North Lodge Farm, Forest Road Hayley Green, Warfield

Design & Access Statement North Lodge Farm, Forest Road Hayley Green, Warfi eld

FOREST ROAD

Reserved Ma� ers Planning Applica� on April 2021 Contents

1.0 Introduc� on 4.0 Design Process 1.1 The purpose of this document ...... 4 4.1 Objec� ves ...... 28 1.2 Site loca� on ...... 4 4.2 Ini� al pre-applica� on discussions ...... 28 1.3 Planning background ...... 5 4.3 Pre-applica� on submission ...... 29

2.0 The Exis� ng Site & Context 5.0 Proposals 2.1 Site descrip� on ...... 8 5.1 Design Concept ...... 32 2.2 Site photographs ...... 10 5.2 Layout ...... 34 2.3 Local context...... 12-14 5.3 Amount ...... 36 2.4 Topography ...... 15 5.4 Scale ...... 38 2.5 Ecology ...... 16 5.5 Access ...... 40-45 2.6 Flood Risk ...... 16 5.6 Appearance ...... 46-55 2.7 U� li� es ...... 17 5.7 Landscape strategy ...... 54 2.8 Trees ...... 18 5.8 Drainage strategy...... 56 5.9 Crime preven� on and community safety ...... 57 3.0 Design Framework 5.10 Inclusiveness - access for all ...... 57 3.1 Introduc� on ...... 20 5.11 Sustainability ...... 58 3.2 Na� onal Planning Policy Framework ...... 20 3.3 The Na� onal Design Guide ...... 20 6.0 Conclusion 3.4 Local planning policy ...... 21 6.1 Conclusion ...... 62 3.5 Other design guidance ...... 21 3.6 Site constraints ...... 22 3.7 Site opportuni� es ...... 24 3.8 Site access ...... 26

2 Team

Applicant and Planning Consultant: Vanderbilt Homes Tel: 01494 685930 www.vanderbilthomes.co.uk

Architect: OSP Tel: 01252 267878 www.osparchitecture.com

Landscape Consultant: ACD Environmental Tel: 01666 825646 www.acdenvironmental.co.uk

Drainage and Transport Consultant: Odyssey Tel: 01256 331144 www.odysseyconsult.co.uk

Arboricultural Consultant: Greengage Tel: 0203 544 4000 www.greengage-env.com

North Lodge Farm, Forest Road, Hayley Green, Warﬁ eld | Design & Access Statement 3 Strong foundati ons Vanderbilt Homes was founded in 2004 in the Oxfordshire market town of Woodstock. We have grown substanti ally since then, building homes across the South-East. Our rapid growth and relentless focus on quality has cemented our reputati on as one of the leading independent housebuilders in and around the Home Counti es.

Our Vision Our vision is to put excepti onal quality at the heart of every home. From the highest standards of design and fi nish to the excepti onal level of customer service we provide, our enti re focus is on creati ng the perfect homes for our customer.

Examples of Vanderbilt’s previous projects

4 1.0 Introducti on

1.1 The purpose of this document 1.2 Site locati on 1.3 Planning background

North Lodge Farm, Forest Road, Hayley Green, Warﬁ eld | Design & Access Statement 5 1.0 Introducti on

1.1 The Purpose of this Document This Design & Access Statement has been prepared in accordance with the requirements of This Design & Access Statement has been the The Town and Country Planning (Development prepared by OSP Architecture for Vanderbilt Management Procedure) (England) Order 2015 Homes to accompany a reserved matt ers planning as amended and The Nati onal Design Guide applicati on for the development of land at North (September 2019). Lodge Farm, Forest Road, Hayley Green, Warfi eld to accommodate 19 dwellings. The Nati onal Design Guide sets out the three cross-cutti ng themes for good design from the In accordance with the outline applicati on, the NPPF (character, community and climate) and proposed site layout will provide: from that 10 characteristi cs that work together, in more detail, to create well-designed places, • 19 new high quality family homes, 4 of nurture and sustain a sense of community and which are aff ordable housing (21%). positi vely address environmental issue aff ecti ng the climate. • Vehicular and pedestrian access from Forest Road. This statement sets out the analysis of the existi ng site and context, evoluti on of the design and the • Retenti on of existi ng trees and hedges proposed concept for the development of the site. on the boundaries.

