Sustainability Appraisal of the Borough Local Plan 2013 - 2033

Royal Borough of Windsor and Maidenhead

Reg 18 Report

November 2016

Sustainability Appraisal of the Borough Local Plan 2013-2033

Royal Borough of Windsor and Maidenhead

Regulation 18 Report

LC-273 Document Control Box

Client Royal Borough of Windsor and Maidenhead

Report Title Sustainability Appraisal of the Borough Local Plan 2013-2033

Status Final

Filename LC-273_RBWM_SA_Report_9_301116RC.docx

Date November 2016

Author RB & RC

Checked FG

Approved ND

Front credit: Windsor Caste by Jean-Marc Astesana

Sustainability Appraisal for the Borough Local Plan 2013-2033 November 2016 LC-273_RBWM_SA_Report_9_301116RC.docx

About this report & Notes for reader

Lepus Consulting Ltd (Lepus) has prepared this draft report for sites, conservation areas, flood risk areas and watercourses, and the use of the Royal Borough of Windsor and Maidenhead. There the range of uses taking place. The assessment was prepared are a number of limitations, which should be borne in mind when between October and November 2016 and is subject to and considering the results and conclusions of this report. No party limited by the information available during this time. should alter or change this report whatsoever without written permission from Lepus. This report has been produced to assess the sustainability effects © Lepus Consulting Ltd of the Emerging Local Plan. It is not intended to be a substitute for Environmental Impact Assessment (EIA) or Appropriate SEA and SA are tools for predicting potential significant effects. Assessment (AA). For further information on the differences The actual effects may be different from those identified. between the products please see: Prediction of effects is made using an evidence-based approach https://www.rspb.org.uk/Images/environmentalassessment_tc and incorporates a judgement. m9-257008.pdf

The assessments above are based on the best available Client comments can be sent to Lepus using the following information, including that provided to Lepus by the Council and address. information that is publicly available. No attempt to verify these 1 Bath Street, secondary data sources has been made and they have assumed Cheltenham to be accurate as published. Gloucestershire GL50 1YE Every attempt has been made to predict effects as accurately as Telephone: 01242 525222 possible using the available information. Many effects will E-mail: [email protected] depend on the size and location of development, building design www.lepusconsulting.com and construction, proximity to sensitive receptors such as wildlife

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1 Introduction ...... 1 1.1 Background ...... 1 1.2 Purpose of this report ...... 1 1.3 The RBWM Borough Local Plan 2013-2033 ...... 2 1.4 About RBWM ...... 2 1.5 Policies ...... 2 1.6 Sites ...... 4 1.7 Strategic Locations ...... 5 1.8 Strategic Scenarios ...... 5 1.9 Using this document ...... 5 2 Methodology ...... 6 2.1 Approach to assessment ...... 6 2.2 Appraisal process ...... 8 2.3 Geographic scale ...... 11 2.4 Impact magnitude ...... 11 2.5 Assumptions and limitations to assessment ...... 12 3 Assessment of policies ...... 18 3.1 Introduction ...... 18 3.2 SP 1 Spatial Strategy for the Royal Borough of Windsor and Maidenhead ...... 18 3.3 SP 2 Community Led Development ...... 19 3.4 SP 3 Design ...... 19 3.5 SP 4 Townscape and Landscape ...... 20 3.6 SP 5 River Thames Corridor ...... 20 3.7 SP 6 Development in the Green Belt ...... 21 3.8 SP 7 Countryside character ...... 21 3.9 HO 1 Housing Development Sites ...... 22 3.10 HO 2 Meeting housing need ...... 22 3.11 HO 3 Affordable Housing ...... 23 3.12 HO 4 Gypsies and Travellers ...... 23 3.13 HO 5 Housing layout and design ...... 24 3.14 HO 6 Density and Amenity ...... 24 3.15 HO 7 Sub Division of Dwellings ...... 25 3.16 HO 8 Development involving residential gardens ...... 26 3.17 HO 9 Extensions and outbuildings in residential curtilages ...... 26 3.18 ED 1 Economic Development ...... 27 3.19 ED 2 Defined Employment Sites ...... 27 3.20 ED 3 Other sites and loss of employment floorspace ...... 28 3.21 TR 1 Hierarchy of centres ...... 28 3.22 TR 2 Windsor town centre ...... 29 3.23 TR 3 Maidenhead town centre ...... 29 3.24 TR 4 District centres ...... 30 3.25 TR 5 Local centres ...... 30 3.26 TR 6 Strengthening the Role of centres ...... 31 3.27 TR 7 Shops and parades outside of defined centres ...... 32 3.28 TR 8 Markets ...... 32 3.29 VT 1 Visitor Development ...... 33 3.30 VT 2 Visitor Accommodation ...... 33 3.31 HE 1 Historic Environment ...... 34 3.32 HE 2 Listed Buildings ...... 34 3.33 HE 3 Ancient Monuments ...... 35 3.34 HE 4 Archaeology ...... 35 3.35 HE 5 Registered Parks and Gardens ...... 36 3.36 HE 6 Conservation Areas ...... 36 3.37 HE 7 Windsor Castle and Great Park ...... 37 3.38 HE 8 Local Heritage Assets ...... 37

3.39 NR 1 Sustainable Design and Construction ...... 38 3.40 NR 2 Renewable Energy ...... 38 3.41 NR 3 Managing Flood Risk and Waterways ...... 39 3.42 EP 1 Environmental Protection ...... 39 3.43 EP 2 Air Pollution ...... 40 3.44 EP 3 Artificial Light Pollution ...... 40 3.45 EP 4 Noise ...... 41 3.46 EP 5 Contaminated land and water ...... 41 3.47 NE 1 Nature Conservation ...... 42 3.48 NE 2 Thames Basin Heaths Special Protection Area ...... 42 3.49 NE 3 Trees, Woodlands and Hedgerows ...... 43 3.50 NE 4 Open Space ...... 43 3.51 NE 5 Local Green Space ...... 44 3.52 NE 6 Rights of way and access to the countryside ...... 45 3.53 IF 1 Community Facilities ...... 45 3.54 IF 2 New Sports and Leisure Development at Braywick Park ...... 46 3.55 IF 3 Sustainable Transport ...... 46 3.56 IF 4 Infrastructure and developer contributions ...... 47 3.57 IF 5 Telecommunications ...... 47 3.58 IF 6 Water Supply and Sewerage Infrastructure ...... 48 4 Assessment of Sites ...... 49 4.1 Introduction ...... 49 4.2 Ascot ...... 49 4.3 Broomhall ...... 54 4.4 Cookham Rise ...... 58 4.5 Datchet ...... 62 4.6 Horton ...... 67 4.7 Knowl Hill ...... 72 4.8 Maidenhead ...... 75 4.9 Maidenhead South ...... 83 4.10 Maidenhead West ...... 88 4.11 Old Windsor ...... 93 4.12 Sunningdale ...... 96 4.13 Windsor ...... 101 5 Assessment of Strategic Locations ...... 106 5.1 Introduction ...... 106 5.2 Strategic Location: Ascot Town Centre ...... 106 5.3 Strategic Location: Maidenhead Golf Course and associated sites ...... 109 5.4 Strategic Location: Maidenhead Town Centre ...... 113 5.5 Strategic Location: Land South of the A308(M), west of Ascot Road and North of the M4 (known as the Triangle Site) ...... 116 5.6 Strategic Location: Land West of Windsor ...... 120 6 Assessment of Strategic Scenarios ...... 123 6.1 Introduction ...... 123 6.2 Assessment of Strategic Scenarios ...... 124 7 Conclusions and next steps ...... 129 7.1 Conclusions ...... 129 7.2 Mitigation ...... 130 7.3 Recommendations ...... 131 7.4 Next Steps ...... 131

Appendix A Settlements and reasonable alternative sites Appendix B Sites allocated in the Regulation 18 BLP

Appendix C SA Framework

Appendix D Maps

Table 1.1 Settlements with reasonable alternative sites appraised in this report Table 1.2 Sites allocated in the BLP

Table 1.3 List of policies to be appraised Table 2.1 SA Framework Objectives

Table 2.2 Guide to impact significance matrix Table 2.3 Geographic sites

Table 2.4 Sustainable distances to facilities and amenities

Acronyms

AA Appropriate Assessment AQMA Air Quality Management Area BLP Borough Local Plan LTP Local Transport Plan LWS Local Wildlife Site GP General Practitioner HELAA Housing and Economic Land Availability Assessment

HGV Heavy Goods Vehicle

LCA Landscape Character Area LNR Local Nature Reserve NNR National Nature Reserve PPP Policies, Plans and Programmes

RBWM Royal Borough of Windsor and Maidenhead

SA Sustainability Appraisal SAC Strategic Environmental Assessment SAM Scheduled Ancient Monument SPA Special Protection Area SSSI Site of Special Scientific Interest

1.1 Background

1.1.1 Lepus Consulting Ltd (Lepus) has been instructed by the Royal Borough of Windsor and Maidenhead (RBWM) to undertake a Sustainability Appraisal (SA) of the emerging Borough Local Plan (BLP). This document presents an assessment of the reasonable alternative sites and policies for the BLP.

1.1.2 Please note that this document does not constitute an Environmental Report in line with the SEA Directive1. It is a record of the assessment of reasonable alternatives (options) for housing, employment, and mixed use sites in RBWM. It is also an assessment of policies put forward in the Regulation 18 BLP.

1.1.3 The Planning and Compulsory Purchase Act (2004) requires Sustainability Appraisals (SAs) to be carried out on Local Development Plan Documents or Local Development Documents. In addition, the Environmental Assessment of Plans and Programmes Regulations (2004) require Strategic Environmental Assessments (SEA) and Sustainability Appraisals (SAs) for a wide range of plans and programmes, including Local Development Documents.

1.2 Purpose of this report

1.2.1 This report has been prepared to help inform RBWM’s preparation of their Borough Local Plan (BLP). It is not the role of the SA to decide which is the most appropriate alternative from those set out in the plan, rather it is an assessment of the alternatives to be given due consideration in the decision making process.

1.2.2 Article 5(1) of the SEA Directive states that ‘Where an environmental assessment is required under Article 3(1), an environmental report shall be prepared in which the likely significant effects on the environment of implementing the plan or programme, and reasonable alternatives taking into account the objectives and the geographical scope of the plan or programme, are identified, described and evaluated. The information to be given for this purpose is referred to in Annex I.’

1 European Directive 2001/24/EC

1.2.3 PPG Paragraph: 018 Reference ID: 11-018-20140306 states that ‘Reasonable alternatives are the different realistic options considered by the plan-maker in developing the policies in its plan. They must be sufficiently distinct to highlight the different sustainability implications of each so that meaningful comparisons can be made. The alternatives must be realistic and deliverable.’

1.3 The RBWM Borough Local Plan 2013-2033

1.3.1 The role of the BLP is to set out RBWM’s vision for the next 20 years and helps to shape the future of the borough. The BLP does this by setting out policies that guide the development of homes and businesses, protect our important green spaces, landscapes and historic character, whilst also seeking to provide for the needs of all communities across RBWM.

1.3.2 An independent examination into the soundness of the BLP will take place in autumn 2017. Subject to the Inspector finding the BLP sound, it is anticipated that it will be adopted by the Royal Borough in late 2017.

1.4 About RBWM

1.4.1 RBWM is located in Berkshire, in the South East of England. RBWM is bordered by Slough Borough, South Bucks Distict and Wycome District to the north; Wokingham Borough to the west; Bracknell Forest Borough and Surrey Heath Borough to the south; and Runnymede Borough and Spelthorne Borough to the east.

1.4.2 RBWM includes two large towns, Windsor and Maidenhead, along with a number of smaller towns and villages such as Ascot and Sunningdale. It is home to a number of well-known attractions, including Windsor Castle, Ascot Racecourse and Legoland. The borough had a resident population of 147,700 people in 20152.

1.5 Policies

1.5.1 The BLP sets out 57 policies for managing development and infrastructure to meet the environmental, social and economic challenges facing RBWM up to 2033. These are presented in Table 1.1.

2 NOMIS (2015) Labour Market Profile – Windsor and Maidenhead. Accessed on 13/10/16. Available at: https://www.nomisweb.co.uk/reports/lmp/la/1946157289/report.aspx

Table 1.1: List of policies to be appraised

Policy

SP 1 Spatial Strategy SP 2 Community Led Development SP 3 Design SP 4 Townscape and Landscape SP 5 River Thames Corridor SP 6 Development in the Green Belt SP 7 Countryside Character HO 1 Housing Development Sites HO 2 Meeting Housing Need HO 3 Affordable Housing HO 4 Gypsies and Travellers HO 5 Housing Layout and Design

HO 6 Density and Amenity HO 7 Subdivision of Dwellings HO 8 Development Involving Residential Gardens HO 9 Extensions and Outbuildings in Residential Curtilages ED 1 Economic Development

ED 2 Defined Employment Sites ED 3 Other Sites and Loss of Employment Floorspace TR 1 Hierarchy of Centres TR 2 Windsor Town Centre TR 3 Maidenhead Town Centre

TR 4 District Centres TR 5 Local Centres TR 6 Strengthening the Roles of Centres TR 7 Shops and Parades Outside Defined Centres TR 8 Markets VT1 Visitor Development VT 2 Visitor Accommodation HE 1 Historic Environment HE 2 Listed Buildings HE 3 Ancient Monuments

HE 4 Archaeology HE 5 Registered Parks and Gardens HE 6 Conservation Areas HE 7 Windsor Castle and Great Park HE 8 Local Heritage Assets NR 1 Sustainable Design and Construction NR 2 Renewable Energy NR 3 Managing Flood Risk and Waterways EP 1 Environmental Protection EP 2 Air Pollution EP3 Artificial Light Pollution EP 4 Noise EP 5 Contaminated Land and Water NE 1 Nature Conservation NE 2 Thames Basin Heaths Special Protection Area NE 3 Trees, Woodlands and Hedgerows NE 4 Open Space NE 5 Local Green Space NE 6 Rights of Way and Access to the Countryside

IF 1 Community Facilities IF 2 New Sports and Leisure Development at Braywick Park IF 3 Sustainable Transport IF 4 Infrastructure and Developer Contributions IF 5 Telecommunications IF 6 Water Supply and Sewerage Infrastructure

1.6 Sites

1.6.1 In 2016 RBWM undertook a Housing and Employment Land Availability Assessment that identified those housing and employment sites within the borough that are considered to be deliverable, developable or potentially developable. All of these sites have been considered as reasonable alternatives for the purposes of this SA and are presented in Appendix A. The assessment of the sites is presented in Chapter 4.

1.6.2 Of these sites, the Regulation 18 BLP proposes to allocate 48 for housing (including mixed-use) and 19 for employment use. These are presented set out in Appendix B.

1.7 Strategic Locations

1.7.1 Along with the reasonable alternatives listed in Table 1.2, RBWM are also considering options for a strategic locations and strategic scenarios. The following five strategic locations have been identified as having the greatest potential to accommodate strategic growth:

• Maidenhead Town Centre; • Land south of the A308 (M), west of Ascot Road and north of the M4 (known as the Triangle Site); • Maidenhead Golf Course and associated sites; • Ascot Town Centre; and • Land West of Windsor.

The assessment of strategic locations is presented in Chapter 5.

1.8 Strategic Scenarios

1.8.1 The following four strategic scenarios have been identified a development options, and consider the potential implications of varying degrees of housing growth in the borough:

• Option 1: Urban Sites; • Option 2: Brownfield Sites; • Option 3: Green Belt (lower); and • Option 4: Green Belt (moderate)

1.8.2 The assessment of strategic scenarios is presented in Chapter 6.

1.9 Using this document

• Chapter 2 presents the methodology used to undertake the SA; • Chapter 3 presents the assessment results for policies; • Chapter 4 presents the assessment results for sites; • Chapter 6 presents the assessment results for the strategic locations; • Chapter 5 presents the assessment results for the strategic scenarios; • Chapter 7 presents conclusions and next steps.

2 Methodology

2.1 Approach to assessment

2.1.1 The approach to assessment uses geographic information, the SA Framework and established standards (where available) to help make the assessment decisions transparent and robust.

2.1.2 The housing and employment sites have been assessed against the SA Framework (see Appendix C). The SA Framework is composed of objectives and decision-aiding questions. Acting as yardsticks of sustainability performance, the SA Objectives are designed to represent the topics identified in Annex 1(f)3 of the Directive. Including the SEA topics in the SA Objectives helps ensure that all of the environmental criteria of the SEA Directive are included. Consequently, the sixteen SA Objectives seek to reflect all subject areas to ensure the assessment process is transparent, robust and thorough.

2.1.3 To expand on the central focus of each SA Objective (as they are high- level and potentially open-ended) the SA Framework includes a series of questions or ‘decision aiding questions’ for use when applying the SA Framework to the assessment of sites or proposed policies.

2.1.4 The purpose of the SA Objectives is to provide a way of ensuring that the proposed plan considers each site on a fair and consistent basis.

2.1.5 The SA Framework used within this report can be found at Appendix C, and is also presented in the 2016 Scoping Report4.

2.1.6 Table 2.1 below sets out the 14 Royal Borough of Windsor and Maidenhead Sustainability Appraisal objectives.

3 Annex 1(f) identifies: ‘the likely significant effects on the environment, including on issues such as biodiversity, population, human health, fauna, flora, soil, water, air, climatic factors, material assets, cultural heritage including architectural and archaeological heritage, landscape and the interrelationship between the above factors’. 4 Lepus Consulting (2016) Sustainability Appraisal of the Royal Borough of Windsor and Maidenhead Local Plan: Scoping Report

Table 2.1: SA Framework Objectives

Sustainability Appraisal Objectives

Minimise the borough's contribution to climate change and 1 Climate change plan for the anticipated levels of climate change.

Water and Protect, enhance and manage RBWM's waterways and to 2 Flooding sustainably manage water resources.

Air and noise Manage and reduce the risk of pollution, including air and 3 pollution noise pollution.

Biodiversity and Protect, enhance and manage the natural heritage of the 4 geodiversity borough.

Conserve, enhance and manage the character and appearance 5 Landscape quality of the landscape and townscape, maintaining and strengthening its distinctiveness.

Conserve, enhance and manage sites, features and areas of 6 Cultural Heritage historic and cultural importance.

Ensure protection, conservation and efficient use of natural 7 Use of resources and man-made resources in the borough.

Provide a range of housing to meet the needs of the 8 Housing community.

Safeguard and improve physical and mental health of 9 Health residents.

Community safety Reduce poverty and social deprivation and increase 10 and wellbeing community safety.

Transport and Improve choice and efficiency of sustainable transport in the 11 accessibility borough and reduce the need to travel.

12 Education Improve education, skills and qualifications in the borough.

13 Waste Ensure the sustainable management of waste

Economy and To support a strong, diverse, vibrant and sustainable local 14 employment economy to foster balanced economic growth.

2.1.7 The use of a suite of objectives lends itself to a matrix based assessment where each alternative or approach is assessed against each SA Objective.

2.1.8 It should be noted that the ordering of the SA Objectives does not infer any prioritisation.

2.2 Appraisal process

2.2.1 The appraisal process has used the SA Framework, the review of plans, programmes and policies, and the baseline (including various mapped data sources), as presented in the SA Scoping Report, to assess each option. Assessments have been undertaken using this empirical evidence and, to a lesser extent, expert judgement.

2.2.2 The first stage of assessment involves answering each of the questions in the SA Framework in turn with a yes (+), no (-), uncertain (+/-) or negligible / no effect / not applicable (0). The results of this indicate whether the scenario is likely to bring positive, negative or uncertain effects in relation to the SA Objectives. This information is then used to inform the overall effect of the site on the SA Objective.

2.2.3 The second stage of assessment considers the level of significance of the effects identified in the first stage (described above). Leading from the likelihood of positive or negative effects, the assessment draws on criteria for determining the likely significance of effects referred to in Article 3(5) of the SEA Directive and presented in Annex II of the Directive (see Box 2.2). The majority of identified positive or negative effects can be considered to be significant. Any assessment rated as negligible is not considered to represent a significant effect. The extent of significance is perhaps most helpfully expressed by orders of magnitude.

2.2.4 At a strategic level it can be difficult to assess significant effects in the absence of widespread data. Instead, orders of magnitude are used, based on geographic significance and impact magnitude. Table 2.2 illustrates such orders of magnitude for positive and negative effects.

2.2.5 Each of the effects identified in the first stage of assessment are assigned a colour and corresponding symbol to reflect the level of significance of the effect and whether it is positive or negative. Orders of magnitude are not assigned to uncertain effects. A single value from Table 2.2 is allocated to each SA Objective and presented in the text of the report (see Chapters 3, 4, 5 and 6).

2.2.6 When selecting a single value to best represent the sustainability performance of the relevant SA Objective, the Precautionary Principle is used. This is a worst-case scenario approach. Values presented at the first stage of assessment (see the questions in the SA Framework) are used to determine whether the single value for the SA Objective is positive, negative, uncertain or neutral.

2.2.7 If a positive effect is identified in relation to one question and a negative effect is identified in relation to another question within the same SA Objective, that Objective will be given an overall negative value.

2.2.8 Assessment results are presented in a single matrix format with accompanying narrative text to interpret the sustainability performance of each site.

Table 2.2: Guide to impact significance matrix

Key: Likely strong positive effect ++

Likely positive effect +

Neutral/no effect O

Likely adverse effect -

Likely strong adverse effect --

Uncertain effects +/-

2.2.9 Whilst the orders of magnitude are determined by impact magnitude and geographic significance or sensitivity, the determination of impact takes into consideration the characteristics of the resultant effect as presented in Box 2.1.

2.2.10 As demonstrated in Table 2.2, significance is determined by the sensitivity or geographic scale of the receptor and the impact magnitude. The coloured boxes represent the level of significance of the predicted effect. The text in each of these boxes describes the level of significance, whilst the plus (+) and minus (-) symbols, along with the colours, give a visual representation of this.

2.2.11 To understand the overall effect of the site or policy being assessed, the effect identified against each objective needs to be taken into account to gain a balanced outcome that takes into account the environmental, social and economic aspects of sustainability. A site or policy that is found to have negative effects against certain objectives is not necessarily unsuitable as these negatives must be considered in light of any positive effects that may have been identified. Note too that the impact magnitudes are not intended to be summed. For example, two ‘+‘ are not to be considered equal to a single ‘++’. The scores assigned are a matter of professional judgement taking into account the baseline data, policy context and other sources of information available to inform the assessment.

2.2.12 Geographic scale relates primarily to the level of importance of the receptor, or the level at which it is designated, if applicable. Geographic scale may also refer to the physical area of the receptor, or the part of the receptor likely to be affected.

2.2.13 Impact magnitude relates to the degree of change the receptor will experience, including the probability, duration, frequency and reversibility of the effects (see Box 2.1). The terms used in Table 2.2 are explained in more detail below.

Box 2.1 Annex II of the SEA Directive Criteria for determining the likely significance of effects referred to in Article 3(5) of the SEA Directive

The characteristics of plans and programmes, having regard, in particular, to: • the degree to which the plan or programme sets a framework for projects and other activities, either with regard to the location, nature, size and operating conditions or by allocating resources; • the degree to which the plan or programme influences other plans and programmes including those in a hierarchy; • the relevance of the plan or programme for the integration of environmental considerations in particular with a view to promoting sustainable development; • environmental problems relevant to the plan or programme; • the relevance of the plan or programme for the implementation of Community legislation on the environment (e.g. plans and programmes linked to waste- management or water protection).

Characteristics of the effects and of the area likely to be affected, having regard, in particular, to: • the probability, duration, frequency and reversibility of the effects; • the cumulative nature of the effects; • the transboundary nature of the effects; • the risks to human health or the environment (e.g. due to accidents); • the magnitude and spatial extent of the effects (geographical area and size of the population likely to be affected);

• the value and vulnerability of the area likely to be affected due to: • special natural characteristics or cultural heritage; • exceeded environmental quality standards or limit values; • intensive land-use; • the effects on areas or landscapes which have a recognised national, Community or international protection status.

2.2.14 Limitations in terms of the level of detail and confidence of assessment are cited in the explanatory text; the worse case scenario has been assumed in accordance with the Precautionary Principle.

2.3 Geographic scale

2.3.1 Impact assessment in the sustainability appraisal considers a range of geographic scales and sensitivities at which the impact and subsequent effects might be experienced. A guide to the range of scales used in the impact significance matrix is presented in Table 2.3.

Table 2.3: Geographic scales

Sensitivity Typical criteria

The international level is aimed at designations that have an international aspect or consideration of transboundary effects International / beyond national boundaries. This also applies to predicted national effects at the national level or designations/receptors that have a national dimension.

This includes the regional and sub-regional scale, including Regional county-wide level and regional areas such as the East of England.

Local This is the district and neighbourhood scale.

2.4 Impact magnitude

2.4.1 Impacts are assessed by combining judgements about susceptibility to the type of change arising from the specific proposal with judgements about the value attached to the receptor.

2.4.2 On a strategic basis, the appraisal considers the degree to which a location can accommodate change without detrimental effects on known receptors (identified in the baseline) and the degree to which individual receptors will be affected by the change. This is determined by considering factors included in Annex II of the SEA Directive:

• Probability • Duration; • Frequency; and • Reversibility.

2.4.3 SA and SEA are concerned with likely significant effects. As such, if an effect is considered improbable, it will not be considered in assessment. It is considered that most effects cannot be predicted with absolute certainty, as many impacts depend on the design of development and may be subject to mitigation.

2.5 Assumptions and limitations to assessment

2.5.1 There are a number of limitations, which should be borne in mind when considering the results and conclusions of this assessment.

2.5.2 Sustainability Appraisal is a tool for predicting potential significant effects. Prediction of effects is made using an evidence based approach and incorporates a judgement.

2.5.3 Assessments are based on the best available information, including that provided to us by the client team and information that is publicly available. Every attempt has been made to predict effects as accurately as possible using the available information.

2.5.4 Distances have been measured from the closest boundary of the site to the closest boundary of the receptor. This has been measured as the crow flies. Distances to facilities and amenities have been considered sustainable if they are within the maximum recommended distances stated in Barton, Grant and Guise (2010) Shaping Neighbourhoods for local health and global sustainability, which is a commonly used reference point. All distances are approximate.

2.5.5 A Habitats Regulation Screening Report (2016)5. has been carried out for the BLP, which includes a number of sites put forward for assessment. The Screening Report concludes that the BLP is unlikely to have significant effects on the integrity of designated sites, and that therefore a full Appropriate Assessment of the plan is not required. Sites not included within the 2016 Screening Report are assumed to be covered by extension due to their location coinciding with those included within the BLP. In addition, the strategic locations form the largest site allocations and these were included within the HRA Screening. The potential for in combination effects will be assessed alongside other cumulative effects within the SA Report prepared to accompany the Regulation 19 iteration of the BLP.

