Three Mile Cross Design Code and Statement Cooperbaillie

THREE MILE CROSS DESIGN CODE AND STATEMENT COOPERBAILLIE

COOPER BAILLIE LIMITED Connaught House

22/24 Guildford Road Bagshot Surrey GU19 5JN

T | 01276 475 660

The contents of this document must not be copied or reproduced in whole or in part without the written consent of Cooper Baillie Limited.

All plans are reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown copyright Reserved. Licence No. 100022432

Job No. CB_81_035 Rev D

Date October 2016

Signed off by BB

2 CONTENTS

01 INTRODUCTION 04 CONSULTATION AND DESIGN EVOLUTION 06 ACCESS AND MOVEMENT

ABOUT THIS DOCUMENT 4 CONSULTATION 20 ACCESS ARRANGEMENTS 42 SITE LOCATION 5 INITIAL DESIGN 20 STREET HIERARCHY 42 CONSULTATION LAYOUT 20 NOISE 44 02 UNDERSTANDING THE SITE CONTEXT POST CONSULTATION LAYOUT 21 PARKING 44

THE APPLICATION LAYOUT 21 CYCLE STORAGE 45 PLANNING CONTEXT FOR THE DEVELOPMENT CHARACTER 22 BINS AND REFUSE 45 TMX 1 DEVELOPMENT 6 LAND USE 22 LIGHTING 45 THE PARAMETERS 7 RESIDENTIAL 22 AFFORDABLE HOUSING 22 07 SUSTAINABILITY 03 DESIGN CODE LANDSCAPE OPEN SPACE AND QUANTUM 22 DESIGN PRINCIPLES & STRATEGIES 46 THE ILLUSTRATIVE DESIGN PRINCIPLES 8 AFFORDABLE HOUSING 24 BFL 12 46 THE REGULATORY PLAN 9 AFFORDABLE TYPES 24 STOREY HEIGHTS 9 SPACE STANDARDS 25 08 CONCLUSION 47 PROPOSED DEVELOPMENT CHARACTER 10 LIFE TIME HOMES 25 CHURCH LANE - DEFINING PRINCIPLES 11 DEVELOPMENT FRAMEWORK 26 CORE AREA - DEFINING PRINCIPLES 12 DEVELOPMENT DENSITY 27 WESTERN POCKET - DEFINING PRINCIPLES 13 DEVELOPMENT SCALE 28 ACCESS ARRANGEMENTS 14 AOD COMPARISON SCALE 29 STREET HIERARCHY 14 PROPOSED CHARACTER 32 PARKING 14 05 LANDSCAPE AND OPEN SPACE CYCLE STORAGE 15 BINS AND REFUSE 15 LANDSCAPE STRATEGY 36 LIGHTING 15 ARBORICULTURAL MITIGATION STRATEGY 36 LANDSCAPE STRATEGY 16 GARDEN COMPLIANCE 38 PLAY 17 EXTERNAL ENCLOSURES 39 VEGETATION RETENTION 17 HARD SURFACE MATERIALS 40 DRAINAGE STRATEGY 18 DRAINAGE STRATEGY 41 DESIGN PRINCIPLES & STRATEGIES 19 FOUL WATER DRAINAGE 41 BFL 12 19 STORM WATER DRAINAGE 41 PHASING 19 1. INTRODUCTION

ABOUT THIS DOCUMENT

1.1 Land north of Church Lane, Three Mile Cross is Phase 2 of the wider development for the approved masterplan for Three Mile Cross and Spencers Wood, part of the collective strategic development proposals for the south of the M4 development area. SPENCERS 1.2 This Design Code and Statement (DCS) incorporates the updates to the Design Code element of the Reserved Matters submission, as agreed with Wokingham Borough Council (WBC). This document takes forward the design principles established within the approved Outline Design and Access Statement, prepared by Barton Willmore and synthesises the core principles established in that document, as well as demonstrated how the proposed designs accord with the approved principles and justifies areas where WOOD changes to the principles have been made.

