Chartered Surveyors

Your Ref 46040/JC 6 Grosvenor Street London Rebecca Lord Our ref W1K 4DJ Environmental and Leisure Department Tel 020 7896 8000 Fax 020 7896 8001 Bracknell Forest Borough Council www.driversjonas.com Time Square Market Street Bracknell RG12 1JD

20 January 2006

Dear Rebecca

Bracknell Town Centre Outline Planning Application Application Reference: 04/01129/OUT Development Plan Policies PE1i and PE1ii

On behalf of our client, Bracknell Regeneration Limited Partnership (BRP), please find enclosed a copy of a report prepared in accordance with David Elvin QC's advice to Bracknell Forest Borough Council in relation to the anticipated use of its CPO powers under Section 226 of the Town and Country Planning Act 1990 (as amended).

The information set out in the report is provided to the Council in order to assist its assessment of the town centre redevelopment proposals against Proposals PE1i and PE1ii of the BFBC Local Plan. It does not form part of BRP's outline planning application (OPA) documentation. It has been prepared for the separate purpose of informing any future exercise by the Council of its CPO powers.

If you have any questions please contact Julia Chowings (020 7896 8098) or Katie Fawn (0207 896 8115) at Drivers Jonas.

Yours sincerely

DRIVERS JONAS [email protected] Tel: 020 7896 8098 Fax: 020 7896 7911

C H Armon-Jones FRICS C R Davies MRICS M J Cuthbert MRICS D Green MCIOB P C Parnell MRICS O E L Saunders MRICS M Underwood MRTPI R D Jones FRICS N T Grice MRICS M W Elliott MRICS L Oliva MRICS S N Peers MRICS J C Pearson M Lodge FRICS J R Walley FRICS J S Milward MRICS MRTPI R W Smith G C Stock MRTPI G P Copeland ACA Partnership Secretary: J J Maguire FRICS R G Pike MRICS M J Young FRICS A J Bell MRICS J B Buchanan FRICS P J Gidman MRICS G A Thalassinos FCIS E J de Burgh Sidley FRICS R A Owen MRICS P D R Bickerstaff FRICS S R Fawcett MRICS I W T Lochhead FRICS P M McArthur MRICS M A Jones FRICS J D Adams MRICS E M Bray MRICS S R Burt MRICS M G Francké MRTPI I K Southall FRICS Consultants: R Joyce FRICS MRTPI M E Hull MRICS A G Russell MRICS B J Fallows MRICS D J Murdoch FRICS B D Thompson MRICS J F D Williams FRTPI FRICS A R Lomax MRICS T W Martin CEng MICE N S Taylor MRICS MRTPI A J P Bamford MRICS C R Baldwin MRICS M S West CEng P G Lewis FRICS G M Fryer MRICS C R Pane MRICS J R W Bulley MRICS J M Bodley MRICS A M Fuller MRICS P J Pickavance MRICS W A Black FICE H S Richards FRICS A S Ramsay MRICS G Cardin MRTPI A C J Harman MRICS E-J Glenn MRTPI B J Crichton MRICS C Bushell MCIOB N J Shepherd FRICS R G Petty MRICS R A Colley MRICS D R Mayes MRICS M P McChesney MRICS J C G Evans MRICS M E D de Styrcea FRICS S C Lynch MRICS G M Aucock MRICS A B Mace MRICS B G Thomson MRICS P M Morris S Hing MRICS R G De Barr FRICS G M Bunting MRTPI R P Wilkinson MRICS A R Lander MRICS J F Pargeter MIStructE A Kubski MRICS

London h Paris h Frankfurt h Birmingham h Manchester h Glasgow h Edinburgh 1 January 2006 FINAL REPORT

BRACKNELL REGENERATION LIMITED PARTNERSHIP

OUTLINE PLANNING APPLICATION BRACKNELL TOWN CENTRE REGENERATION APPLICATION REF: RG1204/00129/OUT

REPORT ON THE DELIVERY OF COMPREHENSIVE DEVELOPMENT LOCAL PLAN PROPOSALS PE1i AND Pe1ii

JANUARY 2006

10/2618493_1 1 January 2006 FINAL REPORT

OVERVIEW By way of background, Bracknell Regeneration Limited Partnership (BRP) submitted an application for outline planning permission (the OPA) to regenerate Bracknell Town Centre through a mixed use redevelopment scheme in November 2004. The OPA was prepared in partnership with Bracknell Forest Borough Council (BFBC) as a significant landowner in the town centre. This report sets out a clear statement in relation to following matters: • That the most significant phase of development to be delivered pursuant to the outline planning permission, “BRP Development A”, will deliver the principal infrastructure, public realm and other improvements thereby securing the framework for the comprehensive development of Bracknell Town Centre in accordance with Proposals PE1i and PE1ii detailed in the Council’s Adopted Local Plan 2002; and • "BRP Development A" will not inhibit the development of the individual other elements situated within Proposal areas PE1(i) and PE1(ii) delineated by the adopted Local Plan by leaving expensive infrastructure to be provided which makes those developments unviable. These matters are material to the determination of the planning application by BFBC in accordance with the requirements of Section 38(6) of the Planning and Compulsory Purchase Act 2004. In order to demonstrate these matters, this report is arranged in the following sections: (1) Background – the need for regeneration of the town centre (Appendix 1); (2) A description of "BRP Development A" phase of the regeneration of the town centre, its relationship to the outline planning permission, and the public interest in securing the implementation of the scheme (Appendix 2); (3) An explanation of the compliance of the scheme with the development plan and other relevant policies (Appendix 3); (4) An explanation of how the delivery of "BRP Development A" will relate to the delivery of other elements permitted by the outline planning permission (Appendix 4); (5) An explanation of the mechanism to secure delivery not only of the development of new properties but the infrastructure, public realm and other elements of the outline masterplan permission which have to be provided by BRP Development A to ensure that the remaining elements of the scheme to be built either by BRP or other landowners are able to come forward without having to fund main infrastructure elements (Appendix 5); (6) An explanation of how "BRP Development A" will – (a) Have a positive effect on the rest of the town centre and provide encouragement for other developments under the outline permission. This is demonstrated by drawing on the experience of other recent town centre regeneration schemes elsewhere in the UK (Appendix 6); (7) Evidence to demonstrate that "BRP Development A" will not create difficulties or additional financial burdens for individual site owners seeking to bring forward later elements of the overall scheme. Such additional elements would be part of the comprehensive solution for the town centre able to meet the requirements of development plan policy (Appendix 7).

10/2618493_1 2 January 2006 FINAL REPORT

APPENDIX 1 Background – The Need for Regeneration of the Town Centre It is well recognised by both planning policy, and planning decisions in relation to previously proposed schemes for the redevelopment of Bracknell Town Centre, that there is a clear need for the regeneration of the town centre. A summary of the relevant references documenting this recognition is set out in the Table below:

Relevant Document Reference to Need for Regeneration

Bracknell Forest Borough Para 3.12 BFBC aims to enhance the viability and vitality of Bracknell Town Centre by promoting the town centre as Council Local Plan the most appropriate location for major retail development (January 2002)

Bracknell is identified as a failing town centre, with its Para 3.26 status as a shopping centre steadily declining over recent year. Parts of the built environment have become unattractive which has highlighted the fact that there is an

urgent need for regeneration. For example, the town centre has a limited range of land uses, a poorly developed evening economy, and although being accessible has some pedestrian routes and open spaces which are unappealing.

To secure sustainable development, create an evening Para 3.34 economy and enhance town centre vitality and viability there needs to be an encouragement of mixed use development, the provision of new housing development

and the retention (and expansion) of key town centre uses in Bracknell Town Centre.

Para 9.7 The redevelopment of land in the northern sector of Bracknell Town Centre, which is allocated for comprehensive mixed-use development, offers the single largest key element to bring about the rejuvenation and regeneration of Bracknell Town Centre sought by Policy E1 of the local plan. The Borough Council seeks mixed

use development, that may include redevelopment, refurbishment and townscape enhancements, which will strengthen and improve the retail area, add to town centre diversity, improve environmental quality and strengthen

the vitality and viability of the town centre.

Para 9.16 The redevelopment of land at the south of Bracknell Town Centre is allocated for a comprehensive mixed use development which shall include a public transport

10/2618493_1 3 January 2006 FINAL REPORT

Relevant Document Reference to Need for Regeneration interchange and make provision for public open space. This will contribute to the environmental enhancement of this area, an improved approach to the Town Centre from the south and the rejuvenation and regeneration of Bracknell Town Centre sought by Policy E1 of the local plan.

Berkshire Structure Plan Para 3.13 The Structure Plan states that by 2016 Bracknell will be a culturally self-confident centre, hosting a wide range of (September 2005) shopping and leisure facilities. It will be home to a number of major national and international companies and will be a place where new businesses can easily grow and be located. Accessibility will be increased by connections

to Heathrow as well as improved links to London and other areas. The town centre will be rebuilt which is easily reached by public transport and enabling a good standard of short-term access by car. The new town centre will contain expanded shopping, leisure and office employment, as well as a major housing element. Policy S1 The narrative to this policy on Bracknell acknowledges poor choice of comparison-shopping; failure to keep pace with other centres. Opportunities exist for significant redevelopment for comparison, convenience and specialist shopping, as well as incorporating a greater variety of town centre activities, to improve the service to its existing catchment and to benefit from any improvements in communications.

Bracknell Town Centre SPG Section 2 This section of the SPG sets out a description of Bracknell Masterplan (July 2002) today which clearly identifies the need for regeneration of the town centre: - There has been relatively little development and improvement in the town centre since the 1960s. The result is a mix of uses, and an urban environment and architecture that do not inspire confidence, meet modern requirements, or match current aspirations. (2.1.2) - Bracknell town centre does not serve the local community well in terms of shopping and leisure facilities. The existing shopping area is too small, and many of the individual shop units do not meet modern specifications.(2.1.3) - With the exception of The Point, the town centre is under-provided in what it has to offer local residents, workers and visitors in terms of modern leisure facilities such as restaurant, bars and cafes. (2.1.3)

10/2618493_1 4 January 2006 FINAL REPORT

Relevant Document Reference to Need for Regeneration

- There is little to attract people to the town centre after office/shopping hours, so there is little evening activity (2.1.3) - There has been relatively little development of modern business space within the town centre. As a result much of the space built in the 1960's is outdated and does not meet modern business requirements. This is threatening the role of the town centre as a location for successful, modern economic activity (2.1.6) - Bracknell town centre lacks a focus for community activities. Many of the existing facilities are inadequate. (2.1.7) - The relative lack of new investment and development in the town centre since the 1960s has resulted in a slow deterioration in the quality of the environment and a failure to meet modern aspirations and requirements. (2.2.1) - Within the Ring is a large pedestrianised area. In this area, pedestrians clearly have priority. However, the overall environmental quality is considerably poorer than it could be. Many of the buildings are run-down, particularly in the Broadway area, and there are few modern buildings of townscape merit (2.2.3) - Many of the streets and public spaces within the town centre are of poor quality. Few of the public spaces are animated by adjoining active uses. The key routes and public spaces remain below the quality found in thriving town centres.(2.2.4)

Bracknell Town Centre Retail There has been a longstanding recognition that a need exists to improve retailing in Bracknell. This requirement Study (February 2002) culminated in two large proposals for redevelopment and regeneration schemes which in March 2001 were refused by the Secretary of State, in part, due to the scale of the proposals and the lack of clear support in regional policy.

Bracknell Forest accordingly resolved to commission a

retail study to ensure that future proposals are of a size appropriate to the needs of the town.

Section 3 Section 3 sets out an overview of the history of regeneration proposals for Bracknell Town Centre

10/2618493_1 5 January 2006 FINAL REPORT

Relevant Document Reference to Need for Regeneration highlighting the long-standing recognised need for the regeneration of the Town Centre. Paragraphs 4.24 to Paragraphs 4.24 to 4.28 of the Study provide a summary 4.28 of Adopted Local Plan policies supporting the regeneration of the town centre. Paragraphs 6.1 to 6.41 Paragraphs 6.1 to 6.41 set out a critical examination of conventional PPG6 considerations of floorspace, land use, rents and yield, along with an assessment of the physical quality of the environment within which shopping takes

place, accessibility to and within the centre. At the end of this section the conclusions of the qualitative need assessments are set out which highlight the need for the regeneration of the Town Centre. Section 9 Section 9 sets out a summary and conclusions which were produced to be fed into a Masterplan that was being prepared separately for the Council, to plan for the regeneration and enhancement of Bracknell Town Centre. It states that despite attempts to improve the streetscape the quality of the centre creates a poor overall environment for shoppers. There is also a limited provision of shops and other facilities such as cafes and bars to create strong attraction. The study showed that Bracknell performs relatively poorly compared to competing centres and loses a large proportion of trade from the town centre and hinterland to Reading, Camberley and elsewhere. Other centres such as Maidenhead, Staines and Woking, which are broadly comparable, all attract a greater proportion of trade. In short there is considerable leakage of trade from the town centre. Shoppers who use the town centre have mixed views on the attractiveness and retail provision it provides. A survey of retailers not represented in the town identified that they have a poor perception of Bracknell in terms of size and poor environmental quality, and that should the town centre be enhanced the majority would consider taking space in the town. It is concluded that there is a significant need for additional comparison goods retail floorspace to serve Bracknell. This will address the substantial inadequacies of the town centre so that shoppers can be attracted back to shop in Bracknell instead of shopping elsewhere.

10/2618493_1 6 January 2006 FINAL REPORT

Relevant Document Reference to Need for Regeneration

Bracknell Town Centre Retail The analysis tests the “impact” implications of the SPG Impact Analysis (May 2002) Masterplan scheme upon the vitality and viability of other nearby centres. Section 2 is a detailed description of Bracknell town centre and its catchment area. It concludes that the centres in the catchment are relatively healthy. With the exception of Camberley, none have major comparison goods shopping development commitments.

Applications by Legal & Decision Para 27: "[The Secretary of State] …accepts that there is General Assurance Society Ltd 01/03/01 a need for redevelopment and regeneration in Bracknell Town Centre which would both improve and increase the and Bracknell Regeneration Trust – previous proposals to retail provision……" redevelop Bracknell Town "The Secretary of State has already accepted that Centre Bracknell needs a significant amount of investment in the town centre." Decision Para 28: "…. [the Secretary of State] accepts that there is a need for redevelopment and regeneration in Bracknell 8/5/2001 Town Centre which would both improve and increase the retail provision…."

10/2618493_1 7 January 2006 FINAL REPORT

APPENDIX 2 A description of the first phase of the regeneration of the town centre, its relationship to the outline planning permission, and the public interest in securing the implementation of the scheme

1. "BRP DEVELOPMENT A" AND ITS RELATIONSHIP TO THE OUTLINE PLANNING PERMISSION 1.1. "BRP Development A" would deliver the comprehensive framework for the regeneration of the Town Centre as prescribed by the Proposals PE1i and PE1ii set out in the Adopted Bracknell Forest Local Plan (January 2002) and Bracknell Town Centre Masterplan Supplementary Planning Guidance (SPG) (July 2002). In particular, "BRP Development A" comprises a series of interlinked phases comprising the majority of the new retail, leisure and civic buildings, public realm and transport improvements. 1.2. The remaining elements of the development proposed by the OPA relate to individual self- contained development sites. These sites are largely in separate ownership and are capable of being brought forward as discrete development sites. In fact, each of the site owners have expressed an intention to bring forward a development scheme for their site which is broadly in accordance with the OPA within the period anticipated for implementation of the entire regeneration scheme. 1.3. In summary, "BRP Development A" would deliver 38% of the total maximum floorspace proposed by the OPA in addition to a new bus station, significant public realm and highway infrastructure improvements which provide the essential framework for the comprehensive redevelopment of the Town Centre. Thirty percent of the remaining proposed floorspace would be delivered by third parties, whilst the other 32% would be delivered in response to future market demand by BRP. 1.4. The particular elements of the comprehensive redevelopment of the Town Centre that would be delivered by "BRP Development A" comprise: • 73,907sqm of the maximum retail floorspace proposed by the OPA. This would be delivered principally in the northern sector of the Town Centre but also includes a new food store to the south; • 2,500sqm of community/leisure floorspace in the northern sector of the Town Centre; • Delivery of 350 of the 1,000 total proposed residential units; • Relocation of the Council's offices, library and other civic facilities to the south of the Town Centre to create a new civic square to replace the existing Jubilee Gardens; • Relocation of the British Legion, the Police, and Magistrates Court to the west of the Town Centre; • A new and improved public realm throughout the Town Centre including High Street, Charles Square, Stanley Square, the pedestrian route via the new Jubilee Gardens civic square linking the railway station and Stanley Walk ("BRP Development A" will increase the total existing public realm in the Town Centre from 24,380sqm to 32,300sqm);

10/2618493_1 8 January 2006 FINAL REPORT

• Public transport improvements including the relocation of the bus station from the south of the Town Centre to the north west providing convenient access to the retail centre in the north; • Creation of new dedicated cycle and pedestrian routes improving the permeability and legibility of the town centre; • Inclusion of bus priority measures within the Town Centre; • Significant remodelling of the highway network in and around the Town Centre to change the balance of priority and reduce the adverse impact of vehicular traffic on the Town Centre; and • A program of junction modifications on corridors outside the town centre to mitigate traffic impacts. 2. THE PUBLIC INTEREST IN SECURING THE IMPLEMENTATION OF "BRP DEVELOPMENT A" 2.1. The delivery of "BRP Development A" is in the public interest in that it secures the following benefits for the Bracknell community and other users and visitors to the town centre in accordance with the objectives of relevant planning policy and guidance: • A quality town centre environment with ease of access by a range of means of transport. Specifically, the enhancements would include: - New and refurbished buildings and enhanced public spaces; - An enhanced series of public spaces which upgrade the links and routes through the centre - A new retail and leisure centre to the north of the town centre; - An enhanced pedestrian and cycle environment including clear and convenient links between the centre and surrounding areas by breaking down existing barriers to movement such as The Ring and High Street car park; - An enhanced civic focus based on a re-invigorated Jubilee Gardens; • An improved retail offer enabling Bracknell to meet the shopping and leisure needs and expectations of its local community; • Engender a sense of pride in Bracknell Town Centre and a new sense of place and identity; • Create a sustainable community including provision of new homes in the town centre; • Improve access to services and opportunities in life within the town centre; and • Improve transport systems and promote sustainable transport including enhanced walking, cycling and bus links to and within the town centre to reduce the current unsustainable shopping travel patterns. 2.2. Appendix 3 to this Report demonstrates in more detail that the delivery of "BRP Development A" is in the public interest in that it secures the framework for the comprehensive development of the town centre. In particular, the comparison of "BRP Development A" against the structural elements detailed in the SPG Masterplan shows that all of the significant infrastructure for the town centre (ie the bus station, civic uses, public realm, transport enhancements) would be delivered by "BRP Development A".

10/2618493_1 9 January 2006 FINAL REPORT

APPENDIX 3 An explanation of the compliance of the scheme with the development plan and other relevant policies

See attached tables prepared by Drivers Jonas

10/2618493_1 10 APPENDIX 3 An explanation of the compliance of the scheme with the development plan and other relevant policies National Planning Policy and Guidance

POLICY POLICY THE SCHEME REFERENCE

PPS1 Delivering Sustainable Development: The scheme proposes a comprehensive mixed use PPS 1 sets out the Government’s overarching planning policies on the delivery of development in Bracknell Town Centre. sustainable development through the planning system. The proposals will provide a high quality public realm The key objectives of PPS1 is to ensure that planning makes a positive difference to and architecture which will link into existing town people’s lives. There is a requirement for it to help to deliver homes, jobs, better centre uses leading to a vibrant and viable centre. opportunities for all, whilst protecting and enhancing the natural and historic environment, The proposals include a sustainable energy centre as well as conserving the countryside and open spaces. PPS1 also states that this needs to to serve the proposed development. Individual be done within a pro-active process, operating in the public interest through a system of buildings will seek to maximise energy efficiency. plan preparation and control over the development and use of land. BRP has appointed a world class design team to PPS 1 sets out a number of key principles which need to be taken into consideration to ensure that the spatial planning and design potential achieve sustainable development, which is a core principal underpinning planning: Social of the town centre is maximised. cohesion and inclusion, protection and enhancement of the environment, prudent use of natural resources, sustainable economic development, integrating sustainable development The scheme therefore accords with this policy. in development plans. It also highlights the importance of spatial planning, design and community involvement.