5 Royal Borough of Windsor and Maidenhead (2016) Borough Local Plan Draft Habitat Regulations Screening Report

2.5.6 Additional detail in the form of site allocation proformas have been included within the assessment of sites for which they have been prepared. The proformas are only available for those sites allocation within the Regulation 18 BLP. The proformas are a site-specific application of the mitigation provided by the policies within the BLP.

2.5.7 Assumptions were made for a number of the SA objectives as detailed below. No assumptions were made relating to SA Objectives 1, 3 and 10.

SA Objective 2: Water and Flooding

2.5.8 RBWM have undertaken a sequential test applicable to all sites assessed within the SA which has identified the flood risk and ranked the sites accordingly. Following on from this exercise, a high-level exception test has been undertaken for those residential sites within Flood 3a. This initial application of the exception test provides an indication as to whether a site would be expected to pass the exception test, but does not confirm it and additional work would be required at the planning application stage. As such, a precautionary approach has been taken and those sites at a higher risk of flooding have been scored negatively even though it may be possible to minimise the risk through appropriate mitigation.

SA Objective 4: Biodiversity and geodiversity

2.5.9 No site visits have been undertaken as a part of the SA to survey and record habitat or species information at each site as this level of site- specific detail is not necessary at this stage.

2.5.10 Loss of ancient semi-natural woodland and ancient replanted woodland represents a permanent loss and cannot be mitigated or re-created.

2.5.11 Without species-specific data for each site, assessment of impacts has concentrated on habitat presence and diversity.

2.5.12 Where new residential development is either adjacent or in close proximity to Sites of Nature Conservation Interest (SNCIs), it is assumed that there will be a risk of adverse effects on the SNCI as a result of, for example, predation from domestic cats, noise and light pollution or litter, increased disturbance from people.

2.5.13 The following list of species is associated with particular habitat types. It is assumed that detailed species surveys to determine presence will be prepared at the planning application stage:

• Great Crested Newts are associated with ponds, lakes and other

suitable water features. • Bats are associated with mature woodland, certain buildings, quarries and caves. • Reptiles are associated with railway embankments, allotments, quarries and rough grassland. • Dormice are associated with coppiced woodland and mature hedgerows, especially ancient semi-natural woodland, in the vicinity of suitable woodland locations. • White-Clawed Crayfish are associated with freshwater streams, rivers, canals and lakes. • Badgers are associated with hedgerows, arable and pasture farmland and grassland. • Breeding and wintering birds are associated with woodland, trees, hedgerows, and other shrubby structures. • Otters are associated with freshwater habitats, particularly rivers. • Water Voles are associated with vegetated river, stream, canal, ponds and ditch banks. • For the purpose of this document, habitats of principal importance are those listed under s.41 of the NERC Act6. • For the purpose of this document, species of principal importance are those listed under s.41 of the NERC Act7.

2.5.14 It is assumed that mature trees and hedgerows will be retained where possible.

SA Objective 6: Cultural heritage

2.5.15 It is assumed that all historic statutory designations, including listed buildings and conservation areas, will not be lost to development. The effects of a development on any given historic asset depends substantially on the design and implementation of development, with the potential for both positive and negative effects to occur.

2.5.16 The design of any of the developments that may take place on the sites is not known at this stage. Ultimately therefore, the effect remains uncertain. However, there is a risk of adverse effects occurring, some of which may be unavoidable. As such, this risk has been reflected in the assessment as a negative effect where sites are in close proximity to historic assets. The severity of the effect has been assigned based on the sensitivity of the historic asset in question.

6 Her Majesty’s Stationary Office (2006) Natural Environment and Rural Communities Act 2006. Available at: http://www.legislation.gov.uk/ukpga/2006/16/contents 7 Ibid

SA Objective 7: Use of resources

2.5.17 It is assumed that development on previously developed land (brownfield) is preferable, provided that it is not of high environmental value. This is in accordance with the core planning principles of the NPPF8.

2.5.18 It is assumed that where development is to take place on previously developed land, it will be remediated as required for the proposed use.

2.5.19 The Agricultural Land Classification system forms part of the planning system in England and Wales. It classifies agricultural land into five categories according to versatility and suitability for growing crops. The top three grades, Grade 1, 2 and 3a, are referred to as 'Best and Most Versatile' land. Grade 4 and 5 are described as poor quality agricultural land and very poor quality agricultural land.

2.5.20 Where it is not known whether a site classified as Grade 3 under the Agricultural Land Classification system is Grade 3a, which is the best and most versatile agricultural land, or 3b, which is not, for the purposes of this assessment it has been assumed that they are within Grade 3a, in accordance with the Precautionary Principle.

SA Objective 8: Housing

2.5.21 Sites put forward for residential use will make a contribution to fulfilling housing demand, including affordable housing.

SA Objective 9: Health

2.5.22 It has been assumed that all public rights of way will be retained or rerouted around the site.

2.5.23 Barton et al (2010) gives target distances and maximum distances to certain facilities and amenities as show in Table 2.4.

8 Department for Communities and Local Government (2012) National Planning Policy Framework. Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/6077/2116950.pdf

Table 2.4: Sustainable distances to facilities and amenities (Barton et al, 2010)

Features Preferred distance Satisfactory distance

Local park/ green space 400m 600m

Leisure centre 1.5km 2km

Doctor’s surgery 800m 1km

NHS Hospital 5km 8km

2.5.24 All sites are within the satisfactory distance of at least one NHS hospital, and as a result are identified as having good accessibility to essential health services.

SA Objective 11: Transport and Accessibility

2.5.25 For the purpose of this assessment, in line with Barton et al, 20109, 400m is the recommended distance for travelling to a bus stop, and 2km is used for train stations. 800m is the recommended distance given by Barton for trams and it is assumed that people would travel further for a train station, at 1km.

2.5.26 Housing proposed for residential sites include appropriate pedestrian and cycle routes.

SA Objective 12: Education

2.5.27 For the purpose of this assessment, in line with Barton (Barton et al, 2010), 1km is the recommended distance for travelling to a primary school, and 2km is used for secondary schools. All schools identified are publically accessible state schools.

2.5.28 At this stage, there is not sufficient information available to be able to accurately predict the effect of new residential development on the capacity of local schools. This would require a breakdown of proposed residential tenure types and the number of bedroom per dwelling. It would also require a start date for the occupation of the dwellings. As such, at this stage the SA assesses whether there are publically available schools in the local area and their accessibility.

SA Objective 13: Waste

2.5.29 Waste generation per capita is not generally expected to increase, as any new residents are expected to live similar lifestyles to existing residents.

9 Barton et al (2010) Shaping Neighbourhoods for local health and global sustainability. 2nd edition

SA Objective 14: Economy and employment

2.5.30 Sites put forward for employment use will make a contribution to employment opportunities in the borough.

2.5.31 Where a site is in existing employment use and also allocated for Employment in the BLP, it is assumed that levels of employment will be maintained or increased.

3 Assessment of policies

3.1 Introduction

3.1.1 This chapter presents SA findings for all policies included in the latest version of the draft BLP. Adopted policies will implement the proposed strategy for managing development in the borough. Policies essentially set out where development will be needed and where it should occur and key areas that should be protected.

3.1.2 A full list of policies can be found at Table 1.1.

3.2 SP 1 Spatial Strategy for the Royal Borough of Windsor and Maidenhead

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

++ 0 +/- 0 ++ +/- ++ ++ +/- +/- ++ ++ +/- ++

3.2.1 The population of RBWM is expected to increase throughout the period of the Plan. This policy provides for 14,298 new homes, which is considered sufficient meet the additional housing required. The policy makes provision for up to 43,320 square metres of employment floorspace and up to 9,550 metres of retail floorspace.

3.2.2 The policy identifies the key requirements for the anticipated growth of the borough over the plan period including a number of strategic residential and employment sites. These sites have been assessed under the specific policies that allocate the sites. The policy’s approach to development growth in the borough would directly benefit the housing, transport, employment and education objectives. As the policy does not allocate all the sites required to deliver the stated housing provision, the extent of the effect against a number of the SA objectives is uncertain.

3.2.3 The policy emphasises RBWM’s commitment to protecting the Green Belt and the reuse of previously developed land. It also emphasises the need for development to be well designed.

3.3 SP 2 Community Led Development

1 2 3 4 5 6 7 8 9 10 11 12 13 14

al al Use of of Use Waste Health quality Cultur Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

0 0 0 0 + 0 0 ++ 0 ++ 0 0 0 0

3.3.1 This policy encourages the use of neighbourhood plans as a means of promoting community led development. The policy enables communities to positively plan for development, increasing community inclusion through consultation as well as providing for new housing. Where the policy may lead to affordable housing developments in the Green Belt, it requires justification for any such development.

3.4 SP 3 Design

1 2 3 4 5 6 7 8 9 10 11 12 13 14

loyment Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity emp Air and noise noise and Air Economyand Climate change Climate

0 0 0 + ++ + + 0 + ++ + 0 0 +

3.4.1 The policy generally has a positive impact on many of the SA objectives, particularly the environmental and social objectives. A well-designed development with good connections with the wider community can have very positive implications for community safety, healthy communities and protecting/enhancing local environmental quality and would also help provide high quality housing and employment development. Good quality design is key to the quality of the local landscape and townscape, with the potential to benefit the setting of historic assets. The policy will help improve the attractiveness of the borough, retaining important views and respecting and enhancing where possible the local character. The policy will support the rejuvenation of Maidenhead town centre and reduce the need to travel, in turn benefitting the local economy.

3.5 SP 4 Townscape and Landscape

1 2 3 4 5 6 7 8 9 10 11 12 13 14

ndscape ndscape Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education La Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

0 0 0 0 ++ + + 0 0 0 0 0 0 +

3.5.1 The policy is considered to have a positive impact, particularly in terms of seeking to protect landscape character, local distinctive urban character, and protecting, conserving and enhancing the countryside. The policy also promotes high quality design and the re-use land and buildings. The policy would have a limited impact on the social and economic objectives, although it is recognised that the policy will contribute positively towards supporting the rejuvenation of Maidenhead town centre, improve the attractiveness of the borough and contribute towards the conservation of cultural heritage.

3.6 SP 5 River Thames Corridor

1 2 3 4 5 6 7 8 9 10 11 12 13 14

0 ++ 0 ++ ++ + + 0 ++ 0 0 0 0 +

3.6.1 The policy has a positive impact on a number of environmental objectives, in particular in terms of seeking to protect the character and setting of the River Thames. This in turn would have a positive impact on water and flooding, landscape character, local environmental quality, the countryside, biodiversity and high quality design and sustainable construction. The policy would have a limited impact on the social and economic objectives, with positive contributions to the conservation of historic assets, the attraction of visitors to the borough, encouraging improvements to alternative modes of transport in the river corridor and encouraging a river related economy.

3.7 SP 6 Development in the Green Belt

1 2 3 4 5 6 7 8 9 10 11 12 13 14

0 0 0 + ++ + + 0 0 0 0 0 0 0

3.7.1 The policy approach is considered likely to have limited impacts on the economic objectives. A positive effect is likely in relation to supporting the rejuvenation of Maidenhead town centre. Although not specifically mentioned in the policy approach, the approach does relate to the objectives of the Green Belt, one of them being 'to assist in urban regeneration, by encouraging the recycling of derelict and other urban land'. The key benefit of the policy is in relation to conserving and enhancing the countryside. Whilst the Green Belt is not a landscape designation, preservation of the Green Belt typically enhances an areas’ open space and landscape value. The policy is likely to have limited impact on social objectives, apart from the objective of conserving and enhancing historic assets as the policy approach relates to preserving the setting and special character of historic towns.

3.8 SP 7 Countryside character

1 2 3 4 5 6 7 8 9 10 11 12 13 14

ape Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landsc Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

0 0 0 0 ++ 0 ++ + 0 0 + 0 0 +

3.8.1 The policy approach is predicted to perform well against environmental objectives, particularly in relation to countryside and the landscape but also in relation to local environmental quality (including townscape character) and effective use of previously developed land. The policy includes the principle of protecting the best and most versatile agricultural land. The policy will benefit affordable housing and accessibility to key services as the policy approach sets out the type of development that will be supported in the countryside with references to other policies in the Plan. The policy approach is likely to have positive impacts on the economic objectives. This is because it is supportive of suitable rural enterprise schemes and provides guidance on what type of development would be considered suitable in a rural location so as to help support local communities, agriculture and other rural pursuits.

3.9 HO 1 Housing Development Sites

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution ommunity Transport resources Education Landscape Water and and Water C Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

0 0 0 0 0 0 0 ++ + + 0 0 0 +

3.9.1 The policy is considered to have a positive impact on a number of social and economic objectives by ensuring a range of housing which contributes towards meeting the projected and changing needs. This will encourage social inclusion, including meeting the accommodation requirements of older people, and support economic growth. The policy will have a negligible impact on the environmental objectives because it relates to the size and design of housing rather than the principle of new housing.

3.9.2 Housing development sites are assessed in Chapter 4.

3.10 HO 2 Meeting housing need

1 2 3 4 5 6 7 8 9 10 11 12 13 14

rsity Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodive employment Air and noise noise and Air Economyand Climate change Climate

0 0 0 0 0 0 0 ++ + + 0 0 0 +

3.10.1 The policy is considered to have a positive impact on a number of social and economic objectives by ensuring a range of housing which contributes towards meeting the projected and changing needs. This will encourage social inclusion, including meeting the accommodation requirements of older people, and support economic growth. The policy will have a negligible impact on the environmental objectives because it relates to the size and design of housing rather than the principle of new housing. This issue is considered under the appraisal of the amount of housing and allocations.

3.11 HO 3 Affordable Housing

1 2 3 4 5 6 7 8 9 10 11 12 13 14

0 0 0 0 +/- 0 0 ++ + + 0 0 0 +

3.11.1 The policy is considered to have a positive impact on a number of social objectives, particularly the objectives linked to providing an opportunity of decent and affordable homes for all and the consequent benefits to well-being and reducing social exclusion. The policy will have a largely negligible impact on the environmental objectives because it relates to the tenure of housing. However, rural exception sites does allow for development of affordable houses in the Green Belt. This is in exceptional circumstances only, and therefore effects on landscape may be minor. In principle the provision of housing is supportive of economic development. The policy priorities development that, as much as is reasonable and practical, creates a sustainable, balanced community. The principle of new housing is considered under the appraisal of the amount of housing and allocations.

3.12 HO 4 Gypsies and Travellers

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Use of of Use Waste Health quality Cultural Cultural odiversity Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Bi employment Air and noise noise and Air Economyand Climate change Climate

+ +/- 0 +/- +/- 0 + ++ + + +/- + 0 0

3.12.1 In social terms the policy is considered to be broadly positive, particularly the objectives linked to providing an opportunity of decent and affordable home for all and the consequent benefits to well-being and reducing social exclusion. Through co-operation with neighboring local planning authorities, the appropriate demand is to be identified and met. The policy might lead to development of greenfield sites in exceptional circumstances, however it is required that there should be no conflict with other Policies in the BLP. The criteria approach seeks to limit environmental impacts such as those to biodiversity, flooding, open space and landscape and the historic environment, however the nature of such impacts cannot be effectively assessed at this stage.

3.13 HO 5 Housing layout and design

1 2 3 4 5 6 7 8 9 10 11 12 13 14

ange Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate ch Climate

+ 0 0 0 + 0 ++ + + 0 0 0 0 0

3.13.1 This policy requires residential developments to have a high standard of design and landscaping quality, enhancing local character and sustainability. Quality design is considered to have positive impact on local hosing. The policy will have negligible impacts on economic objectives and other social objectives because it relates to the design of housing schemes and does not allocate new homes. The principle of new housing is considered under the appraisal of the amount of housing and allocations. It should be noted that the policy will be further illustrated by RBWM through a Borough Design Guide Supplementary Planning Document (SPD).

3.14 HO 6 Density and Amenity

1 2 3 4 5 6 7 8 9 10 11 12 13 14

tage Use of of Use Waste Health quality Cultural Cultural Housing flooding Heri Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

+/ 0 0 0 +/- 0 ++ + + 0 + 0 0 +

3.14.1 The policy is considered to have a positive impact on a number of environmental and economic objectives by ensuring the efficient use of land and thereby reducing the overall need for land for development and the consequential impacts on the countryside. The encouragement of housing in the borough urban centres provides an opportunity for occupiers to access services without travelling and may aid the viability of rejuvenation proposals. The policy further requires extended or new residential development to include suitable useable outdoor amenity space, which positively impacts health and wellbeing.

3.14.2 The reference to environmental quality seeks to avoid unacceptable environmental impacts. As the specific sites and densities are not known the effect on environmental receptors is uncertain, however the policy does seek to strike a positive balance and not be subject to unacceptable nuisance, pollution or contamination. It should be noted that the policy will be further illustrated by RBWM through a Borough Design Guide SPD.

3.15 HO 7 Sub Division of Dwellings

1 2 3 4 5 6 7 8 9 10 11 12 13 14

oise oise Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and n and Air Economyand Climate change Climate

+/- 0 0 0 + 0 ++ + + + + + 0 +

3.15.1 The policy is considered to have a positive impact on a number of environmental objectives by permitting the conversion of an existing dwelling in specific circumstances. This will allow the efficient use of larger buildings by converting them to a number of smaller dwellings. The criteria approach seeks to ensure development is of a quality design, which avoids unacceptable environmental impacts. There are some impacts that cannot be effectively assessed at this stage such as flood risk. These will be dependent on the location of a specific proposal and would be assessed against other policies with the impacts avoided or minimised. The policy will have a negligible impact on the social and economic objectives, although in principle the provision of housing has a positive impact on economic development. The principle of new housing is considered under the appraisal of the amount of housing and allocations. It should be noted that the policy will be further illustrated by RBWM through a Borough Design Guide SPD.

3.16 HO 8 Development involving residential gardens

1 2 3 4 5 6 7 8 9 10 11 12 13 14

+/- 0 0 + + +/- 0 + 0 0 0 0 0 +

3.16.1 Positive effects on environmental objectives are considered to occur as a result of this policy by ensuring quality development including the maintenance of green corridors and networks. The policy will have negligible impacts on economic and social objectives, although in principle the provision of housing would be expected to have a positive impact on the economic development of the borough. The principle of new housing is considered under the appraisal of the amount of housing and allocations. Effects on flood risk and historic assets are uncertain as the location of potential developments is not known. Whilst private residential gardens are defined as greenfield, the development of suitable gardens does not alter the ability to redevelop previously developed land.

3.17 HO 9 Extensions and outbuildings in residential curtilages

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transpo resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

+/- +/- 0 +/- + +/- 0 0 0 0 0 0 0 0

3.17.1 Positive effects on environmental objectives are considered to occur as a result of this policy encouraging quality design. Effects on flood risk, biodiversity and the historic environment are uncertain as the location of development is not known. These impacts will be dependent on the location and nature of a specific proposal and would be assessed against other policies with the impacts avoided or minimised. The policy is expected to have negligible impacts on economic and social objectives. It should be noted that the policy will be further illustrated by RBWM through a Borough Design Guide SPD.

3.18 ED 1 Economic Development

1 2 3 4 5 6 7 8 9 10 11 12 13 14

r andr Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Wate Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

++ + + 0 + 0 + 0 0 0 + ++ 0 ++

3.18.1 Positive effects on economic objectives are considered to occur as a result of this policy, with particularly strong positive effects in respect of the rejuvenation of Maidenhead town centre and improving sustainable travel choices. The effect on environmental objectives is considered to be largely neutral or positive, with the concentration of development within existing centres and on existing sites and premesis, leading to strong positive effects on reducing climate change. This will be as a result of minimizing the need to travel, conserving the countryside and promoting the reuse of land. Neutral or positive effects are considered to occur on social objectives. Strong positive effects are likely on the objective to improve the education and skill level of Borough residents, and accessibility to key services and facilities as a result of concentration of development within existing centres.

3.19 ED 2 Defined Employment Sites

1 2 3 4 5 6 7 8 9 10 11 12 13 14

ural ural Use of of Use Waste Health quality Cult Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

0 0 0 0 + 0 + 0 +/- +/- +/- +/- 0 ++

3.19.1 The policy is considered to have a particularly positive impact on economic objectives. This policy supports the retaining of sites for economic use and employment where they benefit the local economy. In particular, development proposals that improve and upgrade the facilities available to local businesses will be supported. Strong positive effects are considered therefore for landscape and natural resources in respect of reuse of previously developed land. Employment sites range from town centre locations to industrial areas and therefore access to services and facilities is likely to be mixed.

3.20 ED 3 Other sites and loss of employment floorspace

1 2 3 4 5 6 7 8 9 10 11 12 13 14

and

0 0 0 0 + 0 ++ 0 0 +/- + + 0 ++

3.20.1 This policy gives protection to existing employment sites, supporting economic growth in the borough, including smart growth. The effect on environmental objectives is considered to be largely neutral or positive, with strong positive effects likely in respect of reuse of previously developed land, as a result of the policy promoting and enabling new development in existing employment areas. The effect of access to services and facilitates is uncertain, as existing sites could be converted for employment use under this policy, or vice-versa.

3.21 TR 1 Hierarchy of centres

1 2 3 4 5 6 7 8 9 10 11 12 13 14

e of of e Us Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

++ + + + ++ + ++ 0 0 ++ ++ + 0 ++

3.21.1 Positive effects on economic objectives are considered to occur as a result of this policy, with particularly strong positive effects in respect of the objectives to promote the rejuvenation of Maidenhead town centre, and improve sustainable travel choices. The effect on environmental objectives is considered to be largely positive, with the concentration of development within existing centres leading to strong positive effects on reducing climate change, conserving the countryside and reuse of land. Neutral or positive effects are considered to occur on social objectives, with strong positive effects likely on the objective to improve accessibility to key services and facilities, again as a result of concentration of development within existing centres.

3.22 TR 2 Windsor town centre

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Use of of Use Waste Health quality Cultural Cultural Housing flooding andscape Heritage Pollution Transport resources Education L Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

++ + + + ++ + ++ 0 0 ++ ++ + 0 ++

3.22.1 Positive effects on economic objectives are considered to occur as a result of this policy, with particularly strong positive effects felt in respect of the rejuvenation of Windsor town centre, and improving sustainable travel choices. The effect on environmental objectives is considered to be largely neutral or positive, with the concentration of development within the existing centre leading to strong positive effects on reducing climate change, conserving the countryside and reuse of land. Neutral or positive effects are considered to occur on social objectives, with strong positive effects likely on the objective to improve accessibility to key services and facilities, again as a result of concentration of development within the existing centre.

3.23 TR 3 Maidenhead town centre

1 2 3 4 5 6 7 8 9 10 11 12 13 14

nd noise noise nd Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air a Air Economyand Climate change Climate

++ + + + ++ + ++ 0 0 ++ ++ + 0 ++

3.23.1 Positive effects on economic objectives are considered to occur as a result of this policy, with particularly strong positive effects felt in respect of the rejuvenation of Maidenhead town centre, and improving sustainable travel choices. The effect on environmental objectives is considered to be largely neutral or positive, with the concentration of development within the existing centre leading to strong positive effects on reducing climate change, conserving the countryside and reuse of land. Neutral or positive effects are considered to occur on social objectives, with strong positive effects likely on the objective to improve accessibility to key services and facilities, again as a result of concentration of development within the existing centre.

3.24 TR 4 District centres

1 2 3 4 5 6 7 8 9 10 11 12 13 14

hange Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate c Climate

++ 0 + + ++ 0 ++ 0 0 ++ ++ + 0 ++

3.24.1 Positive effects on economic objectives are considered to occur as a result of this policy, as district centres main functions are to provide a range of shops and services. Strong positive effects are felt in respect of the objective to improve travel choices, as centres will support the surrounding areas. The effect on environmental objectives is considered to be largely neutral or positive, with the concentration of development within existing district centres such as Ascot and Sunningdale. This is likely to lead to strong positive effects on reducing climate change, conserving the countryside and reuse of land. Neutral or positive effects are considered to occur on social objectives, with strong positive effects likely on the objective to improve accessibility to key services and facilities, again as a result of concentration of development within existing urban centres.

3.25 TR 5 Local centres

1 2 3 4 5 6 7 8 9 10 11 12 13 14

++ 0 + + ++ 0 ++ + + ++ ++ + 0 ++

3.25.1 Positive effects on economic and social objectives are considered to occur as a result of this policy, as local centres are supported for the provision of retail and non-retail uses and services. The policy requires local centres to provide a broad range of services for their local communities, serving the day-to-day needs of their local area. The policy is likely to improve accessibility to key services and facilities, as a result of concentration of development within existing urban centres. Residential or other uses may be considered where they would not adversely impact the function of the centre.

3.25.2 The effect on environmental objectives is considered to be largely neutral or positive, with the concentration of development within existing centres leading to strong positive effects on reducing climate change, conserving the countryside and reuse of land.

3.26 TR 6 Strengthening the Role of centres

1 2 3 4 5 6 7 8 9 10 11 12 13 14

++ 0 + + ++ 0 ++ 0 + ++ ++ + 0 ++

3.26.1 Positive effects on economic objectives are considered to occur as a result of this policy, as town, district and local centres main functions are to provide a range of shops and services. Strong positive effects are felt in respect of the objective to improve travel choices, as centres will support the surrounding areas. The policy requires retail development outside of the defined centres will only be permitted where there is a particular local need in an area.

3.26.2 The effect on environmental objectives is considered to be largely neutral or positive, with the concentration of development within existing district centres such as Ascot and Sunningdale. Where development proposals are larger than the established thresholds, development must be accompanied by an assessment of their impact. Neutral or positive effects are considered to occur on social objectives, with strong positive effects likely on the objective to improve accessibility to key services and facilities, again as a result of concentration of development within existing urban centres.

3.27 TR 7 Shops and parades outside of defined centres

1 2 3 4 5 6 7 8 9 10 11 12 13 14

of of Use Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

0 0 0 0 0 0 + 0 0 ++ + 0 0 0

3.27.1 This policy supports those shops of particular value to the local community. The policy promotes the re-use of previously developed land, owing to the support this policy offers to the continued use of existing shops. It will also ensure access to key community facilities.

3.28 TR 8 Markets

1 2 3 4 5 6 7 8 9 10 11 12 13 14

0 0 + 0 0 0 + 0 0 ++ + 0 0 0

3.28.1 This policy supports local markets and as such would have a positive effect in respect of enhancing the local economy and rejuvenating of Maidenhead town centre. The policy also seeks to ensure development proposals don’t affect residential amenity, particularly with regards to noise pollution.

3.29 VT 1 Visitor Development

1 2 3 4 5 6 7 8 9 10 11 12 13 14

0 0 +/- 0 0 ++ + 0 + 0 + + 0 ++

3.29.1 The policy would be expected to benefit the borough economy as it supports tourism business and can support the rejuvenation of Maidenhead town centre. The policy provides protection and enhancement of historic assets. Increased car and coach travel to the attractions may lead to poorer air quality in certain areas however it is not certain at this stage and it is anticipated that appropriate mitigation, such as travel plans, would be put in place. Effects on air pollution will be off-set in overall terms by tourism being concentrated around the main attractions in Windsor and Maidenhead as opposed to scattered tourism attractions. The policy encourages engagement in cultural activity, can contribute and cultural heritage and tourism produces jobs that reduce inequality and poverty.

