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

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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. • Existing trees and hedgerows are both an opportunity and a constraint • The buildings from the former Hazebrouck Barracks are not being retained - demolition required • The steep bank to the existing stream needs to be considered • Ecology issues to be carefully managed • SuDS requirements • A new access point is required from Biggs Lane to the south • The LSBR runs between Parcel U1 and Parcel V2S. The number of access points from the bus route will be limited. • There is a substation and a gas governor located to the south of Parcel U1, which will serve houses on Parcel U2, as well as these parcels • An existing sewer which traverses the south of the site, and associated easement.

Constraints Diagram - NTS 1.0 Introduction & Background 12

1.6 Summary of Opportunities & Constraints

The Parcel U1 and V2S site offers a number of opportunities:

• There are a number of existing mature trees on and at the edges of the site which will be retained where possible and enhanced • Opportunity for homes along the Green Edge, with attractive views over the green space • The relocation of the Green Grid to just north of the LSBR will provide the opportunity for attractive views for residents • Opportunity to re-use existing footpath alignment and install strategic cycleway/footpath link to parcel U2 and the lake beyond. • Opportunity for excellent links (pedestrian and vehicular) to the wider area and its facilities and amenities • The entrance to Parcel V2S is a key node and Green Grid Elevation Extract (Existing trees along green grid omitted for clarity) - NTS gateway. There is the opportunity for a strong built frontage that terminates views across the sports pitches in the south west • The vehicular access to Parcel U2 from the LSBR provides the opportunity for a ‘gateway’ • Opportunity for SuDS features to be integrated into landscape strategy, providing an attractive visual amenity. 1.0 Introduction & Background 13

1.7 Dialogue, Process and Design Development

The Parcel U1 and V2S Reserved Matters Application follows a number of pre-application meetings and discussions with Wokingham Borough Council and other stakeholders (Parish Councils and local residents). Their comments have informed the ongoing design process.

In particular, discussions at the pre-application meetings with WBC raised concerns about lack of frontage along the tertiary street that extends into V2N. It was agreed to rotate the houses, with the gardens backing onto the primary school field.

In July 2018, a public consultation exhibition was held at the Arborfield Community Centre on Sheerlands Road, explaining the proposals for U1 and V2S, and also providing an update to the ongoing works as part of the wider Arborfield Green development.

Generally the design and appearance of the proposed development was well received. Responses to the exhibition raised the following points:

• Generally supportive and favourable comments • Happy to see that houses were of a similar architectural style and materials palette to those at Parcel U2.

Selection of Public Exhibition Boards, July 2018 1.0 Introduction & Background 14

1.8 The Reserved Matters Application

Parcel U1 and V2S Reserved Matters Application

The Application is for approval of Reserved Matters pursuant to Outline planning consent O/2014/2280 for the construction of 110 dwellings and commercial floorspace to form a Neighbourhood Centre, with access from Biggs Lane and Parcel U2, with associated internal access roads, parking, landscaping and open space, footpaths/ cycleways and Sustainable Urban Drainage (SuDS)

• The 110 residential dwellings are as follows; 68 no. houses including a mix of 2, 3 and 4 bedroom family homes, and 42 no. 1 and 2 bedroom apartments • The commercial floorspace comprises of 2 no. units, and will include a shop with the potential for an ancillary cafe. They will not be suitable for Class A5 use. • 23% of the total will be affordable on site (with a 12% off site contribution) – 69% of which will be Social Rent and 31% Shared Ownership

This design statement provides a description of the proposed development and summarises the analysis undertaken and the context and design rationale of the proposals.

PD Affordable Total

Apts 24 18 42

Houses 2 Bed 25 6 31 3 Bed 31 2 33 4 Bed 4 0 4

Total 84 26 110

Unit Mix Plan 2.0 Design Response 15

2.1 Overall Design Objectives

Our proposals for Arborfield Parcels U1 and V2 will build on the principles set out in the outline application and further developed in the Design Codes.

This character area should reflect the site’s existing nature “ by being laid out in a formal, geometric way, with generally straight streets linking between nodal squares and spaces and providing vistas from the development to the wider landscaping. (DAS Addendum Rev A. P39). We will provide high quality homes” of striking character set within public open space, creating a benchmark for all future development at Arborfield.