PPG2 Green Belts The OPA proposes a town centre regeneration and redevelopment. The proposals do not encroach on PPG2 sets out the Government’s general intentions of Green Belt policy; reaffirms the the Greenbelt. specific purposes of including land in Green Belts; gives policy a more positive thrust by specifying objectives for the use of land in Green Belts; confirms that Green Belts must be The scheme accords with this policy. protected; and maintains the presumption against inappropriate development within Green Belts.

Green Belts have the fundamental aim to prevent urban sprawl by keeping land permanently open for recreational, aesthetic, conservation, and agricultural and forestry related uses.

There is a presumption against inappropriate development in the Green Belt. This applies to new buildings, re-use of buildings, mining operations and other development, and the use of

1 POLICY POLICY THE SCHEME REFERENCE green belts for park-and-ride facilities.

PPG3 Housing The residential element of the scheme will deliver a range of housing types and tenures within the town The Government’s objective is that everyone should have the opportunity of a decent home centre in response to local housing needs as agreed and that there should be greater choice of housing that does not reinforce social with BFBC. distinctions. There is an emphasis on creating mixed communities, assessing housing needs, and providing affordable housing. There is also recognition for the need to provide The residential element of the scheme promotes the sustainable housing, which is put forward through the idea of re-using urban land and objectives of sustainable development in that the buildings, linking housing with public transport, and creating mixed-use developments. It is proposed housing will be located within the town also noted that effective monitoring is essential to the strategy of maintaining an adequate centre, on previously developed land, and will have supply of land and buildings for housing and to enable its managed release. excellent links with public transport. The provision of residential units will go some way to meeting the Council’s housing targets.

The scheme therefore accords with this policy.

PPG4 Industrial, commercial development and small firms The mixed use nature of the development will regenerate Bracknell Town Centre which is widely PPG4 sets out the Government's key aims to encourage continued economic development acknowledged as being in decline. in a way, which is compatible with its stated environmental objectives. Therefore economic growth and a high quality environment have to be pursued together. The development will provide both economic growth and a high quality environment. Up-to-date and relevant plans are essential if the development needs of commerce and industry are to be met, and reconciled with demands for other forms of development and for The OPA is accompanied by an Environmental the protection of the environment. Development plans should give industrial and commercial Statement which considers the impact of the developers and local communities greater certainty about the types of development that will development on the retained urban form. or will not be permitted in a given location. Other matters that are also covered by this policy guidance includes mixed uses, conservation and heritage, re-use of urban land, The scheme accords with this policy. environmental assessment, and the imposition of conditions.

PPS6 Planning for Town Centres The scale and nature of the proposed development PPS6 sets out the Government’s key objectives to promote vitality and viability of town is in accordance with the Town Centre's role and function as set out in the regional and local planning centres in terms of planning for the growth and development of existing centres as well as promoting and enhancing them. policy.

A range of town centre uses apply to the policy statement, which include: retail; leisure, It has been demonstrated by the retail impact entertainment facilities, and sport and recreation uses; offices, both commercial and of analysis which has informed the proposals that the

2 POLICY POLICY THE SCHEME REFERENCE public bodies; and the arts, culture and tourism. It also states that housing will also be an scheme will have an acceptable impact on the important element. vitality and viability of other centres within the catchment including Wokingham. The approach to achieving positive planning for town centres focuses on promoting growth and managing change in town centres, defining a network and hierarchy of centres, and The scheme delivers the objectives of sustainable adopting a pro-active, plan-led approach through regional and local planning. It also goes development by focusing regeneration in Bracknell on to discuss the importance of promoting high quality design, making efficient use of land, Town Centre. site selection and land assembly. In terms of site selection and land assembly there are a range of sub-sections associated with this which involves assessing the need for development, identifying the appropriate scale of development, applying the sequential test, assessing impact, and finally ensuring that locations are accessible.

PPG8 Telecommunications The ES which accompanies the OPA demonstrates PPG8 sets out planning policy on telecommunications, including: technical limitations, that any impacts that the scheme may have on discussions and consultation, environmental considerations, and health considerations. telecommunications will be mitigated by appropriate measures where necessary.

PPS9 Biodiversity and Geological Conservation The scheme promotes the conservation and PPS9 sets out the Government’s objectives for planning in order to conserve and enhance enhancement of England's biological diversity by biological diversity in England, with a broad aim that planning, construction and focusing development within the existing designated town centre and enhancing and improving the regeneration should have minimal impacts on biodiversity and enhance it wherever possible. existing public realm.

The policy statement proposes that planning should promote sustainable development; Wildlife within the town centre is limited. Therefore the proposals will have a negligible impact on conserve, enhance and restore the diversity of England’s wildlife and Geology; and that it should contribute to rural renewal and urban renaissance. For example there is a need for existing habitat within the Town Centre development plan policies and planning decisions to be based upon up-to-date information BFBC has carried out an Appropriate Assessment to about environmental characteristics of their areas; and they should aim to maintain, and inform an assessment of the application in relation to enhance, restore or add to biodiversity and geological conservation interests. the requirements of the Habitat Regulations. The PPS9 makes reference and gives guidance about various designations that sites are given appropriate assessment demonstrates that the OPA proposals will not in themselves adversely affect the at an international, regional and local level, that need to be taken into consideration when considering planning matters and decisions. integrity of habitates protects under the Regulations. However, although any effects arising from the development are not at a level which would give rise to any adverse impact, BRP have proposed measures which will preclude the possibility of the development contributing (with other proposed developments) to an overall effect which might

3 POLICY POLICY THE SCHEME REFERENCE conceivably have an adverse impact upon protected habitats.

PPS10 Planning for Sustainable Waste Management The scheme includes proposals for sustainable waste management. PPS10 sets out the Government’s objectives for waste, so as to protect human health and the environment by producing less waste and by using it as a resource wherever possible.

The policy statement refers to how planning has a positive role to play in delivering sustainable waste management through the development of appropriate strategies for growth, regeneration and the prudent use of resources; and by providing sufficient opportunities for new waste management facilities of the right type, in the right place, at the right time.

PPG13 Transport The scheme is in accordance with the Government's The Government is committed to a transport policy which is integrated with land-use objectives in relation to the achievement of sustainable transport. This is demonstrated by the planning, with and between different types of transport, with policies for the environment, and with policies for education, health and wealth creation. This PPG outlines how the Transport Assessment submitted in support of the planning system can help to deliver an integrated transport policy. OPA. The Transport Assessment analyses the improvements in terms of modal shift and For instance by shaping the patterns of development by influencing location, scale, density sustainable trip patterns that will be delivered by the and mix of land uses, planning can help to reduce the need to travel so that people can OPA proposals safely and efficiently access jobs, shopping and leisure facilities by public transport, walking and cycling to reduce the need to travel, especially by car. To deliver these objectives planning authorities need to actively manage the pattern of urban growth by including such matters in the preparation of RPG, when preparing or amending development plans, and in determining planning applications.

Transport interchanges; maximum parking standards, parking controls and charges, park and ride schemes and traffic management are all discussed as ways to manage travel demand. Planning conditions, planning obligations and travel plans are put forward as a pro-active approach to implementing planning policies on transport.

PPG15 Planning and the Historic Environment Bracknell Town Centre does not lie within a This PPG outlines Government advice with regards to the identification and protection of Conservation Area. There are 5 listed buildings within the Development Site and the OPA proposals historic buildings, conservation areas, and other elements of the historic environment, and explains the role of the planning system in their protection. include design principles which secure the preservation and enhancement of these buildings The first part of this PPG explains the role of planning system, whereby it recognises that and their settings.

4 POLICY POLICY THE SCHEME REFERENCE

there needs to be a balance between sustainable economic growth and protecting and enhancing the environment. It explains this in relation to development plans, development control, listed building controls, conservation areas and transport and traffic management.

Part two deals with identifying and recording the historic environment, and the upkeep and repair of historic buildings, as well as churches and the Ecclesiastical Exemption.

PPG16 Archaeology and Planning The Environmental Statement submitted with the OPA proposals identifies that that there is limited This PPG sets out the Government’s policy on archaeological remains on land and advises archaeological merit within the Development site and how these remains should be preserved or recorded both in an urban and countryside locality. The proposals accord with this policy setting, and how they should be handled under both the local plan and development control system. Explanation is also given for the discovery of archaeological remains during development.

PPG17 Sport and Recreation The scheme significantly enhances the existing open PPG17 main objective is to provide guidance in relation to the assessing needs and space in the town centre. opportunities for open space, sport and recreation, and describing the role of the planning The provision of additional open space for sport and system in safeguarding an adequate supply of open space and facilities for sport and recreation will be negotiated as part of a Section 106 recreation. Agreement.

The guidance states that the planning system plays an important role to ensure that existing open space, sports and recreational buildings and land should not be built on unless an assessment has been undertaken which has clearly shown the open space or the buildings and land to be surplus to requirements. Where open spaces and sports and recreational facilities are of high quality, or of value to the local community, they should be recognised and given protection by local plan policies. Where they are of poor quality or under-used local authorities should seek opportunities to improve their value. Alternatively, development of open space, sports or recreational facilities may provide an opportunity for local

authorities to remedy deficiencies in provision. Also, when local authorities are considering planning applications situated on open land, there is a need to weigh the benefits being offered to the community against the loss of the open space.

The final section of the guidance provides information when planning for new areas of open space and sports and recreational facilities in relation to various different situations such as: mixed use sport, recreation and leisure facilities, stadia and major developments, urban fringe areas, and rural areas.

5 POLICY POLICY THE SCHEME REFERENCE

PPS22 Renewable Energy The scheme demonstrates that the proposed development will promote energy efficiency and the PPS22 covers those energy flows that occur naturally and repeatedly from the environment – from the wind, the fall of water, the movement of the oceans, from the sun and also from use of renewable energy sources. the biomass.

The Government has set a target to generate 10% of UK electricity from renewable energy sources by 2010, with an aspiration to double that figure to 20% by 2020. This policy statement sets out the principles that regional planning bodies and local planning authorities should adhere to in their approach to planning for renewable energy.

PPS23 Planning and Pollution Control The scheme is in accordance with the policies and PPS23 advises that any consideration of the quality of land, air or water and potential principles set out in this policy. impacts arising from development, possibly leading to impacts on health, is capable of being a material planning consideration. It also describes how the planning system plays a key role in determining the location of development which may give rise to pollution, and that the controls under the planning and pollution control should complement rather than duplicate each other.

Some of the mains themes which are described in this PPS are sustainable development, the precautionary principle, and national and international obligations, all of which need to be taken into consideration at various stages of the planning process such as in the production of development plans, pre-application discussion, and development control. This means that there is an expectation by the Government whereby RPBs and LPAs adopt a strategic approach to integrate their land use planning process with plans and strategies for the control, mitigation and removal of pollution, in possible and practical ways.

PPG24 Planning and Noise The ES submitted with the OPA for the scheme demonstrates that the proposals are acceptable in This PPG gives guidance to local authorities in England on the use of their planning powers to minimise the adverse impact of noise. terms of the considerations set out in this planning policy guidance. Where there is the potential for The main objective of the guidance is to outline the considerations to be taken into account adverse impacts in relation to noise, various when determining planning applications for noise-sensitive developments and for activities measures will be implemented to mitigate the impact that generate noise. It also explains noise exposure categories for residential development (eg during the construction phase). and recommends appropriate levels of exposure for different sources of noise. It also advises on the use of planning conditions in order to minimise the impact of noise.

There are six annexes which give guidance on noise exposure categories for dwellings, explain noise levels, provides information on the assessment of noise from different

6 POLICY POLICY THE SCHEME REFERENCE sources, gives examples of planning conditions, specifies noise limits and advises on the insulation of buildings against external noise.

PPG25 Development and Flood Risk The scheme accords with this policy. This PPG explains flood risk and how it should be considered at all stages of the planning and development process to prevent future damage to buildings and loss of life. It outlines how there needs to be action on sustainable development and precautionary basis, where climate change is taken in account. It was published in July 2001.

There is a need to consider flood-risk on a catchment-wide basis, so that new development is safe and not exposed to unnecessary flooding. It is also important that flood plains are used for their natural purpose and so protected from inappropriate development. The guidance also outlines how flood risk issues should be addressed at a regional level, in development plans, and in the consideration of planning applications.

A risk-based search sequence is introduced which gives priority to low risk sites and establishes a minimum standard of defence for new development, taking into account the likely effect of climate change.

Berkshire Structure Plan (Adopted July 2005)

Policy Policy BRP Development A Number

S1 (1) Major retail and key town centre leisure development will take place in the centres of the Major The nature and scale of the proposals are consistent Towns. The scale and nature of retail and leisure development will be consistent with the role of with the identified role and future strategy of the the centre, as set out in Schedule 1. centre.

Schedule 1 identifies the role of Bracknell Town Centre is to serve predominantly the residential The scheme accords with this policy. population of Bracknell town centre and immediately adjoining areas, such as Sandhurst and Crowthorne, along with a substantial population working in the town centre and its industrial areas. It currently provides mainly for their convenience shopping needs, with a relatively poor choice of comparison, convenience and specialist shopping.

It is noted that the town centre is not currently serving its catchment population well, due to the need for regeneration, and has filed to keep pace with other centres in the area in this respect. Opportunities exist for significant redevelopment for comparison convenience and specialist

7 shopping, as well as incorporating a greater variety of town centre activities, to improve the service to its existing catchment and to benefit from any improvements in communications: (a) between the town centre and its immediate residential and employment catchments and (b) with other parts of the Blackwater Valley.

Where Schedule 1 or other work related to the Structure Plan has identified a need for major new retail or leisure development, local plans should adopt the sequential approach in identifying suitable sites to accommodate this need

S1 (2) Development proposals will need to demonstrate that they will not, either by themselves or The Transport Assessment estimates the number of cumulatively with other developments and permitted schemes: trips that will be generated by the development. The Collier CRE Retail Analysis (2002) concludes that • Adversely affect the vitality and viability of other town centres; and/or there is a sufficient capacity in the catchment area for the proposals. Therefore the proposed development • Result in unacceptable increases in the numbers of car-borne shopping or leisure trips or will not adversely affect the vitality and viability of in their average length other town centres.

Where appropriate, developments will be expected to contribute towards improved access and The scheme accords with this policy. choice of transport to the centre, in accordance with Policies DP4 and T4

S1 Bracknell: The scheme accords with the function and scale of Schedule 1 development promoted by this policy for Bracknell Function and Scale: The town centre currently serves predominantly the residential population Town Centre Bracknell town and immediately adjoining areas, such as Sandhurst and Crowthorne, along with a substantial population working in the town centre and its industrial areas. It currently provides mainly for their convenience shopping needs, with a relatively poor choice of comparison, convenience and specialist goods.

Future Strategy: It is not currently serving its catchment population well, due to the need for regeneration, and has failed to keep pace with other centres in the area in this respect. Opportunities exist for significant redevelopment for comparison, convenience and specialist shopping, as well as incorporating a greater variety of town centre activities, to improve the service to its existing catchment and to benefit from any improvements in communications: (a) between the town centre and its immediate residential and employment catchments, and (b) with other parts of the Blackwater Valley.

T4 All development will take appropriate measures to offset any adverse effects it has for the Sustainable transport is promoted by the proposals. transport network. Development which generates a significant number of trips should include the The Transport Assessment provides further detail in promotion of sustainable alternative modes of travel to the private car and should take other steps relation to the compliance of the proposed if required to minimise the pressure on the transport network. development with this policy. The proposals clearly promote the use of alternative modes of transport to the private car by improving the ease and convenience of access to the town centre by public

8 transport, pedestrians and cyclists.

T5 Car parking will be planned so as to bring about a decrease in the rate of growth of car travel and The car parking management strategy for the town particularly in urban areas, achieve a decrease in the proportion of trips undertaken by car. The centre will include a charging structure designed to Councils will set maximum parking standards. discourage long term commuter parking in the town centre car parks.

Parking provision for the town centre is in accordance with the SPG Masterplan

E2 Subject to Policy E1, major employment development will only be acceptable if it: The scheme accords with this policy as set out in the environmental information provided to BFBC in May • Includes mitigation commensurate with its impact on the demand for housing, labour and 2005 pursuant to a Regulation 19 request made under skills; the EIA Regulations. • Achieves the objectives of high-quality urban areas contained in Policy DP5; and,

• Complies with policy T4.

EN8 Renewable Energy and Energy Conservation The scheme promotes renewable energy through a sustainable energy plant. Energy conservation is also 1. All forms of development will maximise the opportunity to incorporate current best practice promoted by the transport strategy in relation to the in energy efficiency and energy conservation into their design, layout and orientation. proposed development which aims to reduce travel by car and increase the use of sustainable alternative 2. Generation of energy from renewable resources should be considered, and implemented modes of travel. The principles of design which will wherever feasible, in all development proposals, provided that adverse impacts on govern the detailed design of the scheme promote landscape, biodiversity and local amenity are avoided. energy efficiency and conservation in terms of the 3. Development proposals for the generation of electricity and heat from renewable sources design, siting etc of the proposed new development. will be encouraged, provided that adverse impacts on landscape, biodiversity and local The scheme accords with this policy. amenity are avoided.

H6 Residential Density and Dwelling Mix The scheme accords with this policy in that it optimises the efficient use of brownfield land to Residential development will make efficient use of land. Generally, this will be achieved by provide an appropriate mix of housing to meet the encouraging developments in excess of 30 dwellings per hectare. However, in areas with good needs of the local community. public transport accessibility, or in areas where there are firm proposals to raise the level of accessibility to an acceptable standard, densities will be in excess of 50 dwellings per hectare. Schemes involving residential development will provide a variety of dwelling sizes and types.

Bracknell Forest Local Plan (January 2002)

9 Policy Policy BRP Development A Number

EN13 Water Quality As set out in the ES submitted in support of the OPA, the scheme is unlikely to adverse affect water quality. Where relevant, a material consideration in the determination of a planning application will be the effect of the proposal upon the quality of groundwater and the likely demand for water.

EN20 Design Considerations in New Development The design principles which will govern the detailed design of the proposed development embrace these In their determination of applications for planning permission, the Borough Council will have considerations as detailed in the planning application regard to the following considerations: documentation submitted in support of the OPA.

• Be in sympathy with the appearance and character of the local environment and appropriate in scale, mass, design, materials, layout and siting both in itself and in relation to adjoining buildings spaces and views.

• Retain beneficial landscape, ecological or archaeological features and, where reasonable, enhance these features

• Ensure that the design of the development promotes, or where necessary creates, local character and a sense of local identity.

• Provide adequate space for private use and visual amenity where appropriate

• Provide appropriate layout and design features to improve personal and general security, including natural surveillance of public spaces, including footpaths, roads and open space.

• Avoid the loss of important open areas, gaps in frontages and natural or built features (such as trees, hedges, walls, fences and banks) which it is desirable to retain.

• Not adversely affect the amenity of surrounding properties and adjoining area

• No be prejudicial to the proper future development of a larger area in a comprehensive manner.

EN21 Crime and Design The scheme will encourage public safety and crime prevention through design measures and the mix and A material consideration in the determination of planning applications will be public safety and distribution of uses which will include night-time uses crime prevention, especially with regard to the siting, design and layout of buildings and open and surveillance of public spaces. spaces, landscaping and lighting schemes. The scheme accords with this policy and will be further secured by detailed design measures which will be the

10 Policy Policy BRP Development A Number subject of reserved matters approval.

EN22 A material consideration in the determination of a planning application will be the provision of The proposed access arrangements take into account convenient access, parking spaces and facilities for people with disabilities. In assessing the type the requirements of the DDA as detailed in the Site and amount of provision, the Borough Council will have regard to their adopted “Design Standards Access Review submitted in support of the OPA. on Accessibility”

EN24 Public Art Public art will be provided as part of the scheme and secured through Section 106 planning obligations to A material consideration in the determination of a planning application concerning a major be agreed with the Council. development scheme will be the provision of public art. Regard will be had to the provision of new works of art and the contribution made by any such works to the appearance of the scheme and the character of the area.