3.30 VT 2 Visitor Accommodation

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water mployment Community Biodiversity e Air and noise noise and Air Economyand Climate change Climate

0 0 0 0 0 + 0 0 0 0 + 0 0 ++

3.30.1 The policy has a positive impact on the economic objectives as it provides accommodation for tourists and business people. The effect on environmental objectives is considered to be largely neutral or positive. The also requires accommodation to be accessible via a variety of forms of transport, including public transport. The policy encourages engagement in cultural activity and can contribute towards conserving and enhancing the historic environment and cultural heritage.

3.31 HE 1 Historic Environment

1 2 3 4 5 6 7 8 9 10 11 12 13 14

0 0 0 0 0 ++ 0 0 0 0 0 0 0 +

3.31.1 This policy seeks to protect and enhance the various historic assets in the borough. These have an important role in the borough’s visitor economy and as such their conservation and enhancement is important to the success of the borough economy. The policy would be expected to conserve and enhance local environmental quality, townscapes and landscapes. The policy would also promote the high quality of design required for development with the potential to affect historic assets.

3.32 HE 2 Listed Buildings

1 2 3 4 5 6 7 8 9 10 11 12 13 14

0 0 0 0 + ++ 0 0 0 0 0 0 0 +

3.32.1 This policy seeks to protect and enhance the historic assets in the borough, including Listed Buildings. These have an important role in the borough’s visitor economy and as such their conservation and enhancement is important to the success of the borough economy, particularly in Maidenhead town centre which contains several Listed Buildings and features. The policy would be expected to conserve and enhance local environmental quality, townscapes and landscapes. The policy would also promote the high quality of design required for development with the potential to affect Listed Buildings.

3.33 HE 3 Ancient Monuments

1 2 3 4 5 6 7 8 9 10 11 12 13 14

sity Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiver employment Air and noise noise and Air Economyand Climate change Climate

0 0 0 0 + ++ 0 0 0 0 0 0 0 +

3.33.1 This policy seeks to protect scheduled and nationally important Ancient Monuments and their settings in the borough. This includes Windsor Castle, a Scheduled Ancient Monument and important visitor attraction. The policy would be expected to conserve and enhance local environmental quality, townscapes and landscapes where they are in close proximity to SAMs. The policy would also promote the high quality of design required for development with the potential to affect SAMs.

3.34 HE 4 Archaeology

1 2 3 4 5 6 7 8 9 10 11 12 13 14

scape Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Land Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

0 0 0 0 0 ++ 0 0 0 0 0 0 0 0

3.34.1 This policy requires proposals with the potential to effect sites of archaeological interest to submit an appropriate desk based assessment and preserve archaeological remains in situ where practicable. As such, this policy would be expected to conserve and enhance the borough’s cultural heritage.

3.35 HE 5 Registered Parks and Gardens

1 2 3 4 5 6 7 8 9 10 11 12 13 14

0 0 0 + ++ ++ 0 0 0 0 0 0 0 +

3.35.1 Registered Parks and Gardens are designated for their special historic interest as designated landscapes. This policy protects Registered Parks and Gardens by only allowing proposals that conserve and enhance their setting. Protection of Registered Parks and Gardens also protects the trees within them, as they’re an integral part of the character of the park. Registered Parks and Gardens, such as Windsor Great Park are an important part of the visitor economy and need to be managed in balance with visitor demand.

3.36 HE 6 Conservation Areas

1 2 3 4 5 6 7 8 9 10 11 12 13 14

0 0 0 0 ++ ++ 0 0 0 0 0 0 0 +

3.36.1 The policy would help to sustain and promote the visitor economy as several of the borough’s Conservation Areas are also tourist destinations due to their unique character. This includes Maidenhead town centre, since part of the town centre is covered by a Conservation Area designation. The policy would be expected to protect and enhance historic assets and enhance local environmental character and distinctiveness including townscape character, including promoting high quality design and the effective reuse of buildings.

3.37 HE 7 Windsor Castle and Great Park

1 2 3 4 5 6 7 8 9 10 11 12 13 14

munity Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Com Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

0 0 0 0 ++ ++ 0 0 0 0 0 0 0 ++

3.37.1 Windsor Castle is a key asset for RBWM and home to Queen Elizabeth II. The Castle and most of the buildings within the walls are Grade I Listed Buildings. It is also a major tourist attraction within the borough. This policy seeks to protect the Castle and views of the Castle, whilst maintaining the Castle’s role as a tourist attraction.

3.38 HE 8 Local Heritage Assets

1 2 3 4 5 6 7 8 9 10 11 12 13 14

and Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

0 0 0 0 + ++ 0 0 0 0 0 0 0 +

3.38.1 This policy seeks to protect the historic assets identified on the Local Heritage List. The policy is likely to have negligible impacts on the environment, but some impacts are considered likely to be positive, in particular conserving and enhancing local environmental character and distinctiveness and promoting high quality design. The policy may also contribute to the visitor economy by conserving those buildings that do not have national protection but nonetheless pay an important role in establishing the local character of an area.

3.39 NR 1 Sustainable Design and Construction

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employmen Air and noise noise and Air Economyand Climate change Climate

++ + ++ 0 0 0 ++ ++ 0 0 0 0 0 0

3.39.1 The policy focuses on promoting high quality design and sustainable construction, contributing to reducing the effects of climate change through reducing emissions of greenhouse gases, increasing energy efficiency and ensuring everyone has the opportunity to live in a decent home. The provision of renewable/low carbon energy in developments to improve their sustainability would reduce carbon emissions and its associated impacts.

3.40 NR 2 Renewable Energy

1 2 3 4 5 6 7 8 9 10 11 12 13 14

++ 0 + 0 + 0 ++ 0 0 0 + 0 0 0

3.40.1 This policy provides support to renewable energy projects where they are appropriate to the location and don’t cause harm to the character of the area and are appropriate in scale. The policy also ensures that appropriate transport access is available. In supporting appropriate renewable energy generation projects, the policy would reduce greenhouse gas emissions within the borough, reducing the borough’s contribution to climate change.

3.41 NR 3 Managing Flood Risk and Waterways

1 2 3 4 5 6 7 8 9 10 11 12 13 14

change

++ ++ + + + 0 ++ + + 0 0 0 0 +

3.41.1 Managing flood risk in an appropriate manner is likely to have a positive influence on future economic growth and in particular will support the rejuvenation of Maidenhead town centre and the visitor economy. Overall there is likely to be a positive effect on environmental objectives, as the policy approach will help to reduce the risk of flooding and the risk to property and people. The policy would have a substantial benefit in terms of reducing and managing the risk of flooding and reducing the effects of climate change. The policy will also ensure that the ecological value of waterways will not be compromised by flood risk management schemes. There is likely to be a positive effect on ensuring decent homes are provided away from areas of high flood risk and on enhancing accessibility and facilities through reducing flood risk and preventing risk to human health and well-being.

3.42 EP 1 Environmental Protection

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Use of of Use Waste Health quality Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

0 + + + + 0 0 0 ++ 0 +/- 0 0 0

3.42.1 The policy has a positive impact on reducing air pollution and the proportion of the local population subject to noise pollution. The policy is expected to have a positive impact on protecting and improving the health and well-being of the population and reducing inequalities in health by reducing noise, odor and other sources of pollution. The impact of the policy on accessibility to services and facilities is uncertain as it could affect the location of new facilities, for example if a proposed site was subject to contamination.

3.43 EP 2 Air Pollution

1 2 3 4 5 6 7 8 9 10 11 12 13 14

noise noise

0 0 ++ 0 0 0 0 0 ++ 0 0 0 0 0

3.43.1 The policy is expected to have a positive effect on reducing the effects of climate change through reducing emissions of greenhouse gases, reducing air pollution and the proportion of the local population subject to noise pollution and conserving and enhancing local environmental quality and distinctiveness. The policy may have a negative impact with regards to the rejuvenation of Maidenhead town centre. This is a result of Maidenhead town centre being covered by an Air Quality Management Area, so developing intensely (to make the most of previously developed land) is unlikely to improve air quality. The policy is expected to have a positive impact on protecting and improving the health and well-being of the population and reducing inequalities in health.

3.44 EP 3 Artificial Light Pollution

1 2 3 4 5 6 7 8 9 10 11 12 13 14

0 0 ++ ++ + 0 0 0 ++ 0 0 0 0 0

3.44.1 The policy is expected to have a positive impact on a number of the environmental objectives, in particular conserving and enhancing the countryside and landscape, conserving and enhancing local environmental quality and distinctiveness and reducing light pollution. Reducing light pollution also has beneficial effects for biodiversity, as nocturnal species such as bats are sensitive to intrusive light pollution. Reducing light pollution can also improve amenity levels for residents, in turn improving the health and well-being.

3.45 EP 4 Noise

1 2 3 4 5 6 7 8 9 10 11 12 13 14

0 0 ++ + + 0 0 0 ++ 0 0 0 0 0

3.45.1 This policy would be expected to reduce the proportion of the local population subject to noise pollution. It would also help to maintain a sense of tranquillity in rural area and minimise noise disturbance to wildlife. The policy is expected to have a positive impact on protecting and improving the health and well-being of the population and reducing inequalities in health as a result of reducing noise pollution.

3.46 EP 5 Contaminated land and water

1 2 3 4 5 6 7 8 9 10 11 12 13 14

0 ++ ++ 0 0 0 ++ 0 ++ +/- 0 0 0 +

3.46.1 The policy is expected to have a positive impact on ensuring the effective use of land by reusing land and ensuring the prudent use of sustainable management of man-made and natural resources through remediating contaminated land. The policy would also conserve and enhance soil and water quality, including groundwater. This policy may have a minor positive impact on sustaining and promoting the visitor economy, since it encourages remediation of poor quality land, and would support the rejuvenation of Maidenhead town centre. The policy is expected to minimise risks to human health through the appropriate remediation of contaminated land. The impact of the policy on the accessibility to services and facilities in uncertain, since this policy could affect the location of new facilities, for example if the proposed site was subject to contamination.

3.47 NE 1 Nature Conservation

1 2 3 4 5 6 7 8 9 10 11 12 13 14

alth Use of of Use Waste He quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

0 0 0 ++ + 0 + 0 + + 0 0 0 +

3.47.1 This policy is expected to have considerable positive effects on environmental objectives with, in particular, strong positive effects considered likely on the objectives to conserve and enhance biodiversity, the countryside, local environmental quality, soil quality and water quality. The policy will maintain sites of recreational value, improving human health and benefit the visitor economy by maintain attractive open spaces for tourists.

3.48 NE 2 Thames Basin Heaths Special Protection Area

1 2 3 4 5 6 7 8 9 10 11 12 13 14

unity Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Comm Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

0 0 0 ++ + 0 + 0 ++ + 0 0 0 +

3.48.1 This policy is expected to have considerable positive effects on environmental objectives with, in particular, strong positive effects considered likely on the objectives to conserve and enhance biodiversity, the countryside, local environmental quality, soil quality and water quality. The policy will maintain the recreational and aesthetic value of the SPA, improving human health and benefit the visitor economy by maintaining attractive open spaces for tourists.

3.49 NE 3 Trees, Woodlands and Hedgerows

1 2 3 4 5 6 7 8 9 10 11 12 13 14

+ + + ++ ++ ++ 0 0 + + 0 0 0 +

3.49.1 The policy is expected to contribute to reducing the effects of climate change through reducing and managing the risk of flooding and the resulting detriment to people, property and the environment. The protection of trees and hedgerows is also important for conserving and enhancing urban and rural landscapes and helping to conserve and enhance soil quality. The policy is expected to help to sustain and promote the visitor economy, since trees can greatly enhance the character and appeal of the borough. The policy has a positive impact on several of the social indicators such as protecting and improving the health and well-being of the population by reducing flood risk and conserving and enhancing the historic environment and cultural heritage through the preservation or enhancement of the setting of historic assets.

3.50 NE 4 Open Space

1 2 3 4 5 6 7 8 9 10 11 12 13 14

tion Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollu Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

+ + 0 + + 0 + 0 ++ ++ 0 0 0 0

3.50.1 The policy will likely have a positive impact on a number of environmental objectives, being particularly positive with regards to helping to conserve and enhance biodiversity (by virtue of their open and varied nature) and the need to conserve and enhance the countryside and landscapes. Additionally, the policy also helps to reduce and manage flood risk - since open spaces help to reduce the speed with which water reaches river channels - and contributes to mitigating the effects of climate change,

since the flora within open spaces absorb CO2. The policy will have a significant positive impact on some of the social objectives such as improving the health and well-being of the population through providing access to outdoor recreation and encouraging increased engagement in cultural and sporting activity across all sectors of the community.

3.51 NE 5 Local Green Space

1 2 3 4 5 6 7 8 9 10 11 12 13 14

yment Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity emplo Air and noise noise and Air Economyand Climate change Climate

+ + 0 + + 0 + 0 ++ ++ 0 0 0 0

3.51.1 The policy will likely have a positive impact on a number of environmental objectives, being particularly positive with regards to helping to conserve and enhance biodiversity by virtue of their open and varied nature. Urban green spaces can be domestic gardens, parks and woodlands, and provide a vital habitat to wildlife. Additionally, the policy also helps to reduce and manage flood risk - since green spaces help to reduce the speed with which water reaches river channels - and contributes to mitigating the effects of climate change, since the flora within open

spaces absorb CO2.

3.51.2 The policy will have a significant positive impact on some of the social objectives such as improving the health and well-being of the local population through protecting sites which are important to the local community. These Local Green Spaces will provide access to outdoor recreation and encouraging increased engagement in cultural and sporting activity across all sectors of the community.

3.52 NE 6 Rights of way and access to the countryside

1 2 3 4 5 6 7 8 9 10 11 12 13 14

+ 0 + ++ ++ 0 + 0 ++ + ++ 0 0 0

3.52.1 The policy will contribute positively towards improving travel choice and reducing the need for travel by car as well as supporting the rejuvenation of Maidenhead town centre. In turn, this will reduce air pollution and reduce the borough’s contribution to climate change. The policy will improve access to the promoting healthy communities through the protection of public rights of way, and other areas of Green Infrastructure and encouraging increasing engagement in cultural and sporting activity. Rights of way also perform an important role as a part of the borough’s Green Infrastructure network, providing both habitats and a network of interconnecting green corridors linking habitats together.

3.53 IF 1 Community Facilities

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employmen Air and noise noise and Air Economyand Climate change Climate

0 0 0 0 0 0 0 0 + ++ + + 0 +

3.53.1 This policy is expected to increase participation in sports and recreation and therefore have a positive effect on improving health and well-being. The policy will also help to ensure communities have adequate access to appropriate services and facilities. The policy has a positive effect on a number of economic objectives, in terms of maintaining employment, supporting the rejuvenation of Maidenhead town centre and providing the opportunity to acquire skills to find or remain in work.

3.54 IF 2 New Sports and Leisure Development at Braywick Park

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Use of of Use Waste Health quality ransport Cultural Cultural Housing flooding Heritage Pollution T resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

0 0 0 0 0 0 + 0 ++ + + 0 0 0

3.54.1 This policy allocates land for a leisure centre to accommodate a relocated Magnet Leisure Centre and associated facilities. This policy is expected to have a positive effect on health and wellbeing as it provides public access to leisure and recreation. The policy has a neutral effect on environmental objectives, as development will be on PDL surrounded by development. The policy includes parking and associated infrastructure. A neutral effect is expected for economic objectives due to the replacement of a leisure centre and associated facilities rather than the addition of a new one.

3.55 IF 3 Sustainable Transport

1 2 3 4 5 6 7 8 9 10 11 12 13 14

ng Use of of Use Waste Health quality Cultural Cultural Housing floodi Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

++ 0 ++ 0 0 0 0 0 + + ++ 0 0 +

3.55.1 Improving the range and quality of transport available to will boost the local economy. The benefits will extend beyond the borough given the network of local and strategic transport routes. Improving sustainable travel choice will also have a positive impact on reducing the effects of climate change and improved air quality, benefitting human health. Improved travel choice and the encouragement of more sustainable modes of transport will improve access to key services and facilities and enhance social inclusion by making facilities available to a larger percentage of the population.

3.56 IF 4 Infrastructure and developer contributions

1 2 3 4 5 6 7 8 9 10 11 12 13 14

+ + + + 0 0 0 0 + ++ ++ 0 0 +

3.56.1 The policy is considered to have wholly positive effects on the local economy owing to its focus on enabling development with the necessary supporting infrastructure. Particularly strong positive effects are anticipated on raising education and skill levels, and improving travel choices. Largely positive effects are considered likely on environmental objectives, including a positive effect on climate change and biodiversity through the provision of SANGs. The policy is also expected to improve health and well-being, encourage engagement in cultural and sporting activities, and improve accessibility to key services and facilities. This is because the policy requires the provision of relevant infrastructure and facilities through new development.

3.57 IF 5 Telecommunications

1 2 3 4 5 6 7 8 9 10 11 12 13 14

ing Use of of Use Waste Health quality Cultural Cultural Hous flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

+ + + + + + 0 0 0 + 0 0 0 ++

3.57.1 The policy will benefit the local economy owing to its focus on providing improved telecoms infrastructure, which is key to many businesses. Improved telecoms may also improve travel choice by facilitating home working. Increasing home working could also reduce climate change, air and noise pollution. Positive effects are anticipated on improving accessibility to key services and facilities.

3.58 IF 6 Water Supply and Sewerage Infrastructure

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Use of of Use Waste ployment Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity em Air and noise noise and Air Economyand Climate change Climate

0 ++ ++ 0 0 0 0 ++ + 0 0 0 ++ 0

3.58.1 This policy is expected to improve water quality. The policy will also contribute to ensuring that all residents have the opportunity to live in a decent home as a result on the policy's emphasis on securing good quality water supplies. It will also minimise health risk and ensure the appropriate treatment of waste sewerage.

4 Assessment of Sites

4.1 Introduction

4.1.1 RBWM have identified potential sites for allocation including residential, employment and mixed-use sites. A cluster analysis has been undertaken of these sites on a settlement-by-settlement basis. The sites within each settlement are expected to have similar effects against the SA Objectives and as such the assessment discusses each settlement as a whole. The sites within each settlement have been considered individually as a part of preparing the overall commentary for each site. Additional commentary has been prepared where there is an effect on a specific site, in particular where in some instances sites are separated from the main settlement area.

4.1.2 References for sites, for example ‘00258’ are from the HELAA.

4.2 Ascot

1 2 3 4 5 6 7 8 9 10 11 12 13 14

al al Site Use of of Use Waste Health quality Cultur Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

00042d 0 + 0 +/- +/- 0 0 0 ++ + + 0 0 ++

000130 0 + 0 0 0 0 + + + + 0 - 0 +

00416 0 + 0 +/- +/- 0 0 ++ ++ + + - 0 +

00041 0 + 0 +/- + 0 + ++ + + + 0 0 +

00128 0 + 0 0 + 0 + + + + ++ 0 0 +

00125 0 + 0 0 - 0 0 ++ + + + 0 0 +

00042d Ascot Racecourse, High Street, 00041 Ascot Business Park, Lyndhurst Ascot, SL5 7JX Road, Ascot, SL5 9FE

00130 Englemere Lodge, London 00128 Ascot Station Road, Ascot, SL5 8DE

00416 Heatherwood Hospital 00125 Silwood Park Nurseries, Cheapside Road, Ascot, SL5 7QY

4.2.1 Ascot is located in the south east of the borough, to the east of Bracknell and south of Windsor. It is most notable as the location of Ascot Racecourse.

4.2.2 Sites are proposed predominately for housing, with some improved access and parking at 00128. 00042d is proposed for development at Ascot Racecourse. The proposal includes a new Grandstand development, hotel, car parking, equestrian centre and energy centre, with additional space for leisure use.

4.2.3 All sites are located within Flood Zone 1 and are therefore at low risk of flooding. All sites are at low risk of surface water flooding with the exception of 00042d and 00041. These two sites have small areas of high and medium risk of surface water flooding across the sites. All sites are not within Groundwater Source Protection Zones (SA Objective 2).

4.2.4 The proforma for 00125 requires development to provide appropriate mitigation measures to address the impact on noise and air quality from the railway so to protect residential amenity. This is in accordance with policy EP4 and policy EP2, which require development to consider then oise and quality of life impact on recipients in nearby properties. (SA Objective 3).

4.2.5 All sites are located within the 5km buffer of Thames Basin Heaths SPA, Windsor Forest and Great Park SAC, and Thursley, Ash, Pirbright and Chobham SPA. Taking into account the mitigating factors set out in the Habitats Regulations: Screening Report (2016)10, and the requirements of Policy NE 1, the effect on the SPA is considered to be negligible.

4.2.6 00130 and 00416 are within 400m to the east of Englemere Pond LNR.

4.2.7 LWSs are located in close proximity to sites in the south of the settlement: Woodland West of Ascot Station is located adjacent to 00416 to the south and is 100m west of 00041; and Ascot Heath Golf Course and Platts Firs, Penslade Bottom, Fireball Hill, are located either entirely or partially within 00042d. Development at these locations would not be in accordance with Policy NE 01, and may adversely impact these features and/or their setting. Where the impacts of development may be significant, development proposals should be accompanied by ecological reports to aid assessment of the proposal. The extent of impact will be dependent on development design and layout.

10 Royal Borough of Windsor & Maidenhead (2016) Borough Local Plan Draft Habitat Regulations: Screening Report

4.2.8 All sites with the exception of 00030 and 00125 contain areas of ancient deciduous woodland. The proforma for 00416 requires development to be sensitively designed to conserve the biodiversity of the area; this includes providing a landscape buffer to the woodland south of site. The proforma for 00128 requires development to retain mature trees where possible. In line with Policy NE 1, development should avoid the loss of biodiversity and the fragmentation of existing habitats. (SA Objective 4).

4.2.9 All sites with the exception of 00041 are located within the Green Belt. The far eastern part of 00042d is located within a special landscape area.

4.2.10 All sites are located within the Settled Wooded Heaths landscape type. Within this landscape type, 00042d is predominately located within subdivision Ascot Heath. Key characteristics include Ascot Racecourse and associated heathland. Commercial development has grown up around the racecourse, whilst the smaller residential areas of Ascot Heath and South Ascot remain within a convenient distance. The far eastern part of 00042d and 00125 are located within the Sunningdale and Sunninghill subdivision. This is the most extensive area of this landscape character type and holds a wooded context, providing the setting for country estates, which have now become educational establishments.

4.2.11 00128, 00416 and 00130 are located within the South Ascot and South Sunningdale subdivision. This is characterised by a strong framework of mixed woodland, with an absence of a clear boundary between town and country with much of the traditional pattern subsumed within the modern ‘edge of town’ development.

4.2.12 The majority of sites are made up of previously developed land. The southern half of 00416 contains a large area of deciduous woodland. Policy SP7: Countryside Character requires development to demonstrate that the following principle has been taken into account: ‘woodland is protected from development.’ The proposed use of this site is unknown. Impact on the priority habitat will be dependant on design and layout of development.

4.2.13 Woodland screens 00030 from London Road and the adjoining roundabout to the north and east. The proforma for 00130 requires development to retain valuable trees at the site boundary. 00128 is also partially screened by woodland and a railway line running alongside the south of the site. Further to this, development at 00128 is required to be designed sensitively to consider the impact on longer distance views.

4.2.14 00125 is made up of partially previously developed land and partially greenfield parcels with patches of woodland. The site is located on the urban edge, and would extend development into the rural landscape to the north east of Cheapside Road and Silwood Close (SA Objective 5).

4.2.15 There are a number of Grade II listed buildings located along the southern boundary of 00042d, and in the north western corner of 00125. Policy HE2 requires development to respect the significance of listed buildings and their settings. Bell Barrow on Bowledge Hill Scheduled Ancient Monument is located wholly within 00416. The proforma for the site requires development to enhance the setting of the SAM by a landscape buffer. Policy HE3 requires scheduled and nationally important ancient monuments and their settings to be protected (SA Objective 6).

4.2.16 All sites are located within the urban or non-agricultural land classification. Where development is proposed on previously developed land, this makes efficient use of the borough’s resources (SA Objective 7).

4.2.17 All sites are located within satisfactory distance of Ascot Medical Centre and/or Radnor House Surgery. 00416 is located on a hospital site, and will retain the health use at the site.

4.2.18 The closest leisure centre is Charters Leisure Centre, located 2.6km from 00042d. Development proposed at 00416 includes the provision of on site open space, and that at 00042d includes an equestrian centre and space for leisure use. Other options for sport and recreation in the local area include Royal Ascot Golf Club and Victory Field Recreation Ground Tennis Courts. The Englemere Pond and Martin’s Heron areas of Bracknell Forest are to the west of 00130 and Ashurst Park, to the east of 00125 are also areas of open space, which are accessible from sites (SA Objective 9).

4.2.19 There are a variety of community facilities within Ascot, accessible from all sites. These include a pharmacy, church, village school, local shops and restaurants (SA Objective 10).

4.2.20 All sites are within the satisfactory distance of Ascot Railway Station. The 01, 07, 24A, 162 and 24E buses services serve the local area, and all sites are within 400m of a bus stop. Buses run from Ascot to neighbouring centres such as Windsor and Sunningdale. 00146 provides pedestrian and cycle access routes into and through the site. This provides further opportunity for sustainable transport to access local facilities and amenities.

4.2.21 Development at 00130 has the potential to adversely affect traffic on London Road and the adjoining round about to the high street. Policy IF3 requires developments to show how they have optimised traffic flows and circulation to minimise negative environmental impacts of travel including congestion and air pollution. Development should also be designed to improve accessibility by public transport. As such, development at 00128 is required to enhance pedestrian and cycle access into and through the railway station from Station Hill (SA Objective 11).

4.2.22 All sites are outside of the satisfactory distance of Charters secondary school, and 00130 and the northern half of 00416 are outside of the satisfactory distance of South Ascot Village Primary School and St Michael’s Church of England Primary School. Sites are likely to be able to access the nearest schools using the local bus services, however it is anticipated that residents may rely on the car for ease of access (SA Objective 12).

4.2.23 Development at 00042d will contribute towards stable levels of employment in the area. The remaining sites proposed in Ascot are predominately for residential development. Ascot has a number of employment opportunities including Ascot Racecourse and Ascot Business Park. There is also likely to be some out-commuting to larger urban areas of Bracknell and Windsor for employment (SA Objective 14).