Outlined below are some of the key principles and objectives:

• Creating a framework for a vibrant mixed community based on Garden Village principles • Creating high quality townscape forming a legible hierarchy of roads, footpaths, cycle and bridleways • A high quality landscaped setting providing amenity whilst supporting ecology and biodiversity • A range of scale and massing to create a diverse townscape and provide legibility • Bespoke house and apartment designs helping to create a unique sense of place at Arborfield • A diverse range of unit types from one bedroom apartments to four bedroom detached houses with garages • New homes arranged in traditional streets, drives, courtyards and lanes with green verges and overlooking the high quality public landscape • Appropriate parking provision in accordance with Wokingham standards in discreet locations without dominating the street scene • Visitor parking provided in defined bays within the public realm. • A layout which follows best practice guidance to designing out crime • A design which is consistent with both the principles and aspirations of the OPA and the Design Codes Proposed Landscape Masterplan (image by Murdoch Wickham) 2.01.0 IntroductionDesign Response & Background 16

2.2 Density

Key The eastern part of U1 is low density and is approximately 26 dwellings per hectare, in accordance with the Outline Parameter Plans Approx. 43 dph and Design Code. The density in the west of the parcel, and in V2S is 43 dwellings per hectare, and reflects higher density of development, Approx. 33 dph as designated by the Approved Outline Parameter Plan. Approx. 26 dph

The assessment of an appropriate density must be design-led as well as considering the number of units per hectare, to ensure that development relates well to local character. This includes:

• the height, bulk and massing of buildings • the space around and gaps between them • the space required for parking Subtle variation in density adds to a variety of character.

Key

Biggs Lane

Proposed Density Plan

Extract from OPA Density Parameter Plan - NTS 2.0 Design Response 17

2.3 Access and Circulation

There is a clear access and circulation strategy that optimises the balance of pedestrian safety and vehicle movement. The Access and Circulation strategy is consistent with the principles and aspirations of the Outline Parameter Plans and Design Code. The adjacent diagram illustrates the key routes within this parcel:

• Vehicular and pedestrian Access from the improved Isaac Newton Road, which will also act as a LSBR • Vehicular route from U2, through U1 is safeguarded for the future bus route • Cycleway links to California Country Park, and neighbouring parcels • Clear road hierarchy creating clarity and legibility for residents and visitors • Defined pedestrian/cycle routes • Pedestrians and vehicles are segregated on main routes • Shared surfaces with pedestrian priority are used on minor lanes and courtyards • All pedestrian/cycle routes are appropriately lit and overlooked • Proposed levels within the public realm are designed to enable access for all • Entrance to all buildings in accordance with Part M Building Regs – Level Access • All roads will be built to adoptable standards

Key

Access and Circulation Strategy

Extract from OPA Movement Parameter Plan - NTS 2.01.0 IntroductionDesign Response & Background 18

2.4 Managing the Car Key

Achieving an appropriate solution to the accommodation of car parking is fundamental to the creation of successful townscape. Parking strategies have therefore been considered from the outset. A variety of solutions have been used which respond to different conditions within the master plan whilst ensuring that parking provision is appropriate, convenient and set back from the building line, in accordance with Garden Village principles.

All parking is consistent with the standards set out in Wokingham Borough Council Parking Standards Study report.

In addition, strategies have been guided by current best practice as currently set out in DCLG’s ‘Manual for Streets’ and English Partnership’s ‘Car Parking, What works where?’ document. The parking strategy is based on the following principles:

• Apartment parking at 1 space per dwelling in secure courtyards • Parking for houses provided, at 2 cars per dwelling, in a variety of ways as follows: • On-plot tandem, cars parked one behind the other within the property curtilage (with convenient non-allocated parking nearby) • Garages and covered carports (although garages have not been included in the parking figures, there are 6 garage spaces) • Non-allocated visitor parking is provided on street in defined bays and in secure apartment courtyards. 47 spaces are conveniently distributed across the parcel.