1.3 The DCS re-establishes the background to the design of Three Mile Cross and explaining the reasons for the design’s evolution, much of the content stems from the Outline Design and Access Statement, AND which at the time was required to deliver an extensive and detailed set of principles to inform the Reserved Matter submissions. THREE MILE CROSS DESIGN & ACCESS STATEMENT | FEBRUARY 2013

Figure 1.1: THE APPROVED OUTLINE DESIGN AND ACCESS STATEMENT

4 SITE LOCATION

1.4 The site is located to the immediate south of the M4 motorway at Junction 11, north of Church Lane and to the rear of existing SPENCERS WOOD & THREE MILE CROSS DESIGN AND ACCESS STATEMENT | PAGE 7 dwellings to Basingstoke Road. The Wokingham Borough Council (WBC) administrative boundary defines the northern extents of the site, while the eastern boundary is defined by mature hedgerow and trees. The Outline DAS referred to the site as TMX 1, as shown in Figure 1.3

TMXTMX 1

wallingford

4 3 A

M henley - on- thames 25 TMX 3 goring

windsor 4 M4 M M4 READING

wokingham bracknell 4 newbury A Three mile cross A30

aldermaston TMXTMX 2 M3

A33

A34 woking M farnborough 25 M3

A30 basingstoke

aldershot

3 M SPW 6

SPW 4 Figure 1.2: STRATEGIC LOCATION PLAN Figure 1.3: SITE LOCATION PLAN

5 SPW 5

SPW 7

Figure 2.2: Site Location Plan SPW 8 NOTE Documents identified in bold font below are key documents underlying the design of Shinfield West 2.and should beUNDERSTANDING read by designers before commencing THE SITE CONTEXT any design of Reserved Matters within the scope of this Design Code.

PLANNING CONTEXT FOR THE TMX 1 DEVELOPMENT Legend M4 SPENCERS WOOD & THREE MILE CROSS DESIGN AND ACCESSPlanning STATEMENT Application | PAGE Boundary 9 2.1 The overarching vision for the development is set out in the approved Outline DAS for the Subsequent Development

masterplan area covering Three Mile Cross and Spencers Wood, which by its vision statement Residential (including incidental Public Open Space & Infrastructure ) 3. The Context of the Shinfield West Development PS location subject to separate is: full planning application FP13

FP18 Public Open Space & Landscape “Delivering3.1 At an early sustainable stage in the extensions preparation toof thethe village settlements3.3 Because the at allocation Spencers covers Wood a broad and area,Three Mile Cross3.5 The outline planning application for Shinfield Existing Trees / Vegetation Retained Wokingham Borough Core Strategy, Wokingham further guidance on the planning requirements West was submitted in July 2010 and amended in through the provision of new predominately family homes; community facilities; extensive open space New Planting within SANG Borough Council took the decision to seek to is set out in Appendix 7 to the Core Strategy and March/April 2011, prior to be taken to appeal for and landscape.” Ecological Mitigation Area deliver the majority of the new housing required in a subsequent South of M4 SDL Supplementary non-determination. In terms of design process, the CP in the period to 2026 through the allocation of Planning Document, October 2011. (It should be key document is the Design and Access Statement, Primary Access

four Strategic Development Locations (SDLs). One noted, however, that the SPD pre-dates the grant April 2011 (the DAS), which sets out the design Secondary Access Proposalsof these is will the positivelySouth of M4 integrate SDL, based with upon and the support of planning the prosperity, permission community for Shinfield cohesion West, which and individualprinciples on which this Design Code is based. Access Links identitiesvillages of of Shinfield, Three Mile Spencers Cross Wood and and Spencers Three Mile Wood allows in line a larger with extent the wider and quantity SDL vision of housing for coherently in FP17 plannedCross, lying yet todistinctive the south urbanof Reading extensions and east offor the the threethis location villages than south is indicated of the inM4”. the SPD.) Proposed Allotments A33 trunk road. Proposed SANG 3.4 The allocation of the South of M4 SDL was CP RIDGE SANG School Building Location 3.2 Policy CP19 of the adopted Core Strategy, promoted by the South of M4 Consortium, 3.6 The vision set out at the start of the DAS sets out the

Hyde End Lane 2.2 Church Lane JanuaryFigure 20102.2 ,identifies allocates the the SDL entire encompassing masterplan areacomprising covered the University by the outline of Reading, planning Taylor approval, following principles that underlie the Master Plan for FP16 School Playing Fields