W E

Site context plan (not to scale)

6 1.2 Site Locati on 1.3 Planning Background The applicati on site is located adjacent to the An outline applicati on (ref: 17/00656/OUT) for eastern boundary of the sett lemen at Hayley “the residenti al development of 19 no. dwellings Green and lies approximately mid-way between (including aﬀ ordable housing) including Warfi eld and Winkfi eld Row. It is approximately associated access, open space and landscaping 2.5km north of Bracknell Town Centre. following demoliti on of existi ng buildings, The site lies on the western edge of The Limes structures and hardstanding” residenti al close, on Forest Road, between the was approved in April 2019. All matt ers were juncti ons with Strawberry Hill to the west and reserved except access. Hayley Green Road to the east.

W E 64.2m S N F O R E S T R O A D 0 10m 20m

W E 0.852 Ha Total Site Area

S El Sub Sta Boundary Details 1 Application Site Boundary Line

Ownership Boundary

North Lodge Farm 4

T H E L I M E S

Site locati on plan (1:1,250)

REV. DATE REVISIONS: BY STATUS: North Lodge Farm, Forest Road, CLIENT: Vanderbilt Homes PROJECT: A 22/04/21 Boundary revised RPO Hayley Green, Warfield

SCALE: 1:1250 (A4 ORIGINAL) DRAWING: Site Location Plan Planning architecture planning masterplanning Broadmede House, Farnham Business Park, DRAWN: PG Weydon Lane, Farnham, Surrey GU9 8QT. 20041 S101 A [email protected] www.osparchitecture.com DATE: 29.01.2021 Tel: 01252 267878 O'Keefe Scanlon Limited. Company Registration No. 2878091 This drawing may be scaled or cross referenced to the scale bar for planning application purposes only. Do not scale for any other purpose, use figured dimensions only. Subject to site survey C COPYRIGHT EXISTS ON THE DESIGNS AND INFORMATION SHOWN ON THIS DRAWING and all necessary consents. All dimensions to be checked by user and any discrepancies, errors or omissions to be reported to the Architect before work commences. This drawing is to be read in conjunction with all other relevant materials. OS Licence No. 100007327 8 2.0 Existi ng Site & Context

2.1 Site descripti on 2.2 Site photographs 2.3 Local context 2.4 Topography 2.5 Ecology 2.6 Flood Risk 2.7 Uti liti es 2.8 Trees

North Lodge Farm, Forest Road, Hayley Green, Warﬁ eld | Design & Access Statement 9 2.0 The Existi ng Site & Context

2.1 Site Descripti on

The site covers an area of approximately The site comprises a single dwellinghouse with 0.96ha (2.37 acres) and is located within the associated buildings and ground from which administrati ve boundary of Bracknell Forest the current owner runs his landscape business, Council. with adjacent farm buildings and an area of The wider landscape consists of farm land, with undeveloped land. the town of Bracknell to the south and the small The area encompasses a mix of nati ve and non- villages of Newell Green to the west and Winkfi eld nati ve tree and shrub species both within and Row to the east. Directly to the west of the site is directly adjacent to the site boundary. These tree a small lake within the grounds of Westmorland and vegetati on areas include groups of trees, Park. hedges and grouped vegetati on.

W E ❶ ❷

S Forest Road ❺

❸ ❹ The Limes The

❻

Westmorland Park

Existi ng site aerial photograph

10 1. Forest Road 2. Forest Road

3. Werstern access towards existi ng house

4. Eastern access 5. Forest Road

Existi ng site aerial photograph 6. Westmorland Park

North Lodge Farm, Forest Road, Hayley Green, Warﬁ eld | Design & Access Statement 11 2.0 The Existing Site & Context

2.3 Local Context The site sits within the north eastern edge of The area has a generous ‘green’ character with Bracknell and is characterised by dwellings set both Westmorland Park and Hayley Green Wood back from the road with off street parking and nature reserve providing a generous planted established trees and hedgerows. Predominantly backdrop to the site and buffer to the late 20th post-war housing has developed along the century housing estates and Tesco superstore of routeway of Forest Road and the housing pattern the adjoining north eastern edge of Bracknell. has grouped around the junctions with Hayley Green and The Limes. Hayley Green properties are characterised as two storey red brick semi- detached properties and the recent development along The Limes can be characterised as two storey detached dwellings with a blend of bricks and occasional flint panels.