EN25 Noise and Other Pollution The scheme accords with this policy as set out in the ES. Development will not be permitted if it would generate unacceptable levels of noise, smoke, gases, fumes, effluent, vibration, dust or other environmental pollution which would adversely affect the amenities of the occupiers of buildings, or persons using outdoor space. Neither will permission be granted in locations close to existing uses which generate incompatible levels of pollution, for uses vulnerable to these emissions such as houses, schools and hospitals.

E1 Development in Bracknell Town Centre BRP Development A delivers the framework for the comprehensive redevelopment of Bracknell Town Within Bracknell Town Centre the Borough Council will permit development, redevelopment and Centre and therefore the scheme is in accordance enhancements which: with this policy

• Add materially to, strengthen and improve the retail area, town centre diversity, environmental quality, vitality and viability; and

• Rejuvenate and regenerate those parts of the town centre characterised by poor townscape quality

Such development will be acceptable where it:

• Has no adverse consequences for the environment, road safety, transport infrastructure, travel demand, local labour and housing markets;

• Improves public transport services and pedestrian and cycle access/facilities

• Is of a design which would improve townscape quality and make a positive contribution to

11 Policy Policy BRP Development A Number urban distinctiveness

• Includes a mix of uses, especially those that would enhance the evening economy

• Provides new residential accommodation

• Provides for the retention of existing residential and other key town centre uses

• Has no adverse impact on the vitality and viability or present role of existing parts of the primary shopping area of the town centre; and

• Retains and enhances the settings of buildings of special architectural or historic importance

E5 Proposals for shopping development should generally be consistent with the role of each of the The redevelopment and regeneration of Bracknell centres. Bracknell Town Centre is identified as the only Major Town Centre in the Borough of Town Centre is consistent with the role of the centre Bracknell Forest. as prescribed by regional and local planning policy.

E6 Shopping The scheme is in accordance with this policy in that development is proposed within the existing town Shopping development will be acceptable except where the proposals would: centre; the quantum and nature of the development proposed will not adversely affect the viability and 1. On its own or with: vitality of other nearby shopping centres; and it will • existing development; or, enhance the environmental quality and amenity of the town centre for the local community. • sites with outstanding planning permission; or,

• development proposals promoted by this plan containing shopping provision

adversely affect the vitality and viability of other nearby shopping centres or parades; or

2. result in the loss of industrial, distribution or storage premises, residential accommodation, an important entertainment or leisure use or a net reduction in open space of public value; or,

3. create environmental, road safety, traffic generation or other problems

The Borough Council will apply a sequential test to proposals for retail development exceeding 500 sqm. Such development will be expected in the first instance to be located in the defined town centre of Bracknell.

12 Policy Policy BRP Development A Number

E7 Business Development in Shopping Areas The scheme accords with this policy.

The change of use of retail units to Class B1 Business Uses will not be permitted at ground floor level and the defined first floor levels in the Bracknell Town Centre retail area.

H1 New Residential Development All residential dwelling are proposed within Bracknell Town Centre. The environmental impacts have been Residential development will be permitted within the defined settlement boundaries except where assessed in the Environmental Statement and it would create environmental problems or result in inconvenience or danger on the public deemed acceptable. The scheme accords with this highway. policy

H7 Dwelling Types Dwelling types will be negotiated with BFBC in principle. This matter will be dealt with in detail under The Borough Council will require by condition or seek by agreement a variety of dwelling types reserved matters applications. within individual residential developments. The accommodation will include dwellings suitable for one or more of the following

• Small households;

• The elderly;

• People with disabilities.

And to meet needs associated with the Borough Council’s Community Care Plan.

H8 Affordable Housing The percentage of affordable housing provided in the scheme will be negotiated with BFBC and secured In taking account of the economics of provision and the relevant circumstances of the site, through the Section 106 Agreement. including its size and location, the Borough Council will either require by condition or seek by agreement the provision of an appropriate proportion of affordable housing on:

• In identified major housing allocations; and

• Other sites where development would result in a net increase of 25 or more dwellings or which are over one hectare in size irrespective of the number of dwellings

Where in either case the need to achieve a successful housing development can be met.

H14 Accessible Housing Details of the type of dwellings proposed will be covered in the submission of reserved matters. The Borough Council will require by conditions, or seek to enter into agreements that new

13 Policy Policy BRP Development A Number dwellings are accessible to all. A material consideration will be the even distribution throughout a development of dwellings designed, or capable of easy adaptation for access and occupation by wheelchair users.

M1 Traffic management and highway schemes The scheme accords with this policy in that the proposed transport improvements prioritise the needs Planning permission for highway schemes and, where required, for traffic management measure of pedestrians, cyclists and public transport and the will not be granted unless they give priority to the needs of pedestrians, cyclists and public principles of sustainable development and optimise transport and they would result in: traffic flows on the existing road network. • An improvement in safety for all users of the highway and/or a reduction in congestion; Furthermore, up to 3500 additional car parking spaces and are proposed by the OPA in accordance with the SPG Masterplan and cycle parking will be provided at a • The best use of the existing road network; and wide range of locations conveniently dispersed around the town centre. • The protection of the environment The Transport Assessment submitted in support of the OPA (November 2004) provides further details on the transport measures comprising the OPA proposals

M4 Highway measures expected in association with new development The scheme accords with this policy as set out in the Transport Assessment submitted in support of the Development which would result in a material increase in the use of the existing highway will not OPA (November 2004) be permitted unless appropriate pedestrian, cycling and public transport routes and facilities are provided and/or improved and any reasonably required highway works undertaken.

M5 Service Road Schemes Details in relation to the servicing of the scheme will be provided at the detailed design stage. Development will be expected to provide adequate off-street servicing provision

M6 Cycling and Walking As set out in the Transport Assessment, the scheme promotes safe and convenient access for cyclists and Development which does not provide or allow for safe, direct and well signed cycle and pedestrian pedestrians to and within the Town Centre routes both within the Borough, and to neighbouring districts and towns, will not be permitted. The Borough Council will seek to ensure by agreement that these routes and any appropriate facilities are available for use, or will require them by condition to be so, before the first occupation of the building(s). Provision for pedestrian and cyclists will be sought or required as part of road schemes and where planning permission is required in traffic management measures.

14 Policy Policy BRP Development A Number

M7 Access for people with disabilities The scheme is in accordance with this policy as illustrated in the Site Wide Access Review submitted The Borough Council will promote and negotiate access for all to, and the use of, highway and in support of the OPA (November 2004) footway networks, parking facilities and public transport networks and facilities.

M8 Public Transport The Transport Statement sets out details of the proposed improvements to public transport within the Development will not be permitted for proposals which pay insufficient regard to public transport Town Centre. The Scheme accords with this policy. and hence do not facilitate and promote its use. In particular development will not be permitted unless it includes one or more of:

• Improved links between transport modes

• Bus priority measures

• Safe and convenient access to the nearest bus stop and/or railway station.

M9 Vehicle and cycle parking Car parking provision is in accordance with the SPG Masterplan. Development will not be permitted unless satisfactory parking provision is made for vehicles and cycles. Cycle parking will be provided at a wide range of locations conveniently dispersed around the Town Centre.

The scheme accords with this policy.

R4 Provision of Open Space of Public Value BRP Development A enhances the quality of the existing public realm throughout the town centre whilst In the determination of planning applications for residential development on sites larger than one increasing the total space provided. hectare, the borough will require by condition(s) or seek by agreement the provision of 4.3 hectares of open space or public value per 1000 people. The scheme is in accordance with this policy.

SC1 Provision of services and community facilities The scheme will secure the objectives of this policy through the package of Section 106 obligations which Where development generates a directly related need for infrastructure, services or community are to be agreed with BFBC. facilities then, in the interests of comprehensive planning:

• Provision that is reasonably related in scale and kind to the development, shall be made by that development; and,

• Provision by the development may be on site or contributions may be made to the

15 Policy Policy BRP Development A Number provision of facilities elsewhere provided their location can adequately serve the development.

The timely provision of directly related infrastructure, services, and community faculties shall be secured by planning condition(s), the seeking of planning obligation(s) by negotiation and/or other agreement or undertaking.

Proposal Land in the northern sector of Bracknell Town Centre The scheme accords with this policy. PE1i Land in the northern sector of Bracknell Town Centre is allocated for comprehensive mixed use development.

Proposal The redevelopment of this site offers the single largest key element to bring about the rejuvenation The scheme accords with this policy. PE1i and regeneration of Bracknell Town Centre sought by Policy E1 of the local plan. The Borough (para 9.7) Council seeks mixed use development that may include redevelopment, refurbishment and townscape enhancements, which will strengthen and improve the retail area, add to town centre diversity, improve environmental quality and strengthen the vitality and viability of the town centre.

PE1i The Borough Council will promote a mixture of compatible town centre uses on this site that are The Urban Design Framework sets out a detailed (para 9.8) accessible by a range of means of transport including by cycle and on foot, and well served by vision for the redevelopment of the town centre. The public transport, and will strengthen the function and character of the town centre as a whole. New OPA broadly accords with the principles set out in this development should be integrated with the surrounding urban fabric and be well related to the document. adjoining retail areas. Development proposals should accord with the principles of the Urban Design Framework. These include a greater sense of identity, improved access into and through The scheme accords with this policy. the town centre, the enhancement of the quality of the public realm, an appropriate mix of uses and a flexible development form.

PE1i The site currently contains a large proportion of the town centre’s secondary retail area within the The key to the OPA is the creation of a new network of (para 9.9) shopping streets of Broadway and Crossway. The regeneration of this area should include the civic and public space which will link the town centre provision of retail floorspace that is well integrated with the existing retail core with the aim of together ensuring the existing retail core will integrate improving the vitality and viability of the town centre. New retail development should be consistent well with the new retail development to the north. with the retail floorspace parameters defined under Policy E1. Other specific requirements of development in this part of the town centre include the provision of an open and covered market The scheme will retain the market area, and provision area, replacement health centre and high quality public spaces and improved pedestrian links will be made for a replacement health centre, particularly between the town centre and Peel Centre. Improved links will also be provided between the town centre and Peel Centre.

The scheme accords with this policy.

16 Policy Policy BRP Development A Number

PE1i The Proposal PE1i site is a large area encompassing the entire northern part of the town centre BRP propose a comprehensive regeneration and (para 9.10) and has been derived in order to emphasise the Borough Council’s view that a comprehensive redevelopment of the whole town centre, inclusive of solution is required to solve the town centre’s problems. Accordingly, the Borough Council will both proposals sites PE1i and PE1ii. encourage comprehensive redevelopment proposals for the Proposal PE1i site. This should be complementary to the development of the Proposal PE1ii site since that site provides the best The OPA proposals deliver all of the objectives opportunity to establish a modern public transport interchange. Any prospective developer of the prescribed by Policy E1. Proposal PE1i site will be required to demonstrate to the satisfaction of the Local Planning Authority that their scheme would, together with the future development of Proposal Pe1ii site, be The scheme accords with this policy. capable of achieving the aims of Policy E1.

PE1i The proposed detailed disposition of land uses within Bracknell Town Centre and the traffic The OPA proposals accord with the SPG Masterplan (para 9.11) management matters, including car parking, are issues which will be addressed during the and are therefore in accordance with this part of the preparation of a Bracknell Town Centre Strategy. narrative to Proposal PE1i.

PE1i Development proposals that are piecemeal will only be permitted if the Borough Council is The scheme proposes the comprehensive (para 9.12) satisfied that the desired comprehensive development of the Proposal PE1i site and PE1ii site development of the town centre. BRP Development A would not be prejudiced and if the development proposals are consistent with the objectives of will deliver the framework for this comprehensive Policy E1. development and provide an effective catalyst for the full-scale regeneration and redevelopment of Bracknell Town Centre.

The scheme therefore accords with this policy.

PE1i The Red Lion Public House, the Bull Public House and 36 High Street are listed buildings. They All listed buildings within the town centre will be (para 9.13) are to be retained and their setting enhanced. retained and their settings enhanced by the scheme. The scheme accords with this policy

PE1ii Land at the south of Bracknell Town Centre The scheme proposes the comprehensive mixed-use development of this land including a new Jubilee Land at the south of Bracknell Town Centre is allocated for a comprehensive mixed-use Gardens. It therefore accords with this policy. development which shall include a public transport interchange and make provision for public open space.

17 Policy Policy BRP Development A Number

PE1ii The redevelopment of this site will contribute to the environmental enhancement of this area, an The scheme will result in the redevelopment of the (para 9.16) improved approach to the town centre from the south and the rejuvenation and regeneration of town centre, providing an enhanced public realm Bracknell Town Centre sought by Policy E1 of the local plan. The Borough Council seeks mixed which will integrate with the retained facilities. use development to accommodate a range of appropriate town centre uses which complement other development proposals in the town centre. The development will provide a truly mixed use development incorporating all appropriate town centre uses as set out in PPS6.

The scheme accords with this policy.

PE1ii The Borough Council will promote a mixture of compatible town centre uses on this site which The Urban Design Framework sets out a detailed (para 9.17) should include a replacement public transport interchange together with a significant amount of vision for the redevelopment of the town centre. The open space of public value, and which will strengthen the function and character of the town OPA broadly accords with the principles set out in this centre as a whole. New development should be integrated with the surrounding urban fabric and document. be well related to the adjoining retail areas. Development proposals should accord with the principles of the Urban Design Framework. These include a greater sense of identity, improved The scheme includes a replacement bus station on access into and through the town centre, the enhancement of the quality of the public realm, an Market Street. Bus services will provide a regular appropriate mix of uses and a flexible development form. service between the new bus station and the railway station. This alternative location was considered to be a preferred location by both BRP and BFBC responding to further design analysis and refinements to the masterplan.

The development will provide a high quality public realm by delivering a series of public spaces which provide an armature. Public spaces will be visually links to each other.

PE1ii The Borough Council will require that development proposals for this site to demonstrate The scheme secures the comprehensive mixed use (para 9.18) compatibility with development of the Proposal PE1i site and consistency with the aims of Policy development of the town centre, encompassing E1. Any retail floorspace to be provided within the Proposal PE1ii site should be well integrated Proposal Sites PE1i and PE1ii and the wider SPG with the existing retail core in order to improve the vitality and viability of the town centre. New Masterplan Site to create a vital and viable town retail development should be consistent with the retail floorspace parameters defined under Policy centre for its local community. E1. The key to the OPA is the creation of a new network of civic and public spaces which will link the town centre together. This will ensure that the remaining retail provision will integrate well with the proposed new retail units to the north of the town centre.

18 Policy Policy BRP Development A Number

The retail floorspace parameters are fully in accordance with Policy E1 together with the SPG Masterplan.

The scheme is in accordance with this policy.

PE1ii The site currently contains the town’s bus station and is adjacent to Bracknell railway station. The In response to further design analysis it has been (para 9.20) site is unique in being able to provide the opportunity for the establishment of a public transport agreed between BRP and BFBC that the most interchange. This should not be merely a replacement bus station, but wide-ranging facility appropriate location for the bus station is on Market embracing the adjacent railway station and providing pedestrian and cycleway links to the wider Street. A regular bus link will be provided between the footpath and cycleway network. The Borough council will expect this to be a key feature of any new facility and the railway station. development proposal. The scheme promotes convenient access and movement through the town centre by removing barriers to movement and by delivering comprehensive improvements to the highway, pedestrian, cycle and vehicular network.

PE1ii The site also contains Jubilee Gardens, the town centre’s major open space. The Borough council The scheme provides an armature of public realm, (para 9.21) regards this as a valuable asset and considers that the availability of an open space is important including a series of public spaces visually linked to to the successful regeneration of the town centre. The Borough Council will expect any one another. redevelopment proposal for this site to provide a suitable amount of replacement open space within the site or to secure its relocation to an appropriate site elsewhere in the town centre. The A civic focus will be provided in the south of the town replacement open space should be well integrated to the town centre and accord with the design centre around the relocated Jubilee Gardens. principles presented by the Urban Design Framework. The scheme is in accordance with this policy.

19 SPG Masterplan (adopted July 2002)

Section SPG Masterplan Objective BRP Development A

Vision To transform Bracknell Town Centre into a culturally self-confident centre that is mature, vibrant The OPA proposes a comprehensive mixed-use and truly mixed-use, hosting a wide range of shopping and leisure activities and is accessible to development which will effectively integrate the new all. development with the retained town centre uses. The creation of high quality architecture and public realm will link the town centre uses providing a viable and vibrant town centre

The scheme accords with this policy.

Key The Masterplan ‘key principles’ are: • The OPA proposes a major new shopping and Principles leisure facility which will effectively integrate with • New Uses & Activities - To promote a major new shopping and leisure development in a way the retained facilities. which supports and enhances the existing successful shopping areas • BRP are dedicated to providing a development of • A Quality Town Centre - To foster a distinctive identity for the town centre high architectural value which will foster a • Provide sustainable access to the town centre distinctive identity for Bracknell Town Centre. • To promote an energy efficient environment • The OPA proposes improved pedestrian and cycle access to the town centre together with an • To tackle the problem of microclimate through appropriate design. enhanced and subsidised public transport network.

• The OPA proposes a sustainable energy centre to serve the town centre. Individual buildings will also seek to maximise energy efficiency.

• BRP seeks to provide buildings of high architectural quality which will tackle the creation of microclimates.

The scheme accords with these principles

20 Section SPG Masterplan Objective BRP Development A

Structuring A strong north-south axis within the town centre with clear and convenient pedestrian routes from The north south connection, tying the new Elements the south including the rail station to Broadway in the north. development to the north and south together, will be enhanced and re-enforced as a major pedestrian route. On-grade crossings will be made from Stanley Walk through the new civic square to the Railway Station. A continuation of space will be created where it previously did not exist.

The scheme accords with this principle.

The High Street, which is the principal east-west pedestrian route within the central area. The High Street will be retained as an east-west pedestrian route. The High Street to the west will be opened, bringing Market Square and the new bus station into direct contact with the heart of the town centre.

A second major east west route will be provided though “the eye”.

These central elements will be delivered by BRP Development A.

A core retail and leisure ‘heart’, centred on Charles Square, at the intersection of the primary The BRP Development A proposals create a new retail north-south and east-west routes. and leisure heart within the ‘eye’. A form of Charles Square is retained to provide an additional amenity area and to provide a network of public realm through the town centre. The BRP Development A therefore accords with this key principle.

A critical mass of new retail/leisure development to the north of the High Street incorporating two The BRP Development A accords with the Masterplan major anchor stores and on a scale that ensures that the scheme is viable and deliverable. providing 56,171 sqm additional comparison goods floorspace (Use Class A1), ensuring a critical mass of retail development offering a scheme which is viable and deliverable.

The scheme accords with this key principle.

21 Section SPG Masterplan Objective BRP Development A

Effective use and integration of those areas around the edge of the retail and leisure ‘heart’ by The BRP Development A provides a proportion of the introducing new residential and business development to add to the mix of town centre uses. additional town centre uses including residential, leisure and civic uses. The proposals integrate the new retail areas in the north with the retained town centre activities including the retail areas of Princess Square and Charles Square. The proposals include residential, leisure and business uses to enhance the mix of uses in the town centre. The OPA accords with this key principle.

A series of public spaces which form part of this principal network of links and routes within the The scheme will deliver a high quality public realm by central area. delivering a series of public spaces which provide an ‘armature’ of public realm.

The north-south link will lead from “the eye” to the new civic hub, toward the railway station.

Two major east west links will be provided. The High Street will be retained and opened to the west to provide access to the bus station and Market Square. The second east-west link will lead across “the eye”.

All public spaces will be visually linked to one another.

A civic focus centred on a re-invigorated Jubilee Gardens. The scheme will deliver a civic focus around the relocated Jubilee Gardens in the south of the town centre. Nearly all of the civic uses to be provided as part of delivering the Masterplan will be delivered by BRP Development A including a library and new council offices. The scheme is therefore in accordance with this key principle.