4.3 Broomhall

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Site ng Use of of Use Waste Health quality Cultural Cultural Housi flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

00039 0 + 0 0 + 0 + 0 + 0 + + 0 ++

00153 0 + 0 0 + 0 + + + 0 + 0 0 -

00151 0 + 0 0 + 0 + + + 0 ++ 0 0 -

00142 0 + 0 0 + 0 0 ++ + 0 ++ + 0 -

00038 0 + 0 - 0 0 + + + 0 + + 0 +

00036 0 + 0 0 0 + + ++ + 0 + + 0 -

00150 0 + 0 -- - 0 0 + + 0 + + 0 -

00152 0 + 0 0 + 0 + + + 0 + +/- 0 -

00037 0 + 0 0 + + + + + 0 + + 0 -

00039 Queens Rd Industrial Area, 00036 Sunningdale Park Civil Service Sunninghill College, Silwood Road, Ascot, SL5 0LS

00153 2 and 3 Greenways Drive, 00150 Kings Beeches, Devenish Road, Sunningdale Sunningdale, Ascot

00151 2 Sunning Avenue, Sunningdale, 00152 Woodlands, Sunning Avenue, Ascot, SL5 9PN Sunningdale, Ascot, SL5 9PW

00142 National Grid Gasholder Site, 00037 Imperial College, Silwood Park, Bridge Road, Sunninghill Buckhurst Road, Ascot

00038 Ashurst Manor, Ashurst Park, Church Lane, Ascot, SL5 7DD

4.3.1 Broomhall is located in the south east of the borough, south of Windsor, and neighbouring Sunningdale to the east.

4.3.2 Sites are proposed for housing, employment and mixed use, including the possible development of a primary school at 00150.

4.3.3 All sites are located within Flood Zone 1, which is low risk of flooding. All sites are at low risk of surface water flooding and are not within a groundwater Source Protection Zone (SA Objective 2).

4.3.4 Development at 00142 is required to provide appropriate mitigation measures to address the impact of noise and air from the neighbouring railway (SA Objective 3).

4.3.5 All sites are located within the 5km buffer of Thames Basin Heaths SPA. 00037 is 600m south west of the Windsor Forest and Great Park SAC. Taking into account the mitigating factors set out in the Habitats Regulations: Screening Report (2016)11 and the requirements of Policy NE1, the effect on the SPA is considered to be negligible.

4.3.6 Silwood Park (including Cascade Bridge) LWS is located 100m to the east of 00038, and 145m west of 00037. The proforma for 00037 requires development to be designed sensitively to conserve the biodiversity of the area. Kings Beeches LWS is located wholly within the boundary of 00150. Development at this site is not in accordance with Policy NE 1, which requires development to avoid damage to designated sites. Where unavoidable adverse impacts arise they should be appropriately mitigated.

4.3.7 00037 and 00036 contain a number of mature trees. The proforma for these sites require development to retain valuable mature trees and hedgerows where possible, particularly at the site boundary of 00037 (SA Objective 4).

4.3.8 All sites, with the exception of 00039 and 00142 are located within the Green Belt. 00150 and 00037 are located in the Settled Wooded Sands LCA, in the South Ascot and South Sunningdale subdivision. This is characterised by educational and civil service establishments, with a strong framework of mixed woodland. There is an absence of a clear boundary between town and country with much of the traditional pattern subsumed within the modern ‘edge of town’ development. 00037 is owned and occupied by Imperial College London, whose halls occupy the northern area of the site. As the development of 00037 will retain the educational use of the site, the development is considered in keeping with the landscape character.

4.3.9 00036, 00037 and 00038 are located within the Settled Wooded Sands LCA, in the Sunningdale and Sunninghill subdivision. This is the most extensive area of this landscape character type and holds a wooded context, providing the setting for country estates, which have now become educational establishments. The remaining sites are not located within an LCA.

11 Royal Borough of Windsor & Maidenhead (2016) Borough Local Plan Draft Habitat Regulations: Screening Report

4.3.10 The majority of sites are located on previously developed land. 00151, 00152, and 00153 are located on urban sites within the main built up area of Sunninghill. 00150 is a greenfield site and contains Kings Beeches LWS. The site contains a large proportion of deciduous woodland, and has open views of the landscape to the south. Development would change views from residential properties to the north, east and west from open rural to edge of urban. There is some woodland surrounding the site, which screens some views from surrounding properties. This is also the case at 00039, 00036 and 00037. Trees and hedgerows at these sites screen development from surrounding receptors such as housing, roads and footpath users (SA Objective 5).

4.3.11 Sunningdale Park is located partially within 00036, in the northern and southern corners. Policy HE 5 requires development proposals to not cause harm to the appearance or setting of a registered or locally significant park or garden. The proforma for this site requires development to protect and enhance the setting of the historic park and garden.

4.3.12 00037 contains two listed buildings, the Grade II listed ‘Silwood Park and Former Stable Block’ and the ‘East Lodge and Outhouse to Silwood Park’. It is a requirement of the site proforma that these assets be protected and enhanced (SA Objective 6).

4.3.13 All sites with the exception of 00150 are made up of previously developed land. Development on previously developed land makes efficient use of the borough’s resources. All sites are located on either Grade 4 agricultural land, non-agricultural, or urban land and as such there would be no loss of the ebst and most versatile agricultural land.

4.3.14 00142 is located wholly on contaminated land. It is anticipated that development of the site would include the remediation of contaminated land in accordance with the requirements of Policy EP5: Contaminated Land and Water (SA Objective 7).

4.3.15 The nearest GP surgery is the Kings Corner Surgery, which is within the satisfactory distance for 00036, 00039, 00142, 00038 and the northern part of 00150. 00151, 00152, 00153 and 00037 are just outside of this distance. 00153 is the furthest from the surgery at 1.35km. The southern part of 00037 is within the satisfactory distance of Magnolia House Surgery.

4.3.16 Charters Leisure Centre is located within 2km of all sites. The northern part of 00037 is just outside of this distance, however it is still considered to have good access to the leisure centre. There is a wide variety of other options for recreation in the local area. This includes Charters recreation centre, Sunningdale Ladies Golf Club, Victory Field recreation ground tennis courts, Ashurst Park and a number of sports pitches. (SA Objective 9).

4.3.17 There are limited community facilities within close proximity to the sites. Facilities such as a pharmacy, church, and a post office, are located in Sunningdale to the east and Ascot to the west (SA Objective 10).

4.3.18 All sites, with the exception of 00037, are within satisfactory distance of either Sunningdale or Ascot Railway Station. All sites are within 200m of a bus stop. The 07 bus service runs frequently, but on school days only, from Sunningdale to Ascot. Service 01 runs less frequently, Monday to Saturday, from Ascot to Windsor. The proforma for 00142 requires development to provide pedestrian and cycle access to Bridge Road and High Street. This is also a requirement for 00037 and 00036 from Larch Road, to improve connectivity through the sites to Sunningdale village (SA Objective 11).

4.3.19 All sites are located within the satisfactory distance of Charters secondary school, which is within 250m of 00151. All sites, with the exception of 00151, 00152 and 00153, are within the satisfactory distance of a primary school. It is expected that residents at these sites will be able to access primary schools using the 01 bus service.

4.3.20 00150 is proposed for up to 60 houses or 30 houses and a primary school. If the decision were made to proceed with the development of a primary school, this would provide new school places for children in the area (SA Objective 12).

4.3.21 Sites put forward for employment use will contribute towards job creation in the area. Employment opportunities in Sunningdale and Broomhall are not extensive, resulting in residents driving towards the larger urban areas of Bracknell and Windsor for work. As such where sites are allocated for housing, it is anticipated that there would be a relatively high level of out-commuters. (SA Objective 14).

4.4 Cookham Rise

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Site nsport Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Tra resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

00009 0 + 0 0 - - - ++ + + ++ + 0 +

00031c 0 + 0 0 - 0 - ++ ++ + ++ + 0 +

00077 0 + 0 0 + 0 + + + + ++ + 0 +

00413 0 + 0 0 0 0 - + + + ++ + 0 +

00009 Open Space Between Terrys 00077 Gas Holder Station, Lane And Poundfield Lane, Whyteladyes Lane, Cookham, Cookham, Maidenhead Maidenhead

00031c Lower Mount Farm, Long Lane, 00413 Land East of Strande Park, Cookham, Maidenhead, SL6 Strande Lane, Cookham, 9EE Maidenhead

4.4.1 Cookham Rise is a village in the north eastern area of the borough, 2km to the south west of the River Thames and less than 1km north of Maidenhead.

4.4.2 All sites are potential housing allocations. 00413 is proposed for mobile homes, extending the existing area of mobile homes to adjacent to the western border of the site. 00031c includes housing alongside public open space, a surgery, community facilities and sports pitches on the northern half.

4.4.3 All sites are within Flood Zone 1. 00413 is adjacent to Flood Zone 3b. All sites are within Groundwater Source Protection Zone 1, with 00009 also partially within Zone 2. 00031c, 0007 and 00009 all contain some small areas of surface water flood risk. There are no existing surface water bodies within or close to any of the sites (SA Objective 2).

4.4.4 There are no AQMAs in the local area. 00009 may be adversely affected by noise and vibration from the railway line that passes north – south along the western border of the site. Policy EP 4 would require development of 00009 to demonstrate that suitable internal noise standards have been met (SA Objective 3).

4.4.5 Sites 00009 and 000413 are 195m and 125m west of the Greenway Corridor LWS, also referred to as the ‘Strand or Fleet Ditch’, which may be susceptible to drainage or run off from the sites. Policy NE 1 necessitates the avoidance of damage to designated sites, and where unavoidable adverse impacts arise they should be appropriately mitigated (SA Objective 4).

4.4.6 00031c and 00009 are within the Cookham Rise LCA. The Cookham Rise LCA is influenced by the adjacent village of Cookham Rise. Views of the settlement are visible although the built edge is largely softened by deciduous and ornamental garden vegetation. Buildings are predominately post war.

4.4.7 The residential area of 00031c would occupy the existing open space (arable fields) between Cookham Rise and the employment area at Lower Mount Farm. Development of the site could therefore extend the urban area of Cookham down to Long Lane and effect views from the public footpath to the west of the site.

4.4.8 Development of 00009 would infill the existing gaps between Terrys Lane, Poundfield Lane and Station Hill. Two public footpaths pass through the site and views from these footpaths may be adversely affected.

4.4.9 00077 is within the urban area of Cookham Rise. The gasometers that occupied the site have been removed, leaving two areas of hardstanding and some associated gas infrastructure, which would be maintained. Nonetheless, development of this site would be expected to improve the aesthetic appeal of a largely derelict industrial site.

4.4.10 00413 would extend the extant mobile home park 60m to the east. The site is screened by trees from all sides and as such development would be expected to have a negligible effect on the landscape (SA Objective 5).

4.4.11 Sites 00031c, 00413 and 00077 are not located near to any historic assets. 00009 is within the Cookham High Street Conservation Area. Cookham High Street Conservation Area was originally designated in 1969 by Berkshire County Council. Cookham has been made famous worldwide by the paintings of Sir Stanley Spencer (1881-1959). The internationally acclaimed artist set many of his paintings within the village and several of these sites are recognisable and little changed12. In addition, there are seven Grade II listed buildings adjacent to the site along The Pound and Terrys Lane. There is a strong possibility of these historic assets being adversely affected by development of the site as development is unlikely to accord with paragraph 1(d) of Policy HE 6 which protects important open spaces in the conservation area, which 00009 would infill (SA Objective 6).

4.4.12 00009 and 00413 are both greenfield sites on Grade 3 agricultural land. The northern area of 00031c is also a greenfield site and contains both Grade 2 and Grade 3 agricultural land. Development of these sites is therefore not in accordance with Policy SP 7, which protects the best and most versatile agricultural land from development.

4.4.13 00077 is previously developed land and as such represents an efficient use of resources (SA Objective 7).

4.4.14 All sites have appropriate access to GP services at Cookham Medical Centre. Furze Platt Leisure Centre is 2km from 00031c, 00077 and 00413, which is a sustainable distance. 00009 is 3km from Furze Platt Leisure Centre, which is outside of the satisfactory distance, however Maidenhead can be easily accessed from Cookham Railway Station. It is a proforma requirement that 00013c provide play space and informal open space, increasing local an opportunity for recreation (SA Objective 9).

4.4.15 There are a number of community facilities in Cookham Rise and Cookham, including a local convenience store, library, village hall and various pubs. Access to supermarkets would require travel to Maidenhead or other larger towns (SA Objective 10).

4.4.16 All sites have access to Cookham Railway Station and local bus stops providing regular bus services. As such, access to public transport is strong for all sites particularly, taking into account that Cookham is a village (SA Objective 11).

12 RBWM (2002) Conservation Area Statement: Cookham High Street.

4.4.17 There are two primary schools in Cookham Rise, providing local access to primary schools for all sites. Furze Platt Senior School is the closest secondary school and is within 2km of 00031c, 00413 and 00077, but it should be noted that Furze Platt is in Maidenhead, not Cookham itself. 00009 is 3km from the closet secondary school which is outside of the satisfactory distance, but for 00009 and all other sites a number of sustainable transport options are available including local buses, local trains, walking or cycling (SA Objective 12).

4.4.18 Access to employment opportunities in Cookham is relatively limited, however a broad range of opportunities is readily accessible in Maidenhead via sustainable transport (SA Objective 14).

4.5 Datchet

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Site Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

00045 0 - +/- 0 0 0 -- ++ + + ++ ++ 0 ++

00046 0 - +/- 0 0 0 -- ++ ++ + ++ +/- 0 ++

00048 0 -- 0 0 0 0 + 0 0 0 ++ ++ 0 +

00199 0 - 0 0 0 0 0 ++ ++ + + + 0 +

00202a 0 - 0 0 0 0 -- + + + ++ ++ 0 +

00401 0 + +/- 0 0 0 -- ++ ++ + ++ ++ 0 +

00045 Land at Riding Court Lane and 00199 Land to East of Queen Mother London Road, Datchet Reservoir

00046 Land at Slough Road/ Riding 00202a Land at Eton Road, Datchet Court Road (St. Augustines Field, Eton Road, Datchet)

00048 Portland Business Centre, 00401 Land south of Austin Way, Manor House Lane, Datchet, Langley Slough, SL3 9EG

4.5.1 Datchet is a settlement on the north eastern border of the borough, south of the M4 and west of The Queen Mother Reservoir. 00199 and 00202a are being considered for residential development. 00046 is a potential allocation for residential development, office floorspace, a community build and sports pitches. 00045 is being considered for residential, commercial and education uses. 00048 is being considered for employment uses. 00401 is being considered for residential development, with listed buildings retained.

4.5.2 00401 is within Flood Zone 1. 00045 is within Flood Zone 2. The southern area of 00199 is within Flood Zones 2 and 3a. 00046 is largely within Flood Zone 2, with the north western area in Flood Zone 3a. 00048 is an existing employment site within Flood Zones 3a and 3b. In accordance with Planning Practice Guidance, residential development will not be located within Flood Zone 3b13. Residential development within Flood Zone 3a would be subject to the Exception Test.

4.5.3 All sites are at risk of flooding from reservoirs. 00401 contains extensive areas at low risk of surface water flooding, with limited areas at medium and high risk. All other sites contain limited areas at risk of surface water flooding.

4.5.4 Sites 00401, 00045, 00046 and 00048 are within Groundwater Source Protection Zone 3. Site 00202a is within Groundwater Source Protection Zone 1. Policy EP 5 Contaminated Land and Water requires development proposals to avoid unacceptable harm to groundwater (SA Objective 2).

4.5.5 Sites 00046, 00045 and 00401 are all adjacent to the M4 and as such are at risk of being affected by air quality and noise pollution from the motorway. The motorway is not in a culvert at this location and there is little screening provided by trees. In all instances, whether the level of pollution is sufficient to cause harm is not certain at this stage. Policies EP 2 and EP 4 require appropriate technical assessments to be submitted to identify any mitigation measures that may be required that may be required to ensure appropriate residential amenity (SA Objective 3).

4.5.6 All sites are in close proximity to the Queen Mother Reservoir, Datchet Common and Gravel Pits and Upton Court Park Wetland. In particular, 00401 and 00190 are adjacent to the Queen Mother Reservoir. Policy NE 1 necessitates the avoidance of damage to designated sites, and where unavoidable adverse impacts arise they should be appropriately mitigated (SA Objective 4).

4.5.7 00048 is within the urban area of Datchet, all other sites are within the Green Belt.

13 Planning Practice Guidance (2014) Flood Zone and Flood Risk Tables http://planningguidance.communities.gov.uk/blog/guidance/flood-risk-and-coastal-change/flood- zone-and-flood-risk-tables/table-3-flood-risk-vulnerability-and-flood-zone-compatibility/

4.5.8 Sites 00401, 00045, 00046 and 00202a are within the Datchet LCA. This mixed settled agricultural landscape contains a great variety of elements. It is a 'transitional' landscape which is influenced by the settlements of Slough, Datchet and Wraysbury as well as the rich agricultural landscape of the Farmed Parkland landscape type to the south and the fragmented wetland landscape of the Developed Settled Floodplain to the east. Although the views are not retained by chalk escarpment in this landscape area, and although it shares similar characteristics to the Developed Settled Floodplain, it (importantly) retains 'historic' features such as field systems lined with hedgerows and mature trees and designed landscape features, which give it a relatively intact feel14.

4.5.9 Sites 00046 and 00045 would bring the northern boundary of Datchet in this area up to the M40. At present the sites are agricultural fields and do not contain any rights of way. The LCA refers as follows:

“There are pockets of arable (cereal) farming between Ditton Park and Datchet, such as in the vicinity of Riding Court Farm, however it is not a dominant land cover and the landscapes within the vicinity of the motorway corridor are declining with many areas setaside and their boundaries declining or derelict.”

4.5.10 As such, the effect on the local landscape is anticipated to be negligible. 00202a would be within the northern extent of Datchet as currently defined by houses on the B376 and B3026. The site is well screened from all sides and as such the effect on the landscape is considered to be negligible. 00401 is within the same LCA and is currently occupied by a farm with associated buildings and agricultural land. The landscape is this area is dominated by the M4 and as such development of this site is likely to have a negligible effect on the local landscape.

4.5.11 00199 is between the urban area of Brands Hill and the Queen Mother Reservoir. The reservoir is encompassed by a 30m high embankment and as such development of 00199 is unlikely to adversely affect views of the reservoir from existing properties. The site is also screened from Horton Road and as such its development is considered to have a negligible effect on the local landscape.

4.5.12 00048 is within the urban area of Datchet, adjacent to the railway and is retained for employment use. As such, the effect on the local townscape is considered to be negligible (SA Objective 4).

14 RBWM (2004) Landscape Character Assessment.

4.5.13 00048 is adjacent to the Datchet Conservation area and in close proximity to a number of Grade II listed buildings. As it is to be retained for existing employment uses, the effect on historic assets is considered to be negligible.

4.5.14 00045 and 00046 are both 50-100m from the Datchet Conservation Area and associated Grade II listed buildings. Ditton Park, a Grade II registered park 400m to the north east of the sites. Windsor Castle and Home Park, a Grade I registered park is 600m to the south west of the sites. Policies HE 2, 5 and 6 will ensure that these historic assets are protected.

4.5.15 00401 is adjacent to Ditton Park, which contains the Grade II listed Ditton Park Manor. 00401 has the potential to affect the setting of Ditton Park, it would be protected and enhanced under Policy HE 5. 00401 contains three Grade II listed structures associated with Ditton Farm in the south west of the site. These buildings are to be retained and their setting protected under Policy HE 2.

4.5.16 00199 is adjacent to the Grade II listed Mildridge Farmhouse. It is anticipated that the setting of Mildridge Farmhouse will be protected and enhanced under Policy HE 2 (SA Objective 6).

4.5.17 00202a, 00046 and 00045 are within Grade 1 agricultural land. 00202a is a former landfill site. 00401 contains Grade 1, Grade 2 and Grade 3a agricultural land. As such, the development of these sites will lead to the irreversible loss of the best and most versatile agricultural land.

4.5.18 00199 is a greenfield site classified as non-agricultural land. 00048 retains existing employment land. As such both of these sites would be expected to have a negligible effect on natural resources (SA Objective 7).

4.5.19 Sites 00045 and 00046 are within 1km of Datchet Health Centre. 00202 is within 1.3km, however the health centre remains accessible via sustainable transport. 00401 and 00199 are also within 1km of a GP surgery, namely Langley Surgery and Orchard Park Surgery respectively. 00401 and 00199 both have access to Langley Leisure Centre. There are no local leisure centers for the sites in Datchet. Private health facilities include the Datchet and Eton Leisure Club and the Thames Valley Athletics Centre (SA Objective 9).

4.5.20 Community facilities in the Datchet area include Datchet Village Hall, Datchet Cricket Club and various places of worship. All sites also have access to local convenience stores (SA Objective 10).

4.5.21 All sites have local access to bus stops with frequent services. Sites in Datchet have access to Datchet Railway Station. 00401 has access to both Datchet Railway Station and Langley Railway Station, which is on a separate line (SA Objective 11).

4.5.22 All sites have sustainable access to local primary schools. 00199 does not have access to a secondary school, the closet being in Langley over 2km from the site. All other sits are within the satisfactory distance for secondary schools. The proforma requirements for 00046 either an extension to Churchmeade Secondary School or the relocation of other educational facilities. In the event that education facilities were relocated the overall effect on schools capacity in RBWM may be negligible, whereas an extension of churchmeade Secondary School would be expected to increase schools capacity. Therefore the effect on education is uncertain at this time (SA Objective 12).

4.5.23 00199 will maintain and potentially enhance existing employment provision in the centre of Datchet. 00045 and 00046 are designated for mixed use development and as such would increase employment floorspace and jobs in Datchet. All other sites have sustainable access to a broad range of employment opportunities in the local area, with major employment areas in Windsor and Slough easily accessible. Central London can also be accessed directly from Windsor and Eton Riverside Railway Station and other stations along that line (SA Objectives 14).

4.6 Horton

1 2 3 4 5 6 7 8 9 10 11 12 13 14

00192 0 -- 0 0 + 0 + + - + 0 - 0 +

00187a 0 + 0 0 + 0 + + - + + - 0 -

00198 0 0 0 0 + 0 -- + - + + - 0 -

00194 0 + 0 0 + 0 0 + - + + - 0 -

00192 World of Water, 42 Wraysbury 00198 Broom Lodge, Stanwell Road, Road, Staines Horton, Slough, SL3 9PA

00187a Tithe Farm, Tithe Lane, 00194 Land adjacent to Coppermill Wraysbury, Staine Road, Horton (Land To The Rear of 80 Adjacent Wraysbury Reservoir Coppermill Road Wraysbury)

4.6.1 Horton is located on the eastern border of the borough, adjacent to Wraysbury Reservoir.

4.6.2 All sites are allocated for housing. Site 00192 is allocated for both housing and employment.

4.6.3 00187a and 00194 are located in Flood Zone 1, and therefore at minimal risk of flooding. The majority of 00198 is also located within Flood Zone 1, however the south eastern part of the site is within Flood Zone 2, which is at medium (having between a 1 in 100 and 1 in 1,000 annual probability of river flooding) risk of flooding. Policy NR 3 requires development to be constructed with adequate flood resilience measures suitable for the lifetime of the development.

4.6.4 00192 contains areas of Flood Zone 3a and 3b and as such it is at high risk of flooding. Development within Flood Zone 3a would be accompanied by a flood risk assessment. In accordance with Planning Practice Guidance, residential development will not be located in the areas of the site within Flood Zone 3b15. Development of the site would be subject to mitigation in line with Policy NR 3.

4.6.5 All sites except for 00198 include areas that are at a high risk of surface water flooding. None of the sites are within Groundwater Source Protection Zones. All sites are at high flood risk from reservoirs (SA Objective 2).

4.6.6 The northern part of 00192 is located within Wraysbury Road/M25 AQMA. The road intersects with the M25 adjacent to junction 13, near to Heathrow Airport. Development would need to demonstrate it would not significantly affect residents within the AQMA or to residents being introduced by the development itself, in line with Policy EP 2.

4.6.7 All sites are located within decibel noise contours 57-60 and above for Heathrow airport. 00192 is within 57-60, 00187a is within 60-63, 00194 is within 63-66 and 00198 is within 66-69. The outermost noise contour (57-60 decibels) is the approximate onset of significant community annoyance16. All sites fall within this contour and above, and have the potential to be adversely affected by noise pollution. Development proposals will need to demonstrate via a noise impact assessment, effective mitigation measures, in line with Policy EP4 and the requirements of the proforma for 00194 (SA Objective 3).

4.6.8 There are a number of LWSs within close proximity of Horton. To the north of the settlement are the Queen Mother Reservoir LWS, Horton and Kingsmead Lakes LWS and Arthur Jacobs Nature Reserve LWS. These three LWS are in close proximity 00198. Colne Brook LWS runs adjacent to 00194 and Wraysbury I Gravel Pits LWS is located to the immediate north of 00187a. Wraysbury II Gravel Pits LWS is to the south of 00187a and 190m north of 00192.

15 Planning Practice Guidance (2014) Flood Zone and Flood Risk Tables http://planningguidance.communities.gov.uk/blog/guidance/flood-risk-and-coastal-change/flood- zone-and-flood-risk-tables/table-3-flood-risk-vulnerability-and-flood-zone-compatibility/ 16 Civil Aviation Authority (2015) ERCD Report 1501. Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/458527/lhr_2014_rep ort_final.pdf

4.6.9 Three of the Southwest London Water bodies SPAs/SSSIs/Ramsar sites are located within close proximity of 00194 and 00187a. Wraysbury Reservoir is adjacent to 00194 and there are two further SPAs located on the southern boundary of 00187a and another 130m to the north of the site. All sites are also within 5km of Windsor Forest and Great Park SAC. The proforma for 00194 requires development to prevent public access to the reservoir east of the site to protect its status as an important wildlife site. Policy NE1 states that designated sites of international, national and local importance will be maintained, protected and enhanced.

4.6.10 Development of the sites in Horton has the potential to lead to increased pressures on the designated sites (i.e. recreational) and impacts arising from greater pet ownership (disturbance and predation). These pressures could potentially involve the removal of plants, although few plants will exist owing to the presence of reservoirs across most of the Southwest London Waterbodies SPA. Taking into account the mitigating factors set out in the Habitats Regulations Screening Report (2016)17, the effect on the London Waterbodies SPA is considered to be negligible. Further to this, Policy NE 1 necessitates the avoidance of damage to designated sites, and where unavoidable adverse impacts arise they should be appropriately mitigated.

4.6.11 00187a and 00192 are located within close proximity of a eutrophic standing water priority habitat. Policy NE 1 requires the biodiversity of sites to be protected and enhanced by measures to recognise the importance of open spaces including water bodies, green verges, woodland and hedges.

4.6.12 All sites are within the Settled Developed Floodplain LCA in the Horton and Wraysbury subdivision. The subdivision is characterised by broad open flat floodplain with a fragmented landscape pattern and a degraded ‘edge of town’ landscape with an eclectic mix of modern land uses such as industrial estates, sewage works and horse paddocks with neglected boundaries and fly-tipping.

17 Royal Borough of Windsor & Maidenhead (2016) Borough Local Plan Draft Habitat Regulations: Screening Report.

4.6.13 All sites are located within the Green Belt, with relatively flat topography. With the exception of 00194, all sites are located on previously developed land. As such development would be unlikely to affect the landscape. 00187a is predominately previously developed land that includes agricultural buildings and residential properties, with a small area of greenfield land to the west of the site. 00194 is made up of predominately rough grassland, with some sparse trees. Housing is located to the south of the site and to the west on Coppermill Road. Development at 00194 and 00187a would be in keeping with the surrounding residential properties (SA Objective 4).