1. The Limes 2. The Limes

3. The Limes

12 4. Forest Road 5. Forest Road

6. Hayley Green 7. Westmorland Park

8. Forest Road 9. Forest Road

10. Forest Road 11. Forest Road

North Lodge Farm, Forest Road, Hayley Green, Warfield | Design & Access Statement 13 2.0 The Existi ng Site & Context

2.4 Topography The site falls gradually from 66.7m AOD in the south eastern corner to 62.2m AOD in the north western corner a fall of 4.5 metres.

65.45 65.39 65.34 65.28

65.18 65.10

64.99

64.82 65.45 65.54 64.71 65.34 65.51 65.53 64.62 65.24 ASPHALT 65.52 64.53 65.18 N 65.14 64.41 65.14 64.29 65.06 64.14 64.86 63.96 64.91 N TOP OF TREE 76.67 64.93 65.00 W E 63.82 64.71 63.59 64.61 64.74 63.32 64.53 64.68 63.01 64.47 64.60 S 64.43 TP 64.43 64.72 65.14 64.46 62.63 64.54 64.04 65.05 64.24 64.51 62.26 F O R E S T R O A D 64.02 64.11 0 5m 10m 64.35 DITCH 64.03 64.09 64.23 DITCH 61.90 PR HT:1.3M 64.03 63.83 64.16 64.16 64.23 63.83 61.53 63.95 64.72 W E 63.79 63.63 63.98 64.12 64.12 64.97 TREE 64.70 61.21 64.07 63.78 64.51 SPR:3m 64.74 63.85 64.17 DIA:0.25m 63.41 63.74 PIPE TREE 60.91 64.06 63.78 64.49 MULTI BOLE 64.18 TREE HT:16m SPR:4m 63.12 SPR:5m 63.61 TP DITCH 63.38 63.43 64.13 SPR:5m 64.62 64.61 DIA:0.35m Boundary Details 64.22 TREE DIA:0.4m 63.07 63.31 63.29 63.44 64.09 TREE DIA:0.4m HT:18m SPR:3m HT:10m 63.09 63.11 64.28 SPR:5m HT:16m 64.62 62.67 63.24 64.06 DIA:0.25m DIA:0.4m DENSE VEGETAION TREE 62.74 PIPE 63.03 63.05 65.13 64.21 Application Site 62.92 HT:12m 64.20 64.22 HT:14m SPR:4m 62.38 IL:63.55 DITCH PR HT:1.3M 64.31 64.51 ASPHALT PIPE 62.81 IC TREE 64.16 64.87 DIA:0.4m Boundary Line 62.85 CL:63.53 64.12 64.19 TREE 63.00 62.66 PR HT:1.3M HT:18m 62.05 IL: 62.29 SANDBAGS 63.86 SPR:4m 64.15 62.51 CB 2.15M SPR:2m 61.84 62.81 PR HT:1.3M DIA:0.4m 62.38 62.94 63.67 TOP OF TREE:74.84 DIA:0.5m Ownership 61.57 HT:15m MULTI BOLE S 62.13 62.20 62.71 62.95 63.92 63.45 63.87 64.16 TREE HT:10m TOP OF TREE 79.99 61.31 DITCH TREE 64.00 SPR:4m Boundary 61.98 TREE CB HT:2M 62.10 62.27 63.13 TREE TREE SPR:3m 64.98 DIA:0.4m RS 61.96 SPR:6m SPR:4m TREE 64.67 61.08 61.81 62.77 BRICK 63.03 SPR:5m SPR:5m DIA:0.3m HT:17m 61.58 61.77 DIA:0.45m DIA:0.5m SPR:4m 60.89 TP 62.42 HT:2M BRICK DIA:0.2m DIA:0.2m TREE TREE HT:8m 64.51 TOP OF TREE 81.02 60.69 61.60 62.26 HT:15m SPR:5m HT:16m DIA:0.3m 64.57 TREE DITCH 62.21 HT:2M HT:10m HT:10m SPR:6m 64.47 62.70 DIA:0.5m 63.82 HT:10m 64.32 64.49 TREE SPR:5m PIPE 62.09 62.53 62.71 DIA:0.45m 61.90 62.98 HT:16m SPR:5m TREE DIA:0.25m 61.51 STUMP HT:15m 64.04 62.12 STUMP TREE DIA:0.6m TREE SPR:2m HT:8m 61.86 CB 1.8M DIA:0.3m DIA:0.3m 63.02 TREE 63.69 64.08 SPR:5m 61.93 GATE SPR:5m 63.21 63.97 HT:16m DIA:0.25m 62.92 PR 1.2M GATE SPR:10m DIA:0.2m DIA:0.5m HT:8m 64.85 61.80 62.70 62.87 DIA:1m 63.11 CONIFER HT:10m 63.21 HT:18m SPR:3m 62.88 HT:20m 64.72 Electric Sub Station 62.84 SHED 1 DIA:0.35m GRAVEL HT:9m 64.80 TREE 62.90 62.97 63.08 65.57 SPR:9m 62.86 62.95 64.08 64.33 64.91 STUMP DIA:0.4m 63.16 64.85 DIA:0.9m 