whicha wide encompasses swathe of land around provision and between for residential the Wimpeydevelopment, and David landscape Wilson Homes, and who open between space, Suitable Shinfield West: THREE MILE Main Children's Play Space Church Lane FP26 three villages (and encompassing the hamlet of them control most of the land identified for CROSS FP12 Alternative, Natural Green Space (SANG) provision, a sustainable bus route connecting the “1. Adoption of a development identity that complements Principal Vehicular Route Ryeish Green) for around 2,500 dwellings together housing development within the SDL. In addition and enhances Shinfield’s character and maintains a clear FP16 widerwith new area retail, of The community South and of recreationalM4 SDL areas thatto makingincludes representations Shinfield to on the the east.emerging MAY'S FARM Secondary Route + Bus Route distinction between the neighbouring SDL villages. SANG facilities, two new primary schools, new transport Core Strategy and SPD, the Consortium set out Secondary Vehicular Route 2. Integration of a mix of complementary retail and infrastructure and considerable areas of green its Vision in a document (updated version, Existing Public Right of Way space, serving a variety of purposes, including December 2012). community uses within a local centre located alongside Pedestrian Crossing Points maintaining the separate identities of the existing existing Shinfield facilities and residential areas. Hyde End Lane FP13 Proposed Junction settlements. Improvement CP 3. Creation of a clear network and hierarchyBasingstoke Road of movement Transition Zone routes and spaces through the site,Road Basingstoke enabling integration FP14 Potential Locations of and achieving permeable and legible environments, FP13 Attenuation Features FP20 FIVE ACRE SANG Emergency Pedestrian and showcasing how green infrastructure is helping & Cycle Link Only

the environment and providing public access to the CP Car Parking Including Access countryside. school site Sustainable Transport Link: Bus, Cycle and Pedestrian 4. Create a series of connected formal and informal Proposed Pumping Station Location (Seperate Planning greenspaces through which a network of pedestrian Application to Reading BC)

Ryeish Lane Emergency Access Gate leisure routes pass, and in which enhanced biodiversity H CP y and Pedestrian / Cycle

e Only

will be managed. E n

Clares Green Road d Bus Only Section

L a

5. Maintain, conserve and encourage local stewardship n Areas of Outdoor Sports e and investment in theSPENCERS landscape within and surrounding Provision WOOD Nullis Farm (Grade II the development.” Listed Building) Proposed Pedestrian and / or Cycle Link 3.7 The Master Plan principles are set out Croft RoadCroft Road Existing Pedestrian diagrammatically on page 52 of the DAS. Link Potential Pedestrian Link

Track

Hyde End Road Figure 2.3: Hybrid Application FP21

Hyde End Road Master Plan N

0 400 100 200 300 50 150 250 350 17795 - AI19F FIGURE 5 SOUTH OF M4 SDL BOUNDARY 6

Figure 2.1: THE SOUTH OF M4 DEVELOPMENT AREAS Figure 2.2: THE OUTLINE MASTERPLAN FOR THREE MILE CROSS AND SPENCERS WOOD 6 The scaling of this drawing cannot be assured The scaling of this drawing cannot be assured Revision Date Drn Ckd Revision Date Drn Ckd ------

RIDGE SANG

Church Lane Hyde End Lane Church Lane Hyde End Lane

The scaling of this drawing cannot be assured The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - - Revision Date Drn Ckd - - - -

MAY'S FARM SANG

Hyde End Lane Hyde End Lane

Basingstoke Road Basingstoke Road

FIVE ACRE SANG

The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - - THE PARAMETERS

2.3 The parameter plans shown within Figure 2.3 -2.8 set out the parameters relating to TMX 1were approved as part of the Outline Planning Permission for the site and are intended to inform all Reserved Matters Applications(s) to follow. Croft Road Croft Road

RIDGE SANG The scaling of this drawing cannot be assured Revision Date Drn Ckd - Hyde End Road - - - Hyde End Road Church Lane Hyde End Lane The scaling of this drawing cannot be assured Church Lane Hyde End Lane Revision Date Drn Ckd - - - - Project Project Legend Legend SPENCERS WOOD N SPENCERS WOOD N & THREE MILE CROSS & THREE MILE CROSS Up to 2 Storey (School/Community) Assessment Site Boundary SANG Main Children's Drawing Title Assessment Site Boundary Drawing Title (Max 13m) Play Space FIGURE 4.6 - PARAMETER PLAN FIGURE 4.2 - PARAMETER PLAN RIDGE SANG LANDSCAPE & OPEN SPACE - OVERALL BUILDING HEIGHTS - OVERALL Subsequent Development School Building Location Date Scale SubsequentDrawn by CheckDevelopment by Principal Vehicular Route Date Scale Drawn by Check by Hyde End Lane The scaling of this drawing cannot be assured The scaling of this drawing cannot be assured Church Lane 05.07.13 1:5,000@A2 ALC NPN 05.07.13 1:5,000@A2 ALC NPN Revision Date Drn Ckd Revision Date Drn Ckd Residential (including Project No Drawing No Up to 3 StoreyRevision - - - - Project No Drawing No -Revision - - - School Playing Fields Secondary Route + Bus Route incidental Public Open Space)MAY'S FARM SANG 17795 17 (Max 13m) U 17795 15 U 51m 50 150 250m 50 150 250m