4.6.14 Footpaths are located to the west of 00192, and across the middle of 0187a. As these sites are previously developed, it is not though that views from the footpaths are to be significantly altered. (SA Objective 5).

4.6.15 There are two Grade II listed buildings and the Grade II* Church of St Michael located directly to the south of 00198. There are two Grade II listed buildings located within 200m of 00187a. Policy HE 2 requires development to be accompanied by a relevant and detailed assessment or survey to consider impact on the heritage asset (SA Objective 6).

4.6.16 00198 is located wholly on Grade 1 agricultural land, whilst all other sites are located on non-agricultural land. Grade 1 agricultural land is described as best and most versatile. Development would not be in accordance with Policy SP 7, which protects that best and most versatile agricultural land in the borough.

4.6.17 All other sites are located on previously developed land and therefore represent an efficient use of the boroughs natural resources (SA Objective 7).

4.6.18 Horton is approximately 5km from the nearest Leisure Centre (Windsor Leisure Centre) in Windsor, which is outside of the satisfactory distance of 2km. Alternative opportunities for leisure and recreation include Silver Wing Sailing Club, located just over 1km south of 00187a, and approximately 1.3km north west of 000192; and Arthur Jacob Nature Reserve, located 700m east of 00198 and 500m north of 00194. Additionally there are footpaths accessible from the sites, and areas of open space in Wraysbury, such as The Green.

4.6.19 The nearest GP surgery to the sites is Runneymede Medical Practice, located in Old Windsor. This is outside of what is deemed to be the satisfactory distance to GP surgeries, and as such it is likely that residents would be dependant on travel by car or possibly bus (SA Objective 9).

4.6.20 Access to community facilities in Wraysbury, to the south west of Horton is good for all sites. Wraysbury contains a village pharmacy, post office, pubs, and other facilities and amenities. There is also a local church, village hall, pubs and restaurants in Horton. This complies with Policy IF 3, which requires new development to be located close to local services and facilities (SA Objective 10).

4.6.21 Bus stops are located within 400m of all sites, and are adjacent to 00194 and 00192. The 10, 11 and 305 are the main services running throughout the settlement, providing residents with good access to local facilities and neighbouring settlements.

4.6.22 Wraysbury Railway Station and Sunnymeads Railway Station are local to Horton area. Wraysbury Railway Station is located 350m from 00187a. All sites are within the satisfactory distance from either Wraysbury Railway Station or Sunnymeads Railway Station. 00187a and 00198 are within the satisfactory distance of both stations.

4.6.23 00192 is located off of the B376, which joins onto the A30 and M25. The Local Transport Plan (2012) (LTP)18 forecasts that by 2021 the M4 will be 130% over capacity at peak times, which is linked to congestion on the M25. Policy IF3 requires development to optimise traffic flows and circulation to minimise negative environmental impacts on travel including congestion and air pollution (SA Objective 11).

4.6.24 All sites with the exception of 00187a are outside of the satisfactory distance for both primary schools and secondary schools. The western half of 00187a is within 1km of a primary school, however the rest of the site falls outside of this. The nearest schools are located within Old Windsor (SA Objective 12).

4.6.25 There are limited employment opportunities in the Horton area surrounding the sites. Whilst Policy IF3 requires development to be located close to offices and employment, it is anticipated that there would be a relatively high level of out-commuters. Residents of the proposed development are likely to drive towards the larger urban areas of Old Windsor and Windsor (SA Objective 14).

18 Royal Borough of Windsor and Maidenhead (2012) Local Transport Plan 2012 - 2026

4.7 Knowl Hill

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Site Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transpor resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

00013c 0 + 0 0 0 0 + + ++ - +/- 0 0 +

00020 0 + 0 0 + 0 + + - + -- - 0 -

00013c Berkshire College of Agriculture 00020 Keeleys Transport Ltd, Keeleys - Zone C Yard, Bath Road, Knowl Hill, Reading RG10 9UR

4.7.1 Knowl Hill is a village in the west of the borough, 3.2km to the west of Maidenhead.

4.7.2 Site 00013c is within the grounds of the Berkshire Royal College of Agriculture and it is proposed that the site be redeveloped for a care home. 00020 will be used for residential development.

4.7.3 Both sites are within Flood Zone 1 and as such are at minimal risk of flooding. Neither site is affected by surface water flooding.

4.7.4 There is a small surface water body to the north east of 00020 that may be adversely affected by contamination, particularly in light of the site’s previous industrial use. Both sites are also within Groundwater Source Protection Zone 3. Policy EP 5 Contaminated Land and Water requires development proposals to avoid unacceptable harm to groundwater and establish any pollutant linkages to surface water bodies (SA Objective 2).

4.7.5 There are no sites designated for nature conservation in the local area of 00020. 00013c is north of the Ashley Hill Forest LWS, South of the High Wood LWS and south west of The Temple Golf Course LWS. These LWSs range from 700m to 1km from the site. High Wood and Ashley Hill are also designated as Ancient Woodlands and are readily accessible from the site via local footpaths. Development of 00013c could lead to increased pressures on the designated sites (i.e. recreational) and impacts arising from greater pet ownership (disturbance and predation). Policy NE 1 necessitates the avoidance of damage to designated sites, and where unavoidable adverse impacts arise they should be appropriately mitigated (SA Objective 4).

4.7.6 Both 00020 and 00013c are within the Green Belt.

4.7.7 00020 is within the LCA of Warren Row. Pronounced wooded knolls are features within the landscape, visible from the Open Chalk Farmland to the south and the Farmed Chalk Slopes to the north. The linear settlement of Warren Hill is within a wooded setting and includes a range of buildings; from vernacular buildings of terraced brick housing with red clay tiles to new semi-detached residential buildings. The distinctive church with corrugated iron cladding is a local landmark, but too far (1.6km) from the site to be effected by development19. Development of the site would be in keeping with the existing pattern of residential development along Bath Road and would offer the opportunity to enhance the appearance of the site over its current use.

4.7.8 00013c is within the Burchett Green LCA. The site itself is within the grounds of the Berkshire Royal College of Agriculture, which contains a mix of Grade I and Grade II listed buildings alongside agricultural buildings, barns and warehouses. The site is currently hardstanding and as such it is anticipated that the site could be developed in keeping with the existing college buildings (SA Objective 5).

4.7.9 00013c is adjacent to Hall Place, a Grade II registered park dating from the late 17th Century. There are eight listed buildings in the area of the Berkshire Royal College of Agriculture, seven of which are Grade II listed. Hall Place is a Grade I listed building 100m south of the site. Hall Place is a Georgian Manor and currently home to the Berkshire Royal College of Agriculture. Development of 00013c will need to conserve and enhance these listed buildings and Hall Place in accordance with Policies HE 2 and HE 5.

4.7.10 The Seven Stars public house and associated barn are Grade II listed buildings approximately 290m to the south west of 00020. Given the intervening buildings along Bath Road it is considered unlikely that development of 00020 would adversely affect the Seven Stars, which is currently in the process of being converted to residential use. There are no other statutory historic assets in the local area (SA Objective 6).

4.7.11 00020 and 00013c are both previously developed land and as such represent an efficient use of resources (SA Objective 7).

19 RBWM (2004) Landscape Character Assessment

4.7.12 Neither 00020 or 00013c are within the 1km satisfactory distance for GP surgeries. 00013c is being potentially allocated for a care home, which itself would provide a very valuable health facility in the local area. The closest leisure centre is approximately 3.4km to the east in Maidenhead, which is outside the satisfactory distance of 2km. Alternative opportunities for leisure and recreation include the playing fields at Berkshire College of Agriculture and a cricket ground between Knowl Hill and Kiln Green 980m to the south west of 00020 (SA Objective 9).

4.7.13 Access to community facilities in Knowl Hill is good for 00020, with Knowl Hill containing a village hall, pubs, local churches and other facilities and amenities. 00013c is within the grounds of the Agricultural College and as such access to community facilities in the broader area is relatively limited, however the care home itself would provide its own community spaces (SA Objective 10).

4.7.14 Local railway stations are between 5 and 6km from the sites. 00020 is opposite a bus stop for the 4A bus service, however this service is very infrequent, providing only two bus services a day. Other bus stops in the local area are similarly infrequent. Given the restricted employment and shopping opportunities in Knowl Hill, it is anticipated that new residents in this area would be highly dependent on use of the private car. Therefore this site is considered to accord with the core principle of Policy IF 3, which requires sites to have convenient access to public transport.

4.7.15 Access to buses is also infrequent for 00013c, with buses to Maidenhead running approximately once every two hours. Whether the care home would have its own transport for residents, or the frequency with which residents would be expected to travel is not known at this stage and as such the assessment has been identified as uncertain (SA Objective 11).

4.7.16 As a potential care home, 00013c would not require access to primary schools and secondary schools. Knowl Hill Church of England Primary School is opposite 00020. The closest secondary school is Cox Green School in Maidenhead, approximately 4km east of the site and well outside of the satisfactory distance for secondary schools (SA Objective 12).

4.7.17 00013c would be expected to create additional jobs as a result of staff employed in the operations of the Care Home. There are some limited employment opportunities in the Knowl Hill area around 00020, however it is anticipated that there would be a relatively high level of out- commuters, with residents driving towards the larger urban areas of Maidenhead and Twyford (SA Objective 14).

4.8 Maidenhead

1 2 3 4 5 6 7 8 9 10 11 12 13 14

00065 0 + - 0 0 0 + 0 0 0 ++ 0 0 +

00066 0 + - 0 0 0 + ++ + + ++ + 0 --

00105 0 + - 0 + 0 + + + + ++ + 0 +

00113 0 + - 0 + 0 + + + + ++ + 0 +

00112 0 + - 0 + 0 + + + + ++ + 0 +

00120 0 + - 0 + 0 + + + + ++ + 0 +

00114 0 + - 0 + + + + + + ++ + 0 +

00115 0 + - 0 + 0 + + + + ++ +/- 0 +

00117 0 + - 0 + 0 + 0 0 0 ++ 0 0 +

00108c 0 + - 0 0 0 + 0 0 0 ++ 0 0 +

00109 0 -- - 0 - 0 + ++ - + ++ ++ 0 +

00119 0 + - 0 0 0 + 0 0 0 ++ 0 0 +

00100 0 -- - 0 + 0 + ++ + + ++ + 0 +

00095 0 -- - 0 +/- 0 + + + + ++ + 0 +

00406 0 - - + + 0 + + -- + ++ + 0 +

00083 0 -- - 0 + 0 + + + + ++ + 0 + a

00312 0 -- - 0 + 0 + + + + ++ + 0 +

00313 0 -- - 0 + 0 + + + + ++ + 0 +

00316a 0 + - 0 + 0 + + + + ++ + 0 +

00412 0 - - 0 + 0 + + + + ++ + 0 +

00432 0 + - 0 + 0 + + + + ++ + 0 +

00399a 0 - - 0 0 0 + 0 ++ 0 ++ 0 0 +

00096 0 -- - 0 + 0 + + + + ++ +/- 0 +

00097 0 -- - 0 + 0 + + + + ++ - 0 +

00107 0 -- - 0 + 0 + + - + ++ - 0 +

00110 0 - - 0 + 0 + + - + + - 0 +

00111 0 - - 0 + 0 + + - + + - 0 +

00029 0 -- - 0 - 0 - + - + + - 0 + e Whiteb rook 0 - - 0 0 0 + 0 0 0 ++ 0 0 + Park Howart 0 - - 0 0 0 + 0 0 0 ++ 0 0 + h Road Norreys Drive (North 0 + - 0 0 0 + 0 0 0 ++ 0 0 + and East) 00065 Vanwall Business Park, 00406 16, 18 and 20 and Land to the Maidenhead rear, Ray Mill Road East, Maidenhead

00066 Boyn Valley Rd/Kings Grove 00083a Sybase Court, Crown Lane, Industrial Area Maidenhead, SL6 8QZ

00105 35-39 Courthouse Road, 00312 Exclusive House, Oldfield Road, Maidenhead Maidenhead, SL6 1TA

00113 (Osbornes Garage) 55 St Marks 00313 Land east of Oldfield Road, Road, Maidenhead, Berkshire, Maidenhead SL6 6DL

00112 Maidenhead Lawn Tennis Club 00316a Statesman House, Stafferton Way, Maidenhead SL6 1AY

00120 Middlehurst Ltd, 99 - 103 Boyn 00412 Maidenhead Retail Park, Valley Road Stafferton Way, Maidenhead, SL6 1AA

00114 2 Castle Hill Terrace, 00432 19 and Land to the rear of 17 To Maidenhead 27 Rushington Avenue, Maidenhead

00115 School on College Avenue 00399a Golf Range, Maidenhead Golf Centre, Braywick Road, Maidenhead

00117 De Beers Uk Ltd, Belmont Road, 00096 School at Ray Mill Road East Maidenhead

00108c Furze Platt Industrial Area 00097 13 and The Poplars Woodhurst Road, and Suncourt, Frances Avenue, Maidenhead

00109 Spencer's Farm, Maidenhead 00107 Sheephouse Trout Farm, Sheephouse Road, Maidenhead

00119 Cordwallis Industrial Estate, 00110 85-87 Lower Cookham Road, Maidenhead Maidenhead

00100 Summerleaze Office and 00111 Brook House and Rosebank, Workshop site Widbrook Road, Maidenhead

00095 Summerleaze Lake 00029e Whitebrook Park A, Lower Cookham Road, Maidenhead

4.8.1 Maidenhead includes sites in the urban area of Maidenhead except:

• Those sites to the east and south of the Triangle (see Section 4.8); • Those west of the A404(M) (see Section 4.9); • Those sites within the ‘Maidenhead Golf Course and associated sites’ strategic location (see Section 5.3); and

• Those sites within the ‘Maidenhead Town Centre’ strategic location (see Section 5.4).

4.8.2 The eastern area of 00109 is within Flood Zone 3b and as such housing would not be permitted within this section of the site. The site also includes areas of Flood Zone 3a, which would be subject to the exception test, and areas within Flood Zone 2. The central and western areas of the site are within Flood Zone 1. 00096 is currently a school and is proposed for residential use. The eastern area of the site is within Flood Zone 3b and as such could not be used for residential use, with the remainder of the site within Flood Zone 3a and Flood Zone 2 and as such subject to the exception test. The eastern area of 00029e is also within Flood Zone 3b, with the remainder in Flood Zone 3b and as such subject to the exception test.

4.8.3 Sites 0083a, 00314a, 00312, 00406, 00100, 00095, 00097 and 00107 are all partially or entirely within Flood Zone 3a and as such would be subject to the exception test. Whitebrook Park and Howeth Road are also within Flood Zone 3a, however as they are proposed for employment use they would not be subject to the exception test.

4.8.4 Sites 00110, 00111, 00412 and 00399a are either partially of wholly within Flood Zone 2 and as such would require flood risk mitigation in accordance with Policy NR 3. All other sites are entirely within Flood Zone 1.

4.8.5 Areas at a high risk of surface water flooding are most commonly associated within the various watercourses that pas through the town. All sites contain areas susceptible to surface water flooding.

4.8.6 00117, 00119, 00115 and 00114 are within Groundwater Source Protection Zone 1. 00107, 00111 00029e and Whitebrook Park are all within Groundwater Source Protection Zone 3. All other sites are within Groundwater Source Protection Zone 2 (SA Objective 2).

4.8.7 The Maidenhead AQMA is in the centre of the town and was declared in 2005 and extended in 2009 due to the exceedance of the annual mean

objective for nitrogen dioxide (NO2). None of the sites are within the AQMA, however they all have the potential to contribute to a decline in air quality in the AQMA as a result of vehicle movements. Given the small scale of some of the sites, such as 00105, the contribution would be expected to be comparatively minor.

4.8.8 00316a, 00412, 00109 and 00119 are adjacent to the railway and as such have the potential to be affected by associated noise, vibration and air quality issues. Policies EP 2 and EP 4 would be expected to ensure the potential risk is suitably mitigated (SA Objective 3).

4.8.9 Sites designated for nature conservation within Maidenhead include The Gullet LNR, Braywick Park LNR / LWS, York Stream LWS, Summerleaze Gravel Pit LWS, Bray Meadows SSSI and Cannoncourt Farm Pit SSSI. York Stream LWS passes north-south through the centre of Maidenhead, adjacent to 00109, 00083a and 00412. 00107, 00100 and 00095 are all within 100m of Summerleaze Gravel Pit LWS. Cannoncourt Farm Pit SSSI is within 200m of 00108c and 500m of 00109. Braywick Park LWS / LNR is within 75m of 00399a. Policy NE 1 requires development to avoid damage to designated sites and protect and enhance the ecological value of the site and as such the effect of development on these sites is expected to be negligible. 00406 includes the provision of a new wildlife reserve in the eastern area of the site (SA Objective 4).

4.8.10 Sites 00109, 00100 and 00107 are within the Summerleaze LCA, which is characterised by broad flat open floodplain with a fragmented landscape pattern, and a varied and dispersed mix of small scale traditional and modern settlement. The Summerleaze subdivision is further characterised by the influences of adjacent settlement, and an intact network of public footpaths. 00109 is agricultural land, with a sports pitch in the south eastern corner. The site rises from south to north. The site is bounded by a tree line and the Maidenhead – Marlow railway to the west, with late 20th century suburban housing beyond. Development may be seen to extend the North Town area of Maidenhead further north and adversely affect views from properties along Maidenhead Road and Alderbury Road. Development may also adversely affect views from the public footpath that passes north south along the eastern side of the site.

4.8.11 00100 is currently used by an aggregates business and comprises bare ground and buildings with peripheral scrub, amenity grassland and semi- improved grassland. The site is well screened from all sides. Residential development of the site may offer the opportunity to enhance the quality of the local landscape in accordance with the requirements of Policies SP 3 and SP 4.

4.8.12 00107 is currently used for commercial properties and would be developed for residential use. It is a small site (less than 10 homes anticipated) and residential use would be in keeping with the existing residential uses on all sides of the site.

4.8.13 00029e is within the Cookham LCA. The site is currently vacant, and consists of flat open land with an established and mature border of trees on the northern and eastern boundaries. Whitebrook Park is a two storey office building located west of the parcel. An established residential area lies to the south of the parcel, with detached two storey properties. To the east is a wooded area with the River Thames beyond, and north of the parcel lies open farmland. Development of 00029e may adversely affect views from Islet Park Drive to the north.

4.8.14 00399a is within the Bray LCA which is characterised by broad open flat floodplain with a fragmented landscape pattern and a degraded ‘edge of town’ landscape with an eclectic mix of modern land uses such as industrial estates, sewage works and horse paddocks with neglected boundaries and fly-tipping. 00399a is currently an open field used as a golf driving range. There is a cemetery to the south and a commercial property to the north and residential properties to the west. Given the variety of uses in the local area the quality and distinctiveness of the landscape is not strong in this area and as such development of the site for leisure centre uses would be expected to have a negligible effect on the landscape.

4.8.15 All other sites are within the urban area of Maidenhead. 00095 proposes the partial infill of Summerleaze Lake, a manmade lake at the site of a former mineral works. At this stage, insufficient information is available (including the degree of infill and its location) to be able to assess the effect on the local landscape. Where these sites retain the existing employment use, the effect on the local townscape is anticipated to be negligible. For the remaining sites it is anticipated that redevelopment will offer the opportunity to enhance the existing townscape in accordance with the requirements of Policies SP 3 and SP 4.

4.8.16 Sites 00399a, 00100, 00107, 00109 and 00029e are within the Green Belt (SA Objective 5).

4.8.17 The northern area of Maidenhead contains seven conservation areas:

• Altwood Road; • Pinkneys Green; • All Saints, Boyn Hill; • Castle Hill; • Furze Platt Triangle; • Maidenhead Riverside; and • Maidenhead Town Centre.

4.8.18 Of the proposed sites, 00144 is the only site that is likely to affect a conservation area. Site 00144 is within Castle Hill Conservation Area and as such care would need to be taken to ensure compliance with Policy HE 6.

4.8.19 Neither of the two Grade I listed buildings (Maidenhead Bridge and the Church of All Saints) or the Grade II* listed buildings within Maidenhead are within sufficient proximity to any of the sites to be affected by development of the sites.

4.8.20 Sites 00114 and 00112 have the potential to affect the setting of Grade II listed buildings. It is anticipated that the listed buildings will be preserved and enhanced in accordance with Policy HE 2 (SA Objective 6).

4.8.21 The western half of 00029e is classified as Grade 2 agricultural land and the eastern half as non-agricultural. 00406, 00399a and 00109 are classified as Grade 4 agricultural land and as such are not considered to be the best and most versatile agricultural land.

4.8.22 All other sites are previously developed land and as such represent an efficient use of the natural resources (SA Objective 7).

4.8.23 There are three GP surgeries in central Maidenhead, two in the west and one in the east. Between them, they provide local access to GP surgeries for the majority of sites. 00109 is just outside the satisfactory 1km distance for GP surgeries, with the northern end of the site being 1.6km from the closest GP surgery. 00107, 00110, 00111 and 00029e in the north east of Maidenhead are also outside of the satisfactory distance for GP surgeries, being 1.5 – 2km from Rosemead Surgery. 00110, 00111 and 00029e are 200m outside of the 2km satisfactory distance for leisure centres. All other sites are within the 2km distance.

4.8.24 00399a is a potential allocation for a new leisure centre to replace the Magnet Leisure Centre. It is, however, anticipated that this would lead to the loss of the existing driving range. A new leisure centre in this location would not provide local access to a leisure centre for the existing and proposed residential dwellings in the north east of Maidenhead that are currently not within the satisfactory 2km distance. Indeed, accessibility for these sites would be made poorer than it is at present by the loss of the Magnet Leisure Centre. Accessibility would be improved for residents in the Holyport and Bray Lake areas.

4.8.25 00406 is an existing playing field that would be lost if the site were to be developed. Playing fields are one of the most important resources for sport in England20. Development of the playing field would require consultation with Sport England under The Town and Country Planning (Development Management Procedure) (England) Order 201521 (SA Objective 9).

4.8.26 Access to a range of community facilities is strong across the Maidenhead area, with facilities available locally for all proposed residential sites (SA Objective 10).

4.8.27 There are two railway stations in Maidenhead; Furze Platt and Maidenhead. The majority of sites are within 2km of these stations, with 00110, 00111 and 00029e just outside of 2km. These and all other sites are however served by regular bus services that provide access to the railway stations and Maidenhead Town Centre among other destinations (SA Objective 11).

4.8.28 The majority of proposed residential locations in Maidenhead have good access to primary and secondary schools. 00029e, 00111, 00111, 00107 and 00097 are outside of the 1km and 2km satisfactory distance for access to primary and secondary schools respectively. Public transport is readily available to provide sustainable access to schools from sites in this area of Maidenhead. 00109 includes the provision of a secondary school and associated sports pitch facilities.

20 Sport England (2016) Protecting Playing Fields. Available online at: https://www.sportengland.org/facilities-planning/planning-for-sport/development- management/planning-applications/playing-field-land/ 21 HMSO (2015) The Town and Country Planning (Development Management Procedure) (England) Order 2015. Available online at: http://www.legislation.gov.uk/uksi/2015/595/schedule/4/made

4.8.29 00115 and 00096 are two of the three locations of Claires Court School, which is a private school for young people aged 3 to 18 years. The school is based at three locations across Maidenhead, two within the town centre and a third at Woolley Green. How the closure of this site may affect the overall capacity of the school is not known as the closure of these sites may enable the school to provide additional capacity at the location in Woolley Green (SA Objective 12).

4.8.30 Access to employment opportunities is good across Maidenhead, with employment sites distributed throughout the town and public transport readily available. Key employment sites within Maidenhead are retained for employment use except for 00066, which is existing employment space that would be lost (SA Objective 14).

4.9 Maidenhead South

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Site Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water Communit Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

00270 0 + 0 0 + 0 -- + + + 0 + 0 +

00060 0 + -- 0 + 0 0 0 + + 0 + 0 ++

00263 0 -- - 0 - 0 +/- 0 0 + - 0 0 ++

00247 0 + 0 0 - 0 -- 0 - + - 0 0 ++

00261 0 -- -- 0 - 0 -- ++ + + 0 - 0 +

00258 0 0 0 0 + 0 0 ++ + + 0 - 0 +

00257 0 0 0 - + 0 0 0 ++ + 0 - 0 ++

00270 Tectonic Place, Holyport Road, 00247 Water Oakley Farm (Land To Maidenhead, Berkshire, SL6 2YE The North of Longlea Fifield Road Fifield Maidenhead)

00060 Priors Way Industrial Estate 00261 Windsor Road, Bray

00263 Bray Quarry Extension, Monkey 00258 Summerleaze, Monkey Island Island Lane, Bray, Maidenhead Lane, Bray, Maidenhead, SL6 2ED

00257 Replacement Summerleaze office, Former Site of Pomona Caravan Site, Monkey Island Lane, Bray, Maidenhead

4.9.1 Maidenhead South is located in the centre of the borough, to the east of Windsor and south east of the main settlement area of Maidenhead.

4.9.2 Sites are proposed for residential, leisure, employment, and mineral extraction.

4.9.3 Four of the proposed sites are located within Flood Zone 1, which is at low risk of flooding. 00257 is located within Flood Zone 2. The proforma for 00257 requires development to achieve flood risk betterment on site by moving/reducing the footprint of building, and incorporating appropriate flood risk reduction measures.

4.9.4 00263 and 00261 are located within Flood Zones 2 and 3a. 00258 is largely within Flood Zone 2, with the north western area in Flood Zone 3a and 3b. In line with Planning Practice Guidance, residential development will not be located in the areas of the site within Flood Zone 3b22. Sites located within Flood Zone 3a are at risk of flooding and would need to pass the exception test. If developed they would require flood risk mitigation in accordance with Policy NR 3. Development at 00258 will provide suitable mitigation for development located in Flood Zone 3a.

4.9.5 00060, 00270, and part of 00247 are located within total catchment (Zone 3). Part of 00247, 00257 and 00261 are within the outer zone (Zone 2). 00263 and 00258 are within both the outer zone (Zone 2) and inner zone (Zone 1). All sites are at are some risk of surface water flooding. For the majority of sites this is minimal. 00247 has larger areas of medium and high surface water risk (SA Objective 2).

4.9.6 00060 is located within, and 00261 located on the edge of, the Bray/M4 AQMA. The Bray/M4 AQMA was declared in 2009. Poor air quality in this area is attributed to both the M4 and the A308. All sites are within 1km of the AQMA. 00263 and 00060 are located adjacent to the M4. It is expected that vehicle movements from the sites would utilize these roads, with the potential to exacerbate emissions in the area. It is anticipated that sites may be adversely effected by noise and air quality issues. This is not in accordance with Policy EP 2, which requires development to demonstrate that they do not significantly affect residents within or adjacent to an AQMA (SA Objective 3).