62.80 62.88 62.90 64.53 HT:12m 63.03 64.70 62.81 64.98 62.84 65.60 65.78 CB HT:2M MULTI BOLE 62.85 64.87 62.45 62.98 61.81 SPR:5m 63.00 65.56 GRAVEL 63.57 STUMP DIA:1m 63.26 63.98 STUMP 65.96 DIA:0.35m DIA:0.25m STUMP HT:9m 65.45 DIA:0.6m 64.08 64.28 65.03 65.93 63.67 64.68 65.50 64.80 65.76 65.18 65.17 62.26 63.03 SHED 65.02 64.94 62.97 TREE 65.09 UNMADE GROUND TOP OF TREES 78.99 SPR:5m 62.03 65.04 65.44 DIA:0.6m STUMP'S HT:9m DIA:0.25m GRASS 63.42 63.57 TRACK 65.01 63.72 65.53 MULTI BOLE 64.07 64.97 SHED 64.28 64.70 SPR:3m 64.96 DIA:0.25m 61.74 65.16 HT:10m 63.80 65.29 65.04 TREE 64.06 65.69 SPR:3m 65.92 65.80 DIA:0.25m 65.30 63.60 63.80 64.17 65.35 65.29 HT:9m UNMADE / UNEVEN GROUND 65.33 65.20 65.85 66.34 TREE 65.46 SPR:3m 61.95 62.50 65.45 DIA:0.25m 63.04 63.21 HT:9m 62.95 66.17 61.23 65.50 63.71 66.48 64.52 64.87 65.53 62.38 66.13 65.67 62.16 65.58 66.14 63.25 64.23 64.29 65.50 65.75 63.88 61.68 64.09 65.60 65.79 62.76 63.70 64.67 65.48 66.11 64.66 65.53 TREE PR 1M STUMP TREE TREE SPR:3m DIA:0.5m GRASS 62.83 TP 65.90 SPR:3m SPR:3m DIA:0.4m 65.69 DIA:0.35m DIA:0.3m 65.63 66.08 HT:18m 63.90 HT:18m HT:18m 63.97 VEGETATION 62.80 64.13 61.84 64.09 65.40 66.21 64.71 66.18 TOP OF TREES 85.34 64.68 62.54 63.22 64.25 65.76 65.96 66.20 TREE 64.73 SPR:3m BOL 64.25 64.59 66.23 64.91 66.04 66.33 DIA:0.3m 63.95 65.14 HT:18m 62.15 66.12 62.38 62.90 65.75 T H E L I M E S 65.69 65.88 62.82 65.84 65.78 65.89 65.56 TREE SPR:3m 61.76 62.76 65.37 65.20 66.15 65.85 STUMP STUMP DIA:0.35m 62.80 63.95 64.85 DIA:.3m DIA:0.5m HT:18m 62.89 65.02 65.06 UNMADE / UNEVEN GROUND 63.68 65.68 66.07 63.05 65.80 66.05 61.67 FALL 65.90 65.6270.75 65.66 65.82 65.33 TREE 62.79 63.02 64.97 65.26 65.37 SPR:7m DIA:0.6m HT:14m 62.80 EAVE 62.14 TOP OF TREES 82.38 DENSE VEGETAION 62.57 64.32 MH 65.86 CL:62.20 65.14 65.81 65.94 62.31 65.72 61.77 63.25 RIDGE 65.51 65.64 BOL 72.02 TREE 62.76 RIDGE SPR:1.5m RIDGE 72.02 62.84 71.95 65.23 DIA:0.3m TOP OF TREES 81.68 HT:4m EAVE 65.31 65.27 TREE G.I.A. 65.95 SPR:4m 64.93 65.17 DIA:0.25m 61.66 62.85 65.83 HT:12m 66.25 63.62 65.97 GRASS 65.81 4 65.87 GRASS 65.28 EAVE 65.55 65.63 GRASS 65.47 70.76 POST 65.91 PR HT:1.1M 65.17 POST 65.57 65.99 65.58 62.22 65.36 65.42 63.07 ACO DRAIN POST 64.14 65.35 DENSE VEGETAION 65.36 62.82 64.24 61.80 65.25 62.78 64.04 65.33 62.34 62.59 65.96 63.99 65.41 61.86 63.72 64.04 CONCRETE 65.89 61.72 63.58 TREE 64.24 65.75 63.42 63.75 64.05 SPR:4m 62.84 PR 1.2M 63.32 65.15 TREE DIA:0.3m 63.82 64.47 HT:12m 63.23 63.67 SPR:4m 63.57 64.72 65.98 DIA:0.2m BOL 62.87 63.52 65.27 66.15 66.27 61.99 63.37 64.07 64.22 HT:9m 63.18 63.84 63.50 66.82 64.29 65.87 PR HT:1.3M 62.78 63.24 EAVE RIDGE TP SPOIL HEAP 62.89 63.09 67.53 GRAVEL TRACK 65.80 63.00 66.75 64.26 66.10 EAVE 62.04 63.81 63.60 64.92 65.54 DP 64.30 65.87 66.07 66.26 62.36 62.76 69.07 DP DP 63.56 64m² 64.97 62.70 RIDGE STEPS 64.96 62.51 62.62 64.62 66.37 63.23 63.38 69.03 66.39 BARBED WIRE 62.11 69.02 RIDGE 64.32 RIDGE G.I.A. GRAVEL 