 1 Appendix B: Bracknell Forest Strategic Parcel Assessment Summary Matrix Parcel Commentary on overall strategic function Sprawl Merger Encroachment Historic Towns Regeneration Overall Land to the west of the Contributes to the prevention of encroachment of urban development into this sensitive rural B3018 Church Hill, and reasonably accessible location. Development to the south around Binfield could increase Billingbear this pressure. Contributes to retaining the relatively remote rural character of land to the B1 LC LC C LC LC C north of Bracknell, particularly if there is pressure for development in the vicinity of Binfield and by extension smaller communities such as Billingbear. The western edge of the parcel more properly extends into Windsor & Maidenhead Borough to the M4. Land to the west of Howe Whilst being relatively remote and well-treed in character, the parcel is nevertheless Lane, north of the B3018 sensitive to encroachment, and is already influenced by the intrusion of the M4, both visually Binfield Road/Twyford Road and aurally. In combination with land to the north, south, east and west, the parcel makes a B2 LC LC C LC LC C contribution to protecting the openness of the Green Belt in this location. The parcel is more properly part of two in combination with Green Belt in Windsor & Maidenhead Borough, using the M4 as a clear boundary. Land to the north of Binfield Contributes to the prevention of the encroachment of development into this sensitive rural between Church Hill/Church and reasonably accessible location. Contributes to retaining the openness of land in this B3 LC LC C LC LC C Lane, Ryehurst Lane and locality and to the north east of Bracknell more generally, particularly if there is pressure for Bottle Lane development in the vicinity of Binfield. Land to the west of Jealott’s Contributes to Green Belt purposes through limiting encroachment into open countryside Hill between Maidenhead which is largely undeveloped. Whilst this is of a relatively remote rural character, the hamlets B4 LC LC C LC LC C Road and Bottle Lane of Jealott’s Hill and Tickleback Row along with the Syngenta research site in the adjacent parcel present potential development pressures. Land at Jealott’s Hill Makes a contribution to Green Belt purposes through limiting additional encroachment into a between Maidenhead Road largely rural landscape which is heavily influenced by the Syngenta research site, despite a B5 and Wellers Lane LC LC C LC LC C reasonable degree of visual containment. Given the current use, the parcel is vulnerable to incremental change, with openness from some perspectives (such as from Weller’s Lane) already compromised. Land to the east of Jealott’s An open rural landscape which is sensitive to incremental change through encroachment. Hill/Moss End, between the B6 LC LC C LC LC C Protects the setting of Warfield and its Conservation Area locally. A330 Ascot Road and Church Lane B7 Land to the east of Maiden’s LC LC C LC LC C Whilst being largely open in character, there is evidence of progressive urbanisation towards 2 Appendix B: Bracknell Forest Strategic Parcel Assessment Parcel Commentary on overall strategic function Sprawl Merger Encroachment Historic Towns Regeneration Overall Green, between the A330 Maiden’s Green in the form of isolated dwellings and land use change to accommodate Ascot Road/Kingscroft Lane horses albeit reasonably well contained visually. Complex land uses and incremental and Hawthorn Lane/Bishops intrusion of built development towards Maiden’s Green mean that the Green Belt contributes Lane to maintaining the parcel’s openness. Land to the north of Dominated by Foliejon Park and surrounding farmland, the relatively remote character and Maiden’s Green between openness makes the land sensitive to change. Green Belt designation contributes limiting B8 LC LC C LC LC C Winkfield Land and Drift incremental encroachment which would be damaging to this large tract adjoining the wider Road Greenbelt to the north. Land to the west of Brock Relatively accessible, the parcel is sensitive to encroachment from existing uses and Hill, between the A3022 additional pressure. A parcel at risk from incremental change associated with built B9 Bracknell Road, the A330 LC LC C LC LC C development on its eastern edge, but also relative accessibility to the northern outskirts of Kingscroft Lane/Cocks Lane Bracknell. and Malt Hill Land between Brock Hill Contributes to maintaining the openness of the landscape through helping to limit and Winkfield, south of the encroachment associated with incremental change of settlements on the periphery of the B10 A330 Church Road LC LC C LC LC C parcel, A parcel at risk from incremental change associated with built development on its western and northern edges, but also relative accessibility to