0 100 200 0 100 200 41 Public Open Space & 53m Area of Outdoor Sports Up to 2.5 Storey Secondary Vehicular Route Landscaping 54m 52m Provision (Max 11.5m)

55m Ecological Mitigation 52m Existing Trees / Vegetation Up to 2 Storey Planning ● Master Planning & Urban Design Planning ● Master Planning & Urban Design Area 55m Retained Hyde End Lane FP13 (Max 10m) Architecture ● Landscape Planning & Design ● Project Services FP18 Architecture ● Landscape Planning & Design ● Project Services 56m 52m The scaling of this drawing cannot be assured The scaling of this drawing cannot be assured The scaling of this drawing cannot be assured 53m Environmental & Sustainability Assessment ● Graphic Design Hyde End Lane Environmental & Sustainability Assessment ● Graphic Design 55m 54m Indicative Location of 42 Date Drn Ckd Date Drn Ckd Date Drn Ckd MAY'S FARM SANG Allotments * ALL bartonwillmore.co.ukHEIGHTSRevision ARE TO ROOF RIDGE LINE Revision bartonwillmore.co.uk Revision 53m Attenuation Feature - 003 - - - - - 003 ------53m Certificate FS 29637 Certificate FS 29637 55m Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull Basingstoke Road Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. CrownJ:\17000 Copyright - 17999\17700 Reserved. - Licence17799\17795 No. -100019279. Land East Of Spencers Wood, North Of Hyde End Road\A4 - Dwgs & Registers\M Planning\17795 - 17U - PARAMETER - Landscape & Open Space Overall(49T).dwg - A2 Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown CopyrightJ:\17000 Reserved. - 17999\17700 Licence - 17799\17795No. 100019279. - Land East Of Spencers Wood, North Of Hyde End Road\A4 - Dwgs & Registers\M Planning\17795 - 15U - PARAMETER - Building Heights Overall(49T).dwg - A2

Basingstoke Road 43

Church Lane Hyde End Lane Figure 2.4: LANDSCAPE & OPEN55m SPACE PARAMETER Figure 2.5: BUILDING HEIGHTS PARAMETER Hyde End Lane 54m 55m 56m K 54m FIVE ACRE FP17 44 Basingstoke Road SANG 55m

56m J RIDGE SANG

FIVE ACRE Church Lane Hyde End Lane Church Lane G Hyde End Lane SANG FP16

FP13 FP26 F FP18

Hyde End Lane FP12

FP16

Basingstoke Road

MAY'S FARM SANG

Hyde End Lane Hyde End Lane FP13 H D

Basingstoke Road Basingstoke Road

51m C

50 FP14 51 61m FP13 61m 60m 41 63m FP20 62m

53m 63m 52

53 62m E 63m 62m 64m 63m 64m 54m 52m 60m A 64m FIVE ACRE B 65m 62m SANG 55m 49

52 64m

53 K 52m 63m 63m 63m 50 51 62m 60m 64m 55m FP17

49 Croft Road 56m 52m 61m 59m 62m 63m Croft Road 53m 62m 54m 63m 62m Croft Road 55m 62m 42 61m 60m 53m Croft Road 53m 50 55m 61m 60m 48 J

49 59m 58m RIDGE SANG Croft Road Croft Road

60m 59m 61m 43 63m 62m 61m 63m 62m

Church Lane Hyde End Lane Church Lane Hyde End Lane 63m 49 62m 62m 61m 58m Church Lane G 55m Hyde End Lane 60m 47 FP16 60m 61m 57m 59m 60m 60m 47 59m RIDGE SANG Hyde End Road 54m 59m 58m 59m 55m 58m Hyde End Road 59m

56m FP21 Hyde End Road Hyde End Road FP26 F Hyde End Lane 54m Hyde End Road Church Lane Hyde End Road 44 FP12 55m