63.05 63.37 66.30 62.18 69.04 63.87 64.29 RIDGE 66.77 BUILDING MATERIALS / RUBBLE 64.96 67.71 62.91 EAVE 67.48 EAVE 65.22 62.73 64.94 67.18 EAVE EAVE 64.16 67.60 66.17 62.11 GRASS 63.47 153m² STEPS EAVE 65.91 63.34 63.95 64.73 63.84 66.75 GRASS 63.04 63.22 63.77 62.18 70.06 STEPS 63.33 66.75 EAVE IC 64.98 RIDGE G.I.A. CL:64.25 69.05 EAVE GRASS 66.38 EAVE EAVE 63.37 64.39 67.52 BRICK 63.00 63.09 63.13 64.30 EAVE 63.09 63.04 68.99 GU 66.97 HT:1.5M 69.04 63.12 65.36 58.64 63.34 64.34 EAVE 58.64 EAVE 64.68 65.43 62.35 63.05 IC 64.49 64.72 62.89 62.96 62.97 64.64 66.04 62.20 63.35 CL:63.52 62.84 62.92 63.38 64.15 BUILDING MATERIALS 62.57 63.74 /RUBBLE EAVE 68.95 63.15 63.52 63.92 62.47 IC 65.31 65.44 62.47 62.95 CL:64.34 66.42 62.39 BRICK 64.69 DP 63.17 63.35 64.76 62.31 HT:2M CONCRETE 62.11 62.24 62.92 64.47 64.66 CL:63.16 63.31 63.39 62.48 62.52 62.14 GATE 62.49 63.56 65.13 62.38 64.35 65.29 62.32 63.41 63.59 71.98 63.52 64.15 65.57 65.97 58.63 62.26 63.42 64.77 66.30 66.37 VEGETATION 62.96 RIDGE IC 65.98 62.55 63.41 EAVE 63.60 63.92 66.49 58.62 63.38 63.56 63.74 65.30 66.44 WOODCHIP 62.95 335m² 65.96 64.40 EAVE CB 1.8M 62.70 69.00 65.63 65.94 62.87 TREE 62.96 EAVE 63.61 62.47 SPR:1.5m 67.16 69.05 66.77 GRAVEL TRACK G.I.A. RIDGE 63.92 RIDGE EAVE 62.53 62.54 DIA:0.25m DP 64.15 64.33 64.76 HT:4m GU GU SV 65.36 65.64 GU 63.14 CL:64.26 65.42 66.31 62.81 63.17 63.63 62.33 DP 63.20 66.94 66.75 62.17 63.02 64.32 GU RIDGE CB 1.8M EAVE 66.69 63.64 GRASS 63.07 63.04 63.15 63.19 63.78 64.45 64.60 66.27 62.23 GRASS 68.94 64.32 66.18 EAVE 63.17 29m² 65.81 58.60 63.05 63.19 67.80 STORE 65.20 62.32 63.13 RIDGE 63.68 58.64 63.06 66.52 64.55 64.88 CHLK 1.8M 62.22 EAVE BUILDING MATERIALS / RUBBLE 63.05 63.59 62.56 62.58 63.09 63.19 DP 63.66 G.I.A. 63.73 64.84 TOW 60.08 63.15 GU 62.90 GATE STEPS 64.30 BUILDING MATERIALS / RUBBLE SLABS 63.14 66.02 64.28 62.55 62.61 63.65 63.72 64.34 62.18 63.10 63.28 EAVE 63.57 65.49 66.06 63.15 CB 1.8M 65.83 63.26 GRASS PATH 62.92 63.20 63.55 63.77 65.91 62.50 62.59 SLABS 62.23 63.06 63.06 63.60 64.15 62.58 STEPS 63.49 64.29 62.42 63.13 63.29 63.39 63.43 62.47 62.51 63.04 63.18 64.28 62.48 62.89 63.32 64.06 64.85 65.69 58.58 62.20 62.50 MH GU 65.60 63.21 64.76 CB 1.8M CL:63.13 64.04 TIMBER 64.28 MH MULTI BOLE 58.62 62.56 CL:63.09 IC SHED SPR:3m 64.01 IC DIA:0.6m 62.21 CL:64.05 CL:64.05 66.08 64.03 64.21 HT:5m 65.21 64.02 64.04 IC 63.97 CL:64.05 64.08 SLABS 64.06 64.78 64.04 64.02 64.33 63.13 64.05 64.27 64.26 65.89 64.42 64.04 62.79 62.47 64.05 VEGETATION 62.87 GRASS 64.58 CB 1.8M 64.05 IC 62.38 HOT 64.05 62.41 64.12 CL:64.06 TUB 64.18 65.03 62.28 63.13 63.10 SWIMMING POOL GRASS 64.15 58.58 64.01 TOW 60.09 62.97 63.08 62.32 64.12 58.63 64.01 62.74 TIMBER 64.02 64.15 63.08 GRASS 64.01 64.04 64.01 63.99 62.79 63.09 PATH 64.00 64.01 63.99 60.10 62.15 CB 1.8M 62.90 64.08 63.08 PR 1.1M 63.73 VEGETATION 63.85 58.64 62.95 62.37 62.62 62.82 SHRUBS 58.64 62.20 63.04 PR 1.1M LAKEBED 56.56 57.19 62.67 62.69 62.87

