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Arborfield Green Reserved Matters Parcel U1 and V2 S / Design

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Arborfield Green Reserved Matters Parcel U1 and V2 S / Design Arborfield Green Reserved Matters Parcel U1 and V2 S / Design & Access Statement August 2018 1.0 Introduction & Background ii Contents1.0 Introduction & Background iii SECTION 1 SECTION 2 SECTION 3 SECTION 4 Introduction & Background Design Response Compliance with Policy & the OPA The Environment & The Future 1.1 Purpose of the Statement­­ 2.1 Overall Design Objectives 3.1 Compliance with Policy and the OPA 4.1 Building for Life Standard 1.2 The Outline Application 2.2 Density 3.2 Compliance with the Design Code 4.2 Adapting for The Future 1.3 Reference to Other Documentation 2.3 Access and Circulation 4.3 Making Safer Places: Secure by Design 1.4 Location and Immediate Context 2.4 Managing the Car 4.4 Sustainability 1.5 Site Analysis 2.5 Refuse Strategy 1.6 Summary of Opportunities & Constraints 2.6 Townscape and Massing 1.7 Dialogue, Process and Design Development 2.7 Tenure Integration 1.8 The Reserved Matters Application 2.8 Creating Distinct Character 2.9 Landscape Proposals 1.0 Introduction & Background 1 1.1 Purpose of the Statement In October 2014 Crest Nicholson Operations Ltd, on behalf of the Arborfield Garrison Landowners Consortium (AGLC), submitted an Outline hybrid planning application (HPA) for the redevelopment of Arborfield Garrison. The site was identified by Wokingham Borough Council (WBC) in 2010 as capable of delivering an infrastructure-rich and high quality new village with associated transport and green community infrastructure. Outline planning consent was subsequently granted in April 2015, subject to a number of conditions (app ref: 0/2014/2280). This Design and Access statement is submitted in support of the Reserved Matters Application for the next phase of development (Parcels U1 and V2S). The outline consent states: Approval of details of the appearance, landscaping, layout and “ scale of development (hereafter called ‘the reserved matters’) for each phase shall be submitted to and approved in writing by the Local Planning Authority before any development in that phase begins and the development shall be carried out as approved. ” The Reserved Matters are: • Layout • Scale • Appearance of the Buildings • Landscaping Illustrative Masterplan (OPA, Jan 15) - NTS 1.0 Introduction & Background 2 Parcel U1 and V2S This statement explains the process and decisions behind the design proposals for Parcel U1 and V2S. It shows how the design team have Parcel U1 and V2S resolved the often competing issues of: • Access and Circulation (site specific and within the wider context) • Managing the Car • Building Typologies • Creating Character • Making Safer Places • Landscaped Spaces • Density • Sustainability • Compliance with Wokingham Design Standards & Technical Housing Standards – Nationally Described Space Standard • Compliance with the landscape led Garden Village Principles described in the Outline Planning Application • Compliance with the Design Code – Northern Gateway Character Area • Compliance with the approved Parameter Plans and in accordance Approved Design and Access Statement with the principles outlined in the OPA Design and Access Statement (AGLC/HPA/DOC/O2 rev A), and the Design and Access Statement Addendum (AGLC/HPA/DOC/02 rev A Addendum) - (Jan 2015) including updated Street Hierarchy (24.03.15) The design considers a wide range of issues from ‘environmental considerations’, to those of lifestyle choices. Key Planning application boundary Land within applicant’s ownership outside of the application boundary Site Boundary Parameter Plan (AGLC/HPA/DOC/3/PL05) - NTS Approved Design and Access Statement Addendum rev A 1.0 Introduction & Background 3 1.2 The Outline Application Key Arborfield Green – History SANGs Areas (S1, S2 and S3) 38.41 ha (94.91 acres) The outline approval consists of a sustainable mixed-use development Residential Development Areas that may comprise: Residential development or potential allotment site • Up to 2000 residential dwellings (including 80 units of extra care District Centre (Mixed use) (Use classes A1, A2, A3, A4, A5, B1, D1 housing and housing within new district centre) and D2 with residential above) Parcel U1 • District Centre (up to 7500 m2 gross floor space) with associated Neighbourhood centre to be located in and V2S development cells V2 or U1. Specific siting and configuration to be agreed at parking, transport interchange and village square reserved matters stage. • Neighbourhood Centre to provide up to 300 m2 gross floor space Extra Care building located in cell R. Existing nursery use to be retained with associated parking and servicing in cell L or relocated to an alternative location within the site. • Secondary School for up to 1500 pupils (class D1), including sports Primary School Land pitches and indoor swimming pool V2S • Up to 3 form primary school Secondary School Land U1 As part of the main hybrid application, the SANG was also approved Primary Street Network Secondary Street in full detail. Network (Indicative) Associated provision of: • Car parking • Public open spaces