Anchors located at key positions creating attractions throughout the centre. The scheme includes key land uses at nodes throughout the town centre to create attractions to encourage pedestrian flows throughout the retained and new retail areas.

22 Section SPG Masterplan Objective BRP Development A

Clear and convenient links between the centre and surrounding areas by breaking down existing The scheme will break down the barriers to movement barriers to movement such as the Ring and High Street car park. by delivering comprehensive improvements to the highway, pedestrian, cycle and vehicular network which prioritises convenience, legibility and permeability for pedestrians, buses and cyclists. In particular, the BRP Development A proposals break through the Ring and provide pedestrian access through the High Street Car Park to link with Princess Square.

Major Land Comparison Floorspace: A net additional 56,171 sqm of comparison retail floor space up to the The scheme fully accords with the net additional retail Uses year 2011 in line with Bracknell Town Centre Retail Study. In addition, the SPG Masterplan sets floor space of 56,171 sqm included in the SPG Element out that a further 16,272 sqm of comparison floor space is to be demolished and replaced by Masterplan. The extent of demolished and replaced 12,204 sqm. retail floorspace broadly accords with the SPG Masterplan.

Remaining Comparison Floorspace: 33,500 sqm of existing comparison floor space to remain The scheme seeks to retain this existing floorspace in principally in Charles Square and Princess Square Princess Square and enhances the existing floorspace in Charles Square.

Food Store: An additional 4,000 sqm food store to the south of Jubilee Gardens The scheme includes the provision of a 4000 sqm food store, to the east of the new civic hub, in the south of the town centre

Convenience Floorspace: Other new convenience retailing throughout the town centre to The scheme will provide convenience floorspace, support and sustain the new residential accommodation. ancillary to the residential accommodation throughout the town centre. This accords with this element of the proposed land uses for the Town Centre within the SPG Masterplan.

Leisure: 11,000 sqm of additional small-scale leisure uses (e.g., cafes, restaurants) to be located The scheme seeks to provide leisure floorpsace throughout the town centre, but clustered in particular areas like key public spaces and buildings (cafes, restaurants and bars) in key public spaces to on the existing focus of leisure activity at The Point. encourage activity. In addition other leisure floorspace (D2 Use Class) will be provided in the north of the town centre to ensure a critical mass of development is provided. Total floorspace will be 21,210 sqm.

23 Section SPG Masterplan Objective BRP Development A

Residential: The inclusion of over 950 homes throughout the town centre to include affordable The scheme delivers 1,000 residential units. The mix accommodation, some family housing and apartment blocks with roof terraces. Residential to be of housing to be provided will be secured through located in several locations throughout the town centre, both as stand alone blocks and a quarter Section 106 obligations and respond to the particular of the units to be located above the shopping areas to the north of the High Street needs of the community.

18-hour Town: The scale and mix of uses of the new development will ensure that the town The scheme delivers mixed-use development centre remains active and vibrant for 18 hours a day. comprising retail, leisure, residential and restaurants/bars etc in the town centre. This will ensure the centre will remain vibrant for the desired 18-hours per day. The scheme therefore accords with this land use principle of the SPG Masterplan.

Business Space: 43,500 sqm of additional business space (B1) throughout the town centre with The scheme does not deliver any of this business a focus on the Skimped Hill Lane Area introducing an urban ‘campus’ setting. Business space space given the over supply of existing office in also proposed in Market Street. Possible inclusion of live-work units. relation to current demand. It is noted that the total quantum proposed is less than that set out in the SPG Masterplan given the current demand.

Hotel: An additional hotel facility in the Skimped Hill Lane area to complement existing hotel The scheme includes proposals for an additional hotel provision and relating to the proposed business development facility.

Civic and Community Facilities: A multi-purpose civic (14,000 sqm) and retail (7,000 sqm) The BRP Development A delivers the civic hub in the development located close to Jubilee Gardens providing a ‘hub’ of activity with a bold urban south of the town centre in accordance with this land statement. Civic space to include Library and Council’s front-of-house services, nursery, crèche use element of the SPG Masterplan, including the and town centre police station. The Masterplan requires the demolition of the Catholic Church Council’s offices and library The relocation of the and British Legion buildings to accommodate the civic hub, these uses to be re-provided. Police Station, Magistrates Court and British Legion will also be delivered by the BRP Development A.

The OPA does not include the demolition of the Catholic Church as they did not wish to relocate and the phasing of any relocation would result in significant delays to the delivery and viability of the scheme.

The retail development is focused in the north of the town centre, providing only 4,000 sqm convenience retail, identified as a food store, to the east of the new civic hub.

24 Section SPG Masterplan Objective BRP Development A

Community Health Centre: Approximately 4,000 sqm, enhanced and enlarged Community The new Primary Care facility will be delivered by the Health Centre located close to the site of existing Skimped Hill Lane health centre. Primary Care Trust who have retained their interest in the site.

Police Station & Magistrates Court: Police station to be relocated to have a facility in the civic The BRP Development A includes the relocation of the hub as well as a new Police Station out of the town centre. Review of the needs of the Police and Magistrates Court’s. The Police and Magistrates Court being carried out but, if required, the facility will need to be located in the town Magistrates facilities will be located on Market Street, centre. rather than the Civic Hub.

The proposed relocation reflects their current requirements and is in accordance with the SPG land use elements.

Bracknell & Wokingham College: 5,800 sqm to be located to the south of Jubilee Gardens The scheme includes proposals for Bracknell and close to public transport interchange. The building could also provide additional general-purpose Wokingham College in the Southern Development office accommodation. Zone.

Car Parking: It is estimated that an additional 3,200 public car-parking spaces will be needed The scheme delivers up to 2800 car parking spaces of within the town centre to serve the new retail and leisure uses. the 3,500 parking spaces to be provided.

Public The overall objective is to make the town more accessible for cyclists and pedestrians and to The BRP Development A provides all of the Town Realm replace a number of underpasses with ground level crossings of roads on the main pedestrian Centre infrastructure and seeks to enhance pedestrian routes into the town centre from surrounding areas. permeability.

The OPA will provide at-grade crossings across Millennium Way, Church Road, Skimped Hill Lane to the west and across Market Street to the south.

Cycle routes will be established down Market Street and the ring road between the west side of Princess Square and High Street car park.

The OPA accords with this objective.

25 Section SPG Masterplan Objective BRP Development A

Pedestrian Routes: The BRP Development A delivers a new network of civic and public spaces with improved permeability and • North-south link from Coopers Hill and railway station in the south, through the town centre to legibility for users and visitors to the Town Centre. Millennium Way and to Garth Hill School in the north. In particular, the BRP Development A: • A realigned Broadway will act as an east-west route linking shopping and leisure core with housing and business. • Provides a strong North-south link and east- west route through the town centre. • The High Street will be another main east-west route through the town for pedestrians. • Retains the existing High Street as another main east- west route. • Route between Princess Square, The Point and Peel Centre to the west through the existing High Street car park. • Maintains and enhances routes through the High Street Car Park from Princess Square to The • Two new surface-level crossings over Millennium Way to the north. Point and the Peel Centre.

• Other surface-level crossings proposed across Church Road from the High Street to existing • Provides a surface crossing from the town Bracknell and Wokingham College site and another close to Jubilee Gardens. centre to the north over Millennium Way, accessed directly through “the eye”.

• Provides Pedestrian crossings from the town centre to the east to the existing college site and further south.

Cycle Routes: The BRP Development A includes a series of cycle routes that have been development to maintain and • Existing cycle routes to the north to be retained. enhance the existing routes and to allow access to • New bridge across Millennium Way to be cycle friendly. Bracknell Town Centre. • Access routes from The Point to Princess Square to be open to cyclists. • An improved surface-level link from Coopers Hill, which will enhance access from the south. • Cycle movement through the town centre will be restricted to Market Street, the western side of the Ring and a new access route to the south of Jubilee Gardens. The principle north- south route and High Street and new Broadway East-West routes will not incorporate a cycle route to limit conflicts with pedestrians. • Secure covered cycle parking facilities will be provided at convenient locations around the town centre.

26 Section SPG Masterplan Objective BRP Development A

Public Spaces: The BRP Development A provides an armature of public realm in accordance with this objective. The The Masterplan proposes a network of quality public spaces throughout the town centre. It is maximum and minimum height of the buildings are expected that these will be lively spaces during the day and evening. The main open spaces in identified on the parameter plans which indicates the the Masterplan are: location of the proposed landmark buildings. • Jubilee Gardens and Square: A hard urban space and garden area. The only public space which is not being provided as part of the BRP Development A is a new Market • Charles Square: A key focus of activity. New retail and leisure uses to be developed around Square. the perimeter. Glass lifts and escalators providing access to upper-floors, existing clock fountain could remain.

• College Square: New hard urban square to provide the setting for a potential new Bracknell and Wokingham College building.

• Market Square: A hard urban public space is proposed at Skimped Hill to provide the public realm setting for new business and residential development in Skimped Hill Lane. Covered market on the west of the square. New public space is proposed fronting Millennium Way.

• Streets and Boulevards: New streets and pedestrian links created will be of a width to contain new public realm and ‘on-street’ activity.

Built Form The Masterplan comments that future development within the town centre is likely to be between The scheme is in accordance with this objective in 3-6 storeys in height, although some taller buildings will be appropriate. Mixed-use development relation to built form. to the north of the High Street should generally be at least 5 storeys. The parameter plans describing the proposed development sets out maximum and minimum building heights. A number of taller buildings are included to provide variety and interest.

The Masterplan comments that there are a number of ‘gateway’ locations to the town centre, The OPA includes a series of gateways which are including the railway station and access points from Millennium Way and Church Road where described in the Design Statement. Most of these landmark buildings of approximately 5-6 storeys will be appropriate. Key landmarks will be, the gateways will be delivered by BRP Development A. civic focus building, new anchor stores, food store and tall buildings north of Market Square.

27 January 2006 FINAL REPORT

APPENDIX 4 An explanation of how the delivery of "BRP Development A" will relate to the delivery of other elements permitted by the outline planning permission

1. As set out in Appendix 3 to this Report, "BRP Development A" would deliver the framework for the comprehensive redevelopment of the Town Centre in accordance with Proposals PE1i and PE1ii of the Adopted Local Plan (2002). The elements of the OPA proposals which would not be delivered as part of "BRP Development A" comprise sites conveniently referred to as "Third Party development sites" and "Other BRP development sites". They are shown coloured purple and pink respectively on the Illustrative Composite Plan which is attached to this appendix as Figure 1. 2. The Third Party development sites are capable of independent development irrespective of BRP Development A and the relevant owners of these sites have communicated an intention to bring these sites forward within a reasonable timeframe. This is evidenced by the consultation that has taken place with third parties in relation to the redevelopment of these sites and the inclusion of the agreed proposals within the OPA. Furthermore, it is reasonable to assume that these sites will be delivered within a reasonable timeframe given that BRP Development A will further enhance the economic attractiveness of these development opportunities by delivering the retail development in the north and the comprehensive package of public works including highway, public realm and public transport improvements throughout the Town Centre. 3. If third parties fail to deliver on their current intentions in relation to the development of these sites, however, the Council will be able to compulsorily acquire the sites in the future so that the OPA proposals can be implemented in full. 4. The Other BRP development sites are owned and/or controlled by BRP. They will come forward once a viable residential market has been established within the Town Centre and there is new unmet demand for office space in Bracknell. The proposals on these sites are in accordance with relevant planning policies and guidance set out in the Development Plan and the SPG Masterplan. It is likely that they will be delivered consecutively with BRP Development A once the economic benefits of this phase of regeneration and development are realised across the town centre. 5. A more detailed explanation is set out below in relation to the proposed development of the Third Party and Other BRP development sites. 6. THIRD PARTY DEVELOPMENT SITES: 6.1. Winchester House and adjacent Multi-Storey Car Park (development blocks NW3.1, 3.2 and 3.3)

These sites are located within the area of Proposal PE1i and were acquired by Comer Homes in 2003.

The OPA proposes two new buildings on this site to the same scale as the one existing tower. The OPA proposals for the site reflect the pre-application discussions between BRP and Comer Homes. In particular, it was agreed between the two parties that this site would accommodate a primarily residential scheme with associated community and retail uses. Comer Homes considers that the OPA provides a basis for its detailed planning application for the development of these sites which it intends to submit shortly.

10/2618493_1 11 January 2006 FINAL REPORT

6.2. Health Centre, Skimpedhill Lane (development blocks NW4.2 and NW4.1)

This site is owned by the Primary Care Trust (PCT) and also falls within Proposal PE1i.

The development proposed by the OPA on this site evolved in consultation with the PCT and comprises a new health centre to replace the existing health centre (which is old), 7,000sqm of office floorspace, and 500sqm of retail floorspace. The inclusion of office floorspace was requested by the PCT to provide some additional value to support the viability of the redevelopment of the health centre.

6.3. Gowring House Market Street Sites (development blocks W4, W5 and W6)

These sites are owned by Camp Moss Properties who intend in the near future to submit a detailed planning application that is consistent with the OPA.

The sites lie outside of Proposals PE1i and PE1ii but within the area of the SPG Masterplan. The mix and quantum of development and access arrangements proposed by the OPA in relation to these sites reflects discussions between BRP and Camp Moss. The OPA proposed development is consistent with the SPG Masterplan except that, in consultation with Camp Moss, an additional 12,800sqm of residential floorspace has been included as part of the redevelopment of these sites.

6.4. Amber House (development block W3)

There is an existing office block on this site which is owned by The Prudential Fund.

The site lies outside Proposals PE1i and PE1ii but within the area of the SPG Masterplan. The OPA was prepared in consultation with The Prudential Fund and, as agreed, increases the total quantum of land use proposed on this site above that set out in the SPG Masterplan. The OPA proposes a mixed use development of business, retail and leisure. The owners are currently preparing detailed proposals for an office building on this site with retail and leisure at ground level. It is likely that the site will not be brought forward until the completion of "BRP Development A" which will increase the value and hence the viability of developing the site.

6.5. Enid Wood and Dudley House, High Street (development blocks C6.1 and C6.2)

This site is owned by Golfrate Limited and let to the Council at a rent very favourable to the freeholder.

The site lies outside of the boundaries of Proposals PE1i and PE1ii but within the SPG Masterplan site. The proposals for the site comprise residential and replacement retail floorspace.

10/2618493_1 12 January 2006 FINAL REPORT

6.6. The Energy Centre (development block NW1)

This site lies outside of the boundary of Proposals PE1i and PE1ii and is owned by the Council. It is intended that the site will be leased to an energy services company to maintain, operate and provide a combined heat and power plant using renewable energy. Once an energy services company has been selected and has satisfied itself that the project is viable, the site will come forward for development. 7. OTHER BRP DEVELOPMENT SITES: 7.1. The remaining development sites in addition to "BRP Development A" and "Third Party development sites" are owned and/or controlled by BRP. These sites will come forward once a viable residential flat market has been established within the town centre, and there is new unmet demand for office space in Bracknell. 7.2. In summary, the other BRP Development sites will deliver: • An additional 19,000sqm of residential floorspace to be provided on the edge of the retail centre in the northern sector of the town centre, and in the south adjacent to the new food store; • A new hotel to the west of the town centre on the Fitzwilliam House site (development block NW5) laying outside of Proposal PE1i; • Community/leisure facilities and additional retail floorspace (3,000sqm) to the south around New Jubilee Gardens; and • 27,500-40,000sqm of office space on the Imation House site (development block NW2) in the northern sector of the town centre within Proposal PE1i. 7.3. In relation to the residential flat market for the Town Centre, Savill's current opinion is that the market could support approximately 100 sales per annum. Hence, from BRP's perspective, there is need to exercise caution in timing the delivery of additional housing within the town centre particularly given the residential developments which are proposed by Comer Homes and Camp Moss Properties. Furthermore, it is understood that approximately 700 dwellings will be provided in a joint development by English Partnerships and Wimpey homes on a site in close proximity to the south of the town centre, and that Fairview are proposing to develop the old Met Office site to the east of the town centre to provide an additional 274 dwellings. It is expected that this site will come forward in the short term given that Fairview has already commenced pre-application consultation on its proposals. There is also a proposal for another 70 or so dwellings on a site close to the southern boundary of the town centre. 7.4. The scale and rate of delivery of residential units within the town centre has to be considered in the context of the wider Bracknell residential market and, in particular, those sites that will most closely compete with the town centre residential market adjacent to and in close proximity to the town centre. It is important to ensure a balanced supply and demand in the residential market and that over-supply does not depress prices. 7.5. In relation to the office market, there is already a significant surplus of office space in Bracknell which can clearly be seen by taking a drive around Bracknell. The office space proposed on the Imation House site is in accordance with the SPG and the Council is keen to include employment uses within the town centre. This site would be brought forward

10/2618493_1 13 January 2006 FINAL REPORT

for office development subject to market demand and would require a pre-let before development is commenced on site.

8. RELATIONSHIP BETWEEN ELEMENTS OF PROPOSED DEVELOPMENT 8.1. The relationship between "BRP Development A" and the "Third Party" and "Other BRP" development sites is that "BRP Development A" will deliver the comprehensive framework for the regeneration of the Town Centre which as demonstrated in Appendices 6 to this Report is likely to add value to the development of these other sites which will optimise the economic attractiveness of bring these sites forward for development. 8.2. It is recognised, however, that in reality some of the third party sites may be brought forward at the same time as "BRP Development A". 8.3. If the development of a third party site is brought forward in accordance with the OPA proposals, then in order to benefit from the terms of the outline planning permission (OPP) the third party bringing forward the development of the site would be required by a "Grampian" style planning condition attached to the OPP to be bound into certain planning obligations. Such a condition would provide that no development may take place on any part of the site outside of "BRP Development A" unless the freehold interest in the land is bound by the terms of the section 106 agreement in relation to that part. The particular planning obligations would be apportioned to the development site and be consistent with the proposed scale and nature of development. The relevant obligations would be in accordance with the requirements of relevant planning policy and guidance including the Council's SPG "Limiting the Impact of Development" and Circular 05/05. 8.4. Hence, any third party wishing to implement the OPP would need to enter into a supplemental deed of adherence to bind them into the terms of the section 106 agreement applicable to their site. The form of the deed of adherence would be annexed to the section 106 agreement. 8.5. In order to secure the grant of planning permission for the OPA Proposals and deliver the comprehensive framework for the redevelopment of the town centre, "BRP Development A" would deliver the following package of section 106 obligations and contributions: • Relocation of civic uses (including council offices, library, police, magistrates court, and British Legion); • Preparation of an umbrella travel plan establishing sustainable travel principles to be implemented across the Town Centre; • Appointment of a Travel Co-ordinator to oversee the day to day operation of the Travel Plan; • Delivery of a new bus station; • Delivery of bus priority measures and real time information systems; • Funding for a park and ride facility at Peacock Farm; • Pump priming funding to enhance bus services in the town centre; • Hypothecation of car park charges to support non-car modes of travel; • Delivery of taxi drop-off and collection points, shopmobility measures and community transport drop-off and collection points to provide good access to major facilities including the retail and civic facilities; • Provision of new segregated cycle lanes and cycle parking within the town centre;

10/2618493_1 14 January 2006 FINAL REPORT

• Provision of pedestrian improvements including new at-grade crossings at key traffic links and supplementing the existing subway provision; • Delivery of all on-site highway improvements within the town centre proposed by the OPA; • Delivery/payment of a commuted sum with respect to off-site highway improvements proposed by the OPA in relation to Horse and Groom Roundabout, Leisure Centre Roundabout, Twin Bridges, Running Horse Roundabout, and Bagshot Road Bus Lane; • Provision of car parking on completion of The Eye; • Preparation of a Construction Environmental Management Plan (CEMP); • Delivery of an overarching Sustainable Urban Development Strategy (SUDS) to reduce run off rates from the Town Centre; • Delivery of a Town Centre Sustainability Strategy to promote water efficiency, waste management and recycling, and renewable energy; • Delivery of the public realm comprising the Eye, North Gate, East Gate, West Gate, Charles Square, High Street, Stanley Walk, New Jubilee Gardens, and Legion Square; • Provision of 24 hour access routes through the public realm including CCTV in order to promote safety; • Preparation of an employment strategy in relation to the redevelopment of the town centre; • Provision of affordable housing; and • Implementation of mitigation measures in relation to television interference. 8.6. If the owners of the third party sites implement the OPA proposals, then as outlined above, they would be required to sign up to the relevant package of planning obligations set out in the Section 106 Agreement negotiated between BRP and BFBC in accordance with relevant planning policy and guidance. This is likely to include the specific heads relevant to each site set out in the paper at Appendix 7 to this Report. 8.7. If the third party sites are not developed in accordance with the OPA proposals and are brought forward pursuant to discrete planning permissions, this would not jeopardise the delivery of a comprehensive framework for the development of Bracknell Town Centre because this would still be secured by "BRP Development A". Furthermore, in order to be granted planning permission, on the basis of the requirement of Section 38(6) of the Planning and Compulsory Purchase Act 2004, any new development proposals which are brought forward in relation to these sites must be in accordance with relevant planning policy and guidance including the SPG Masterplan.