62.37 PR 1.1M 62.45 WATERLINE VEGETATION On 12/10/16 62.19 62.31 PATH 62.14 62.32 PR 1.1M 57.19 TOW 60.10 62.18 58.63 62.03 58.68 PR 1.1M

22m²

REV. DATE REVISIONS: BY REV. DATE REVISIONS: BY REV. DATE REVISIONS: BY STATUS: Topographical survey North Lodge Farm, Forest Road, CLIENT: Vanderbilt Homes PROJECT: A 22/04/21 Boundary revised and area of buildings labeled RPO Hayley Green, Warfield

SCALE: 1:200 (A1 ORIGINAL) DRAWING: Existing Site Survey Planning architecture planning masterplanning Broadmede House, Farnham Business Park, DRAWN: PG Weydon Lane, Farnham, Surrey GU9 8QT. 20041 S102 A [email protected] www.osparchitecture.com DATE: 04/02/21 Tel: 01252 267878 C COPYRIGHT EXISTS ON THE DESIGNS AND INFORMATION SHOWN ON THIS DRAWING This drawing may be scaled or cross referenced to the scale bar for planning application purposes only. Do not scale for any other purpose, use figured dimensions only. Subject to site survey and all necessary consents. All dimensions to be checked by user and any discrepancies, errors or omissions to be reported to the Architect before work commences. This drawing is to be read in conjunction with all other relevant materials. OS Licence No. 100007327 O'Keefe Scanlon Limited. Company Registration No. 2878091 14 Tree Constraints Plan showing existing layout against BS5837:2012 tree categories & Root Ref. 25 Hornbeam coppice Ref. 23 Goat willow Protection Areas