• Cycle storage has been provided: —— to all homes in sheds within rear gardens or within garages Biggs Lane (garages are 7m x 3m) —— to all apartments in covered, enclosed, secure enclosures within the parking courtyards • Bike stores are large enough to accommodate cycles as follows: —— 1 x cycle per 3 habitable rooms Parking Strategy 2.0 Design Response 19

2.5 Refuse Strategy

The layout has been designed with a consideration for the collection Key of refuse and recycling. Provision has been made for the convenient storage of refuse and appropriate access for refuse collection vehicles. The adjacent diagram illustrates our approach to the storage and collection of refuse. The refuse strategy has been based on the following principles:

• Provision for separation of recyclable materials provided in kitchens • Refuse stores are to be conveniently located for residents • Refuse stores are provided in discreet locations away from the public realm • Access provided from stores in gardens to collection points without going through the house – all houses have direct access to rear gardens • Communal refuse stores for the apartments are conveniently located within the parking courts. • Each commercial unit has provision for 1 x 1100 litre bin for general waster. and 1 x 1100 litre bin for recycling.

Biggs Lane

Refuse Strategy 2.01.0 IntroductionDesign Response & Background 20

2.6 Townscape and Massing

The proposed design uses a variety of scale and enclosure of space Key to help create a successful townscape. Whilst the proposals are largely two storey, taller buildings are located at key locations to provide gateways and to terminate views.

The massing principles are as follows:

• Houses are generally 2 storeys • Apartment buildings are 3 storeys high. • Apartment blocks are arranged around the landscaped green space to the south of Parcel V2S, creating a formal entrance gateway into the Northern Gateway character area. • There are long range views across the sports pitches located off Princess Marina Drive. These gateway apartment blocks will form an attractive focal point. • A pair of apartment blocks also mark the gateway into Parcel U1, and leading to Parcel U2.

Biggs Lane

Key 2 Storey (Maximum height of 10m) Proposed Massing Plan Up to 2.5 Storey (Maximum height of 11m) Up to 3 Storey (Maximum height of 13m) Up to 4 Storey (Maximum height of 16m)

Extract From Approved OPA Building Heights Plan (OPA, Jan 15) - NTS 2.0 Design Response 21

2.7 Tenure Integration

There will be a wide mix of housing types within this parcel, from Key one and two bed apartments to 2, 3 and 4 bed houses. Tenures will include open market sale, affordable for rent and shared ownership.

• 26 out of 110 of the dwellings will be affordable tenures (23%) – in accordance with the Outline Planning Application – with a 12% off site contribution. • Of the 23%, 69% will be for Social Rent, and 31% Shared Ownership • Open market sale and affordable housing will be tenure-blind and Affordable Provision = 23% integrated within the layout = 26 units

1 bed 2 bed 2 bed 3 bed 4 bed Total % apt apt house house house

Social Rent 6 12 0 0 0 18 16.4%

Shared Ownership 0 0 6 2 0 8 7.2% (intermediate)

Private units 8 16 25 31 4 84 76.4%

Total 14 28 31 33 4 110 100.0%

% 12.7% 25.5% 28.2% 30% 3.6% 100.0% 100.0% Biggs Lane

38.2% 61.8% Total Apartments Total Houses

Proposed Tenure Strategy 2.01.0 IntroductionDesign Response & Background 22

2.8 Creating Distinct Character Key Northern Gateway Character Area

The approved Outline DAS and Addendum identified 7 character areas within the masterplan. Parcels U1 and V2S are to the south Parcel U1 and V2S of the northern gateway character area which is close to existing open space, the proposed school, and the lake. The setting provides excellent potential for homes for young families and couples.

The associated approved DAS suggests the following for the Northern Gateway character area:

• Paired feature buildings form gateway treatment and frame main access point into character area from Biggs Lane • This is a key nodal area with great long views through the parkland trees to the sports pitches. This area should be celebrated with strong fronting architecture and built form to create a sense of ‘gateway’ to the northern development parcels. • Frontage character generally to be formal and regular, with strong rhythms and symmetries. Rooflines and distribution of facing materials to also be formally coordinated.

Section 3.1 of this document sets out how the proposals comply with Wokingham’s Design Guide and the principles of the Outline Planning Approval.