including sports pitches, informal / incidental open space, children’s play areas including multi use games areas (MUGA), skate park, community gardens / allotments • Landscaping buffer areas • New roads, footpaths, cycleways and bridleways • Sustainable urban drainage systems including flood alleviation works Land Use Parameter Plan (Rev L) - NTS 1.0 Introduction & Background 4 1.3 Reference to Other Documentation This statement should be read in conjunction with a number of Outline Planning Approved Drawings documents relating to the Outline Planning Approval (0/2014/2280), as follows: Outline Planning Approved Drawings Numbers: • Site Boundary Parameter Plan (PL05 rev D) • Land Use Parameter Plan (PL06 rev L) • Density Parameter Plan (PL08 rev J) • Building Storey Heights Parameter Plan (PL09 rev P) • Movement and Access Parameter Plan (PL10 rev L) • Open Space Parameter Plan (PL11 rev L) • Demolition Plan (PL15 rev E) • OPA Design and Access Statement, January 2015 (Rev A AGLC/HPA/DOC/02 rev A) • DAS Addendum Document, January 2015 (AGLC/HPA/DOC/02 rev A Addendum) Reserved Matters Application Documents PL06 (rev L) Land Use Parameter Plan - NTS Building Storey Heights Parameter Plan - NTS • Design Access Statement (DAS) • Parcel U1 and V2S Reserved Matters Application drawings (GSA) • For full list of Planning Application drawings, reports and strategies, refer to Savills covering letter Movement and Access Parameter Plan - NTS Open Space Parameter Plan - NTS 1.0 Introduction & Background 5 1.3 Reference to Other Documentation In preparing this Design and Access Statement regard has also been given to the guidance provided in third party documents including the following: • Wokingham Borough Council Residential Design Guide • Wokingham SuDS Strategy, (WBC, April 2016) • Department for Communities and Local Government – Manual for Streets, 2007 • English Partnerships – Car Parking, What works where? 2006 • CABE – By Design, Better Place to Live, 2000 • Secured By Design – New Homes, 2014 • Lifetime Homes 2010 – 10% provision across Site • Affordable Housing – Supplementary Planning Document (WBC, July 2013) • Parking Standards Study Report (WBC, October 2011) • Arborfield and Newland Village Design Statement • Barkham Village Design Statement • Technical Housing Standards – Nationally Described Space Standard • Building for life 12 (January 2015) Other relevant documents: • Design Code – Northern Gateway Character Area, produced by GSA 1.0 Introduction & Background 6 1.4 Location and Immediate Context The Arborfield Green site lies approximately 4 km to the south west of Wokingham town and 5 km south of the M4 motorway, Junction 11. It is close to the nearby settlements of Arborfield and Arborfield Cross and Barkham. The site consists of Hazebrouck Barracks to the north and Rowcroft Barracks to the south. Existing Residential areas are located centrally at the Married Officers’ Quarters and to the west at Biggs Lane. Parcel U1 and V2s is located within the north western corner of the Proposed site, with Parcel U2 to the south, and the new primary school to the new Primary west. The current Isaac Newton Road, which will be part of the new School local bus route, forms the northern boundary to Parcel U1. The green grid acts as the boundary to development to the east of V2S, whilst V2S there will be residential development extending north of V2S into parcel V2N. U1 Lake Wokingham M4 Arborfield Cross Proposed Sang California Country Park Proposed California Proposed District Country Centre Secondary School Park Site location in context - NTS Aerial photograph indicating the Immediate Context (Parcel U1 and V2s edged in red) - NTS 1.0 Introduction & Background 7 1.5 Site Analysis Parcels U1 and V2S are located on the site of the former Hazebrouck Barracks. The demolition plan approved as part of the OPA in 2015, indicates that a number of buildings have been demolished ready for the development of these parcels. These buildings include the former location for the REME Museum of Technology. The detailed design of Parcel U1 and V2S has followed an extensive process of analysis and design development including the following: • Site visits and analysis • Preparation of constraints and opportunities • Analysis of wider area Parcel U1 • Preparation of a ‘Study of Local Character’ and V2S • Preparation of a ‘Study of Local Housing Developments’ • A Study of Garden Villages • Arborfield & Newland Village Design Statement and the Barkham Village Design Statement (Both U1 and V2s fall within the Barkham Parish) • Analysis of Standards such as WBC Design Guide and Parking Standards • Community Consultation Approved Demolition Plan - NTS 1.0 Introduction & Background 8 1.5 Site Analysis 1 2 1 3 4 5 2 3 4 5 1.0 Introduction & Background 9 1.5 Site Analysis 6 7 9 6 7 8 10 8 9 10 1.0 Introduction & Background 10 1.5 Site Analysis Extracts from Research Document (Study of Local Vernacular) Extracts from Research Document (Study of Local Developments) 1.0 Introduction & Background 11 1.6 Summary of Opportunities & Constraints Key Constraints of the Parcel U1 and V2S site include the following: • The 1:100 flood zone surrounds the site to the south and east.
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