4.9.7 Bray Pennyroyal Field SSSI is located adjacent to 00257 and 00258. The Greenway Corridor LWS runs through the area, adjacent to the south west side of 00263 and the northern edge of 00258. Development at sites should consider the biodiversity sensitivity of the area, in line with Policy NE 1, which requires development proposals to demonstrate how they maintain, protect and enhance sites of international, national and local importance. 00258 and 00257 addresses this within their proformas and are required to be designed sensitively to conserve the biodiversity of the area (SA Objective 4).

22 Planning Ptactice Guidance (2014) Flood Zone and Flood Risk Tables. Available at: http://planningguidance.communities.gov.uk/blog/guidance/flood-risk-and-coastal-change/flood- zone-and-flood-risk-tables/table-3-flood-risk-vulnerability-and-flood-zone-compatibility/

4.9.8 The majority of sites are located within the Settled Developed Floodplain LCA, within sub-division Bray. This is a wetland landscape, which contains an eclectic mix of land uses and settlement, much of which related to the Thames river corridor. 00247 is located within Settled Farm Sands and Clays LCA, within the Fifield and Oakley Green subdivision. This is identified as a transitional landscape area, with urbanising influences of busy rural roadways. 00270 and 00060 are not within an LCA.

4.9.9 All sites, with the exception of 00060 and 00270 are located within the Greenbelt. 00270 and 00060 are located on previously developed land.

4.9.10 Development at 00258 would extend development to the north east, into the open landscape. This would not be in keeping with the surrounding landscape, which is predominately open fields, hedgerows and trees. 00263, 00247 and 00261 would be development of open greenfield land. 00263 is bound to the south east by the M4 and 00261 is bounded to the north by open water. Development at 00258 is bound by Summerleaze Lake to the west. It is required that 00258 is to be designed sensitively to consider long distance views across Summerleaze Lake, and will provide appropriate edge treatment and consider transition to the countryside. This is also a requirement for development at 00257. Additionally, 00258 will provide a buffer between the woodland to the east of the site. This is likely to minimise adverse impacts on the surrounding landscape.

4.9.11 00257 is surrounded by previously developed land to the west, north and particularly the south. Development at 00257 would be in keeping with the built form (SA Objective 5).

4.9.12 Bray Village conservation area is located within 400m of 00263, to the north west. Jesus Hospital is a Grade I listed building located 600m east of 00263. Policy HE 1 requires development proposals to protect conserve and enhance the architectural features structures, settings, historic character and significance of heritage assets and designations (SA Objective 6).

4.9.13 The majority of 00258, the northern edge of 00257 and the eastern part of 00399a are within landfill sites. These sites are also within mineral extraction sites. The proforma for 00258 and 00257 requires development to provide an appropriate solution for dealing with the contamination of the sites.

4.9.14 00270 and the majority of sites 00261 and 00247 are classified as Grade 1 agricultural land. The remainder of 00247 and the majority of 00263 are classified as Grade 3 agricultural land. It is not known if this is Grade 3a or 3b. Grades 1, 2 and 3a agricultural land are classed as best and most versatile land. All other sites are located in urban or non- agricultural land. Development on best and most versatile land would not be in accordance with Policy SP7.

4.9.15 00247 and 00263 are proposed for minerals extraction. Whether the minerals extracted from the sites are used efficiently is beyond the scope of the SA (SA Objective 7).

4.9.16 All sites are outside of the satisfactory distance for GP surgeries, except for 00270 and 00060. Sites in the south eastern half of the settlement are outside of the recommended distance of a leisure centre, however those to the south are within satisfactory distance of Braywick Park Gym and Pitches. Additional sports and recreational facilities accessible from the sites include Maidenhead Golf Course, Eton Dorney Rowing Centre, and various public open spaces.

4.9.17 00258 will improve the connectivity to the leisure provision at Summerleaze Park. 00339a and 00357 are proposed for a leisure centre, which would contribute positively to recreational facilities in the area (SA Objective 9).

4.9.18 Access to community facilities for Maidenhead South sites is good, as Maidenhead centre is within a short distance of all sites. Maidenhead centre includes facilities such as a shopping centre, pharmacy, post office, pubs and local convenience stores (SA Objective 10).

4.9.19 Maidenhead Railway Station is located to the north of the settlement area. The northern half of 00247 and 00399a are located within the satisfactory distance of this railway station. There are bus stops located within 400m of all sites, with a range of services running through the area, including the 53, 13A, 13, and 00. These services are less than frequent. The M4 runs through the settlement area, adjacent to 00263 and 00030. Development at these locations may result in increased car use due to the accessibility of the sites to the motorway. 00263 and 00247 are proposed for mineral extraction and are likely to increase HGV movement on the roads, resulting in increased congestion. Policy IF3 requires development to be designed to improve accessibility by public transport (SA Objective 11).

4.9.20 00270, 00374, and 00399a are located within the satisfactory distance of a secondary school. 00060 is just on the border of this distance. 00261, 00257 and 00258 are outside of the satisfactory distance of both primary and secondary schools. All other sites are partially/wholly within the satisfactory distance of primary schools (SA Objective 12).

4.9.21 Sites proposed for employment use will provide opportunities for jobs in the area, contributing positively to the local economy. Residents of sites will have access to a range of employment opportunities in Maidenhead, located north of sites (SA Objective 14).

4.10 Maidenhead West

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Site tion Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Educa Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

00032 0 + 0 0 0 0 + 0 0 0 - 0 0 +

00034f 0 + 0 0 0 0 + 0 0 0 - 0 0 +

00033a 0 + 0 0 - 0 + + ++ + - + 0 -

00122 0 + +/- 0 -- 0 -- ++ - + - + 0 +

00068 0 + 0 0 0 0 + 0 0 0 - 0 0 +

00067 0 + 0 0 0 0 + 0 0 0 - 0 0 +

00123b 0 + 0 0 - 0 0 ++ ++ + - + 0 +

00061 0 + 0 0 0 0 + 0 0 0 0 0 0 +

00032 Maidenhead Office Park, 00068 Foundation Park, Roxborough Westacott Way, Littlewick Way, Maidenhead Green, Maidenhead, SL6 3QH

00034f Land at Grove Business Park 00067 Woodlands Business Park, South of Maidenhead

00033a White Waltham Airfield, 00123b Land south of Cox Green Waltham Road, Maidenhead, SL6 3NJ (Hangers)

00122 Land at Cannon Lane and 00061 McGraw-Hill House, Breadcroft Lane Shoppenhangers Road, Maidenhead, SL6 2RB

4.10.1 Maidenhead West includes the sites in Cox Green and Woodlands Park, west of the A404(M).

4.10.2 00061 contains a small area of Flood Zone 2 to the west of the site. 00061 is an existing employment site proposed to be retained for employment use, which is an appropriate use of the site in flood risk terms. All other sites are within Flood Zone 1. All sites contain limited area of medium and high surface water flood risk.

4.10.3 00067 is within Groundwater Source Protection Zone 1. All other sites are within Groundwater Source Protection Zone 3. Policy EP 5 requires development proposals to avoid unacceptable harm to groundwater and establish any pollutant linkages to surface water bodies (SA Objective 2).

4.10.4 There are no AQMAs in the local area. A railway line passes adjacent to 00068, 00122 and 000132. Of these sites, only 00122 is proposed for residential use an in turn particularly sensitive to noise, vibration and pollution from the railway line. Policies EP 2 and EP 4 require appropriate technical assessments to be submitted to identify any mitigation measures that may be required to ensure appropriate residential amenity.

4.10.5 White Waltham Airfield is 100m to the south west of 00122. The airfield is occupied by the West Least Aero Club, who have a suite of noise abatement procedures for aircraft using the airfield and a formal agreement with local residents that these procedures will be followed23. Without further details on the noise levels from the airfield, whether 00122 would be adversely affected by noise from the airfield is uncertain (SA Objective 3).

4.10.6 There are a number of sites designated for nature conservation in the local area. Maidenhead Thicket LWS is 550m to the north of 00068. Great Thrift Wood, Great Wood, Little Thrift Wood, Paddock Wood and Shottesbrooke Park Wood are all ancient woodlands within 1km of the sites. Great Thrift Wood is also a SSSI. Marsh Wood, Ockwells Manor Wood, Woods by Waltham Palace, Triangular Wood, Great Wood, Woodland Along the Cut and Paddock Wood are LWSs within 1km of the sites. Ockwells Park LNR is 450m south of 00061. Policy NE 1 requires development to avoid damage to designated sites and protect and enhance the ecological value of the site and as such the effect of development on these sites is expected to be negligible (SA Objective 4).

4.10.7 Sites 00032, 00122, 00038a and 00034 are within the Littlewick Green LCA, which is characterised by a flat and open landscape that is sometimes expansive and panoramic long distance views with wooden horizons24. Woodlands Park is a late 20th Century Suburb. 00122 is bordered by this suburb to the east and south, with the railway to the north. The site itself is open access land, with a bridleway passing along the south of the site. Development of the site would therefore lead to the loss of open space and associated views freely accessible to the public.

23 West London Aero Club (2016) Noise Abatement Procedures. Available online at: http://www.wlac.co.uk/wlac/noise-abatement/ 24 RBWM (2004) Landscape Character Assessment

4.10.8 00033a is currently in use by the West London Aero Club, with the site including a one storey building, two single storey aircraft hangers and a control tower. The southern are of the site is a surface car park. At present there is a largely open view across the site from residential properties along Waltham Road and the use of the site is in keeping with its nature as an airfield. Development of this site would therefore adversely affect the existing view across the site and change the character of the site from its present use. It should be noted however that there are existing residential dwellings to the immediate north of the site on the western side of Waltham Road. 00034f and 00032 will all be retained for their existing employment use and as such the effect on the landscape would be negligible.

4.10.9 00123b is a greenfield site within the Ockwells LCA. A mature tree belt passes north-south through the centre of the site. The Ockwells LCA is characterised by a flat to gently undulating landform that is intermittently open and enclosed with some long distance views and a mosaic of historic rural villages, farmsteads and manor houses set within a diverse rural landscape. The site is bordered to the north by an area classified as Late 20th Century Suburbs (1960’s onwards) in the RBWM Townscape Assessment. The site is also bordered to the west by an area classified as ‘Inter-war Suburbs’ in the Townscape Assessment25. Development of the site would extend the urban area of Cookham to the east and would adversely affect views across the site from local residential properties and the footpaths that pass along the south and east of the site.

4.10.10 00067, 00061 and 00068 are all within the urban area and are to be retained for employment in accordance with their existing use. As such, they are expected to have a negligible effect on the local townscape.

4.10.11 00032, 00034f, 00122, 00123b and 00038a are within the Green Belt (SA Objective 5).

4.10.12 00034f is adjacent to St Mary’s Church and Bury Court Conservation Area. The conservation area contains seven Grade II listed buildings and three Grade II* listed buildings; the barn to the NE of Burycourt Farmhouse (which is listed twice) and the Church of St Mary’s. Whilst the site is in close proximity to these historic assets, it is an employment site that will be retained for employment uses and as such would be expected to have a negligible effect.

25 RBWM (2010) RBWM Townscape Assessment – Volume 1: Maidenhead and Cookham Areas. Available online at: https://www3.rbwm.gov.uk/downloads/file/756/townscape_assessment_volume_1_maidenhead_and_c ookham_areas_-_part_1

4.10.13 There are three Grade II listed building to the immediate north east of 00123b associated with Lillibrooke Manor. Development of 000123b has the potential adversely affect the setting of these listed buildings, however it is anticipated that the listed buildings will be preserved and enhanced in accordance with Policy HE 2. None of the other sites have historic assets in their local vicinity (SA Objective 6).

4.10.14 00123b and 00122 are classified greenfield sites on Grade 2 agricultural land and as such would lead to the loss of the best and most versatile agricultural land. It should be noted however that an Agricultural Assessment provided by the promoters of the site states that 91% of the parcel is Grade 3b, and 9% of the parcel is Grade 2 agricultural land26. All other sites are on previously developed land and as such represent an efficient use of natural resources (SA Objective 7).

4.10.15 All sites proposed for residential access have local access to Woodlands Park Surgery and Cox Green Leisure Centre. Cox Green allotment is also in the centre of the area. Development of 00122 would lead to the loss of open access land, which is a valuable community recreational resource. 00123b will include the provision of new sports pitches, increasing the recreational opportunities in the local area (SA Objective 9).

4.10.16 Cox Green Youth and Community Centre is located in the centre of Cox Green. In addition, local there are local places of worship, pubs and schools in the area, providing local access to a range of community facilities (SA Objective 10).

4.10.17 Maidenhead Railway Station is approximately 3km from the residential sites, which is outside of the 2km satisfactory distance. A bus service passes through the centre of Cox Green along Woodlands Path Road providing regular access to Maidenhead town centre. Due to their rural location, it is anticipated that the rate of private car use to the commercial sites will be high (SA Objective 11).

4.10.18 Cox Green has local access to a number of primary and secondary schools Lowbrook Academy Primary School and Woodlands Park Primary and Nursery School are located in the centre of Cox Green. Cox Green Secondary School is also located in the centre of Cox Green (SA Objective 12).

26 RBWM (2016) Edge of Settlement Analysis Part 2: Constraints, Opportunity and Delivery Assessment.

4.10.19 Development of 00033a would lead to the loss of existing employment space associated with White Waltham Airfield. 00032, 00034f, 00068 and 00067 would retain existing employment space. These employment spaces and additional floorspace in Maidenhead give the residential sites in this area good access to employment opportunities (SA Objective 14).

4.11 Old Windsor

1 2 3 4 5 6 7 8 9 10 11 12 13 14

00069 0 -- - 0 + 0 + + + + + ++ 0 -

00070 0 -- - 0 + 0 + + + + + ++ 0 -

00069 Straight Works, Straight Road, 00070 BP Petrol Station 95, Straight Old Windsor Road, Old Windsor, Windsor, SL4 2SE

4.11.1 00069 is a small industrial area in the centre of Old Windsor containing 1 and 2 storey light industrial units. There are some mature trees on most of the boundaries of the site, with the remainder of the site given over to hardstanding for car parking/ movement within the site. 00070 is currently in use as a petrol station and associated small convenience store. There is also a car park and light industrial uses to the rear.

4.11.2 Both 00069 and 00070 are within Flood Zone 3a and as such are at risk of flooding and would need to pass the exception test. If developed they would require flood risk mitigation. It is a requirement of the sites to achieve flood risk betterment through appropriate building layouts and associated flood risk mitigation measures. Both sites contain areas of low to medium risk for surface water flooding (SA Objective 2).

4.11.3 Both sites are located within the 57-60 decibel noise contours for Heathrow airport. The outermost noise contour (57-60 decibels) is the approximate onset of significant community annoyance27. As all sites fall within this contour and above, it is expected that all would be adversely affected by noise pollution. Policy EP 4 would require development of the sites to demonstrate that suitable internal noise standards have been met (SA Objective 3).

27 Civil Aviation Authority (2015) ERCD Report 1501. Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/458527/lhr_2014_rep ort_final.pdf

4.11.4 Both sites are 1.2km from both the Windsor Forest Great Park SAC and the South West London Water Bodies SPA. Taking into account the mitigating factors set out in the Habitats Regulations: Second Screening Opinion (2016)28, the effect on the London Waterbodies SPA is considered to be negligible (SA Objective 4).

4.11.5 In light of the current uses of both sites, it is anticipated that residential development would offer the opportunity to improve the visual amenity of the sites and enhance the local townscape (SA Objective 5).

4.11.6 The sites are both within 350m of the ‘Early medieval and medieval palace and associated monuments, Kingsbury’ Scheduled Monument, the site of a former royal palace that was abandoned for the New Windsor site in the reign of Henry I (1100-1135). Development would therefore need to be in accordance with Policy HE 3, which seeks to protect ancient monuments (SA Objective 6).

4.11.7 00069 is entirely previously developed land and as such the development represents an efficient use of land. It should be noted too that the sites’ current light industrial use may affect the amenity of the adjacent residential uses through, for example, disturbance from noise and vibration. Residential development of the site provides the opportunity to remove these issues. The site includes land that may have historic contamination or contaminative uses and as such development of the site would lead to the remediation of contaminated land.

4.11.8 00070 is also previously developed land. Given the sites use as a petrol station it is likely that the site will contain contaminated land and as such development of the site would remediate contaminated land (SA Objective 7).

4.11.9 The nearest GP surgery is the Runnymede Medical Practice on Burfield Road, which is within 600m of both sites. The nearest pharmacy is approximately 200m away, and the nearest dentist is in close proximity to both sites on St Lukes Road. The closet leisure centre is in Maidenhead. Other options for recreation in the local area include the recreation ground in the centre of Old Windsor and local allotments (SA Objective 9).

28 Royal Borough of Windsor & Maidenhead (2016) Borough Local Plan Pre-Submission Draft Habitat Regulations: Second Screening Opinion. Available at: https://www3.rbwm.gov.uk/downloads/file/2584/habitat_regulations_second_screening_opinion_july_ 2016

4.11.10 Community facilities in the local area include a local library, Old Windsor Village Hall, pubs and places of worship. The nearest shops and supermarkets are along Straight Road to the east of the site. There is also a local centre on St Lukes Road and the Wheatsheaf parade (SA Objective 10).

4.11.11 Sunnymeades is the closest railway station to the sites as the crow flies, being just under 2km to the north east. However, Sunnymeades is on the opposite side of the River Thames and requires a significant diversion via Datchet to reach. Therefore, the most accessible railway station from the sites is Datchet, 2.8km to the north of the site. A regular bus service passes both sites along Straight Road (SA Objective 11).

4.11.12 The nearest primary school is Kings Court First School, which is located approximately 500m west of the sites. The closest secondary school is also in the Old Windsor area, both of which are within the preferred distance for schools (SA Objective 12).

4.11.13 Both sites contain existing employment uses that it is understood would be lost if the site were to be redeveloped for residential use, which would be expected to adversely affect local employment (SA Objective 13).

4.12 Sunningdale

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Site Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water and and Water mate change mate Community Biodiversity employment Air and noise noise and Air Economyand Cli

00162a 0 + 0 0 + 0 + + + + + + 0 +

00161c 0 + 0 0 0 0 0 ++ + + ++ + 0 -

00160 0 + 0 0 + 0 + 0 + + ++ + 0 ++

00159 0 + 0 0 + 0 + 0 + + ++ + 0 ++

00163 0 + 0 0 + 0 + + + + + + 0 -

00165 0 + 0 0 + 0 0 + + + + + 0 -

00402 0 + 0 0 + 0 + ++ + + + + 0 -

00156 0 + 0 0 + 0 + + + + ++ + 0 -

00162a Sunningdale Broomhall Centre 00163 Big Cedar, London Road, Sunningdale

00161c Land at Broomhall Lane 00165 Land at Sacred Heart College, Sunningdale

00160 Waitrose Car Park, Sunningdale 00402 Sacred Heart Church, London Road, Sunningdale

00159 Sunningdale Station Car Park 00156 White House, London Road, Sunningdale

4.12.1 Sunningdale is located in the south east of the borough, to the east of Broomhall and North Ascot.

4.12.2 Sites within the settlement have been proposed for residential and mixed- use.

4.12.3 All sites are located within Flood Zone 1, which is of low risk of flooding. All sites are also at low risk of surface water flooding and are not within a Groundwater Source Protection Zone (SA Objective 2).

4.12.4 There are no AQMAs within 1km of any of the sites. Development is not expected to have an adverse impact on air and noise pollution in the area (SA Objective 3).

4.12.5 All sites are located within the 5km buffer of Thames Basin Heaths SPA. Thursley, Ash, Pirbirght and Cobham SAC is located within 1.5km of all sites, to the south east. Sites are also located in close proximity of Windsor Forest and Great Park SAC/SSSI, being 1.5km to the north of 00165. Thursley, Ash, Pirbright and Chobham SAC located within 2km of all sites. Taking into account the mitigating considerations set out in the Habitats Regulations: Screening Report (2016)29, and the requirements of Policy NE1, the effect on the SPA and SACs is considered to be negligible.

4.12.6 Chobham Common SSSI/NNR is within 2km of all sites. The Granny Kettle and adjacent woods LWS and ancient woodland is located 600m west of 00165 and 500m north of 00162a. Mount Pleasant LWS is located within 1km of 00165 and 00402. Development could lead to increased pressures on the designated sites (i.e. recreational) and impacts arising from greater pet ownership (disturbance and predation).

4.12.7 There is an area of deciduous woodland within sites 0402 and 00161c (SA Objective 4).

4.12.8 00162a, 00162 and 00156 are not located within an LCA. The remaining sites are located within Settled Wooded Sand LCA, in the Sunningdale and Sunninghill subdivision. This is characterised by a strong framework of mixed woodland, with an absence of a clear boundary between town and country with much of the traditional pattern subsumed within the modern ‘edge of town’ development. The subdivision is further categorised by influences of the edge of settlements, and the strategic significance of green landscape corridors.

29 Royal Borough of Windsor & Maidenhead (2016) Borough Local Plan Draft Habitat Regulations: Screening Report.

4.12.9 Sites are mostly flat, with some gently sloping topography. 00161c, 00165 and 00402 are located within the Green Belt. Residential properties and/or highways bound all sites on at least one side. All sites are either partially or wholly previously developed land, with the exception of 00165 and 00161c. Redevelopment of sites for residential use would be in keeping with the local townscape. Sites proposed for employment are located on existing employment land, and therefore would not adversely affect the surrounding landscape. 00161c is located on the urban edge, development of which would result in the extension of the urban area to the north, off of Cedar Drive. The proforma for 00161c requires development to be designed of a high quality, which supports the character and function of the area. It further requires development to be designed sensitively to take account of views of the site. Policy SP4 compliments this, requiring development to maintain and enhance the quality, distinctive local characteristics and features that contribute positively to landscape character.

4.12.10 There is a network of footpaths surrounding the sites. Footpaths run along northern boundary of 00159 and to the south of 00161c. Additionally, they run along the eastern boundary of 00163, and south eastern boundary of 00402. Where sites alter views for receptors such as residents of surrounding properties and users of the footpaths and roads, development should be designed sensitively to take account for these views. The proforma for 00156 requires development to retain trees where possible, particularly at the site boundary, supporting the character of the area. This is in line with Policy NE3 (SA Objective 5).

4.12.11 The Grade II Church of Holy Trinity lies 600m north of sites 00161c, 00162a and 00163, and 700m north west of sites 00163, 00402 and 00165. Bowl Barrow at Round Barrow House lies 300m south of site 00156. Development is not expected to impact the setting of these historic assets (SA Objective 6).

4.12.12 00162a is partially located within land classified as Grade 4 agricultural land, which is not seen as best and most versatile. 00165 is partially located in land classed as Non-Agricultural, all other sites are located in land classified as Urban. Sites located on previously developed land will make efficient use of the boroughs resources (SA Objective 7).

4.12.13 00165 and 00402 are located approximately 2.3km from Charters Leisure Centre. All other sites are located within 2km of Charters Leisure Centre. Further opportunities for sport and recreation include Sunningdale Ladies' Golf Club, located within 1.5km of all sites, and Sunningdale Recreation Centre, which borders the north west boundary of 00161c. Sites also have access to sports pitches and the recreational ground on Broomhall Lane.

4.12.14 Magnola House Surgery is within a satisfactory distance of the majority of sites. 00156 and the south eastern half of 00402 are just outside of this satisfactory distance. It is thought that residents at these sites would still be able to access the GP surgery (SA Objective 9).

4.12.15 Access to community facilities is good for all sites. Sites are located around the settlement of Sunningdale, which contains facilities and amenities including a village church, a local bank, a care home, a veterinary centre and various pubs (SA Objective 10).

4.12.16 All sites are located within the satisfactory distance of Sunningdale Railway Station. 00159 and 00160 are within 100m of Sunningdale Railway Station, and 00161c is within 200m.

4.12.17 All sites are within 200m of a bus stop. Bus services 01, 07 and 500 provide infrequent connections to urban areas including Ascot, Staines and Slough.

4.12.18 00156 and 00161c have pedestrian and cycle access routes into and through the sites, including enhanced crossing facilities on London Road. This provides further opportunity for sustainable transport to access local facilities and amenities for these sites.

4.12.19 The A30 is a main road running through Sunningdale, connecting with Bagshot to the south west and Egham to the north east. Due to the close proximity of Sunningdale Railway Station to the sites, it is not expected that development would lead to a substantial increase in traffic on this road (SA Objective 11).

4.12.20 All sites are within satisfactory distance of Holy Trinity CE Primary School. With the exception of 00402 and 00165, all sites are also within the satisfactory distance of Charters Secondary School. 00492 and 00165 are approximately 2.3km from Charters Secondary School, and therefore are considered to still be able to access the educational facility, most likely via a local bus service (SA Objective 12).

4.12.21 Sites put forward for employment use will contribute towards stable levels of employment in the area. Where sites are allocated for housing, it is anticipated that there would be a relatively high level of out- commuters. Employment opportunities in Sunningdale are not extensive, resulting in residents driving towards the larger urban areas of Bracknell and Windsor for work (SA Objective 14).

4.13 Windsor

1 2 3 4 5 6 7 8 9 10 11 12 13 14

00216 0 + 0 0 + 0 0 + + + ++ + 0 +

00218 0 + 0 0 + 0 0 + - + + + 0 +

00059 0 + 0 + ++ 0 0 0 - + + + 0 ++

00053e 0 -- -- + ++ 0 0 0 + + + + 0 ++

00052b 0 -- -- + + 0 0 + + + + + 0 +

00057 0 + - + ++ + 0 0 + + + + 0 ++

00058c 0 + 0 + ++ 0 0 0 + + + + 0 ++

00214 0 + 0 + 0 0 0 + + + + + 0 +

00221 0 0 0 + 0 0 0 + ++ + + + 0 +

00204a 0 -- 0 + + 0 0 + + + + + 0 +

00410 0 -- 0 + + 0 - + + + + + 0 +

00210 0 -- 0 + + 0 - + + + + + 0 +

00417 0 + 0 + + + + + + + ++ + 0 +

00216 Territorial Army Centre, Bolton 00214 Park Close, Brook Street, Road, Windsor Windsor, SL4 2AB

00218 38-42 Winkfield Road, Windsor 00221 Shirley Avenue, Windsor

00059 Fairacres Industrial Estate 00204a Windsor and Eton Riverside Station Car Park

00053e Vansittart Industrial Estate, 00410 Crown Farm, Eton Wick Road, Windsor Eton Wick (Site A)

00052b Windsor Dials, Arthur Road, 00210 Land at Crown Farm, Eton Windsor Wick (Common Gate Farm Crown Farm Eton Wick Road Eton Wick)

00057 Imperial House, Alma Road, 00417 Minton Place, Victoria Street, Windsor Windsor, SL4 1EG

00058c Centrica, Millstream, Windsor

4.13.1 Windsor is located in the centre of the borough, north of Ascot and to the south east of Maidenhead.

4.13.2 Sites are proposed predominately for residential use, with some sites allocated for employment, and mixed-use.

4.13.3 Seven of the proposed sites are located within Flood Zone 1, which is at low risk of flooding. The following sites are located partially/wholly within Flood Zone 3a; 00053e, 00052b, 00221, 00410, 00210, and 00204a. Flood Zone 3a is at high risk of flooding and as such, sites would need to pass the Exception Test. If developed the sites would require flood risk mitigation in accordance with Policy NR 3. The proforma for 00221 requires development to undertake assessments and provide appropriate flood risk reduction measures. The southern edge of 00204a is located within Flood Zone 3b. In accordance with Planning Practice Guidance, residential development will not be located in the area of the site within Flood Zone 3b30.