Green edge

Leafy Street Parcel V2S Green Grid and Village Street Neighbourhood Parcel U1 Centre Courtyards and Lanes

Character Areas Diagram based on Northern Gateway Design Code (pg 33 - NTS) Extract from OPA Character Areas Plan - NTS 2.0 Design Response 23

2.8 Creating Distinct Character

The concepts and influences described in the outline DAS for the Northern Gateway character area are as follows:

• Key Concepts: Composed, structured and ordered • Character Reference / Precedent: Formal ‘garden city’ tradition • Landscape Setting: Formal and geometric planting reflecting military history of site and formal ‘garden city’ tradition • Formality: Strongly formal • Key Figural Elements: Geometric streets and spaces defined by strong built form • Block Types: Generally Village Residential, with focal areas closest to Biggs Lane • Building Types: Range of terraced, semi-detached, detached and apartments, with strong frontages to Biggs Lane • Building Heights: Generally two to three storeys, with potentially four storey focal buildings marking junction of Biggs Lane with Princess Marina Drive • Parking Strategies: Generally on curtilage, with some courtyard parking if required • Streets Geometry: Streets generally straight, often with views north or south to open space. Existing streets sometimes retained • Frontages: Consistent building line with regularity and formality, with strong rhythms and symmetries • Roofline: Generally consistent with variations reinforcing overall formality • Corner Buildings: Key corners facing open space articulated, for example by change in height or roofscape, to provide local landmark features. Opposite corners should be designed as paired u Landscaped space defined by strong built form gateways u Formal Arrangement of buildings • Boundary Treatments: Formal and consistent hedges or railings u Streets generally straight to front gardens u 2-3 storey development • Changes in Facing Materials: Very limited and considered u Parking in curtilage u Corner buildings: overlooking public open space with variety in roofscape

Extract from Parcel U1 and V2S Landscape Masterplan (showing compliance with the concepts of the OPA and Design Code) - NTS • The design and details of eaves, verges, gables, fascias and parapets are 5.7 Detailed Layout of of significant importance in the elevational composition; Neighbourhoods 2.01.0 IntroductionDesign Response & Background5.7.2 The Typical ‘Garden Village’ Plot 24 The ‘Garden Village Plot’ and its use in the streetscape, is the building block of 5.7.1 Detailed Layout of Neighbourhoods the Garden Village character and sense of community. The following sketches In section 3 of2.8 this Creatingdocument, we Distinct set out the Character principles underpinning highlight key components that together, will help to create the typical character our “Garden Village” approach and section 5.6 outlines the approach to AGLC will be aiming to provide at Arborfield: establishing character areas. Our architectural concept for Arborfield draws from the Arts and Crafts Movement. In essence, AGLC is looking to draw inspiration fromThe traditional Design Code architecture identifies whichurban isdesign in keeping and architectural with the Garden principles as Village philosophy,well as but materials which anddisplays colour a palettesslightly morefor Parcels contemporary U1 and V2S design and the response thatproposals reinvigorates are consistent the more withtraditional this document elevations and in the an OPA.elegant and ‘crisp’ manner. We have identified a series of design principles that, we believe, will reinforce theThe Garden OPA Design Village and design Access ethos Statement being soughtidentified here. the Thesefollowing will inform potentialdesign design principles: coding for each of the character areas to be agreed at the Reserved Matters stage, to enable a suitable mic of architectural styles which adhere •to commonStreet widths design and themes design toand be materials in keeping with Garden Village street hierarchy concept and landscape design The following• designAttention principles to roofscape will inform – traditional future approach detailed features design simplefor the Front garden and boundary Projecting gables create Bay windows create Arborfield scheme:-forms with dominant steep roofscape. Addition of elegant, well- hedge characterises the interesting and varied additional elevational • Street widthsproportioned and design gables to be toin the keeping street andwith generous Garden eavesVillage overhangs street plot elevations interest and create views hierarchy conceptto create and a landscape playful expression design; of building form. Steeper pitches and along the street dropped eaves lines will also add character • Attention to roofscape – traditional approach features simple forms with • Contemporary style retains traditional simple form with more modern dominant steep roofscape. Addition of elegant, well-proportioned gables to the street andopenings generous and eavesuse of overhangsmaterials to create a playful expression of building• form.Traditional Steeper simple pitches forms and with dropped more contemporary eaves lines willopenings also add and use character; of materials, where appropriate • Use of balanced, well-mannered elevational compositions • Contemporary• Use style of well-proportionedretains traditional and simple detailed form gables with to morereinforce modern the vertical openings andemphasis use of materials; related to dominant steep roof pitches • Traditional• simpleRidges forms and eaveswith more lines shouldcontemporary appear broadlyopenings consistent and use in ofthe materials, wherestreet appropriate; scene • Use of architectural features such as large or elaborate chimneys, • Use of balanced, well-mannered elevational compositions; dormer windows and bays designed to add variety and Pitched roof with Garage to be set back to Rear gardens are large • Use of well-proportionedvertical interest and detailed gables to reinforce the vertical overhanging eaves create allow for driveway parking enough for family living, emphasis •related Window to dominant proportions steep and roof placings pitches; should emphasise the relative human scale of the and avoid dominating the storage sheds and growing • Ridges and eavesimportance lines ofshould the ground appear floor. broadly Dormer consistent windows in should the street village. Dormer windows street vegetables scene; be subservient add interest but must not • Garage doors should relate well to the front doors of the properties dominate the street scene. • Use of architectural• The design features and suchdetails as of large eaves, or elaborateverges, gables, chimneys, fascias dormer and windows and parapetsbays designed are of significant to add variety importance and vertical in the interest; elevational composition u Traditional simple forms and use of materials • Window proportions and placings should emphasise the relative u Contemporary openings importance of the ground floor. Dormer windows should be subservient; u Elegant, well proportioned gables u Steep roof pitches • Garage doors should relate well to the front doors of the properties; u Bay windows and projecting balconies add interest to the street scene u Garages set back from the building line 118 Extract from OPA DAS illustrating Garden Village Principles 2.0 Design Response 25