10/2618493_1 15 Development block areas BRP Development A Min (SM) Max (SM) Spaces N1-6 Replacement Retail 10,016 10,016 (Excl 4.4, 6.1) New Retail 51,026 51,026 A2/A3 5,700 5,700 D2 2,500 2,500 Residential 8,000 8,000 Public car parking Up to 2800 C 4 & 5 New Retail 2,000 2,000 S 3 Civic 7,000 8,000 S 5.1 Food store 4,000 4,000 A2/A3 250 250 Public Car parking 300 S 6.1 Residential 7,000 7,000 S 6.2 Residential 1,500 1,500 New retail 250 250 W 1 Police 2,285 3,500 Magistrates Court 1,000 1,500 British Legion 900 900 W 7 A2/A3 265 265 W 8 - 10 Bus station

Other BRP Development Min (SM) Max (SM) Spaces N 6.1 New Retail 200 200 A2/A3 100 100 N 4.4 Residential 3,000 3,000 N 7 & 8 Residential 0 9,000 C 1,2, 3 New Retail 500 500 S 1 A2/A3 1,000 1,000 S 2 College 5,800 5,800 A2/A3 1,000 1,000 S4 A2/A3 750 750 Residential 1,500 1,500 S 5.3 Hotel 6,000 6,000 S 5.2 & 5.4 Residential 7,500 7,500 S 5.5 Residential 6,000 6,000 S 5.6 Residential 1,500 1,500 S7 New Retail 250 250 Unallocated D2 4,000 4,000 NW 2 Business 27,500 40,000 NW 5 Hotel 9,200 9,200

Third Party Development Min (SM) Max (SM) Spaces Winchester house site NW 3.1 - 3.3 Market 600 600 A2/A3 1,825 1,825 Residential 24,000 24,000 Skimped hill health centre site NW 4.1 & 4.2 Health 7,000 7,000 Replacement retail 150 150 New Retail 350 350 Business 7,500 10,000 Amber house site W 3 Business 5,040 5,040 New Retail 845 845 Leisure (A3) 2,750 2,750 Gowring house site W 4, 5 & 6 Replacement retail 725 725 New Retail 750 750 Business 7,635 7,635 A2/A3 1,070 1,070 Residential 12,800 12,800 Miscellaneous plots E 1 Langley Church Hall 300 300 C 6.1 Replacement retail 488 488 C 6.2 Residential 5,700 5,700 C 7 Public Car parking 400 NW 1 Energy Centre 2,000 4,000

Total 261,020 288,735

BRP committed Infrastructure Cycle Paths Other BRP Developments and External work Minor Highways Modifications BRP Development A Third Party Development Illustrative Composite Plan January 2006 FINAL REPORT

APPENDIX 5 An explanation of the mechanism to secure delivery of the development of new properties and the infrastructure, public realm, and other elements of the outline planning permission which have to be provided by "BRP Development A" to ensure that the remaining elements of the scheme to be built either by BRP or other landowners are able to come forward without having to fund main infrastructure requirements

1. As set out in Appendix 4 to this Report, it is proposed that a "Grampian" style planning condition would be attached to any grant of planning permission for the OPA proposals to ensure that any Third Party development site is bound to carry out the planning obligations relating to that particular site, and that the site cannot be developed without full compliance with those obligations. As "BRP Development A" would deliver the elements which are fundamental to securing the comprehensive redevelopment of the Town Centre (as described in Appendices 2, 3 and 4 of this Report), the delivery of the obligations applying to the Third Party sites and Other BRP Sites (which would be brought forward at a later stage subject to market conditions) would not be essential to the delivery of comprehensive development. 2. The elements comprising the comprehensive framework for the redevelopment of Bracknell Town Centre to be delivered by "BRP Development A" would be secured through a Development Agreement and the Section 106 Agreement. 3. The Section 106 Agreement Mechanism 3.1. The majority of the land to be developed as "BRP Development A" is owned by BRP and BFBC. There are a number of small areas within "BRP Development A" which are in third party ownership. These small areas of land are not discrete development sites in their own right but are integral to the delivery of "BRP Development A". These sites would therefore be the subject of a compulsory purchase order so that they could be brought forward by BRP/BFBC as part of "BRP Development A" to secure the comprehensive framework for the redevelopment of Bracknell Town Centre. 3.2. Once compulsorily acquired, these small sites would also be subject to the planning obligations applying to "BRP Development A" by way of a mechanism in the Section 106 Agreement requiring BRP to enter into a deed of adherence in relation to these third party land interests acquired after the Section 106 Agreement is completed. 3.3. It is assumed, given that the OPA proposals have been developed in partnership by BRP and BFBC, that it would be possible to secure by agreement the planning obligations to be delivered in relation to "BRP Development A" which would bind both BFBC and BRP's land. 3.4. The proposed structure would comprise a single comprehensive Section 106 Agreement to be entered into by BRP and BFBC to bind the interests within its ownership within the OPA Site. The Agreement would, however, define a package of planning obligations in relation to "BRP Development A", as well as the third party and other BRP sites. 3.5. The package of planning obligations in relation to "BRP Development A" would secure the comprehensive development of the Town Centre regardless of the timing of the delivery

10/2618493_1 16 January 2006 FINAL REPORT

of the Third Party and Other BRP development sites as set out in Appendix 4 to this Report. 3.6. This main package of obligations would be triggered by key dates relating to the implementation, completion and occupation of "BRP Development A". The triggers for other Section 106 obligations relating to the Third Party and Other BRP sites would also relate to implementation, completion and occupation of development on these sites. 3.7. With respect to "BRP Development A", it would of course be necessary for BRP and BFBC to agree which obligations are triggered in relation to each part of "BRP Development A" and for this to be split out in the Section 106 Agreement. 4. Development Agreement 4.1 The Development Agreement that is to be entered into between BRP and BFBC will provide the framework for the development of all of the land within the development site. 4.2 The Development Agreement will oblige BRP following the satisfaction of conditions precedent (as outlined below to carry out and complete "BRP Development A". 4.3 The conditions precedent to the Development Agreement will be the obtaining of an outline planning permission for the comprehensive development of the Town Centre, funding, and the completion of various pre-letting agreements with commercial tenants and relocation agreements in respect of the British Legion, bus station and magistrates court. 4.4 The Development Agreement would give BFBC rights to be kept fully informed as to the progress and detail of the development and rights of approval concerning the elements of "BRP Development A" relating to the provision of civic buildings.

10/2618493_1 17 January 2006 FINAL REPORT

APPENDIX 6 An explanation of how "BRP Development A" will have a positive effect on the rest of the town centre and provide encouragement for other developments under the outline planning permission. This is demonstrated by drawing on the experience of other recent town centre regeneration schemes elsewhere in the UK

See attached Report prepared by DTZ

10/2618493_1 18

Bracknell Regeneration Limited Partnership

Retail-Led Regeneration

November 2005

DTZ Debenham Tie Leung One Curzon Street LONDON W1A 5PZ

Contents

Page

1 Introduction 1

2 Bracknell and its Town Centre 2

3 Review of Planning Policy and Guidance 4

4 Review of Research Relating to the Regeneration of Town Centres 6

5 Relevant Retail-Led Regeneration Case Studies 10

6 BRP Retail-Led Regneration 13

7 Conclusion 15

Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

1 Introduction

1.01 This Paper has been prepared on behalf of the Bracknell Regeneration Limited Partnership (BRP). It examines the ability of retail-led town centre developments to act as a catalyst for wider town centre regeneration and the relevance of this experience to BRP’s proposals for regenerating Bracknell Town Centre.

1.02 In particular, this Paper examines how ”BRP Development A” is likely to have a positive effect on the rest of the town centre and provide encouragement for other developments under the outline planning permission. This Paper demonstrates that this outcome is likely on the basis of the experience of other town centres and a review of research carried out on the success retail-led regeneration schemes on the wider regeneration of town centres.

1.03 For ease of reference this Paper comprises the following sections:

• An overview of the economic performance of Bracknell and its town centre (Section 2);

• A review of the main relevant planning policy and guidance relating to the redevelopment of Bracknell Town Centre (Section 3);

• Consideration of BRP’s regeneration proposals for Bracknell Town Centre with regard to research findings and recommendations relating to retail-led regeneration (Section 4);

• A review of the experience of relevant retail-led regeneration projects in England (Section 5). Detailed case studies are included as an Appendix to this Report; and

• Conclusions on the implications of the likely experience for Bracknell (Section 7).

Page 1 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

2 Bracknell and its Town Centre

2.01 Bracknell has a strong and growing economic base though its town centre has clearly lacked investment over the last 20 years. Its’ population (calculated for Bracknell Forest Borough Council) is the fifth fasting growing in the UK.

2.02 Bracknell has a potentially wide catchment in view of its strategic accessibility to the M3 and M4. The EGi estimate ( January 2005) that there are around 878,000 people living within 10 miles of Bracknell town centre. The catchment area of Bracknell is affluent with an emphasis on younger families, with high car and home ownership levels.

2.03 Bracknell Town Centre is undoubtedly punching well below its economic weight. Nationally, in retailing terms, it compares with towns such as Weston Super Mare, Scunthorpe and Dunfermline and is 183rd in the UK’s retail ranking. It is also well below nearby towns in the Thames Valley sub-region. Reading for example is 11th nationally, Guildford 20th, Camberley, just to the south, 132nd, and Basingstoke 47th. In recent years Bracknell’s position in the retail rankings has slipped.

2.04 This situation reflects the fact that the retail offer in the town centre is dated and has seen no new investment in recent years owing, in part, to the delays and uncertainty experienced in relation to implementing a regeneration scheme for the town centre. In addition, as the majority of the town centre was built at one time, it has aged at the same pace, leaving a legacy across a large part of the town centre of poor buildings, and small and outdate shop layouts which are inadequate for responding to current retail needs. The town centre is also characterised by a poor quality public realm, and a lack (in the north) of supporting car parking.

2.05 The supporting text of Policy E1 indicates that comprehensive redevelopment of the town centre is required and that piecemeal development will only be permitted where this does not prejudice the comprehensive approach.

2.05 Elsewhere in the Thames Valley catchment, the main competing centres have seen substantial new investment. Chief amongst these has been the opening of the Oracle Centre in Reading with two department stores, a large range of fashion shops, and one of the UK’s premier café and restaurant quarters.

2.06 Bracknell’s market position is therefore poor and attracts only a limited share of the spending of its own catchment that is currently diverted to more attractive town centres that offer up-to-date consumer choice such as Reading.

2.08 Total existing retail floorspace in Bracknell town centre is around 525,000 sq.ft (48,773sq.m.) (Source: GOAD, 1999) and has not increased significantly in recent years. Proposals, which were brought forward for a major retail expansion in the late 1990’s were rejected by the Secretary of State on the grounds that they would result in an unacceptable change to the retail hierarchy. As a result, the town’s retail offer has stagnated and is looking increasingly dated. This is a problem that Bracknell shares with other New Town centres such as Stevenage, Horsham and Hatfield which are all in the process of seeking to renew and extend their retail offer.

2.08 In terms of leisure, the main focus for existing town centre activity is ‘The Point’ which incorporates a multiplex cinema and 10 pin bowling facility with A3 uses on the edge of the centre. Elsewhere in the town, there are a number of well-established sports and leisure facilities including a swimming complex and a dry ski slope. Within the centre itself, there is a very limited evening economy, with most people travelling to nearby Reading for entertainment.

Page 2 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

2.09 The main strength of Bracknell derives from its success in attracting major business occupiers. This reflects its location at the heart of the Thames Valley which is a principal focus for ICT companies. As a result, the town experiences high levels of inward commuting to the office and business parks that surround it. This working population appears to make little use of the town centre which largely fulfils the function of serving the needs of the immediate local catchment that is underrepresented in higher socio economic groups.

2.10 Notwithstanding the downturn that has been experienced in the ICT sector as reflected in a rise in the availability of office space and a reduction in rents, the future prospects for Bracknell’s ICT economy appear good. In particular, the Thames Valley is expected to continue to perform well as a business location as a result of its highly skilled labour force, and knowledge based industries. Accordingly, population levels are expected to continue to grow by 6% between 2001 and 2011 and by a further 5% between 2011 and 2021 (Source: EGi January 2005).

2.11 This provides a sound basis for investment in Bracknell Town Centre by providing strong economic and market foundations. There is therefore a positive planning and development market context for the regeneration of Bracknell Town Centre that is reflected in the relevant planning policy and guidance – in particular, BFBC’s Adopted Local Plan , the SPG Masterplan thereunder, and regional planning policy and guidance.

Page 3 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

3 Review of Planning Policy and Guidance

PPS6 : Planning for Town Centres (March 2005)

3.01 In March 2005, PPS6 was published which updated the earlier guidance (PPG6) on retail and town centre development. The new guidance further strengthens the ‘town centres first’ message, stating that: “…the creation of thriving town centres that provide local people with retail, leisure and other facilities they need is of critical importance to our vision of sustainable communities”. PPS6 reinforces the message in PPS1 that sustainable development is the core principle underpinning contemporary planning practice.

Bracknell Forest Borough Local Plan (Adopted 2002)

3.02 The policy framework for Bracknell Town Centre is provided by the adopted Local Plan (2002).

3.03 Policy E1 of the Local Plan sets out the main development plan policy relevant to development proposals within the Town Centre. The Policy states that the Council will permit development, redevelopment and enhancements in the Town Centre that :

“…

a) Add materially to, strengthen and improve the retail area, town centre diversity, environmental quality, vitality and viability; and

b) Rejuvenate and regenerate those parts of the town centre characterised by poor townscape quality.

Such development will be acceptable where it:

i) Has no adverse consequences for the environment, road safety, transport infrastructure, travel demand, local labour and housing markets;

ii) Improves public transport services and pedestrian and cycle access/facilities;

iii) Is of a design which would improve townscape quality and make a positive contribution to urban distinctiveness;

iv) Includes a mix of uses, especially those that would enhance the evening economy;

v) Provides new residential accommodation;

vi) Provides for the retention of existing residential and other key town centre uses;

vii) Has no adverse impact on the vitality and viability or present role of existing parts of the primary shopping area of the town centre; and

Retains and enhances the settings of buildings of special architectural or historic importance.”

3.04 Proposals PE1i (land in the northern sector of Bracknell Town Centre) and PE1ii (land at the south of Bracknell Town Centre) form the key proposal sites identified in the Local Plan for development within the Town Centre.

Page 4 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

3.05 PE1i states that land in the northern sector of Bracknell Town Centre is allocated for comprehensive mixed-use development. The supporting text states that “the redevelopment of the site offers the single largest key element to bring about the rejuvenation and regeneration of Bracknell Town Centre sought by Policy E1 of the Local Plan”. PE1ii states that land at the south of Bracknell Town Centre is allocated for a comprehensive mixed-use development which shall include a public transport interchange and make provision for public open space.

Bracknell SPG Masterplan (2002)

3.06 Further details are provided in relation to the implementation of the town centre development plan policies in the Masterplan that was approved by Bracknell Forest Borough Council in July 2002. The Masterplan sets out the community’s vision for a transformed and revitalised Bracknell Town Centre and has evolved as a result of an extensive consultation process with the community and key stakeholders and the involvement of an independent consultant team including design and retail experts.

Page 5 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

4 Review of Research Relating to the Regeneration of Town Centres

4.01 This Section sets out a review of recent research and policy development in relation to retail-led regeneration of town centres. Research and Government policy documents demonstrate the critical role that retail plays in the regeneration of town centres. It shows that retail development acts as a catalyst for the wider regeneration of the town centre, integrating parts of the urban fabric, streets and urban spaces, and delivering a whole host of facilities that are essential for a vibrant and attractive town centre. Retail is also widely recognised as the financial driver of town centre regeneration. The value derived from the retail aspects of a comprehensive town centre masterplan can provide the key to unlocking the positive dynamic change desired by local authorities and demanded by those who live, work and shop in the town centres.

(i) Research on Town Centre Accessibility (2001) and Sustainable Funding for the Association of Town Centre Management (ATCM) (2002)

4.02 DTZ undertook two major research projects for the Association of Town Centre Management (ATCM) that explored the range of factors leading to the successful performance of town centres. ‘Routes to Success – Competitive Town and City Centres: the Influence of Accessibility’ (2001) commissioned jointly with the British Council for Shopping Centres (BCSC) and ‘Sustainable Funding for Town Centre Management’(2002), highlighted the critical role which transport provision plays in the competitive positioning of town centres as retail, service and employment centres. Accessibility emerges as one of three critical factors for success alongside the range and quality of facilities on offer and the underlying economic growth prospects.

4.03 Seen in these terms, Bracknell town centre enjoys good accessibility by road and public transport from a strategic (M4 corridor) and local point of view. Despite recent uncertainty surrounding the ICT sector, the Thames Valley remains one of the most prosperous parts of the UK with strong prospects for household and business growth. In this regard, it is the existing quality of the facilities that the town centre offers which currently constrain its success. The BRP Development A scheme will improve the range and quality of facilities and offer in Bracknell by providing for the centre’s comprehensive regeneration, including the provision of quality and facilities, an enhanced public realm, significant infrastructure improvements, and retail floorspace. The redevelopment proposals are therefore likely to significantly improve the prospects of the town’s economic performance in the future.

4.04 DTZ’s research concluded that accessibility is recognised by businesses as one part of the total ‘town centre product’. Reductions in accessibility can potentially be offset by complementary measures such as environmental improvements or additional/enhanced attractions in the town centre. The research concluded that the most successful approaches involve developing a comprehensive strategy for transportation, planning and economic development. This comprehensive approach is reflected in the sustainable transport initiatives that are proposed as part of the BRP’s Development A scheme.

4.05 DTZ’s research for ATCM into ‘Sustainable Funding for Town Centre Management’, prepared with support from the ODPM and English Partnerships, explored different mechanisms through which the public and private sector can work together to improve the performance of town centres. Action research which focused on a small number of locations examined the different models that have been adopted ranging from membership schemes focused on delivering a package of services through to strategic partnerships involving key employers and investors.

4.06 The research demonstrated the critical role which shopping centre development can play in providing a catalyst for wider initiatives to promote town centre regeneration including for

Page 6 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

example, place marketing, environmental enhancements, and crime reduction etc. These wider type initiatives are part of the BRP proposals for redeveloping Bracknell Town Centre. It is therefore likely that BRP’s proposals will help reinforce and reinvigorate town centre management and create the conditions in which a whole range of businesses will thrive.

(ii) Urban Design for Retail Environments by Building Design Partnership (BDP) (2002)

4.07 BCSC Urban Task Force commissioned Building Design Partnership (BDP) to undertake a study to understand, develop and influence current thinking on the urban design agenda and what makes a successful place. The study, published in 2002, was designed to assist the retail property industry identify how to satisfy its desire for regeneration in towns and cities, with urban design excellence as its top priority.