45 Emergency Access Gate Project Project Project Project Existing FP13 PublicFP16 Right of Legend Assessment Site Boundary and Pedestrian / Cycle LegendSPENCERS WOOD SPENCERS WOOD Legend SPENCERS WOOD N Pedestrian Link Way N N SPENCERS WOOD 56m N Only & THREE MILE CROSS & THREE MILE CROSS Assessment 47 & THREE MILE CROSS Potential 55 - 56m AOD 62 - 63m AOD Contours Subsequent Development Internal Linking Road Drawing Title Assessment Site Boundary Principal Vehicular Route Drawing Title & THREE MILESite Boundary CROSS Pedestrian Link Assessment Site Boundary Proposed Allotments Secondary Vehicular Route Drawing Title FIGURE 4.5 - PARAMETERS PLAN FIGURE 4.4 - PARAMETER PLAN Drawing Title Shared Bus, Vehicular,FIGURE 4.3 - PARAMETER PLAN ACCESS & CIRCULATION - OVERALL DENSITY - OVERALL Subsequent Bus Gate Junction Improvement Subsequent Development Secondary Route + Bus Route 56 - 57m AOD 63 - 64m AOD Pedestrian and Cyclist Route MAY'S FARM SANGProject Date Scale Drawn by Check by Date Scale Drawn by Check by FIGURE 4.1Development - PARAMETER PLAN AOD HEIGHTS - OVERALL 05.07.13 1:5,000@A2 ALC NPN 05.07.13 1:5,000@A2 ALC NPN Date ScalePedestrian / CycleDrawn by andCheck by SANG Pedestrian Project Subsequent Development Proposed SANG SecondaryLegend Route + Bus Route Principal Vehicular Route Project No Drawing No Revision Project No Drawing No Revision 05.07.13 1:5,000@A2Emergency AccessALC LinkNPNSPENCERSCrossing WOOD Density - 20-30 Dwellings Per Hectare (dph) Secondary Vehicular Route LAND USE -50 OVERALL - 51m AOD 57 - 58m AOD 64 - 65m AOD Legend 17795 N 18 U 17795 14 U 50 150 250m SPENCERS 50 WOOD150 250m Date Scale Drawn by Check by Project No Drawing No Revision N Secondary Vehicular Existing Footpath to be 0 100 200 0 100 200 I Access to Car Park Residential (including incidental Public Proposed Junction 05.07.13 1:5,000@A2 ALC NPN Route 17795 19 Retained U& THREE MILE CROSS Density - 30-40 dph School Building Location 51 - 52m AOD 58 - 59m AOD Principal Vehicular Route Main Children's50 150 250m & THREE MILE CROSS Open Space & Infrastructure ) Secondary Route + Bus 0 100 200 Drawing Title Improvement Assessment SiteProject NoBoundaryDrawing No Revision SANG Proposed Footpath Access to Ridge SANGUp to 2 Storey (School/Community)Hyde End Lane RouteAssessmentHyde End Lane Site Boundary car park Drawing Title Hyde End Lane Note: Density - 40+ dph Public Open Space & 17795 16 U Secondary Route + Bus Route Play Space Planning ● Master Planning & Urban Design FP13 Planning ● Master Planning & Urban Design Sustainable Transport Link: 52 - 53m AOD 59 - 60m AOD Sustainable Transport Link: Proposed Pedestrian AFIGURE circular walk in Five Acre SANG connecting points4.6 A and B and-C PARAMETER(Max 13m) PLANArchitecture ● Landscape Planning & Design ● Project Services Architecture ● Landscape Planning & Design ● Project Services School Playing Fields 50 150 250m Landscape Bus, Cycle and Pedestrian and / or Cycle Link An existing connection via PROW (FP13) between points B and D Environmental & Sustainability Assessment ● Graphic Design FIGUREEnvironmental 4.2 & Sustainability- PARAMETER Assessment ● Graphic Design PLAN Bus, Cycle and Pedestrian 0 100 200 A footpath between points D and E Secondary Vehicular Route ALANDSCAPE network of paths in Ridge SANG between points F and G& OPEN SPACE - OVERALLbartonwillmore.co.uk bartonwillmore.co.uk A network of paths in May's Farm SANG between points and and PlanningH ● Master Planning & Urban Design G H I 003 D 003 53 - 54m AOD 60 - 61m AOD Certificate FS 29637 Certificate FS 29637 Basingstoke Road Basingstoke Road A footpath between points and Basingstoke Road BUILDING HEIGHTS - OVERALL Existing Trees / Vegetation Indicative Location of Main Children's Subsequent Development School Building Location Architecture ● Landscape Planning & Design ● Project Services J K Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown CopyrightJ:\17000 Reserved. - 17999\17700 Licence - 17799\17795 No. 100019279. - Land East Of Spencers Wood,Date North Of Hyde End Road\A4 - Dwgs & Registers\M Planning\17795Scale - 18U - PARAMETER - Access & Circulation Overall(49T).dwgDrawn - A2 byReproduced Checkfrom the Ordnance by Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved.J:\17000 Licence - 17999\17700 No. 100019279. - 17799\17795 - Land East Of Spencers Wood, North Of Hyde End Road\A4 - Dwgs & Registers\M Planning\17795 - 14U - PARAMETER - Density Overall(49T).dwg - A2 Retained Attenuation Feature SubsequentEnvironmental Development & Sustainability Assessment ● Graphic Design Principal Vehicular Route Date Scale Drawn by Check by Play Space Note: The maximum development heights is an 05.07.13 1:5,000@A2 ALC NPN 54 - 55m AOD 61 - 62m AOD amalgamation of the broad proposed ground level bartonwillmore.co.uk C 05.07.13 1:5,000@A2 ALC NPN Ecological Mitigation 003 FP14 MAY'SPrincipal FARM Vehicular SANG Route zones and building height zones. Certificate FS 29637 Project No Drawing No Revision Residential (including Planning ● Master Planning & Urban Design Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull FP13 Area Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. CrownSchool Copyright J:\17000Reserved. - 17999\17700 Licence Playing No. - 17799\17795 100019279. - Land East FieldsOf Spencers Wood, North Of Hyde End Road\A4 - Dwgs & Registers\M Planning\17795 - 19U - PARAMETER - AOD HeightsUp Overall(49T).dwg to - A23 Storey Project No Drawing No Revision incidental PublicArchitecture Open ● Landscape Space) Planning & Design ● Project Services 17795 17 Secondary RouteU + Bus Route Environmental & Sustainability Assessment ● Graphic Design FP20 (Max 13m) 50 150 250m 17795 15 U 50 150 250m Figure 2.3: bartonwillmore.co.uk 0 100 200 LAND USE PARAMETER Figure 2.6: Figure 2.7: Figure 2.8: 0 100 200 Public Open Space & AOD PARAMETER003 Area of Outdoor Sports ACCESS & MOVEMENT PARAMETER DENSITY PARAMETER E Certificate FS 29637 Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull Up to 2.5 Storey Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved.J:\17000 -Licence 17999\17700 No. 100019279.- 17799\17795 - Land East Of Spencers Wood, North Of Hyde End Road\A4 - Dwgs & Registers\M Planning\17795 - 16U - PARAMETER - LandscapingLand Use Overall(49T).dwg - A2 Provision Secondary Vehicular Route (Max 11.5m) A 7 FIVE ACRE B SANG