2.8 Creating Distinct Character

Within Parcels U1 and V2S – there are subtle variations in character According to the Arborfield Green SDL Supplementary to reflect the Green Edge, Green Grid & Village Street and Courtyards Planning Document: & Lanes. Each area is defined through the response to urban design, public realm, building typology, the landscape, and through progressive • Buildings should be designed to ensure architectural and design changes in the palette of colours and materials. The progressions from excellence. The built form should positively respond to and draw one character area to another are controlled with gentle transitions and references from the many fine buildings and rich townscape that is blending of the palettes. a strong characteristic of the Borough (Design Principle 3b) • The built form should not be a pastiche of traditional The proposed character of Parcels U1 and V2S responds to a styles, rather it should take clear character references from number of influencing factors: the vernacular architecture, but should apply these in a contemporary manner to ensure that buildings are of their time • Surrounding villages • The variety of buildings adjoining the site, and specifically Biggs Important design references include: Lane and Buttenshaw Avenue • Garden Village principles • Careful interpretation of the Arts and Crafts character evident in • Style of local residential areas the Officers houses on Buttenshaw Avenue • Key buildings from the military history of the Garrison Proposed Character Policy Principles • Farmsteads and agricultural buildings within and close to the SDL • Listed buildings within the SDL such as West Court and Hogwood The Arborfield Green SDL Supplementary Planning Document stated Farm (Design Principle 3b (i)) the importance of architectural and design quality for new buildings. The Arborfield Green SDL Supplementary Planning Document also The layout and design of residential areas will create local states: “distinctiveness in response to the setting of the site and the planning application masterplan structure. Variety will be evident • High quality materials should firmly establish the character and as people move through the SDL, however a sense of cohesion identity of the SDL, both in respect of the public realm and the built should prevail as a result of the materials used (‘A High Quality form of buildings and structures (Design Principle 3d). Living Environment’, paragraph 3.1.9). ” • A strategy for a restrained palette of colours and materials should be prepared at the Reserved Matters stage to influence the detailed design of the development. This should include, but is Extract from SPD, showing local buildings not limited to warm red brick, clay roof tiles, timber cladding and panels of painted render, which are commonly found throughout the Borough. Modern interpretation of these materials will ensure that the SDL can be identified as a contemporary place (Design Principle 3d (i)). 2.01.0 IntroductionDesign Response & Background 26

2.8 Creating Distinct Character

Village Design Statements

Village Design Statements have been produced for the surrounding villages of Arborfield and Barkham. Generally speaking, older buildings within both these surrounding villages tend to share similar characteristics:

• Older dwellings tend to be integrated into their landscape setting, rather than dominant over it • Buildings exhibit a variety of architectural styles (reflecting the wide range of building ages) • Built form is also varied, with both gabled and hipped roofs present and dormers within the roofspace common. Closed or open porches and chimneys can be quite ornate • Facing materials are most commonly red brick and red clay tile, although a range of other materials are also used, including buff brick, render, tile hanging and decorative timbering. Roofs are occasionally finished in slate • Brickwork is sometimes plain, sometimes patterned • Plot boundaries are often well landscaped, with trees and mature hedgerows, sometimes with open wooden fences

The proposals respond appropriately to the Arborfield and Barkham Village Design Statements.