4.08 BDP’s research recognised that retail development had become increasingly sophisticated since the development of high street backland sites in the 1970’s and 1980’s. Town and city centre developments were faced with the legacy of historic and traditional high streets which were often under performing architecturally and financially but which were often still occupied and therefore income producing. As such, it was accepted that greater intervention was needed to achieve critical mass and the necessary step change in values for development to be viable.

4.09 The study identified that retail developments were no longer confined to identified boundaries but were expected to form part of a wider vision for the regeneration of a centre. They should provide an integrated part of the urban fabric, creating a variety of streets and urban spaces, and delivering a whole host of facilities that are essential for a successful environment.

4.10 The study accepted that retail-led development and urban regeneration were essential in delivering an urban renaissance - both have to understand the value of each other. Surprisingly, retail-led regeneration does not often feature in recent urban design documents even through it is the financial driver of city and town centre regeneration and determines the vitality and viability of the hearts of our urban areas. The creation of value is the key to positive and dynamic change in town and city centres and therefore this needs to be placed firmly alongside other principles and determinants of urban design.

4.11 BDP’s study recognised that over the last few years, retail-led regeneration has become a catalyst to unleash the potential of town and city centres. They identified that it provides the necessary investment and infrastructure to physically knit the disparate parts of centres together to sustain the critical mass necessary to support other facilities that are essential in sustaining a vibrant town centre. The study states that there are now major city centre initiatives underway in Belfast, Birmingham, Bristol, Canterbury, Chester, Liverpool, Manchester, Norwich, Nottingham, Exeter, Plymouth, Preston and Sheffield. In each case, the developer has had to respond to the Government’s urban design agenda and work with ‘live sites’ where there existed under-performing buildings and businesses and the scheme had to generate sufficient values and returns to make it viable.

4.12 Recognising that retail-led development has become more dynamic and sophisticated it is clear from BDP’s research that developers are expected to deliver far more than just retail floorspace. Town centre schemes are viewed as a regeneration initiative to rebrand the centre, create quality public space, diversify the leisure offer, and help sustain a whole host of other town centre initiatives, including housing and transport. Retail schemes are now designed to be part of the larger masterplan for the town centre.

4.13 BDP highlighted fifteen key aspects necessary to successfully deliver the retail agenda.

Page 7 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

1. Location, 9. Large floorplates, 2. Access, circulation and 10. Population demographics, movement, 11. Distance to competing towns or areas 3. Design, within town, 4. Footfall, 12. Dominance amongst other retailers, 5. Tenant mix and critical mass, 13. Visibility, 6. Management, 14. Safety, and 7. Planning consent, 15. Convenience 8. Car parking,

4.14 BDP reported that regeneration with retail development as the catalyst is happening in many British towns and cities. They believe that in the next few years, schemes will be completed in the UK that will set new standards of retail-led development. This has now been seen in centres like Birmingham with its new Bull Ring. In other centres, retail-led regeneration projects are working their way through the planning system (i.e. Liverpool, Sheffield, Belfast and Cardiff) and are expected to be delivered over the next 5-10 years.

(iii) The Smaller Towns Report – Delivering Retail-Led Renaissance in Towns and Smaller Cities by the British Council of Shopping Centres BCSC (2004)

4.15 The premise for this report by the British Council of Shopping Centres (BCSC) was to consider whether the retail redevelopment, which has acted as a catalyst for regeneration in some of the UK’s largest cities, could also be achieved in the smaller centres.

4.16 There has been some concern by BCSC that retail development is becoming over- concentrated in a few large centres, and that consequently there is a need to re-balance the retail hierarchy to achieve social inclusion, regeneration and sustainability objectives elsewhere. The research sought to identify the approaches, solutions and best practice to enable towns and smaller cities to thrive and develop their retail offer.

4.17 The research identified five key issues (the five C’s) that define the relative success or failure of individual town centres.

• Competition – smaller centres have to compete externally for trade against the attractions of other larger town and city centres, plus out-of-town retailing.

• Catchment – the economic position and social condition of the area a centre serves, which largely defines the scale and type of retail provision that is financially viable.

• Character - the physical environment of the town centre and its image or perception which makes it attractive, or not, to shoppers.

• Choice – the range and quality of the retail offer and the mix of uses available within the centre.

• Convenience – the ease with which shoppers can reach and move around the centre, by a variety of means of transport.

4.18 The research drew fifteen remedies as a focus through which re-investment should start, in order to facilitate successful retail-led regeneration in towns and smaller cities:

1. Resist out-of-town development 2. Differentiate to survive 3. Take a regional view 4. Be proactive and flexible

Page 8 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

5. Develop the catchment 6. Form a public transport partnership 7. Develop a parking strategy 8. Instigate Business Improvement Districts (BIDs) 9. Invest in the public realm 10. Add value through design 11. Take the heritage dividend 12. Promote mixed use 13. Plan to manage displacement 14. Engage with retailers 15. Develop an independent retailer strategy

4.19 In summary, the report provides that in order to achieve successful retail-led regeneration in smaller centres, there was a need for: Vision Definition, Vision Expression, and Vision Implementation.

(iv) Design Reviewed Town Centre Retail (CABE) (2004)

4.20 This report by CABE, published in 2004, sought to identify the role of design in the regeneration of town centres. CABE heralds the consistent application of the ‘sequential test’ to the location of retail development as “one of the more successful planning policies since the Second World War”. As a result of the need for major retail development to be delivered in town centres, CABE recognise that this has resulted in retail-led urban regeneration, bringing economic life and vibrancy back to many locations that were struggling in the wake of deindustrialisation. CABE agree that fuelled by the growing retail and leisure culture and society of towns and cities have begun to experience other benefits such as a growth in high-density urban living and a revitalisation of other types of commerce.

4.21 CABE accept that there is still a long way to go and to date, the beneficiaries have been the major centres – the top ranking urban retail destinations. As such, CABE recognise that many secondary retail locations are struggling to move forward and compete with their existing out-of-town offer, designer outlet centres and the lure of larger urban centres. CABE therefore accept that the key test over coming years will be whether the success story of larger locations can be repeated in smaller centres like Bradford, Stockport, Swindon and Telford.

4.22 CABE advise that the fact that many of the UK’s town centre shopping developments are coming to the end of their operational lives, presents a significant opportunity for retail-led regeneration. This is particularly the case for many of the 1960’s and early 1970’s centres that do not offer the quality of experience expected by the modern consumer, and are increasingly shunned by the retailers themselves. The potential for redevelopment gives the host towns a change to strengthen their urban identify and improve their offer.

Page 9 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

5 Relevant Retail-Led Regeneration Case Studies

5.01 The following case studies provide evidence to demonstrate the economic success of retail-led redevelopment schemes in relation to the regeneration of town centres. Further analysis of the case study towns is provided in the Appendix to this Report.

5.02 All of the planning policy and research documents discussed above highlight the important role which retail development plays as a catalyst for the wider regeneration of town centres. Renewing and reinforcing the attractiveness of the retail and leisure function is clearly a key ingredient for a successful town centre. The factors that need to be combined to deliver a successful retail centre include good accessibility, an attractive and safe environment, and a positive image for the town centre. In this regard retail regeneration can and should lead to wider town centre revival.

5.03 The regeneration experience of other town centres which are comparable to Bracknell have been reviewed in order to determine the likely economic implications of “BRP Development A” in terms of delivering the comprehensive framework for the regeneration of Bracknell Town Centre. Specifically, this section of the Report looks at the experience of Southampton, Reading, Basingstoke and Banbury. Southampton and Reading demonstrate the regeneration spin-off effects of retail-led major development on other parts of the Town Centre. Basingstoke provides a good example of a new and expanded town in the South East facing similar challenges to Bracknell in renewing its town centre offer, while Banbury is an example of a town with a broadly similar catchment and economic profile as Bracknell. Indeed all of the examples used are drawn from the South East, which share the same market context as Bracknell.

5.04 Reading benefited from the development of the Oracle Centre (700,000 sq.ft) in 1999; Southampton from the development of the West Quay Centre (800,000 sq.ft) in 2000; Basingstoke from Festival Place (850,000sq.ft) in 2002; and Banbury from Castle Quay (380,000 sq.ft) in 2000. Further details of these schemes are provided in the Appendix of this report.

(i) Zone A Rents

5.05 As with retailer demand, retail rents although not a measure of the wider local economy, can be a strong indicator of performance. The dynamic nature of the market means that retailers are usually the first to arrive and the first to leave in the light of economic up or downturn.

Table 5.1 – Prime Zone A Rents Centre Pre Development 5 Post Development 5 % Change (£) (£) Reading 1 200 220 9% Southampton 2 190 225 16% Basingstoke 3 135 155 13% Banbury 4 80 90 11% (Source: Colliers CRE) 1 The Oracle Reading opened in 1999 2 West Quay Southampton opened in 2000 3 Festival Place opened in 2002 4 Castle Quay opened in 2000. 5 Pre and post development dates relate to the year before and the year after the Shopping Centre opened.

Page 10 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

5.06 DTZ’s research in relation to each of the centres before and after development shows that for the first three years of the developments being open, there was continued demand for retail space despite the large influx of available space brought about by the developments. This suggests the market grew with the expansion of the retail offer, rather than supply exceeding demand. This is to some extent as a result of the increase in jobs brought about by the new stores being developed and the knock on effects of these retail developments, creating a more attractive environment to work and live in, attracting inward investment.

5.07 Retail research following the introduction of a major town centre retail development showed a marked increase in prime Zone A rents in each of the case study towns. Prime Zone A rents are an acknowledged indication of the strength of retail centres. Secondary rents vary more widely and will change following the introduction of new retail floorspace as trading patterns of footfalls adjust to new market conditions. In Reading and Southampton, the Oracle and West Quay Shopping Centres resulted in landowners reinvesting to protect their assets.

5.08 In relation to Basingstoke, research by Hampshire County Council (October 2003) showed that the Festival Place scheme transformed the town centre. As a result of the Shopping Centre and the introduction of a stronger evening economy, the number of visitors to Basingstoke increased from 14.7 million in 2001 to 18 million in 2003, representing an increase of some 22%. In addition, the average monthly car park visits increased from 45,374 in 2001 to 118,892 in 2003 demonstrating the significant additional attraction provided by the new Centre. Interestingly, whilst the average dwell time of the visitor only marginally increased, the average spend per group on clothing increased some 85% and spend on catering more than doubled.

Also of interest is that research on retail-led regeneration shows that town centre benefits are not short-lived. Indeed, in Hastings, following the opening of the Priory Meadow Shopping Centre in 1997, the town experienced year on year growth, demonstrating the longer-term benefits resulting from the introduction of a major retail scheme within a town centre.

ii House Prices

5.09 In each of the four centres where there had been significant retail investment, house prices had risen strongly. It is therefore reasonable to draw the conclusion that this increase in value could be attributed, in part, to the opening of the town centre shopping developments.

Table 5.2 – House Prices Centre Pre Post % Change % Increase Development Development above Regional Average Reading £111,075 £159,549 +44% +15.6% Southampton £94,092 £127,951 +36% +7.2% Basingstoke £152,618 £185,331 +22% -11.6% Banbury £102,642 £158,668 +55% +26.2% (Source: Land Registry) note: The Oracle Reading opened in 1999, West Quay Southampton opened in 2000, Festival Place opened in 2002 and Castle Quay opened in 2000. Pre and post development dates relate to the year before and the year after the Shopping Centre opened.

Page 11 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

iii) Office Rents

5.10 Office rents in Reading performed particularly well between 1998 (pre The Oracle) and 2000 (post The Oracle). In Southampton, where the office market has always been limited, there was some growth, albeit not as strong as that experienced in Reading. Rents in Basingstoke reduced significantly over this period, due to them being constrained by the availability of a substantial amount of Grade A space, but accommodation has started to be taken up in more recent years.

Table 5.3 – Office Rents Centre Pre Development Post Development % Change Reading £22.50/sq.ft £26/sq.ft 13% Southampton £19.50/sq.ft £20.50/sq.ft 5% Basingstoke £20/sq.ft £17/sq.ft -15% Banbury n/a n/a n/a (Source: DTZ Research) note: The Oracle Reading opened in 1999, West Quay Southampton opened in 2000, Festival Place opened in 2002 and Castle Quay opened in 2000. Pre and post development dates relate to the year before and the year after the Shopping Centre opened.

5.11 In 2000 (after the opening of The Oracle), Reading experienced the largest uptake in office space since 1988 (when records first became available). In fact, take up (1,750,000 sq.ft) in 2000 was double that experienced in any other year on record. This followed the development of the Oracle Centre and suggests that the centre is likely to have acted as a catalyst for further development in the town.

iv) Unemployment Levels

5.12 Given the relative prosperity of the South East in which all the case study towns are located, all four administrative areas had a lower unemployment rate to the national average (see Table 4.4below). By 2004/5, and after the opening of the various shopping centres, with the exception of Basingstoke & Deane, all areas showed a reduced unemployment rate following the national trend.

5.13 Further information in respect of the case studies is provided in the Appendix to this Report.

Page 12 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

6 BRP Retail-Led Regeneration

6.01 As set out in Appendix 2 to the Report, “BRP Development A” delivers the following elements:

• 73, 907sqm of retail floorspace principally in the northern sector of the town centre and the new food store in the south;

• up to 2,800 public car parking spaces in relation to the retail development in the north and 300 public car parking spaces in relation to the food store in the south;

• 2,500sqm of community/leisure floorspace in the northern sector of the town centre;

• subject to market conditions, the delivery of 350 of the 1,000 residential units to be provided across the Town Centre;

• the relocation of the council’s offices, library etc to the south to create a new civic square to replace Jubilee Gardens;

• the relocation of the British Legion, the Police, and Magistrates Court to the west of the town centre;

• a new and improved public realm throughout the town centre including High Street, Charles Square, the pedestrian route via the new Jubilee Gardens civic square linking the railway station and Stanley Walk (increasing the total public realm within the town centre from 24,380sqm to 32,300sqm);

• public transport improvements including the relocation of the bus station;

• the creation of new dedicated cycle and pedestrian routes improving the permeability and legibility of the town centre;

• the inclusion of bus priority measures with the town centre;

• significant remodelling of the highway network in and around the town centre to change the balance of priority and reduce the adverse impact of vehicular traffic on the town centre; and

• a program of junction modifications on corridors outside the town centre to mitigate traffic impacts.

6.02 As it can be seen from the above summary “BRP Development A” will deliver the majority of the new retail, leisure, civic buildings, public realm and transport improvements. The second phase of BRP Development which will be brought forward in response to market conditions.

6.03 Table 6.1 below provides a summary of the anticipated Zone A rental levels in Bracknell before and after practical completion of the development.

Page 13 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

Table 6.1 – Bracknell Zone A Rents Pre Development Post Development % Change Stanley Walk £128/sq.ft £125/sq.ft -2% Princess Square £119/sq.ft £120/sq.ft +1% High Street West £60/sq.ft £100/sq.ft +67% High Street East £50/sq.ft £75/sq.ft +50% Prime Retail - Eye n/a £225/sq.ft n/a Charles Square North n/a £148-165/sq.ft n/a Charles Square South n/a £150/sq.ft n/a Eagle House n/a £125/sq.ft n/a (Source: DTZ)

6.04 In addition to BRP Development A, a number of other discrete development sites included within BRP’s development proposals will be brought forward by third parties. These third party developments comprise approximately 29% of the total development proposals and will be brought forward on distinct, separate development sites which are located in the north west and the west of Bracknell Town Centre. The proposals set out in BRP’s outline planning application reflect the aspirations of the third party owners and developers with current control of these sites.

6.05 Based on the experience of other centres within the South East and the research carried out in relation to retail-led regeneration discussed above, it is considered reasonable to expect that “BRP Development A” will deliver the framework for the comprehensive development of the Town Centre. That is, it is likely that the improvements that will be made to the quality of the town centre environment will generate economic confidence and encourage further development and investment within the town centre. In particular, it is reasonable to expect that the improvements to Bracknell’s retail offer, public realm and transport infrastructure will improve the retention of existing household expenditure within the catchment and reduce the current leakage to other centres outside of it. In turn, experience shows that the growth in expenditure is likely to generate increased attraction to the area both in terms of employment and living opportunities.

6.06 Drawing on the experience of other town centres, it can therefore clearly be seen that the economic success of town centres is largely related to the quality of the town centre’s retail offer and its ability to meet consumer choice whilst providing a well-designed environment in which people can enjoy ease of access and a high level of amenity. Given that “BRP Development A” will deliver these benefits, it is reasonable to expect that it will provide the catalyst for further economic growth and wide scale regeneration of the town centre.

.

Page 14 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

7 Conclusion

7.1 On the basis of the above analysis, it is reasonable to conclude that “BRP Development A” will provide the framework for the comprehensive development of Bracknell Town Centre by delivering the majority of the new retail, leisure, civic buildings, public realm and transport improvements. Together, these elements of the regeneration scheme will significantly upgrade the quality of the town centre environment and improve the town centre’s retail offer that will meet the demands of its catchment. Based on the retail-led regeneration experience of other town centres, it is therefore likely that “BRP Development A” will generate economic confidence, encourage further development and investment within the town centre, and lead to an increase in the shopper footfall and retail spending in the town centre.

Page 15 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

APPENDIX

CASE STUDIES

a) The Bull Ring, Birmingham

1 Whilst larger than Bracknell, Birmingham City Centre is a well-publicised example of retail- led regeneration. At 110,000sq.m.and occupying a site of 26 acres, the Bullring was not only one of the largest development to have been delivered in Europe for over a decade, it was also the first time a scheme of this scale that had been built in a City Centre.

2 The vision for the City Centre, as promoted by the Birmingham Alliance (a partnership between Hammerson Plc, Henderson Global Investors Ltd and Land Securities Group Plc), was to provide Birmingham with a high quality retail environment, with squares and spaces which promote an active street life, and to create a contemporary environment in a historic town centre. These aspects combined with the retail development set a model for retail-led inner city regeneration.

3 The success of the regeneration itself is regarded as being as much in the quality of the environment, as the shops and facilities provided. In Birmingham, the creation of views of St Martin’s Church, plus the public spaces, and linking the prominent department stores (Selfridges and Debenhams), formed a fundamental component to the success of the City Centre. The key seemed to be the creation of a high quality retail environment that was safe, stimulating and offered plenty of surprises to keep visitors amused, combined with the best retail offer.

4 In a presentation by the UK Development Director of Hammerson (Jonathan Emery) he advised that the Urban Regeneration Companies had a key role to play in the delivery of the scheme. In addition, the co-ordination of agencies (i.e. ODPM, Government Office, RDA’s, English Partnerships and URC’s) were seen as having an important role in the successful delivery of urban regeneration.

5 Hammerson considered, however, that despite the success of some City Centres (i.e. Southampton, Reading and Birmingham), the need to address planning, CPO, highway closures and politics were barriers to the successful delivery of major city centre retail-led regeneration schemes.

Page 16 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

6 Hammerson also advised of the benefit of developers working with other developers, architects and project teams, local authorities, stakeholders, investors, retailers and the local community in order to deliver successful retail-led regeneration opportunities.

b) The Oracle, Reading

7 The Oracle, Reading comprises a 750,000 sq.ft retail-led City Centre scheme including some leisure and 40 dwellings developed by Hammerson. The Oracle Centre has helped initiate a wider cultural regeneration around the River Kennet, and which the centre backs. Following the opening of the Oracle Centre, the area benefited from a cinema, art gallery as well as a fast growing bar and restaurant culture. A large number of riverside flats have also been developed. These developments have created a sense of community to an area that was otherwise quiet beyond shop opening hours. This has in turn attracted more tourists to the town. Town centre resident numbers have also grown strongly.

8 In addition, one of the existing shopping centres, Broad Street Mall, undertook a refurbishment programme and successfully repositioned itself as a value centre. The viability of the Broad Street Mall was achieved by the boost to Reading given by The Oracle and the growth this gave Reading as a retail, leisure and business destination rather than just a response to the competition. This is similar to the effect on the Marlands from the opening of the West Quay Centre in Southampton.

9 In addition, the following major investment proposals have been put forward since the development of The Oracle, continuing Reading’s regeneration and growth.