Ref. 24 Sweet chestnut Ref. 26 Sycamore Ref. 28 Cherry

B 00.01 Ref. 27 Sycamore Ref. 29 Cherry Ref. 20 Sycamore Example -Canopy extent - patterned Ref. 21 Sycamore Ref. 22 Goat willow Ref. 14 Sycamore Ref. 16 Sycamore line Ref. 17 Hornbeam Ref. 19 Sycamore -Category key - coloured Ref. 30 Sweet chestnut Ref. 18 Hornbeam Ref. 31 Silver birch stem Ref. 15 Beech Ref. 13 Willow Ref. 32 Sycamore -BS5837:2012 calculated Ref. 8 Leyland cypress Ref. G11 2.5 Trees root protection area - red

Ref. line showing root incursion A 00.01 1KEY Ref. 10 Red oak -Tree No. - tag

Ref. 9 Hornbeam Category A Ref. 6 Silver birch The majority of the trees within the site are on or Ref. G2 Trees of high quality with an estimated remaining life close to the site’s boundary. The trees along Forest expectancy of at least 40 years. Ref. 5 Hawthorn Road contribute to the amenity and character of

Ref. 4 Common Ash Hayley Green and will be maintained protected Category B as far as possible together with the trees that are Trees of moderate quality with an estimated Ref. 7 Hedge covered by a TPO (Tree Preservation Order) . remaining expectancy of at least 20 years.

The proposedRef. G3 access point will require the removal Ref. 35 Lime Ref. Ref.36 Lime 37 Lime Category C Ref. 38 Lime Trees of low quality with an of some trees, but these are not protected. The estimated remaining life expectancy of at least 10 access arrangementsRef. 39wereLime approved through the years, or a stem diameter below 150mm. outline planning applicationRef. 40 Horse chestnut (ref: 17/00656/OUT).

Category U Trees in such a condition The proposed site layout plan later in this that they cannot realistically be retained as living trees in document shows how the trees around the edges the context of the current Ref. 3 Corkscrew hazel land use for longer than 10 of the site can be accommodated and protected as years. Ref. 41 Sycamore part of the scheme. Hedges and Groups with coloured hatch showing category. Those in red are to be removed to Ref. 45 Leyland cypress (castlewellan gold) facilitate the Ref. 42 SycamoreRef. 44 Sycamore Ref. 43 Sycamore development.

Ref. G8

Ref. G1 Tree Constraints Plan showing Ref. G8 existing layout against BS5837:2012 tree categories & Root Ref. 25 Hornbeam coppice

Ref. 23 Goat willow Ref. G9 Protection Areas

Ref. 24 Sweet chestnut Ref. 26 Sycamore Ref. 28 Cherry B 00.01 Ref. 27 Sycamore Ref. G5 Ref. 29 Cherry Ref. 20 Sycamore Example -Canopy extent - patterned Ref. 21 Sycamore Ref. 22 Goat willow Ref. 14 Sycamore Ref. 16 Sycamore line Ref. 17 Hornbeam Ref. 19 Sycamore -Category key - coloured Ref. H2 Ref. 30 Sweet chestnut Ref. H2 Ref. 18 Hornbeam Ref. 31 Silver birch stem Ref. 15 Beech Ref. 13 Willow Ref. 32 Sycamore -BS5837:2012 calculated Ref. 8 Leyland cypress Ref. G11 root protection area - red

Ref. line showing root incursion A 00.01 1 Ref. 10 Red oak -Tree No. - tag Ref. G5 Ref. 2 Willow Ref. 9 Hornbeam Category A Ref. 6 Silver birch Ref. G2 Trees of high quality with Ref. G4 an estimated remaining life expectancy of at least 40 years. Ref. G6 Ref. 5 Hawthorn

Ref. 4 Common Ash

Category B Trees of moderate quality with an estimated Ref. 7 Hedge Ref. 1 Willow remaining expectancy of at least 20 years.