Extract from SPD (Parcel U1 and V2 is largely ‘Village Residential’) 2.0 Design Response 27

2.8 Creating Distinct Character

The Garden Village Vision

The Vision for the Arborfield Garden Village is summarised at the beginning of the approved Design and Access Statement and Addendum document as follows:

The principles of the Garden Village Vision are summarized “ in the table opposite (extract from the approved outline DAS Addendum, rev A). These principles have influenced the design, layout and appearance of Parcels U1 and V2S.”

Extract from the approved DAS Addendum, Rev A 2.01.0 IntroductionDesign Response & Background 28

2.8 Creating Distinct Character

The approved outline DAS goes on to describe a further set of principles which inform the design approach and enable the development to deliver an Arborfield Garden Village. In the design process for Parcels U1 and V2S these have formed a ‘Compliance checklist’: 13. Demonstrating that the Development Could Enhance Biodiversity ✔ 1. Understanding the Landscape Assets ✔ 14. Providing Education, Fitness and Well-being Opportunities within 2. Protecting Sustainable Routeways ✔ the Green Framework (dealt with in the OPA) ✔

3. Establish the Community Hub at an Early Stage 15. Providing Art Opportunities within the Landscape Framework ✔ (dealt with in the OPA) ✔ 16. Accommodating Retro-fit Sustainable Infrastructure ✔ 4. Organise a Hierarchy of Neighbourhoods (dealt with in the OPA) ✔ 17. Providing a Range of Housing Densities ✔

5. Developing a Narrative: The Story of the Place ✔ 18. Providing a Vibrant Mixed Use Core (dealt with in the OPA) ✔

6. Using the Landscape to give the Masterplan Cohesion ✔ 19. Offering a Wide Range of Housing Typologies and Tenures Enhancing Sustainability ✔ 7. Providing Optimum Outdoor Space ✔ 20. Feathering the Edge of the Development ✔ 8. Encourage Gardening, Cultivation and Self-sufficiency ✔ 21. Wildlife Routes to the Garden City Periphery and Beyond ✔ 9. Ensure Easily Accessible Routes ✔ 22. Legibility and Place making ✔ 10. Using Sustainable Routes to Deliver Varied Habitats and Wildlife Corridors ✔ 23. Landscape will Provide the ‘Backdrop’ for the Overall Settlement and its Refining Expression ✔ 11. Situating Open Space Equidistant between Neighbourhoods ✔

12. Offering the Widest Range of Leisure Opportunities for the Whole Community (dealt with in the OPA) ✔ 2.0 Design Response 29

2.8 Creating Distinct Character

Green Edge

The Green edge, to the south and east of Parcel U1, encompasses the natural open space which results from the flood plain. This area offers the opportunity for a looser, more informal character.

• Quiet, shared surface drives with softly landscaped verges, but all designed to accommodate servicing vehicles. • Building lines are more informal but consistent • The scale of homes reflect a more intimate space, generally being 2 storeys • Semi detached and detached family homes with generous glazing maximising views across the open space and encouraging passive surveillance • The use of gables and steeply pitched roofs adds interest • The use of a black coloured timber effect cladding on key corners gives a subtly different character

Refer to MW drawings for details of landscaping Extract of illustrative plan. (Image by Murdoch Wickham)

Extract of Green Edge elevation 2.01.0 IntroductionDesign Response & Background 30

2.8 Creating Distinct Character

Green Grid and Village Street

The gateway to Parcel V2S falls within the Green Grid and Village Street character area. The character of this area is of a varied streetscape – semi-detached and detached houses, and 3 storey apartment blocks emphasising a key corner and acting as ‘waymarkers’. The ‘Green Grid’ network also incorporates mature trees and SuDS ponds, providing a pleasant and lush outlook.