4.13.4 00058c is not located within a Groundwater Source Protection Zone. 00241, 00057, 00218 and 00216 are located within total catchment (Zone 3), and all other sites are within the outer zone (Zone 2). The majority of sites are at low risk of surface water flooding. 00216 and 00221 contain patches of land at medium and high risk of surface water flooding (SA Objective 2).

4.13.5 00053e and 00052b are located partially within Windsor AQMA. 00057 is located adjacent to this AQMA. Windsor AQMA was declared in 2005 and extended in 2009 due to the exceedance of the annual mean

objective for Nitrogen dioxide (NO2). Congestion is highlighted in the 2016 Scoping Report31 as an issue at the A308 and B3022, as access routes into the main town centre. It is expected that vehicle movements from the sites would utilize these roads, with the potential to exacerbate emissions in the area. It is anticipated that sites may be adversely effected by noise and air quality issues. This would not be in accordance with Policy EP 2, which requires development to demonstrate that they do not significantly affect residents within or adjacent to an AQMA (SA Objective 3).

30 Department for Communities & Local Government (2016) Planning Practice Guidance: Flood Zone and Flood Risk Tables. Available at: http://planningguidance.communities.gov.uk/blog/guidance/flood-risk-and-coastal-change/flood- zone-and-flood-risk-tables/table-3-flood-risk-vulnerability-and-flood-zone-compatibility/ 31 Lepus Consulting (2016) The Sustainability Appraisal of the Royal Borough of Windsor and Maidenhead: Scoping Report

4.13.6 All sites are within 5km of Windsor Forest and Great Park SAC; 00218 and 00216 are within 500m of the SAC. 00058c is located within 350m of Sutherland Grange LWS; 00053e is within 400m of Eton Meadows LWS; and 00218 and 00059 are within 900m of Hemwood Deli LWS. Taking into account the mitigating considerations set out in the Habitats Regulations: Screening Report (2016)32 and the requirements of Policy NE 1, the effect on designated sites is considered to be negligible (SA Objective 4).

4.13.7 00410 and 00210 are located in Settled Farm Floodplain LCA, in the Eton subdivision. This LCA is characterised by the historic town of Eton and its riverside setting. The wider setting of the town has been compromised by residential development, with rich arable farmland extending across the floodplain to the west. All other sites are not located within a LCA.

4.13.8 All sites are located on previously developed land, and would be in keeping with the surrounding townscape of Windsor. The majority of sites sit within the urban centre, with 00204a, 00214 and 00058c on the urban edge. It is a requirement that 00204a, 00417 and 00216 be designed sensitively to consider both their prominent location, and the impact of long distance views, including the River Thames. Development at 00204a is also to be designed to be sensitive to the scale and heights of existing properties around the site, and its location in Windsor. 00216 will provide appropriate soft landscaping to Bolton Road, to support the character and function of the area.

4.13.9 Mature trees exist along the boundary of 00214 and 00221, and within the gardens of the existing properties. The retention of the trees is an important characteristic of the area, particularly at 00221 where they create the boundary of the adjoining recreation field. 00221 will also provide appropriate soft landscaping to reduce adverse impacts on the landscape. This is in line with Policy NE 3, which requires development to carefully consider the individual and cumulative impact of proposed development on existing trees, woodlands and hedgerows, including those that make a particular contribution to local character, appearance of the streetscape and distinctiveness (SA Objective 5).

32 Royal Borough of Windsor & Maidenhead (2016) Borough Local Plan Draft Habitat Regulations: Screening Report

4.13.10 There are a number of Grade II listed buildings located adjacent to 00052b, 00214, 00417 and 00204a. Windsor Castle is a Grade I listed building located within 900m of 00057, 00417c, 00214, 00052b, 00053e and 00204a. Development at these sites has the potential to impact on long distance views towards Windsor Castle. Policy HE2 requires development to respect the significance of a listed building and it’s setting. Proposals that affect listed buildings or their setting should be accompanied by a relevant and detailed assessment or survey.

4.13.11 ‘The Royal Estate Windsor: Windsor Castle and Home Park’ is a registered park and garden located adjacent to 00204 and 00214. 00216 and 00218 are within 400m of The Royal Estate Windsor: Windsor Great Park. Policy HE 5 requires development proposals within the setting of a registered park and garden to provide appropriate information regarding the impact of the proposal and to show how they have and regard to the important landscape architecture of a site and its setting and special character through the submission of a Heritage Management Plan.

4.13.12 00417 is within the Windsor Town Centre Conservation Area, in particular it is within the retail core area of the conservation area. This area contains the main retail hub of the conservation area, centred around the main shopping street, Peascod Street. The area also includes Windsor and Eton Central Railway Station, a central node for the town33. The site is intended to include housing, employment uses and ground floor retail, which is considered in keeping with the character of the conservation area. The site will also be designed sensitively to conserve and enhance the setting of nearby listed buildings.

4.13.13 00057 is required to be designed sensitively to conserve and enhance the setting of the nearby Inner Windsor Conservation Area, the Trinity Place and Clarence Crescent Conservation Area, and associated listed and important non-listed buildings (SA Objective 6).

4.13.14 00410 and 00210 are located on Grade 3 and Grade 1 agricultural land. For the areas of the sites that are designated as Grade 3 agricultural land, it is not known whether this is Grade 3a or Grade 3b. Grade 1 and Grade 3a agricultural land is best and most versatile. The loss of Grade 1 and Grade 3a agricultural land would not be in accordance with Policy SP7, which protects best and most versatile land. The remaining sites are located within the non-agricultural and urban land classifications (SA Objective 7).

33 RBWM (2009) Windsor Town Centre Conservation Area Appraisal.

4.13.15 All sites are located within the satisfactory distance of at least one GP surgery, with the exception of 00218 and 00059, which falls just outside of this distance. Residents and employees at these development locations are likely to be able to access Dedworth Medical Centre using public transport options. Similarly, all sites except for 00218 and 00059 are located within the satisfactory distance of Windsor Leisure Centre. 00221 will provide open space on site. There are a number of publicly and privately run community centres and places for gathering within close proximity to sites. Alexandra Gardens, The Goswells, The Brocas, Home Park, the Great Park and other areas of open space and play areas. Further to this, Sutherland Grange, Dedworth Manor Open Space, Foster Avenue Open Space and Clewer Park all provide opportunities for recreation (SA Objective 9).

4.13.16 Windsor town centre is easily accessible from all sites and provides a variety of community facilities. Facilities in Windsor include a pharmacy, a superstore, a post office, numerous Churches, and public houses. Development at 00417 includes a mix of retail use, and is required to provide improvements to the quality of the public realm (SA Objective 10).

4.13.17 With the exception of 00218 and the western half of 00058c and 00059, all sites are located within the satisfactory distance of Windsor and Eton Central Railway Station and/or Windsor and Eton Riverside Railway Station. 00214 and 00204a are also within the recommended distance of Datchet Railway Station. All sites have access to bus services; these include the W1, 2, 16, 16A and 702. Services run Monday to Saturday, hourly (or less frequently), to surrounding centres such as Maidenhead and Bracknell. Additionally, 00216 and 00221 are required to provide pedestrian and cycle access via Bolton Road and Wood Close, and to access Clewer Memorial Recreation Ground. This is in line with Policy IF 3, which requires development to be designed to improve accessibility by public transport (SA Objective 11).

4.13.18 All sites are located within the satisfactory distance of a primary and secondary school. There are a number of primary schools in Windsor, allowing good access for residents to educational facilities (SA Objective 12).

4.13.19 Sites proposed for employment use will provide opportunities for employment in the area, contributing positively to the local economy. Residents of sites will have access to a range of employment opportunities in Windsor, accessible via public transport, walking or cycling (SA Objective 14).

5 Assessment of Strategic Locations

5.1 Introduction

5.1.1 RBWM have identified five potential locations for accommodating strategic growth in the borough. These are assessed individually against the 13 SA Objectives.

5.2 Strategic Location: Ascot Town Centre

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Site tion Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollu Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

Ascot 0 + 0 + + 0 +/- ++ ++ ++ ++ 0 0 ++

5.2.1 The Ascot Town Centre strategic location is proposed for mixed use development. This includes the provision of housing, flats, retail, and community buildings.

5.2.2 This strategic location is located within Flood Zone 1 and is therefore at low risk of flooding. There are small patches of surface water flooding in the north east of the strategic location. Ascot town centre is not within a Groundwater Source Protection Zone (SA Objective 2).

5.2.3 Ascot town centre is located within the 5km buffer of Thames Basin Heaths SPA, Windsor Forest and Great Park SAC, and Thursley, Ash, Pirbright and Chobham SPA. Taking into account the mitigating factors set out in the Habitats Regulations: Screening Report (2016)34, and the requirements of Policy NE1, the effect on the SPA is considered to be negligible.

5.2.4 St Georges Lane – Fields LWS is located adjacent to the south eastern boundary of the strategic location. The proforma for this strategic location requires development to be designed sensitively to conserve the biodiversity of the area. This is in line with policy NE1 that requires development to maintain, protect and enhance sites of international, national and local importance.

34 Royal Borough of Windsor & Maidenhead (2016) Borough Local Draft Habitat Regulations: Screening Report

5.2.5 Ancient deciduous woodland priority habitat is identified within and around the strategic location. Development is required to retain mature trees and hedgerows where possible, in line with Policy NE 1. Policy NE 1 states that development should avoid the loss of biodiversity and the fragmentation of existing habitats (SA Objective 4).

5.2.6 The southern part of the strategic location is located within the Green Belt and within the Settled Wooded Sands LCA, in the South Ascot and South Sunningdale subdivision. This LCA is characterised by a strong framework of mixed woodland, with an absence of a clear boundary between town and country with much of the traditional pattern subsumed within the modern ‘edge of town’ development. The rest of the strategic location is not within an LCA.

5.2.7 The strategic location is made up of previously developed land, with patches of woodland across the site and surrounding the site. There is also a footpath running along the west of the site. Ascot high street runs through the strategic location with development coming off the high street to the north and the south. Development will be designed to be sensitive to the scale and heights of existing properties around the site, and the sloping topography. As a result, it is likely that development would be in keeping with the local townscape. Policy SP 4 requires development proposals in the urban areas to maintain and enhance local character in terms of both the immediate surroundings and street scene; and at the wider settlement (SA Objective 5).

5.2.8 Development at this strategic location is not predicted to have an adverse impact on cultural heritage (SA Objective 6).

5.2.9 There is an area of contaminated land located adjacent to the strategic location, to the north east. Policy EP 5 states that development proposals near to land that is contaminated will be supported where the applicant can demonstrate that there will be no harm arising from the contamination to the health of future users or occupiers of the neighbouring land, and that proposals will not cause unacceptable harm to the environment.

5.2.10 There is a landfill site located wholly in the southern part of the strategic location. Policy EP 5 requires development to demonstrate how it will achieve remedial or preventative measures and submit any supporting assessments (SA Objective 7).

5.2.11 The strategic location is within the satisfactory distance of Radnor House Surgery.

5.2.12 Policy SP 1 which sets out the Spatial Strategy for the Royal Borough of Windsor and Maidenhead proposes Ascot town centre as an opportunity for the coordinated development of sites related to Ascot High Street, to strengthen its role as a significant centre in the Borough, providing a wide range of uses and activities. This includes employment and recreational opportunities, as well as residential development. Existing opportunities for sport and recreation in the local area include Royal Ascot Golf Club, Victory Field Recreation Ground Tennis Courts and open spaces.

5.2.13 In addition to those facilities proposed within the strategic location itself, there are a variety of community facilities within Ascot including a pharmacy, church, village school, local shops and restaurants. Development of this strategic location will include improvements to the quality of the public realm, specifically the high street environment. This will positively contribute towards local community and residents quality of life (SA Objectives 9 and 10).

5.2.14 The strategic location is located within 800m of Ascot Railway Station. Development will include the provision of pedestrian and cycle links through the site, including from Ascot Railway Station. The development will maintain and enhance public rights of way on St George’s Lane, and enhance vehicular access and connectivity through the site. There are a variety of bus services running from stops within 200m of the strategic location. Services include 01, 07, 24A, and 24E and connect Ascot town centre with neighbouring centres such as Windsor and Sunningdale (SA Objective 11).

5.2.15 Ascot town centre is within the satisfactory distance of South Ascot Village Primary School. The southern tip of the strategic location is within the recommended distance of Charters secondary school, however the majority of the location is not. Residents are likely to be able to use public transport to access the secondary school, however may also be reliant on cars (SA Objective 12).

5.2.16 Development of Ascot town centre strategic location will contribute towards stable levels of employment in the area. Further to this, Ascot has a number of existing employment opportunities including Ascot Racecourse and Ascot Business Park (SA Objective 14).

5.3 Strategic Location: Maidenhead Golf Course and associated sites

5.3.1 The Maidenhead Golf Course strategic location stretches from just south of Maidenhead Railway Station on the site of Maidenhead Golf Course south to A404(M) and A308(M). The strategic location comprises three main areas

• Maidenhead Golf Course; • Land South of Harvest Hill Road, Maidenhead; and

• Land South of Manor Lane, Maidenhead.

5.3.2 The strategic location is within Flood Zone 1 with the exception of a small area of Flood Zone 2 to the south east, which given the scale of the strategic location could readily be taken account of in the design and layout.

5.3.3 The strategic location is within Groundwater Source Protection Zones 2 and 3. Policy EP 5 requires development proposals to avoid unacceptable harm to groundwater and establish any pollutant linkages to surface water bodies.

5.3.4 There are small areas of surface water flood risk throughout the strategic location. There is a larger area at a high risk of surface water flooding in the south east associated with the area of Flood Zone 2 (SA Objective 2).

5.3.5 The north eastern area of the strategic location is adjacent to the Maidenhead town centre AQMA. The Maidenhead AQMA was declared in 2005 and extended in 2009 due to the exceedance of the annual mean

objective for Nitrogen dioxide (NO2). Whilst not within the AQMA, development in such close proximity to it may exacerbate emissions in the area. Mitigation measures such as electric car charging points and buses rerouted to pass though the strategic location may not be sufficient to fully address ensure that development would have a negligible effect on the AQMA.

5.3.6 The southern areas of the strategic location are adjacent to the A404(M) and A308(M). Neither road is designated as an AQMA. It is anticipated that the areas of the site in closest proximity to the roads may be adversely affected by noise and air quality issues. As such the proforma requirement for the strategic location includes appropriate mitigation to address these issues. A Transport Plan would also be required for the site to minimise the sites potential contribution to peak hour congestion.

5.3.7 Development of the strategic location would introduce an area of new artificial lighting to the south of Maidenhead that would require mitigation in accordance with Policy EP 3 (SA Objective 3).

5.3.8 Bray Meadows SSSI is approximately 850m east and Great Thrift Wood SSSI is approximately 1.2km south west of the strategic location. The Gullet LNR is 200m north west, Braywick Park LNR / LWS is approximately 400m east and Ockwells Park LNR approximately 400m south west of the strategic location. Ockwells Manor Wood LWS is approximately 1km south west of the strategic location. The Greenway Corridor is approximately 590m east of the strategic location.

5.3.9 A strategic location of this scale offers the opportunity to retain existing biodiversity through, for example, retention of Rushington Copse as detailed in the proforma requirements, whilst at the same enhancing biodiversity through a variety of methods including, for example, bird and bat boxes, habitat creation through landscaping and the provision of Green Infrastructure or green walls and roofs. It should be noted though that the strategic location includes 2,000 additional residential units, which may increase recreational pressure on local wildlife sites. For example, development of the strategic location may increase recreational pressure on Ockwells Park, which is relatively accessible from the strategic location via a pedestrian bridge that crosses the A404(M) onto Ockwells Road. Policy NE 1 requires development to avoid damage to designated sites and protect and enhance the ecological value of the site (SA Objective 4).

5.3.10 The strategic location is located in the Ockwells LCA. This is characterised by a flat to gently undulating landform that is intermittently open and enclosed with some long distance views and a mosaic of historic rural villages, farmsteads and manor houses set within a diverse rural landscape. The Ockwells subdivision is further characterised by the M4, A404(M) and A304(M) road corridors, recreational land uses, and remnant parkland trees and woodland areas.

5.3.11 Development of the strategic location would substantially change the character of the area from its current mix of landscaped open green areas, woodlands and other features associated with a golf course to an urban environment. The proforma requirements for the strategic location include sensitive design to take into account the long distance views and the scale and heights of local buildings. The requirements for the strategic location also include consideration of the local topography, which slopes ups towards the centre of the strategic location.

5.3.12 The strategic location is within the Green Belt (SA Objective 5).

5.3.13 The Grade II* listed Braywick House is located 260m east of the strategic location at the eastern end of Harvest Hill Road. Given the proximity of the strategic location to Braywick House there is the potential for the setting to be adversely effected by development of the strategic location and sensitive design would be required to mitigate any adverse effect. The ‘Mesolithic Site, Moor Farm, Holyport, Bray Wick’ is on the opposite side of the A304(M) to the south east of the strategic location. It is not anticipated that development at the strategic location would have an adverse effect on this site.

5.3.14 The Grade II listed ‘Clocktower’ is approximately 280m to the north east of the strategic location. Development of the strategic location is unlikely to affect this historic asset as the elevated railway at Maidenhead Railway Station prevents views of the strategic location. Policies HE 2 and 3 of the BLP seek to conserve and enhance these historic assets (SA Objective 6).

5.3.15 The strategic location is classified largely as Grade 4 agricultural land, with some urban land to the far west. The south-western area of the strategic location is Grade 3 agricultural land, which is the best and most versatile land that would be lost if the strategic location were to be developed (SA Objective 7).

5.3.16 The closest GP surgery is Ross Road Medical Centre, which is 680m from the north western boundary of the strategic location. The south eastern area of the strategic location is up to 1.4km from the Ross Road Medical Centre. Holyport Surgery to the south east of the strategic location is also 1.4km from the strategic location, so both are outside of the satisfactory distance. Further GP surgeries are available in Maidenhead, approximately 2.2km to the north of the strategic location (SA Objective 9).

5.3.17 Home occupancy in Windsor and Maidenhead is approximately 2.42 people per dwelling35. The strategic location potential allocation is for 2,000 homes, which at an average of 2.42 people per dwelling would lead to an expected population of approximately 4,840 people. Based on an optimum list size of 1 GP per 1,800, a population of 3,630 people would require 2.6 full time equivalent (FTE) GPs. The proforma requirements for the strategic location include the provision of health infrastructure, however its capacity is not known at this time.

35 Office for National Statistics (2011) http://www.neighbourhood.statistics.gov.uk/dissemination/LeadDatasetList.do?a=7&b=6275316&c=win dsor+and+maidenhea&d=13&g=6398448&i=1001x1003&m=0&r=1&s=1470393826448&enc=1&domainId=7

5.3.18 Development of Maidenhead Golf Course would lead to the loss of an existing sporting facility. The proforma requirements for the strategic location include the provision of strategic scale open space, alongside formal play and playing pitch provision. As such it is anticipated that the accessibility of recreational facilities to a broad range of the local community would be enhanced. In addition, Braywick Park Leisure Centre is a short distance to the east of the strategic location. A PROW runs east-west through the centre of the strategic location and it is a requirement of the plan that this be enhanced. As such, development of the strategic location would provide ready access to healthy activities (SA Objective 9).

5.3.19 The strategic location will include the provision of community facilities in addition to those already in the local area, such as Larchfield Community Centre 850m to the west of the site. The strategic location also includes small scale retail opportunities (SA Objective 10).

5.3.20 The strategic location has very good access to a range of public transport options. Maidenhead Railway Station is a short walk from the northern boundary of the site. There are bus stops along Braywick Road and Shoppenhangers Road to the east and west of the strategic location. The proforma requirements for the strategic location also include the provision of enhanced walking and cycling opportunities across the strategic location (SA Objective 11).

5.3.21 A range of primary and secondary schools are readily accessible from the strategic location, including Larchfield Primary and Nursery School, Braywick Court School, Desborough College and Holyport College. The strategic location will include 1-2 primary schools and a secondary school, which it is anticipated would provide sufficient capacity to accommodate the pupil yield from the strategic location (SA Objective 12).

5.3.22 It is a proforma requirement that waste recycling facilities be provided within the strategic location (SA Objective 13).

5.3.23 The strategic location offers excellent access to a range of employment opportunities in Maidenhead, accessible via public transport, walking or cycling. It is anticipated that additional employment opportunities would be provided on the strategic location as a result of the inclusion of local shops and community facilities (SA Objective 14).

5.4 Strategic Location: Maidenhead Town Centre

Site ge Use of of Use Waste Health quality Cultural Cultural Housing flooding Herita Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate Maiden head 0 - -- +/- + + + ++ - ++ ++ ++ 0 ++ Town Centre

5.4.1 Maidenhead Town Centre is in the centre of Maidenhead, immediately north of Maidenhead Railway Station. The Maidenhead Town Centre Strategic Location is comprised of five areas:

• Railway Station • Reform Road • Saint-Cloud Way • West Street; and • York Road.

5.4.2 The Railway Station and West Street areas of the strategic location are within Flood Zone 1. The central and western parts of the Saint-Cloud Way area are within Flood Zone 1, with the eastern part within Flood Zone 2. As such, residential development would be possible across the area without the need for the exception test. The central and western parts of York Road area are within Flood Zone 1, with an area of Flood Zone 2 and 3b to the east of the area associated with Strand Water, which passes north – south through the area. In accordance with Planning Practice Guidance, residential development will not be located within Flood Zone 3b36.

5.4.3 Reform Road is largely within Flood Zone 3a, with some smaller areas within Food Zone 2. Redevelopment at this area for residential use would therefore be subject to the Exception Test.

5.4.4 All area contain limited areas of medium and high surface water flood risk; in particular the western end of the West Street area contains a more extensive area at a high risk of surface water flooding.

5.4.5 West Street is within Groundwater Source Protection Zone 1, with all other areas within Groundwater Source Protection Zone 2. Policy EP 5 requires development proposals to avoid unacceptable harm to groundwater and establish any pollutant linkages to surface water bodies (SA Objective 2).

36 Planning Practice Guidance (2014) Flood Zone and Flood Risk Tables http://planningguidance.communities.gov.uk/blog/guidance/flood-risk-and-coastal-change/flood- zone-and-flood-risk-tables/table-3-flood-risk-vulnerability-and-flood-zone-compatibility/

5.4.6 Maidenhead Town Centre strategic location is within the Maidenhead AQMA. The Maidenhead AQMA was declared in 2005 and extended in 2009 due to the exceedance of the annual mean objective for nitrogen

dioxide (NO2). The strategic location includes 1,500 residential dwellings. Taking into account the requirements of Policy EP 2, given the level of development proposed there remain the risk of air quality worsening in the AQMA.

5.4.7 There is also the potential risk of noise, vibration and air pollution from the railway, particularly to any dwellings on the southern edge of the Reform Road, York Road and Railway Station areas. Developments in close proximity to the railway would need to accord with the requirements of Policies EP 2 and EP 4 to ensure sufficient mitigation (SA Objective 3).

5.4.8 York Stream LWS (also called Strand Water) passes along the eastern boundaries of the Saint-Cloud Way and York Road areas and as such development at these locations would pose a risk of accidental contamination to York Stream. Braywick Park LNR, The Gullet LNR and Bray Meadows SSSI are 475m, 320m and 700m from the strategic location respectively. Braywick Park LNR in particular may be susceptible to increased recreational pressure from development at the strategic location. Policy NE 1 requires development to avoid damage to designated sites and protect and enhance the ecological value of the site and as such the effect of development on these sites is expected to be negligible (SA Objective 4).

5.4.9 All areas are currently developed, primarily as industrial / commercial buildings with associated surface car parking. The York Road area contains a Football Ground that will be retained. West Street and York Road are both adjacent to the Maidenhead Town Centre Conservation Area. In light of the current uses in the areas, redevelopment offers the opportunity enhance the local townscape of post-war commercial, industrial and residential units.

5.4.10 There are 12 listed buildings within the strategic location, 11 of which are Grade II listed. The Grade II* listed ‘No.s 79-85 (odd) Bridge Road’ is on the opposing aide of Bridge Road from the Reform Road area. The Grade II* listed ‘16 Bridge Road’ is 280m east of the strategic location and the Grade I listed Maidenhead Bridge is 425m east. Maidenhead Town Centre Conservation Area is in the centre of the opportunity area. Castle Hill Conservation Area is adjacent to the western end of the strategic location and Maidenhead Riverside Conservation Area is 250m to the east. Development of the strategic location provides the opportunity to enhance the setting of the historic assets in accordance with Policies HE2 and HE6 (SA Objectives 5 and 6).

5.4.11 All areas have local access to a GP surgery including The Cedars Surgery and the Claremont Surgery, which are adjacent to the Saint-Cloud Way area. The football ground within the York Road area will be maintained. Development of the Saint-Cloud Way area would lead to the loss of the Magnet Leisure Centre in the centre of the area. Alternative leisure facilities are available in the town centre including Braywick Park and Furze Platt Leisure Centre, but the availability of these alternative facilities would not entirely mitigate the loss of the Magnet Leisure Centre, particularly for residents in the Lower Cookham Road area for who the Magnet Leisure Centre is the only leisure centre within 2km. Residents would also be exposed to the air pollution issues associated with the AQMA, with the potential to adversely affect the health of residents (SA Objective 9).

5.4.12 A full range of community facilities are available locally in the strategic location and additional community facilities will be provided at the Saint- Cloud Way area (SA Objective 10).

5.4.13 The strategic location includes Maidenhead Railway Station and as such, access to the rail network is excellent in this strategic location. Frequent bus services are available locally along with a full range of facilities and amenities easily accessible by walking, cycling or public transport. It is a requirement of the proformas for the sites in this strategic location to provide pedestrian and cycle links to Maidenhead Town Centre (SA Objective 11).

5.4.14 Access to primary and secondary schools is readily available in the Maidenhead Town Centre strategic location..

5.4.15 The Maidenhead Town Centre strategic location seeks to retain and expand employment provision in the town centre, which is a crucial location for the local economy. In turn, the location provides excellent access to a range of employment opportunities for residents that are easily accessible via sustainable transport (SA Objective 13).