the northern outskirts of Bracknell. Local sensitivity associated with the Winkfield Conservation Area. Land to the north of Contributes to limiting incremental change in a parcel which is relatively accessible but still Winkfield bounded by North largely rural in character. Evidence of some incremental urbanisation to the south west B11 LC LC C LC LC C Street, Crouch Lane and associated with Maiden’s Green and Winkfield, and north east associated with Winkfield Lane Cranbourne. Local sensitivity associated with the Winkfield Conservation Area. Land to the north of Contributes to containing both incremental and more substantial change associated with Cranbourne between B12 LC LC C LC LC C development at Cranbourne. At risk from incremental change associated with the expansion Crouch Lane, Drift Road of Cranbourne to the west, but also general land use change. and Winkfield Lane Land to the north of In combination with adjacent Green Belt in Windsor & Maidenhead, contributes to B13 Cranbourne between Drift LC LC C LC LC C maintaining the openness of the land in this vicinity. Part of the containment of Cranbourne, Road and Winkfield Road although there is the clear boundary of Drift Road. Land to the south east of Helps to limit incremental development on the periphery of the parcel associated with the Cranbourne between North B14 LC LC C LC LC C dispersed settlement of Cranbourne. At risk from incremental change associated with the Street and the A330 Hatchet expansion of Cranbourne to the west, but also general land use change. Lane 3 Appendix B: Bracknell Forest Strategic Parcel Assessment Parcel Commentary on overall strategic function Sprawl Merger Encroachment Historic Towns Regeneration Overall Land to the south east of Contributes to Green Belt purposes through preventing encroachment into open countryside, Winkfield between the A330 complementing the wider Green Belt to the north of Ascot and north east of Bracknell, and B15 Pigeonhouse Lane, LC LC C LC LC C maintaining the overall openness of the parcel and the integrity of its land use pattern. Braziers Lane and Forest Row Land to the north of Contributes to Green Belt purposes through preventing encroachment into open countryside, Woodside, west of Mounts B16 LC LC C LC LC C complementing the wider Green Belt to the north of Ascot, and maintaining the overall Hill, east of the A330 openness of the parcel and the integrity of its land use pattern. Hatchet Lane Land to the east of Contributes to Green Belt purposes through preventing encroachment into open countryside, Woodside and Cheapside complementing the wider Green Belt to the north of Ascot, and maintaining the overall B17 between the B383 LC LC C LC LC C openness of the parcel and the integrity of its land use pattern. Sunninghill Road and Windsor Great Park Land to the south of Contributes to Green Belt purposes through preventing encroachment into open countryside, Woodside, between the complementing the wider Green Belt to the north of Ascot, and maintaining the overall B18 B3034 Lovel Lane, the A332 LC LC C LC LC C openness of the parcel and the integrity of its land use pattern. Windsor Road and the A330 Hatchet Lane Land to the south east of Contributes to Green Belt purposes through preventing encroachment into open countryside, B19 Woodside, south west of the LC LC C LC LC C complementing the wider Green Belt to the north of Ascot, and maintaining the overall B383 Sunninghill Road openness of the parcel and the overall integrity of its land use pattern. Land to the north of North Forms an important part of the separation of Bracknell and North Ascot, notwithstanding Ascot between Locks Road development around the periphery of the parcel. Potentially very significant pressures for B20 SC SC LC LC LC SC and Forest Ride incremental change on its eastern and western fringes, notwithstanding domination of land use by Mill Ride golf course. Land to the west of North The narrowness of the gap between Ascot and Bracknell at this point means that the role of Ascot, bounded by the Green Belt is critical in maintaining a sense of separation, notwithstanding the developed B21 B3017 Priory Road to the SC SC LC LC LC SC character of the parcel to the south. Potentially very significant pressures for change across west and the A329 London the parcel. Road to the south B22 Land top the south of North SC SC LC LC LC SC The narrowness of the gap between Ascot and Bracknell at this point means that the role of Ascot bounded by the A329 Green Belt is critical in maintaining a sense of separation, notwithstanding the high degree of 4 Appendix B: Bracknell Forest Strategic Parcel Assessment Parcel Commentary on overall strategic function Sprawl Merger Encroachment Historic Towns Regeneration Overall London Road to the north, visual enclosure afforded by woodland.