Table A1 Some of the Major Schemes Proposed for Reading Town Centre Scheme Status Description Developer Broad Street Completed 2002 Refurbishment and repositioning of The Englander Mall existing shopping centre Group Chatham Street Commenced Mixed use regeneration including Amec / Reading Regeneration 2004 residential, retail, offices, hotel and Borough Council. leisure extending to over 1.25m sq. ft. Main Line Proposal Major station refurbishment and RBC / SRA / Station improved linkages. Network Rail Friars Walk Completed 2004 Mixed use refurbishment for office Portfolio Holdings retail, leisure and a hotel. Great Western Planning New Malmaison Hotel (151 Rooms) MWB House permission 2002 Forbury Square Completed New 148,000 sq.ft office scheme Argent Group Plc 2003-4 developed around a new city square. Energis House Planning Major office scheme adjacent to the Kier / John Laing permission 2002 station totalling 625,000 sq.ft Properties Source: Reading, Development and Investment Review 2002/DTZ.

Page 17 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

10 Reading, as a result of this investment, has been marked out as an important case study in how to approach urban regeneration. In 2001, the Government selected Reading and five other towns as beacons for town centre regeneration.

11 DTZ’s research undertaken on the impact of retail-led regeneration following the opening of the Oracle, identified that:

• 15 retailers who took space in the Oracle also retained at least one other duplicate store elsewhere in the town centre. Examples include Boots, Burton, Carphone Warehouse, and HMV.

• Excluding Debenhams, only 10 retailers trading in the town centre in 1997 relocated into the Oracle. This represents only 2% of the 560 outlets in Reading in 1997.

• Of those who relocated from elsewhere in the town centre, eight had been in the prime retail pitch along Broad Street and three (namely Suits You, Supercuts and Sole Trader) had previously been trading in Broad Street Mall. All the vacated units were later re-occupied.

• Vacancy levels in Reading peaked at 19% in 1997, but have fallen back since the Oracle opened to 17% in 2000 and 14% in September 2001. By September 2004, the vacancy levels in Reading Town Centre had reduced to 5.1%, despite the increase in retail floorspace provided by the Oracle Centre. Those areas of the town centre which experienced relatively high vacancy levels since the Oracle, were Market Way and Friars Walk. In the case of Market Way, this could be explained by the continuing uncertainty over plans to redevelop the area. However, there are now plans for redevelopment which include Sainsbury’s who are seeking to open a second, “Central” store in the town centre. Friars Walk is in a poor secondary location and has consistently failed to attract strong footfall. Lettings in Friars Walk were further damaged by the closure of its anchor tenant, C&A, in 2001 as the company withdrew from the UK’s high streets.

• The opening of the Oracle Centre has attracted many new retailers to Reading. New retailers have also taken space in other areas of the town centre, such as the opening of Primark in the large unit formerly occupied by the Co-Op. M.F.I have opened a new furniture store in the town’s secondary area, Friar Street, and other new names such as The Entertainer (toys) have moved in.

• The Oracle Centre satisfied much of the demand for larger retail units. Reading town centre is now a more attractive retail location for retailers and businesses, as reflected by its rise in the Experian Retail Rankings from 25th in 1998 to 9th position in the latest 2002 survey. Reading is also currently rated the 11th best location by Verdict in their High Street 2001 Report.

c) West Quay, Southampton

Page 18 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

12 West Quay comprises a 800,000sq.ft of retail development in the City Centre developed by Hammerson. The new centre opened in 2002.

13 Hammerson are now involved in the mixed-use regeneration of the area known as West Quay Phase III which will include retail, leisure, residential, a multi-purpose arena, and open plaza. The masterplan for this scheme has been the subject of public consultation and a planning application is currently being prepared.

14 The West Quay Centre has also acted as the bedrock for the current regeneration of the City. Research by DTZ, identified that Southampton has experienced retail-led regeneration as a result of the opening of West Quay. Since 2002, 2,700 residential units, 32,000 sq.m of office floorspace, and 50,000 sq.m of retail and leisure floorspace was developed, all hand in hand with investment going into the urban design of the City and its open spaces. These developments provided over 3,000 jobs and represented private sector investment of over £600m.

15 Current and future developments due to take place throughout the city centre are set out in Table 2 below:

Table A2 Some of the Major Schemes Proposed for Southampton Town Centre

Scheme Status Description (status) Royal Pier and Development Brief 19 ha of land at Royal Pier for public events. Town Quay Prepared. Currently being Including a square, new marina, piers, a bridge and marketed. Anticipated panoramic views of Southampton Water with a implementation 2007-2011. range of bars and restaurants. Ocean Village Proposal The backdrop to the Volvo round the world race. and Canute's This will include 500 apartments, including key Pavilion worker provision, cafes and restaurants and convenience retailing The Old Town Proposal A refurbishment of the city’s most historic quarter. West Quay Planning Brief prepared Adjacent to West Quay. Development by Phase 3 2002. Application being Hammerson for a 5,000 seat multi purpose arena, an pursued. Anticipated Olympic size ice rink, conferences, concerts and implementation 2004-2006 exhibitions space. An ‘Open Plaza’ for events, residential and office space. The Cultural Application submitted (end Redevelopment of the former Tyrrell & Green (John Quarter 2004). Lewis – moved to West Quay) and C&A stores. (Northern Venues arts, digital media and multi-cultural Above Bar) facilities to establish a recognised cultural quarter. To include residential, office and restaurant / retail uses, and an east-west link to connect the enhanced Guildhall Square. Gateway to the Proposal. Anticipated A 240-bed hotel, with office (8,000sq.m.) and City Centre - implementation 2004-2005. residential units. Charlotte Place Central Station Proposal – subject to A public plaza adjacent to the station with Network Rail. enhancement of pedestrian and cycle links, plus a state of the art public transport interchange for buses and taxis.

Page 19 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

Source: City Centre Vision 2003.

16 As part of the West Quay Shopping Centre, developer contributions were provided by Hammerson towards environmental improvements on Above Bar (the pedestrianised high street). As a result, the traditional high street shops have not suffered and indeed, there is experience of these benefiting from the additional retail trade drawn into the Town Centre.

17 Since the opening of the West Quay Shopping Centre in 2000, the Marlands Shopping Centre has also benefited from additional refurbishment (funded by Hermes) and as such, continues to provide a high quality ‘secondary’ retail shopping centre, to anchor the northern part of the shopping core. Following refurbishment, the Marlands Shopping Centre was sold. This demonstrates the continued investor interest in Southampton.

d) Castle Quay Centre, Banbury

18 The Pillar Caisse Partnership proposal for the 380,000sq.ft Castle Quay Centre in Banbury comprises a useful case study. The centre opened in 2000. Banbury is relatively small in reference to the size of the Castle Quay Centre and thus the economic impacts of the development are easier to observe and isolate.

19 The development of Castle Quay also helped finance the Banbury Museum and leisure facilities in and around the shopping centre. The Castle Quay Centre also supports and promotes the towns two markets held regularly throughout the year (the general market and the farmers market). This all helped to underpin tourism in the town, which is one of the mainstays of the local economy. In a virtuous cycle, the presence of Castle Quay itself attracts more visitors to the town.

20 In conjunction with the development of the Castle Quay Centre in 1999 / 2000 it was found in an independent survey that Banbury was ranked fifth in terms of economic growth in the country.

21 Since the opening of the Castle Quay Centre, there have been a number of other major development schemes, including the Badgers Gate residential scheme by Bellway at Hanwell Fields.

e) Festival Place, Basingstoke

Page 20 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

22 The 850,000sq.ft retail scheme in Basingstoke town centre opened in September 2002. The scheme comprised a £350m investment by Grosvenor Estates.

23 At the time of opening, it was expected that Festival Place would bring in an additional 3 million visitors to the town, increasing the number to 18 million. It was also predicted that it would improve Basingstoke’s position in the retail market from 89th to 62nd. Basingstoke is now ranked as 47th nationally (2003-04 figures). Festival Place won the Property Week Best Shopping Centre development in 2003.

24 Information from Halifax shows that house prices in Basingstoke increased by 21% from 2000 – 2002 (compared to the South East average of 20%). However, from 2002-2004 the growth continued (12%) but at a slower rate, in line with national figures. In the last year (2004-2005), house prices continued to increase at 7%. This compared to the South East average of 4%

25 Since 2002, the Crown Heights mixed-use development has started to take shape. The scheme by Barratts comprises high density development in central Basingstoke, creating a distinctive addition to Basingstoke's skyline. The blocks rise from four storeys in the southern part of the site to 14 storeys in the northern area. As well as achieving a density of 346 units per hectare, the new building will have a mix of almost 3,000sq.m. of leisure space and three shops encircling the urban plaza.

26 The Council have built on the opportunities offered by Crown Heights and the adjacent Festival Place retail development to improve links across the town centre. As such, a bridge is to be built across the town's inner ring road, linking the Crown Heights' plaza with Festival Place. The bridge will not only connect these two new projects, but will also provide a much- improved link through the Crown Heights' plaza between Basingstoke's mainline railway station and the new bus station now operating within Festival Place.

27 In addition to Crown Heights, Rialto are developing their Victory Hill scheme comprising 481 high density ‘city living’ apartments. The entire scheme is due to be completed in 2005.

28 Since 2002, Basingstoke has also increased its status as an important business location. This is illustrated by three key commercial developments in the area:

• Faraday Office Park Attraction of six companies (including Huawei Technologies) in around eight months.

• Hazelwood, Chineham Peak Traffic Ltd headquarters relocation from Winchester in 2004.

• Hatchwarren Farm Abbots Worthy Day Nurseries opening a new day care facility

f) Walsall

Page 21 Bracknell Regeneration Limited Partnership Retail-led Regeneration November 2005

29 Once a wealthy town, Walsall has more recently suffered from industrial decline and competition from the city centre retail offer in Birmingham and the Merry Hill Shopping Centre, both eight miles away, and other towns within its catchment. In 2001, Roger Tym & Partners identified that 60% of the town’s comparison expenditure was being lost to other centres.

30 In order to address this, the Council facilitated the development of the Town Wharf and Crown Wharf (both by Chartwell Land) schemes by identifying sites suitable for redevelopment, attracting developer interest, and selecting preferred developers. In addition, the Council challenged, at inquiry, a number of proposals for out-of-town retailing which would have further impacted on the viability of the town centre.

31 The Council also sought to regenerate the town centre into a ‘lifestyle’ place. Again, the Council designated significant areas for development and invested directly in the quality of the town centre by funding pedestrianisation, public realm improvements, and public art.

32 The efforts to improve the quality of the public realm affected perceptions of Walsall, leading to Urban Splash’s decision to develop the Walsall Waterfront, one of their first developments outside of a major city.

33 The Shannons Mill scheme by the Wiggins Group also came forward as a result of the site owners’ desire to relocate their operations and find a replacement use that would support their relocation. The reuse of the building for a factory outlet complex within the town centre was initially considered to be a risk to the ability of a higher order fashion retailers. It also provided Sainsbury’s with the opportunity to promote the redevelopment of the former Birmingham Battery site for retail development. In addition, the regeneration of parts of the Town Centre led St Modwen to acquire a major interest in the area.

34 Walsall benefited from the creation of a URC Walsall Regeneration Company, in March 2004. The URC has now taken over responsibility for physical development in the town and a Regeneration Framework Plan was prepared for the URC area, with a particular focus on the Town Centre. The URC objectives are to complete regeneration projects worth £750m, creating or safeguarding 15,000 jobs, remediating 120 hectares, and creating 200 new businesses.

Page 22 January 2006 FINAL REPORT

APPENDIX 7 An explanation of how the "BRP Development A" will not create difficulties or additional financial burdens for individual site owners seeking to bring forward later elements of the overall scheme. Such additional elements will be part of the comprehensive solution for the town centre able to meet the requirements of development plan policy

See attached report prepared by Gerald Eve

10/2618493_1 19

Bracknell Town Centre – Planning Advice

On behalf of Bracknell Regeneration Limited Partnership

J5103 – 6 December 2005 Prepared by: Hugh Bullock 7 Vere Street, London W1G 0JB 1

www.geraldeve.com 2

Contents

Page Appendices 1 Introduction 3 HB1 Relevant Planning Policies 2 Development Plan Policy 4 HB2 Illustrative Composite Plan 3 Third Party Development 12 4 Consideration of Discrete Development 13 5 Consideration of Planning Obligations 17 6 Conclusion 23

www.geraldeve.com 3

1 Introduction

1.1 This paper demonstrates that it is highly unlikely that Bracknell Regeneration Limited Partnership Development A would create difficulties or additional financial burdens for Third Party site owners seeking to bring forward elements of the OPA proposals. Such additional elements would be part of the comprehensive solution for the town centre meeting the requirements of Development Plan policy.

1.2 In formulating my opinion I have assumed that BRP Development A is delivered within the next 6 years including the related obligations and contributions and that the Third Party sites are developed in accordance with the Outline Planning Application.

1.3 In preparing this report, I have relied on the following documents:-

• Berkshire Structure Plan 2001-2016 (July 2005);

• Bracknell Forest Borough Local Plan (January 2002);

• Supplementary Planning Guidance:

Bracknell Town Centre Masterplan (July 2002);

Limiting the Impact of Development (October 2001);

Affordable housing from Residential Development (September 2003);

• Selected Planning Application Documentation (November 2004).

1.4 I have also had in mind national and emerging planning policy and guidance although I do not set this out in this report.

www.geraldeve.com 4

2 Development Plan Policy

2.1 The Development Plan for the purposes of the 2004 Act consists of:

a) The Structure Plan 2001 – 2016 (July 2005); and

b) The Bracknell Forest Borough Local Plan Adopted January 2002.

Structure Plan

2.2 Policy BP1 sets out the spatial strategy and defines Bracknell as a major town and as a principal focus for major development.

2.3 Paragraph 3.13 provides that “there will be a rebuilt town centre easily reached by public transport and enabling a good standard of short term access by car”. The new centre will contain expanded shopping, leisure and office employment together with a major housing element.

2.4 Paragraph 4.04 explains that the strategy focuses on maximising the role of the seven major towns to perform a whole range of functions - home, work and leisure. At the heart of this approach is the regeneration of town centres.

2.5 Policy H3 identifies major housing development as being primarily located in and adjoining the major towns including Bracknell. There is an emphasis on housing development being located on previously developed land and in existing buildings in urban areas.

2.6 Paragraph 6.20 states that in accordance with Policy DP1, the scale of housing development should be proportionate to the accessibility of settlements and the level of services and infrastructure there.

2.7 Policy H5 provides that a proportion, based on local housing needs assessment, of the housing allocated for each Unitary Authority should be in the form of affordable housing.

2.8 Policy DP5 provides for urban areas to include a variety of land uses in close proximity. These should include employment opportunities, services and amenities for the needs of the population that live or work locally and a substantial element of housing, including a wide variety of housing types including affordable housing. The policy also addresses the matter of

www.geraldeve.com 5

relationships between buildings and spaces, good design and movement around and between other centres.

2.9 Policy E1 allocates the centres of major towns as the principal locations for major office development.

2.10 Policy E2 makes clear that subject to Policy E1, major employment development will only be acceptable if it includes mitigation commensurate with its impact on the demand for housing, labour and skills, and achieves the objectives of high quality urban areas and complies with policy on travel impacts.

2.11 The Structure Plan also sets out policy covering diversity of employment (Policy E3) and future use of employment land (Policy E4).

2.12 Policy S1 provides that major retail and key town centre and leisure development will take place in the centres of the major towns.

2.13 Schedule 1 to the Policy describes the function and scale of Bracknell and states that it currently provides mainly for convenience shopping needs, with relatively poor choice of comparison, convenience and specialist shopping. The future strategy states that Bracknell is not currently serving its catchment population well due to the need for regeneration and has failed to keep pace with other centres. Opportunities exist for significant redevelopment for comparison, convenience and specialist shopping, as well as incorporating a greater variety of town centre activities.

2.14 Policy T4 provides that all developments will take appropriate measures to offset any adverse impacts it has for the transport network. Sustainable alternative modes of travel for the private car are to be promoted.

2.15 There are a number of other policies in the Structure Plan which are relevant to the detail of the proposals, but I do not address these further for the purposes of this report.

Local Plan

2.16 For the purposes of this report, I refer principally to those policies of particular relevance to the issue set out in Paragraph 1.1 of this paper. There is a wide range of policies, however, that would be relevant to the determination of the outline planning application.

www.geraldeve.com 6

2.17 I produce copies of the most relevant policies as Appendix HB 1 and comment on the policies as follows:-

2.18 Policy E1 permits town centre development which materially enhances the town centre and rejuvenates and regenerates those parts of poor quality. The policy sets out eight criteria determining acceptability of development.

2.19 The reasoned justification explains at Paragraph 3.26 that Bracknell has a failing town centre. The town centre has a limited range of land uses and a poorly developed evening economy.

2.20 Paragraph 3.28 states that the Borough Council considers that only major redevelopment will address Bracknell’s decline and provides for further retail floorspace to meet identified need to 2006.

2.21 Paragraph 3.31 explains that new retail development needs to be well related to and integrated with the existing prime shopping area. All development proposals will be examined to ensure that they are complementary and compatible with sustaining enhancement in the town centre. Reference is made to the Bracknell town centre urban design framework. (This has largely been superseded by the Bracknell Town Centre Masterplan to which I refer at Paragraph 2.42 of this report).

2.22 Paragraph 3.32 makes clear that the Council will carefully assess proposals in order to address their consequences.

2.23 Paragraph 3.34 encourages mixed-use development.

2.24 Paragraph 3.35 provides for the detailed disposition of land uses to be addressed through a Bracknell Town Centre Strategy.

2.25 Policy E5 confirms the position of Bracknell town centre as a major town centre in accordance with the Structure Plan.

2.26 The Local Plan promotes housing including making provision for affordable housing (Policy H8). The Local Plan normally expects 20% affordable housing (Paragraph 5.61), but the more recent Supplementary Planning Guidance on Affordable Housing (dated September 2003) expects 38%. (I deal with this matter in more detail at Paragraph 2.53).

2.27 Policy M4 provides for implications of development to be addressed.

2.28 Policy M5 makes clear that development would be expected to provide adequate off street servicing provision.

www.geraldeve.com 7

2.29 Policy M6 provides that development must provide appropriate routes for cycling and walking and ensures that development pays sufficient regard to public transport matters.

2.30 Paragraph 6.49 provides that the Council will seek the retention of a permanent bus station in Bracknell Town Centre.

2.31 Policy M9 states that development will not be permitted unless satisfactory parking provision is made for all vehicles and cycles.

2.32 Policy SC1 ensures the provision of services and community facilities generated by development.

2.33 The reasoned justification at Paragraph 8.16 refers to the Supplementary Planning Guidance “Limiting the Impact of Development”.

2.34 Proposal PE1i – Paragraph 9.6 of the Local Plan allocates land in the northern sector of Bracknell Town Centre for comprehensive mixed use development. The area to which the proposal applies is identified on the Proposals Map - Insert 1 - Bracknell Town Centre.

2.35 The proposal is described as the single largest key element to bring about the rejuvenation and regeneration of the town centre sought by Policy E1 (Paragraph 9.7).

2.36 Paragraph 9.10 states that:- “Proposal PE1i site is a large area encompassing the entire northern part of the town centre and has been derived in order to emphasise the Borough Council’s view that a comprehensive solution is required to solve the town centre’s problems. Accordingly, the Borough Council will encourage comprehensive redevelopment proposals for the proposal PE1i site. This should be complementary to the development of proposals PE1ii site since that site provides the best opportunity to establish a modern public transport interchange. Any prospective developer of the proposal PE1i site will be required to demonstrate to the satisfaction of the Local Planning Authority that their scheme would, together with the future development of the proposed PE1ii site, be capable of achieving the aims of Policy E1”.

2.37 Paragraph 9.11 also refers to the detailed disposition of land uses being set out in a Bracknell Town Centre strategy.