1 North Lodge FarmRef. G3 TCP DV01.dwg25/05/16 Ref. 35 Lime Ref. Ref.36 Lime 37 Lime Category C Ref. 38 Lime Trees of low quality with an estimated remaining life No. Draft Date expectancy of at least 10 Ref. 39 Lime years, or a stem diameter below 150mm.

Ref. 40 Horse chestnut

Ref. G10

B 00.01 Category U Trees in such a condition that they cannot realistically be retained as living trees in the context of the current Ref. 3 Corkscrew hazel land use for longer than 10 years.

Ref. 41 Sycamore

Ref. H1 Hedges and Groups with coloured hatch showing 64 Great Suffolk Street category. Those in red SE1 0BL are to be removed to Ref. 45 Leyland cypress (castlewellan gold) facilitate the Ref. 42 Sycamore 1:250 Ref. 44 Sycamore development. Tel: 0203 544 4000 Ref. 43 Sycamore

4m 0 4m 8m 12m 16m 20m Ref. G8

Project Name and Address

A 00.01 Ref. G1 Site Redevelopment of Ref. G8 North Lodge Farm 533 Forest Road

Warfield, Berkshire Ref. G9 Ref. G5 RG42 6DD Ref. H2 Ref. H2

Ref. G5 Ref. 2 Willow

Ref. G4

Ref. G6 Project Sheet North Lodge Farm 1 of 1 Date Ref. 1 Willow 13/04/2017 1 North Lodge Farm TCP DV01.dwg25/05/16

Scale No. Draft Date

Ref. G10

.01

B 0

Ref. H1 64 Great Suffolk Street SE1 0BL 1:250 Tel: 0203 544 4000

4m 0 4m 8m 12m 16m 20m

Project Name and Address

.01

A 00 Site Redevelopment of North Lodge Farm 533 Forest Road Warfield, Berkshire RG42 6DD

Project Sheet North Lodge Farm 1 of 1 Date 13/04/2017 Existing tree constraints plan Scale

North Lodge Farm, Forest Road, Hayley Green, Warfield | Design & Access Statement 15 2.0 The Existi ng Site & Context

2.5 Ecology An Ecological Assessment of the site was submitt ed as part of the Outline applicati on. The • Through the introducti on of buildings report concluded that the proposed development: to the site creates the potenti al for incorporati on of arti fi cial nest boxes • Is considered to present no risk of that would further increase nesti ng bird signifi cant indirect adverse impacts on interest. The proposed development surrounding nature conservati on sites is expected to have a benefi cial eff ect due to surface water run off . through increased opportuniti es for bird nesti ng. • Will have no signifi cant adverse direct ecological eff ects on noteworthy habitat • Is expected to have no signifi cant or vegetati on. adverse impacts on local repti le populati ons. • Has limited potenti al to adversely aff ect roosti ng bats. Incorporati on of bat boxes has the potenti al for a benefi cial Conditi ons 5 and 6 of the Outline consent require impact on bat roosti ng in the locality. the producti on of a Landscape and Ecological • Through implementati on of a landscape Management Plan (LEMP) and also a scheme of design scheme that includes a variety of biodiversity enhancements to be submitt ed as part tree, shrub and grassland elements will of any subsequent reserved matt ers applicati on. have the potenti al for benefi cial eff ects of increasing the bat foraging potenti al for the site.

19 Individual tree/shrub

Individual tree/shrub

Ornamental shrub plantingOrnamental shrub planting

HH Lawn HH Lawn Tall ruderal

Disturbed ground and Tall ruderal tall ruderal

Rubble and debris heaps Disturbed ground and Vehicle access and hard tall ruderal standing areas

Individual buildings Rubble and debris heaps PB Paved areas and hard landscape Vehicle access and hard Development site boundarystanding areas SB SB Buildings: Individual buildings SB HH – Hen houses PB PB – Pole Barn Paved areas and hard SB – Stable Block GB – Garden House landscape MH – Main House MH HE – House Extension Development site boundary HE GB SB SB Buildings: SB Figure One HH – Hen houses North Lodge Farm, Warfield PB – Pole Barn Habitat SurveySB – Stable Plan Block October 2017GB – Garden House MH – Main House MH HE – House Extension Outline applicati on habitat survey plan HE GB

16 Figure One North Lodge Farm, Warfield Habitat Survey Plan October 2017