5.5 Strategic Location: Land South of the A308(M), west of Ascot Road and North of the M4 (known as the Triangle Site)

Site tage Use of of Use Waste Health quality Cultural Cultural Housing flooding Heri Pollution Transport resources Education Landscape Water and and Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate The 0 - - 0 - +/- 0 ++ + + - + 0 ++ Triangle

5.5.1 This strategic location comprises Land south of the A308(M), west of Ascot Road and North of the M4 (known as the Triangle site). The strategic location allocation is for mixed use development.

5.5.2 The central and eastern area of the strategic location is within Flood Zone 1. The western area of the strategic location and a strip of land across the north are associated with a local watercourse (The Cut) and are in Flood Zone 3b. These same areas are associated with a high risk of surface water flooding. In accordance with Planning Practice Guidance, residential development will not be located in the areas of the strategic location within Flood Zone 3b37.

5.5.3 The strategic location is within Groundwater Source Protection Zone 3. Policy EP 5 Contaminated Land and Water requires development proposals to avoid unacceptable harm to groundwater and establish any pollutant linkages to surface water bodies (SA Objective 2).

5.5.4 The strategic location is 200m west of the Bray/M25 AQMA, which was declared in 2009 due to the exceedance of the annual mean objective for

nitrogen dioxide (NO2). The contribution from the M4 and the A308 is of a similar proportion, the traffic volume on the M4 is much higher than that on the A308, however because the M4 is elevated the motorway emissions at ground level account for less38.

37 Planning Practice Guidance (2014) Flood Zone and Flood Risk Tables http://planningguidance.communities.gov.uk/blog/guidance/flood-risk-and-coastal-change/flood- zone-and-flood-risk-tables/table-3-flood-risk-vulnerability-and-flood-zone-compatibility/ 38 RBWM (September 2015) 2015 Air Quality Action Plan – update for The Royal Borough of Windsor and Maidenhead

5.5.5 As the strategic location sits between these two roads as they converge on to Junction 8/9 of the M4 (the only dual numbered motorway junction in the UK), it is anticipated that a large number of vehicle movements from the site would utilize these roads, with the potential to adversely affect air quality at the AQMA. The RBWM Air Quality Action Plan39 has identified that raising the height of the acoustic barrier in the area may help to mitigate low level air pollution.

5.5.6 Whilst not within the AQMA, development in such close proximity to it may exacerbate emissions in the area. Mitigation measures such as electric car charging points and buses rerouted to pass though the site may not be sufficient to fully address ensure that development would have a negligible effect on the AQMA.

5.5.7 Development of the strategic location would introduce an area of new artificial lighting to the south of Maidenhead that would require mitigation in accordance with Policy EP 3 (SA Objective 3).

5.5.8 Bray Meadows SSSI is approximately 818m east of the strategic location and Great Thrift Wood SSSI is approximately 1.2km south west of the strategic location. Braywick Park LNR / LWS and the Greenway Corridor LWS are both 440m north east of the strategic location. Ockwells Park LNR 400m south west of the strategic location. Ockwells Manor Wood LWS is approximately 1.3km south west of the strategic location. Great Thrift Wood SSSI is approximately 1.5km from the strategic location. Little Thrift Wood ancient woodland is 900m to the south west of the strategic location. The strategic location is a large improved and semi- improved grassland field. It contains a number of trees and a copse in the southern part of the strategic location. It is anticipated that the trees and hedgerows within the strategic location will be protected and enhanced where practicable in accordance with Policy NE 3. Policy NE 1 requires development to avoid damage to designated sites and protect and enhance the ecological value of the site (SA Objective 4).

5.5.9 The strategic location is located in the Ockwells LCA. This is characterised by a flat to gently undulating landform that is intermittently open and enclosed with some long distance views and a mosaic of historic rural villages, farmsteads and manor houses set within a diverse rural landscape. The Ockwells subdivision is further characterised by the M4, A404(M) and A304(M) road corridors, recreational land uses, and remnant parkland trees and woodland areas.

39 Ibid

5.5.10 There are residential properties to the east of the strategic location, with some commercial uses. There is a small area of hardstanding in the eastern area of the strategic location.

5.5.11 The strategic location is bound on two sides by motorways, with the eastern border formed by the A330 (Ascot Road). Views into the strategic location are largely screened by trees around the periphery of the strategic location and there are no rights of way through the strategic location. Development would however lead to the loss of a currently open space, with the potential to be seen as extending Bray Wick further into the countryside.

5.5.12 The strategic location is within the Green Belt (SA Objective 5).

5.5.13 The scheduled monument ‘Mesolithic site, Moor Farm, Holyport, Bray Wick’ is located in the north of the strategic location, parallel to the A308(M). It is anticipated that this historic asset will be conserved in accordance with Policy HE 3. The Grade II* listed Braywick House is located within 200m east of the parcel. Due to the existing residential dwellings between the strategic location and Braywick House, it is unlikely that the setting of the building would be adversely affected by development. The Holyport Conservation Area is south of the strategic location on the opposing side of the M4. The conservation area was designated in April 1968 and amended in October 1994. The Holyport Draft Conservation Area Appraisal (May 2016)40 identifies that:

“The surrounding landscape of open fields is important in preserving the historic setting of the conservation area.”

5.5.14 Development of the strategic location risks developing the open fields, however the M4 presents a substantial feature between the strategic location and the conservation area. How development of the strategic location may affect the conservation area is uncertain at this stage as the detailed layout of the strategic location is not known (SA Objective 6).

5.5.15 The strategic location is classified as non-agricultural land. As such, development of this strategic location is expected to have a negligible effect on natural resources (SA Objective 7).

40 RBWM (2016) Holyport Conservatation Area Appraisal: Consultation Draft

5.5.16 Holyport Surgery is less than one 1km form the south eastern corner of the strategic location. The northern and western areas of the strategic location are 1.4km from the surgery, however these are the areas within Flood Zone 3b and therefore will not be developed. The areas of the strategic location suitable for residential development are close to 1km from Holyport Surgery and as such a satisfactory distance. The strategic location has access to Braywick Park Gym and Pitches 1.8km to the north of the strategic location, alongside other heath and recreation facilities in Maidenhead (SA Objective 9).

5.5.17 Larchfield Community Centre is located 1.7km north of the strategic location. Bray Village Hall is 900m east of the strategic location. Local convenience stores are available in Holyport and Bray Wick, alongside places of worship and a number of pubs (SA Objective 10).

5.5.18 Maidenhead Railway Station is approximately 2km to the north of the strategic location, which is considered to be a satisfactory distance. There are no bus stops on the A330, which runs adjacent to the strategic location. The closest bus stop is at Braywick House East, 300m from the north eastern corner of the strategic location on the opposing side of a major roundabout (Braywick Roundabout) and more the 400m from the majority of the strategic location. As such, bus services from the strategic location should be considered limited at present. The M4 and A308(M) also present barriers to the permeability of the strategic location for pedestrians and cyclists unless additional crossing points are made. It is a proforma requirement that a new footpath be provided along the northern edge of the strategic location following The Cut (SA Objective 11).

5.5.19 Brackwick Court School and Holyport C of E School provide suitable local access to primary schools. Desborough College is located within 1.6km north of the strategic location, and Holyport College is located within 1.8km south of the strategic location and these provide satisfactory access to secondary schools (SA Objective 12).

5.5.20 The strategic location is allocated for mixed use development and as such would provide for additional jobs and enhance the local economy. Existing employment opportunities can be accessed in Maidenhead and Bray Wick (SA Objective 14).

5.6 Strategic Location: Land West of Windsor

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Windsor 0 0 0 0 0 0 +/- ++ - + 0 + 0 +

5.6.1 This strategic location is located within on the western side of Windsor and is proposed for residential development.

5.6.2 This strategic location is located within Flood Zone 1, with the exception of the western edge of the location, which is located within Flood Zone 2. Given the scale of the development proposed, design and layout of the strategic location should take into account the location of this area of Flood Zone 2, in line with Policy NR 3. There are areas at a high risk of surface water flooding in the centre, western and southern areas of the strategic location. The location is not within a Groundwater Source Protection Zone (SA Objective 2).

5.6.3 Land west of Windsor is located 2km north of Windsor Forest and Great Park SAC and within 400m of Sutherland Grange LWS. Taking into account the mitigating considerations set out in the Habitats Regulations: Screening Report (2016)41, and the requirements of Policy NE 1, the effect on designated sites is considered to be negligible (SA Objective 4).

5.6.4 This strategic location is located entirely within the Green Belt. It is made up predominately of agricultural land parcels, with previously developed land to the south of the location. Hedgerows and trees line the individual parcels and there are patches of trees to the north east/north west corners. The A308 runs through the centre of the strategic location and the River Thames is located 700m to the north.

5.6.5 The northern section of the strategic location is located within Settled Developed Floodplain LCA, within sub-division Bray. This is a wetland landscape that contains an eclectic mix of land uses and settlement, much of which related to the Thames river corridor. The majority of the strategic location is within the Settled Farm Sands and Clays, within the Fifield and Oakley Green sub-division. This is identified as a transitional landscape area, with urbanising influences of busy rural roadways.

41 Royal Borough of Windsor & Maidenhead (2016) Borough Local Plan Draft Habitat Regulations: Screening Report

5.6.6 Development would be an urban extension of Dedworth to the east of the location, extending Land west of Windsor to the west. Policy SP 7 requires development to respect the character and appearance of the countryside and landscape setting. Development would change views from local houses, roads and users of the footpaths surrounding the location. These include properties at Maidenhead Road to the north, Ruddlesway to the east, vehicles using the A308 and B3024, the River Thames, and users of the public footpath running along the east of the strategic location. Principle b. of Policy SP 3 requires development to retain important local views of key landmarks such as the River Thames (SA Objective 5).

5.6.7 The Old Farmhouse is a Grade II* listed building located adjacent to the south west side of the strategic location. Development is not expected to adversely affect the setting of this feature, in line with Policy HE2 (SA Objective 6).

5.6.8 The majority of the Land west of Windsor strategic location is classified as Grade 3 agricultural land with a small portion of the location classified as urban. It is not known whether this is Grade 3a or 3b. Grade 3a is best and most versatile land that would be lost if the site were to be developed. This would not be in accordance with Policy SP7, which protects best and most versatile land from development (SA Objective 7).

5.6.9 The closest GP surgery is Dedworth Medical Centre, which is almost 2km from the north western boundary of the strategic location. Additional surgeries are available in Windsor, however these are further from the strategic location and would likely depend on the car for access.

5.6.10 Windsor leisure centre is 3km from the strategic location, which is not within the satisfactory diatance. Alternative opportunities for sport and recreation include the vast amount of open spaces in the area, such as Sutherland Grange, Dedworth Manor Open Space, Foster Avenue Open Space and Clewer Park. Windsor football club and Garrison sports ground are located on the east side of Windsor town centre, approximately 3.4km from the strategic location (SA Objective 9).

5.6.11 Windsor town centre itself provides a variety of community facilities including a pharmacy, a superstore, a post office, numerous churches, and public houses. These are all accessible from the strategic location (SA Objective 10).

5.6.12 Windsor and Eton Central Railway Station is located 3.5km east of the strategic location, which is outside of the satisfactory distance. There are a number of bus stops located along the boundaries of the strategic location. Services include the 16, 16A, W1, 12 and 77, which run infrequently to frequently, Monday to Saturday. Destinations include Maidenhead and Heathrow airport (SA Objective 11).

5.6.13 The strategic location is within the satisfactory distance of local primary and secondary schools. There are a number of primary schools in Windsor, allowing good access for residents to educational facilities (SA Objective 12).

5.6.14 The strategic location offers residents good access to a range of employment opportunities in Windsor, accessible via public transport, walking or cycling (SA Objective 14).

6 Assessment of Strategic Scenarios

6.1 Introduction

6.1.1 Four overall strategic scenarios have been considered for development by RBWM, each providing for a different level of growth in the borough. These scenarios provide a way of considering the potential implications of varying degrees of housing growth in the borough, with option 1 including only those sites in urban areas through to option 4, which includes sites assessed as making a moderate contribution to one or more of the Green Belt purposes in the Edge of Settlement Analysis 201642.

6.1.2 Each option includes sites that are included as potential allocations within the Draft BLP. For a more detailed discussion of the environmental effects of the sites that make up the each option, please refer to Chapters 3 and 4.

42 RBWM (2016) Edge of Settlement Analysis

Table 6.1: Strategic Scenarios

Option 2: Option 3: Option 4: Option 1: Brownfield Green Belt Green Belt Urban Sites Total OAN Sites (lower) (moderate)

Urban Sites

Maidenhead Town Centre

Ascot Regeneration Adjacent to excluded settlements Outside excluded settlements

Green Belt (Lower)

Green Belt (Moderate)

Number of Units 2,687 3,462 5,999 8,399 Completions, commitments, small sites/windfalls 5,612 5,612 5,612 5,612

Sites identified in the HELAA 287 287 287 287 Total Number of Units (Including Completions, commitments, small sites/windfalls) 8,586 9,361 11,898 14,298

% of OAN 60.29 65.74 83.55 100.41

6.1.3 As can be seen from Table 6.1, each Option from 1 to 4 takes all the sites included in the additional and adds additional sites to achieve a greater percentage of the OAN.

6.2 Assessment of Strategic Scenarios

1 2 3 4 5 6 7 8 9 10 11 12 13 14

and Scenario Use of of Use Waste Health quality Cultural Cultural Housing flooding Heritage Pollution Transport resources Education Landscape Water Community Biodiversity employment Air and noise noise and Air Economyand Climate change Climate

Option 0 - - 0 0 0 + -- +/- + + +/- 0 + 1 Option 0 - - 0 0 0 + -- +/- + + +/- 0 + 2 Option 3 0 - - - - 0 - + +/- + + +/- 0 +

Option 0 - - - - 0 - ++ +/- + + +/- 0 ++ 4

Option 1: Urban Sites

6.2.1 Option 1 includes a number of urban sites across the borough alongside the Maidenhead Town Centre and Ascot Town Centre. These sites are common to all scenarios and in turn a number of the likely effects would also be common to all.

6.2.2 This Option includes residential sites that are within higher risk flood zones (Flood Zones 2 – 3b), which would require further investigation and mitigation as development is brought forward.

6.2.3 There are five AQMAs in the borough, four of which are located in towns. This Option includes the urban sites and the Maidenhead Town Centre strategic location, which have the potential to adversely affect the AQMAs in the borough.

6.2.4 Effects on biodiversity and cultural heritage would be expected to be negligible. None of the sites are designated for nature conservation. Whilst some of the sites are in close proximity to heritage assets such as listed buildings, Policies HE1 to HE8 provide sufficient policy context to mitigate the potential adverse effects.

6.2.5 The effects on the landscape of the option would be negligible as the sites are within the urban areas. Effects on the local townscapes would be expected to be negligible, particularly in light of Policy SP 4, which seeks to retain and enhance important townscape attributes.

6.2.6 This Option would be the most beneficial from a natural resources point of view, with little if any greenfield sites required to deliver the development required.

6.2.7 This scenario provides for a total of 8,586 homes, representing approximately 60% of the borough’s OAN, which would be expected to adversely affect the availability of affordable housing or otherwise suitable43 housing in the borough.

43 A Lack of suitable housing is defined by a long list of criteria, or standards, such as homelessness, concealed households, property in major disrepair or unfit for habitation, lack of a bathroom or kitchen,

6.2.8 The urban sites included within this scenario would be expected to increase the demand for GP services. Sites in urban locations have good access to local GPs, whether there is sufficient capacity to accommodate the additional residents or whether additional capacity would be required is not known at present.

6.2.9 Urban sites also typically have good access to public transport, schools and community facilities. As with GP surgeries, whilst it is known that the urban sites have local access to schools, the effect on schools capacity is not certain.

6.2.10 Development in this scenario would include mixed use sites and therefore increase the provision of employment space in the borough.

Option 2: Brownfield Sites

6.2.11 This scenario includes brownfield sites outside of the urban area. As such it retains the majority of the effects identified under Option 1. The sites are within the Green Belt and work is being undertaken by RBWM to identify their suitability for release. Being adjacent to, or outside of, the urban area presents a greater risk of individual sites having poor access to public transport, however the majority of RBWM has access to a rural bus network. Access to community facilities is also good throughout the borough.

6.2.12 The scale of development is only marginally higher than that considered under Option 1, with 9,361 homes representing approximately 66% of the OAN, a 6% rise on Option 1 and continuing to adversely affect the available of suitable and affordable housing.

overcrowding, and housing that is too expensive compared to household income. Further details available at:: http://www.pas.gov.uk/documents/332612/6549918/OANupdatedadvicenote/f1bfb748-11fc-4d93-834c- a32c0d2c984d

Option 3: Green Belt (lower)

6.2.13 This Option includes a number of greenfield sites that make a lower contribution to the Green Belt. Maidenhead Golf Course and Land South of Manor Lane, two of the three sites that form the ‘Maidenhead Golf Course and associated sites’ strategic location, are included within this scenario. The development of greenfield sites poses a greater risk to local landscapes, particularly those larger scale sites outside of the existing urban area that would lead to the largest change in the landscape and in turn may be the hardest to mitigate.

6.2.14 Under this Option the level of housing being proposed may put an increasingly large pressure on sites designated for their nature conservation value. Policies NE 4 and NE 5 seek to conserve and enhance Open Space and Local Green Space respectively which would mitigate much of the pressure, however there is a risk to certain key sites, such as Braywick Park, which would be in close proximity to thousands of additional homes, that those sites are in disproportionately high demand despite alternative space being available. In this respect, maintenance of the borough’s network of green infrastructure would be crucial.

6.2.15 This Option would also be expected to have an adverse effect on natural resources as it includes greenfield sites within that are Grade 1 / 2 agricultural land, which is the best and most versatile agricultural land. The loss of this land is irreversible.

6.2.16 The sites within Option 3 would constitute 11,898 homes, representing approximately 84% of the OAN, which whilst not fully delivering the OAN would be close to it and provide a high level of housing delivery throughout the plan period.

Option 4: Green Belt (medium)

6.2.17 This Option includes sites that make a medium contribution to the Green Belt alongside those that make a low contribution as identified within Option 3. The effects would be largely the same as those identified under Option 3, however for certain issues such as pressure on sites designated for nature conservation and the use of natural resources, the effect would be expected to be greater.

6.2.18 This scenario would put the greatest pressure on key aspects of the borough’s infrastructure, such as schools and GP surgeries, to be able to cope with the increase in demand. It would also lead to the greatest change in the borough’s landscape, with the most greenfield sites allocated for development.

6.2.19 This is the only option in which the borough would meet 100% of its OAN and in turn meet the level of housing demand anticipated for the borough, providing affordable homes in accordance with the identified need. This scenario is also anticipated to provide the largest benefit to the borough’s economy, with the highest degree of employment land allocated and the largest degree of additional spend in the borough from an increased number of residents.

7 Conclusions and next steps

7.1 Conclusions

7.1.1 The SA assessments carried out in Chapters 3, 4, 5 and 6 demonstrate that sites hold a variety of effects with regard to sustainability.

7.1.2 Common themes have been identified across the borough. Whilst not universally applicable to every site, they nonetheless hold true for much of the plan area. The opportunities identified were:

• A large proportion of the sites are located on previously developed land, in line with the objectives of the National Planning Policy Framework;

• All sites are located within 2km of an NHS hospital, allowing good access to essential health services;

• There are 10 railway stations within the borough, allowing sites in the Ascot, Windsor and Maidenhead areas good access to sustainable transport; and

• Access to key community facilities and amenities is very good for the majority of sites.

7.1.3 The constraints identified were:

• Bus services do not run frequently – hourly or less - particularly in more rural areas. For example Horton and Sunningdale have limited employment opportunities in the area and would most likely result in high out-commuting. These out-commuters would probably be dependent on cars for this, contributing to congestion on roads already congested at peak times (e.g. A308 and B3022). This issue is also highlighted for access to education. Primary and secondary schools are outside of satisfactory distances, which would likely again rely on car use for access to schools. This is also seen in Maidenhead south - Unsatisfactory distance from primary and secondary schools for sites furthest from Maidenhead. The M4 borders sites so likely to rely on cars for transport rather than sustainable transport methods. Railway station outside of satisfactory distance.

• A number of sites are within Flood Zones 2, 3a and 3b (see Appendix D). This is primarily associated with Old Windsor, the northern area of Windsor and the eastern area of Maidenhead. A number of residential of sites include areas designated as Flood Zone 3b, which cannot be developed for residential use and as such restricts the area of the site that can be developed. Residential sites in Flood Zone 3a would be subject to the exception test, which can be undertaken in part during the Local Plan process to identify the likelihood of a site being able to pass the test, which would be conformed when a planning application is brought forward. The number of sites in areas of high flood risk puts additional emphasis on the need for the

sequential test to provide a robust justification for development in these areas.

• Individually, none of the sites would be expected to have a significant adverse effect on any of the sites designated for nature conservation. Taken cumulatively, the recreational pressure from the degree of housing proposed has a greater potential to adversely affect sites accessible to the public, for example Braywick Park.

• A number of sites are on Grade 1 agricultural land, which is the best and most versatile agricultural land (see Appendix D). Planning Practice Guidance advises: “Where significant development of agricultural land is demonstrated to be necessary, local planning authorities should seek to use areas of poorer quality land in preference to that of a higher quality.44” • There are a number of greenfield sites that are on the urban edge of existing towns and villages that have been identified as having a potentially adverse effect on the landscape;

• Access to GP surgeries, schools and leisure facilities is limited for those sites in the north east of Maidenhead.

• Maidenhead Town Centre is located as an AQMA (see Appendix D). Large-scale residential development in this location, in combination with the provision of a primary school, provides a risk that air quality in the AQMA would deteriorate. This is likely to be a result of additional vehicle journeys in and out of the AMQA, despite the accessibility of public transport.

7.1.4 The assessment of the development management policies identified largely positive effects against the SA objectives. The breadth of policy coverage would be expected to ensure that key sustainability issues for the borough, such as flood risk, air quality and accessibility will be appropriately addressed.

7.2 Mitigation

7.2.1 The mitigation hierarchy45 is a policy for ensuring activities do not have unnecessary impacts on the environment:

• In the first instance harm should be avoided, for instance by locating development at a different site. • Where harm cannot be avoided it should be reduced, for instance by reducing the total quantum of development. • Where this is not possible the impacts should be mitigated, for instance through the detailed design of the development. • Lastly any residual impacts should be compensated for, for instance by restoring or recreating habitat elsewhere.

44 http://planningguidance.communities.gov.uk/blog/policy/achieving-sustainable- development/delivering-sustainable-development/11-conserving-and-enhancing-the-natural- environment/ 45 DEFRA (2013) Biodiversity offsetting in England; Green paper

7.2.2 The BLP contains a comprehensive suite of development management policies. Mitigation, in the form of the BLP policy requirements, has been included within the assessments in Chapters 3, 4, 5 and 6.

7.2.3 Any further mitigation will be identified as part of a cumulative impacts assessment, which will be addressed at the next stage of the assessment process.

7.3 Recommendations

7.3.1 Recommendations are identified for the purpose of either informing local planning policy or to inform conditions when considering planning applications.

• As listed in Section 7.2 above, one of the key issues for the borough is accessibility. The BLP does not highlight the need for development to be within an acceptable distance of schools, except within Policy HO3 when referring to development proposals for limited affordable housing within the Green Belt. There it is highlighted that these specific proposals should be within ‘reasonable travelling distance’ of schools, but a definition of ‘reasonable travelling distance’ is not provided. It is recommended that the BLP consider quantifying this. • The larger strategic locations could have a key role to play in providing additional facilities and amenities to serve the broader RBWM community. Care will need to be taken at sites with lower levels of accessibility to ensure that the accessibility to key facilities and amenities is suitable once the site has been regenerated. This should aim to avoid reliance on unsustainable transport modes. • Detailed masterplanning will need to be undertaken to identify whether it would be possible to mitigate potential adverse effects for certain sites through detailed layout and design.

7.4 Next Steps

7.4.1 This report represents the latest stage of the SA process. This report presents assessment results for the sites within the Regulation 18 Borough Local Plan, which this report should be read alongside. The SA process will take on board any comments on this SA Report and use them during the next round of assessments for the next iteration of the Plan.

7.4.2 Once finalised, the Plan will be subject to further SA, via the preparation of an Environmental Report, also known as a full SA Report. This Environmental Report will meet all of the legal requirements set out in Annex I of the SEA Directive.

Appendix A: Settlements and reasonable alternative sites

Set out here are the Housing an Employment Land Availability Assessment (HELAA) references and site names for all the sites assessed within each settlement.

Ascot

00042d Ascot Racecourse, High Street, 00041 Ascot Business Park, Lyndhurst Ascot, SL5 7JX Road, Ascot, SL5 9FE

00130 Englemere Lodge, London 00128 Ascot Station Road, Ascot, SL5 8DE

00416 Heatherwood Hospital 00125 Silwood Park Nurseries, Cheapside Road, Ascot, SL5 7QY

Broomhall

00039 Queens Rd Industrial Area, 00036 Sunningdale Park Civil Service Sunninghill College, Silwood Road, Ascot, SL5 0LS

00153 2 and 3 Greenways Drive, 00150 Kings Beeches, Devenish Road, Sunningdale Sunningdale, Ascot

00151 2 Sunning Avenue, Sunningdale, 00152 Woodlands, Sunning Avenue, Ascot, SL5 9PN Sunningdale, Ascot, SL5 9PW

00142 National Grid Gasholder Site, 00037 Imperial College, Silwood Park, Bridge Road, Sunninghill Buckhurst Road, Ascot

00038 Ashurst Manor, Ashurst Park, Church Lane, Ascot, SL5 7DD

Cookham Rise

00009 Open Space Between Terrys 00077 Gas Holder Station, Lane And Poundfield Lane, Whyteladyes Lane, Cookham, Cookham, Maidenhead Maidenhead

00031c Lower Mount Farm, Long Lane, 00413 Land East of Strande Park, Cookham, Maidenhead, SL6 Strande Lane, Cookham, 9EE Maidenhead

Datchet

00045 Land at Riding Court Lane and 00199 Land to East of Queen Mother London Road, Datchet Reservoir

00046 Land at Slough Road/ Riding 00202a Land at Eton Road, Datchet Court Road (St. Augustines Field, Eton Road, Datchet)

00048 Portland Business Centre, 00401 Land south of Austin Way, Manor House Lane, Datchet, Langley Slough, SL3 9EG

Horton

00192 World of Water, 42 Wraysbury 00198 Broom Lodge, Stanwell Road, Road, Staines Horton, Slough, SL3 9PA

00187a Tithe Farm, Tithe Lane, 00194 Land adjacent to Coppermill Wraysbury, Staine Road, Horton (Land To The Rear of 80 Adjacent Wraysbury Reservoir Coppermill Road Wraysbury)

Knowl Hill

00013c Berkshire College of Agriculture 00020 Keeleys Transport Ltd, Keeleys - Zone C Yard, Bath Road, Knowl Hill, Reading RG10 9UR

Maidenhead

00065 Vanwall Business Park, 00406 16, 18 and 20 and Land to the Maidenhead rear, Ray Mill Road East, Maidenhead