2.38 Paragraph 9.12 states that development proposals that are piecemeal will only be permitted if the Borough Council is satisfied:-

www.geraldeve.com 8

“that the desired comprehensive development of the proposal PE1i and PE1ii sites would not be prejudiced and if the development proposals are consistent with the objectives of Policy E1”.

2.39 Proposal PE1ii - Paragraph 9.15 allocates land at the south of Bracknell town centre for a comprehensive mixed use development which shall include a public transport interchange and the provision for public open space.

2.40 Paragraph 9.18 states that:- “The Borough Council will require that development proposals for this site demonstrate compatibility with development of proposal PE1i site and consistency with aims of Policy E1”.

2.41 References are made to the disposition of land uses within the town centre strategy, the public transport interchange as a key feature of any development proposal and a suitable amount of replacement open space for Jubilee Gardens.

Town Centre Masterplan – Supplementary Planning Guidance

2.42 The Town Centre Masterplan approved on 5 July 2002 supplements and provides guidance on the Local Plan and in particular Policy E1 and Proposals PE1i and PE1ii, the target areas where immediate action is needed and development pressure exists (Paragraph 1.3.3).

2.43 The Masterplan is intended to outline the form of development which would be acceptable in Bracknell Town Centre. It is not intended to be overly prescriptive but helps to guide development and future planning applications within the defined study area (Paragraph 1.3.4).

2.44 The Masterplan sets out a number of regeneration objectives and Masterplan principles (Paragraph 4.1.1).

2.45 The Masterplan also sets out (Paragraph 4.3.1) a number of challenges and opportunities. The challenges include comprehensive development being delivered in financially viable packages, which together fulfil the objective of creating a mixed use town centre, and the new elements of the town centre must integrate successfully with the retained buildings and uses.

2.46 The Masterplan also identifies certain basic structural elements (Paragraph 5.1.1) and major land use elements (Paragraph 5.2). The latter include:-

www.geraldeve.com 9

a) Additional comparison retail floorspace and a new foodstore;

b) Housing for over 950 homes, the level of housing being a fundamental part of the master plan in delivering a mixed use vibrant town centre;

c) Business space;

d) Civic and community facilities;

e) Community health centre;

f) Police station and magistrates court; and

g) Bracknell & Wokingham College.

2.47 The Masterplan identifies (Paragraphs 7.2 – 7.5) a number of areas for the purposes of character analysis and establishment of design principles.

2.48 The implementation of phasing is addressed (Paragraph 8.1.1), implementation depending on factors related to land ownership viability phasing and delivery.

2.49 Paragraph 8.3.1 states that it is important that the Masterplan provides a series of attractive and commercially viable development opportunities. These are identified including:-

a) Major new retail in the north;

b) A new food store and mixed uses in the south;

c) Additional retail premises in Charles Square and Princess Square; and

d) New business space for the northwest adjacent to the Arlington Park development.

2.50 Paragraph 8.3.2 states that ongoing assessment of viability must also take account of both commercial and non-commercial elements of the Masterplan. Cross funding may be required for non-commercial elements of the Masterplan through Section 106 Agreements. The Masterplan explains that as proposals evolve the Section 106 Agreement requirements will become clearer (Paragraph 8.3.2).

2.51 Paragraph 8.4.2 makes clear that the detailed phasing of development proposals will need to be examined further.

www.geraldeve.com 10

Limiting the Impact of Development – Supplementary Planning Guidance

2.52 The Supplementary Planning Guidance addresses the need for and provision of infrastructure and community facilities. The principal topics of relevance are:-

a) Transportation;

b) Community facilities;

c) Affordable Housing;

d) Environmental Enhancement; and

e) Other obligations such as phasing and art and culture.

Affordable Housing from Residential Development – Supplementary Planning Guidance

2.53 This guidance adopted in September 2003 sets out the Council’s approach to the provision of affordable and key worker housing. The Council expects that:-

a) 23% of new dwellings to be Affordable Housing; and

b) 15% of new dwellings to be for Key Workers.

2.54 The guidance (Section 2) defines these types of housing as follows:

a) Affordable housing – “Accommodation which is accessible to people whose incomes are insufficient to enable them to afford adequate housing locally on the open market”;

b) Key Worker – “An individual in housing need who is unable to afford to meet their needs without some subsidy and whose employment is of particular importance to their local community”.

Summary

2.55 In the light of the review which I have set out I summarise the principal policy provisions as being:

a) To address Bracknell Town Centre as a failing town centre;

www.geraldeve.com 11 b) To achieve a comprehensive redevelopment proposal for the Proposal PE1i site; c) This proposal to be complementary to Proposal PE1ii site; d) To ensure that proposals are guided by the Town Centre Masterplan; and e) To ensure that the effects of development are addressed.

www.geraldeve.com 12

3 Third Party Development

3.1 The Outline Planning Application, of which Third Party development forms a part, sets out total floorspace areas expressed as minima and maxima, the proposed mix of land uses across the site, the means of access and principal highway works and addresses flexibility of building lines.

3.2 The Third Party development sites comprise:

a) Winchester House and adjacent multi-storey car park (development blocks NW3.1 3.2 and 3.3);

b) Health centre, Skimpedhill Lane (development blocks NW4.1 and 4.2);

c) Amber House (development block W3);

d) Gowring House, Market Street Sites (development blocks W4, 5 and 6);

e) Enid Wood and Dudley Houses, High Street (development blocks C6.1 and 6.2);

f) The Energy Centre (development block NW1).

3.3 I attach as Appendix HB2 a copy of the illustrative composite plan which details the location of these sites.

www.geraldeve.com 13

4 Consideration of Discrete Development

4.1 In considering whether each of the Third Party sites is capable of discrete development I have considered:-

a) The location of the site in relation to the Masterplan as a whole;

b) The extent to which the block contains market led uses;

c) The scale of the development block;

d) Whether or not the development block falls within the terms of the Proposals Map allocations;

e) Whether planning obligations made necessary by the development can be addressed; and

f) The implications of planning obligations entered into by BRP for Third Party Sites.

Location

4.2 The Town Centre Masterplan sets out the basic structural elements for the regeneration of the town centre, which I have described (paragraph 2.42 et seq). In my opinion the Third Party land is relatively peripheral to the creation of the basic structural elements. Rather they are development opportunities which are more likely to be implemented once the basic structural elements have been put in place.

4.3 The BRP Development A will create a “backbone” for the regeneration of the wider town centre, including the Third Party sites.

4.4 There are differences between figures 8 and 11 of the Town Centre Masterplan and the core elements of the Outline Planning Application. Nonetheless it seems to me that the BRP Development A puts in place the principal structural elements, as defined in the Town Centre Masterplan (paragraph 5.1.2).

4.5 The BRP Development A does not preclude the redevelopment of the Third Party land as a matter of principle in a satisfactory manner because there is every opportunity on the redevelopment of the Third Party land to address, properly, matters of urban design, permeability and integration with the wider town centre, the creation of public realm and the creation of an attractive urban environment and the provision of servicing.

www.geraldeve.com 14

4.6 The sites are capable of constituting independent and discrete development opportunities and are typical of such opportunities to be found in many urban areas.

4.7 Indeed, having regard to the nature and extent of the BRP Development A works and the positive economic effect that they are likely to have on the regeneration and redevelopment of the rest of the town centre (as described in the report on Retail-Led Regeneration prepared by DTZ dated November 2005 forming Appendix 6 to this Report), it is likely that the existing development value of the Third Party Sites will be enhanced by BRP Development A. Therefore, on this basis it is reasonable to conclude that BRP Development A will encourage and promote the proposed development to be brought forward on the Third Party sites within a reasonable timeframe.

4.8 Thus the major investment in main town centre uses and the related infrastructure that would be delivered by BRP Development A are likely to prove beneficial to Third Party Site regeneration.

4.9 I consider the implications of proposed planning obligations at Section 5 of this report.

Market Led Uses

4.10 The majority of the land uses proposed on the Third Party land are typical main town centre uses and housing which would be developed to meet market demand in the usual way.

4.11 There are nonetheless, elements of non commercial floorspace such as:-

a) Market use on development blocks NW3.1 to NW3.3;

b) Health on development blocks NW4.1 and 4.2;

c) Energy centre on development block NW1.

4.12 The Outline Planning Application sets out development area parameters and building height parameters for the development of all development sites within the Outline Planning Application area including the Third Party development sites. Thus in determining the Outline Planning Application, it is open to the Local Planning Authority to establish principles for planning obligations which can be applied across the Outline Planning Application area as a whole, and hence applied through appropriate mechanisms to Third Party development sites. The Local Planning Authority has the discretion to ensure that the

www.geraldeve.com 15

planning obligations that are put in place in relation to the Third Party Sites are appropriate having regard to the particular development that is being brought forward on those sites. Where this involves elements of non-commercial floorspace then planning obligations can be put in place to ensure that appropriate pro-rata contributions are made across the development as a whole for such non-commercial development to be funded.

4.13 If, in the alternative, individual applications are brought forward for Third Party development blocks, planning obligations made necessary by such development can be entered into to address the relevant issues. Where appropriate, this could be achieved though pooling mechanisms and indeed this is the approach generally adopted by the relevant Supplementary Planning Guidance.

Scale

4.14 The scale of the individual development blocks is typical of many town centre sites. In other words, the sites are neither so large nor so small that they create any exceptional difficulty per se in securing redevelopment. Thus it is not, in my view, necessary that they be combined with other sites in order to secure their successful redevelopment.

4.15 I see no reason why the policy principles set out in the Local Plan and explained in the Town Centre Masterplan cannot be successfully addressed on the redevelopment of individual development blocks having regard to the implementation of the Outline Planning Application. From the point of view of the third parties, the potential for each block is identified and secured within the terms of the OPA. In fact the development proposals detailed in the OPA for these sites were formulated in consultation with Third Party owners.

Proposals PE1i and PE1ii

4.16 Proposal PE1i is the largest key element related to rejuvenation and regeneration and would include substantial parts of the basic “Structural Elements” contained in the Town Centre Masterplan.

4.17 The only Third Party development blocks situated within the relevant proposal area are NW3.1 - 3.3, NW4.1 and 4.2 and NW1.

4.18 Development blocks W3, W4 and W5, and C6.1 and C6.2 are not situated within the Proposal area allocated for

www.geraldeve.com 16

comprehensive mixed use development. Neither are these situated within Proposal PE1ii.

4.19 The BRP Development A land does:

a) Provide a strong north-south axis within the town centre;

b) Integrate with the High Street;

c) Strengthen the core retail;

d) Create a critical mass of new retail leisure development north of the High Street;

e) Enable effective use integration of adjoining areas around the edge of the retail and leisure heart for retail and business development;

f) Create new public spaces and enable a broader principal network of links and routes; and

g) Make provision for a civic focus and new Jubilee Gardens.

4.20 Thus, the BRP Development A provides the basic structural elements identified in the Town Centre Masterplan.

4.21 The BRP Development A also provides for substantial amount of non-commercial uses to be provided. These include:-

a) Civic uses - development block S3;

b) Police facilities, magistrates court and British Legion – development block W1;

c) Bus station - development blocks W8 - 10.

4.22 Future provision is made for BRP Development of a College at development block S2.

4.23 I conclude therefore that each of the Third Party sites would be capable of a discrete development irrespective of BRP Development A. I have assumed, as instructed, that BRP Development A is delivered in the next six years including the related obligations and contributions and that the Third Party sites are developed in accordance with the Outline Planning Application.

www.geraldeve.com 17

5 Consideration of Planning Obligations

5.1 It is my understanding that the Section 106 Agreement in relation to the OPA proposals would set out specific obligations and contributions to be entered into by each Third Party in relation to their relevant Sites. Each Third Party would be required to sign a Deed to adhere to the obligations and contributions set out in the Section 106 Agreement in relation to each of their sites upon implementing the development approved by the Outline Planning Permission.

5.2 As required by relevant planning policy and guidance, the scope of the obligations and contributions that would be set out in the Section 106 Agreement and applicable to each of the Third Party Sites would be reasonable and proportionate to the scale and nature of the development. Hence, they would be similar whether or not the works described as BRP Development A are delivered before the Third Party sites. This is because they would be governed by the requirements of relevant planning policy and guidance.

5.3 Furthermore, in order for the third parties to take the benefit of the development approved by the Outline Planning Permission, each third party would be required to enter into a Deed of Adherence agreeing to the obligations and contributions set out in the Section106 Agreement. Therefore Third Party site owners can be joined willingly to the implementation of the OPA as a whole.

5.4 I set out below a brief summary of proposals for each of the defined Third Party sites and provide an indication of the nature of the likely planning obligations and contribution to arise from each, given their location, size and mix of uses.

1. NW 3.1, 3.2 and 3.3

5.5 The proposed land uses are set out below:

Use Floorspace (m2)

Market 600

A2/A3 1,825

Residential (C3) 24,000

Total 26,425

www.geraldeve.com 18

5.6 The scope of planning obligations which, having regard to policy, potentially apply to this site comprise:

a) 38% affordable Housing (23% Affordable Housing and 15% Key Worker);

b) Financial contribution towards improving the existing public realm;

c) Contribution towards the cost of providing the market;

d) Educational contribution, subject to assessment of school capacity, child yield and residential mix;

e) Contribution towards health facilities;

f) On-site integrated transport works;

g) Off-site contributions to address marginal additional transport impacts;

h) Supervision fees;

i) Local environmental improvements;

j) A contribution toward recycling facilities, if necessary; and

k) Provision of public art.

2. NW 4.1 and 4.1

5.7 This proposal would involve redevelopment to provide a new health centre, enlarged retail element and the introduction of new office accommodation. The proposed land uses are set out below:-

Use Floorspace (m2)

Health (D1) 7,000

New Retail 350

Business (B1) 7,500 – 10,000

Total 14,850*

*Assuming 7,500m2 of B1 accommodation

www.geraldeve.com 19

5.8 The scope of planning obligations which, having regard to policy, potentially apply to this site comprise:

a) Travel plan;

b) On-site integration transport works;

c) Off-site contributions to address marginal additional transport impacts;

d) Supervision fees;

e) Public transport contributions if necessary;

f) Local environmental improvements; and

g) Provision of public art.

3. W4, W5 and W6

5.9 The proposal would create a residential led mixed-use scheme, also consisting of retail (A1/A2 and A3) and office accommodation.

Use Floorspace (m2)

New Retail 750

Business (B1) 7,635

A2/A3 1,070

Residential (C3) 12,800

Total 22,255

5.10 The scope of planning obligations which, having regard to policy, potentially apply to this site comprise:

a) 38% affordable Housing (23% Affordable Housing and 15% Key Worker);

b) Educational contribution, subject to assessment of school capacity, child yield and residential mix;

c) Contribution towards health facilities;

d) On-site integrated transport works;

www.geraldeve.com 20

e) Off-site contributions to address marginal additional transport impacts;

f) Supervision fees;

g) Local environmental improvements;

h) A contribution toward recycling facilities, if necessary;

i) Provision of public art;

j) Travel plan; and

k) Public transport contributions if necessary.

4. Amber House

5.11 This redevelopment proposal would lead to a predominantly office scheme, with retail and leisure accommodation at ground floor level.

Use Floorspace (m2)

Business (B1) 5,040

New Retail 845

Leisure (A3) 2,750

Total 8,635

5.12 The scope of planning obligations which, having regard to policy, potentially apply to this site comprise:

a) Travel plan;

b) On-site integration transport works;

c) Off-site contributions to address marginal additional transport impacts;

d) Supervision fees;

e) Public transport contributions in necessary;

f) Local environmental improvements; and

g) Provision of public art.

5. Enid Wood and Dudley Houses

5.13 The redevelopment would provide for replacement retail at ground floor and residential accommodation above.

www.geraldeve.com 21

Use Floorspace (m2)

Replacement Retail 488

Residential (C3) 5,700

Total 6,188

5.14 The scope of planning obligations which, having regard to policy, potentially apply to this site comprise:

a) 38% affordable Housing (23% Affordable Housing and 15% Key Worker);

b) Financial contribution towards improving existing open space in the area;

c) Educational contribution, subject to assessment of school capacity, child yield and residential mix;

d) Contribution towards health facilities;

e) On-site integrated transport works;

f) Off-site contributions to address marginal additional transport impacts;

g) Supervision fees;

h) Local environmental improvements;

i) A contribution toward recycling facilities, if necessary;

j) Provision of public art.

6. Energy Centre

5.15 The proposed energy centre would be located in the north west corner of the OPA site at the end of Millennium Way.

Use Floorspace (m2)

Energy Centre 2,000 – 4,000

Total 2,000 – 4,000

5.16 The scope of planning obligations which, having regard to policy, potentially apply to this site comprise:

a) On-site integration transport works;

www.geraldeve.com 22

b) Off-site contributions to address marginal additional transport impacts;

c) Supervision fees; and

d) Off-site works necessary to integrate energy centre to other town centre development.

5.17 In conclusion, this report identifies the likely obligations that would relate to each of the Third Party sites having regard to relevant planning policy and guidance. It clearly demonstrates from a planning perspective that it is highly unlikely that BRP Development A would have an adverse impact on the delivery of the Third Party Sites regardless of the timing of BRP Development A. The report prepared by DTZ at Appendix 6 also demonstrates this. In fact, it shows that, based on other case studies, it is highly likely that BRP Development A would have a positive economic effect on regenerating the rest of the Town Centre.

www.geraldeve.com 24

Appendix HB1

Relevant Planning Policies

www.geraldeve.com 25

Appendix HB2

Illustrative Composite Plan

www.geraldeve.com 24

Appendix HB1

Relevant Planning Policies

www.geraldeve.com 25

Appendix HB2

Illustrative Composite Plan

Development block areas BRP Development A Min (SM) Max (SM) Spaces N1-6 Replacement Retail 10,016 10,016 (Excl 4.4, 6.1) New Retail 51,026 51,026 A2/A3 5,700 5,700 D2 2,500 2,500 Residential 8,000 8,000 Public car parking Up to 2800 C 4 & 5 New Retail 2,000 2,000 S 3 Civic 7,000 8,000 S 5.1 Food store 4,000 4,000 A2/A3 250 250 Public Car parking 300 S 6.1 Residential 7,000 7,000 S 6.2 Residential 1,500 1,500 New retail 250 250 W 1 Police 2,285 3,500 Magistrates Court 1,000 1,500 British Legion 900 900 W 7 A2/A3 265 265 W 8 - 10 Bus station

Other BRP Development Min (SM) Max (SM) Spaces N 6.1 New Retail 200 200 A2/A3 100 100 N 4.4 Residential 3,000 3,000 N 7 & 8 Residential 0 9,000 C 1,2, 3 New Retail 500 500 S 1 A2/A3 1,000 1,000 S 2 College 5,800 5,800 A2/A3 1,000 1,000 S4 A2/A3 750 750 Residential 1,500 1,500 S 5.3 Hotel 6,000 6,000 S 5.2 & 5.4 Residential 7,500 7,500 S 5.5 Residential 6,000 6,000 S 5.6 Residential 1,500 1,500 S7 New Retail 250 250 Unallocated D2 4,000 4,000 NW 2 Business 27,500 40,000 NW 5 Hotel 9,200 9,200

Third Party Development Min (SM) Max (SM) Spaces Winchester house site NW 3.1 - 3.3 Market 600 600 A2/A3 1,825 1,825 Residential 24,000 24,000 Skimped hill health centre site NW 4.1 & 4.2 Health 7,000 7,000 Replacement retail 150 150 New Retail 350 350 Business 7,500 10,000 Amber house site W 3 Business 5,040 5,040 New Retail 845 845 Leisure (A3) 2,750 2,750 Gowring house site W 4, 5 & 6 Replacement retail 725 725 New Retail 750 750 Business 7,635 7,635 A2/A3 1,070 1,070 Residential 12,800 12,800 Miscellaneous plots E 1 Langley Church Hall 300 300 C 6.1 Replacement retail 488 488 C 6.2 Residential 5,700 5,700 C 7 Public Car parking 400 NW 1 Energy Centre 2,000 4,000

Total 261,020 288,735

BRP committed Infrastructure Cycle Paths Other BRP Developments and External work Minor Highways Modifications BRP Development A Third Party Development Illustrative Composite Plan