• The village street echoes Garden Village principles with green frontages and garages set back from the building line • The architecture relates well to the landscaped setting • Frontages within the green grid interface and village street are contiguous, and overlook the public realm • The use of pitched roofs, projecting balconies, and gables add visual interest and articulation to the elevations. • Buff brick and natural coloured timber boarding help to create a subtle change of character • Materials and elevational detailing reflect those that are traditionally found in Berkshire: brick, roof tiles, slates (re-constituted), timber boarding, patterned brickwork and small amounts of render • Lay-by visitor parking is pepper potted throughout

Illustrative View of ‘Village Street’ Character (Houses shown are in Parcel U2) Cycle routes run along the edge of the Green Grid

Streetscape Elevation: Extract of Road 6 2.0 Design Response 31

2.8 Creating Distinct Character

Leafy Street

The LSBR is a key artery that connects Parcels U1 and V2S to the surrounding Arborfield Green development. It is a formal, tree lined street in character. Under drained SuDS run along the northern edge of the street, providing a pleasant and lush outlook.

• Houses are predominantly two storey, with three storey apartment blocks paired around the entrance to Parcel U1 to create a formal gateway marker • Houses are mainly semi detached and terraced, to create a strong frontage to this formal route. • Care has been taken to ensure all houses overlook the public realm encouraging passive surveillance • A dedicated shared pedestrian and cycle route runs along Streetscape Elevation: Extract of LSBR Elevation the northern edge, encouraging car free travel across the neighbourhood. • Projecting balconies, gables, and pitched roofs add variety and interest to the townscape . • Existing trees are retained where possible, and additional street tree planting add to the formal landscape character. • Parking for apartments and some houses is discreetly located in parking courtyards, limiting driveway crossovers onto the bus route.

Apartment blocks are located at key junctions, marking the entrance into the parcel (Apartment Blocks shown are from Parcel U2) 2.01.0 IntroductionDesign Response & Background 32

2.8 Creating Distinct Character

Neighbourhood Centre

The Neighbourhood Centre character area forms the gateway to the northern parcels from Biggs Lane, and is a key nodal point within the Arborfield Green development. It is the focal point of the long views from the sports pitches and development parcels to the south. Feature buildings provide the opportunity to combine residential with local scale non-residential uses at ground floor, providing the possibility of a local hub in a high quality landscaped setting.

• Strong, contiguous frontage onto Biggs Lane frames the main access point into Parcel V2S, and the Northern Gateway, and sets the formal tone for the character of development within these parcels. • The apartment blocks are paired across the access road, acting as marker buildings and creating a ‘sense of arrival’ to the parcel entrance • The scale of development within this character area reflects the key nodal location. The apartment block is 3 storeys- (with an increased ground floor height to accommodate commercial use) and acts as a focal feature, terminating the long range views across the sports pitches on Princess Marina Drive • SuDS ponds are incorporated into the green space in front of the Neighbourhood Centre, creating an attractive setting for a community focal point, and providing residents with an attractive visual amenity. • Balconies overlook the green space, encouraging passive surveillance. • A contemporary style using traditional forms and materials should be encouraged. • Parking is provided in well overlooked, landscaped Strong built frontage, focused around a key green parking courtyards. There is generous unallocated space. provision to encourage a well used Neighbourhood Apartment Block 5- Commercial Uses at Ground Floor Centre. 2.0 Design Response 33

2.8 Creating Distinct Character

Courtyards & Lanes

At the heart of Parcel V2S is a more intimate character area with quiet residential streets creating a different character and identity.

• Two storey houses respect this intimate space • Care has been taken to ensure all houses overlook the public realm encouraging passive surveillance • Shared surface drives with softly landscaped verges gives a looser, more informal character with pedestrian priority. • Low shrub planting and hedges form the front boundary condition, and add to the softer landscape character. Streetscape Elevation: Extract of Road 5 • Quiet residential streets but designed to accommodate refuse and emergency vehicles • Semi detached homes and terraced houses gives a mews like feel and continuous frontage. • Visitor Parking is pepper-potted throughout the development in conveniently located, attractive layby spaces.

Low planting forms the front boundary Visitor bays are pepperpotted along the street