Ecological Mitigation Existing Trees / Vegetation 50 Hyde End Lane 51 61m Up to 2 Storey 61m 60m Planning ● Master Planning & Urban Design Area Retained Planning ● Master Planning & Urban Design 63m (Max 10m) Architecture ● Landscape Planning & Design ● Project Services 62m

63m Environmental & Sustainability Assessment ● Graphic Design Architecture ● Landscape Planning & Design ● Project Services 52

53 62m Environmental & Sustainability Assessment ● Graphic Design Indicative Location of 63m 62m 64m 63m 64m Allotments 60m bartonwillmore.co.uk Attenuation Feature * ALL HEIGHTS ARE TO ROOF RIDGE LINE bartonwillmore.co.uk 003 Basingstoke Road 64m Certificate FS 29637 003 65m 62m Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull Certificate FS 29637 Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. CrownJ:\17000 Copyright - 17999\17700 Reserved. - Licence17799\17795 No. -100019279. Land East Of Spencers Wood, North Of Hyde End Road\A4 - Dwgs & Registers\M Planning\17795 - 17U - PARAMETER - Landscape & Open Space Overall(49T).dwg49 - A2 Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown CopyrightJ:\17000 Reserved. - 17999\17700 Licence - 17799\17795No. 100019279. - Land East Of Spencers Wood, North Of Hyde End Road\A4 - Dwgs & Registers\M Planning\17795 - 15U - PARAMETER - Building Heights Overall(49T).dwg - A2

52 64m

53 63m 63m 63m 50 51 62m 60m 64m

49 FIVE ACRE 61m 59m 62m 63m SANG 63m62m62m 62m 61m 60m

Croft Road Croft Road Croft Road 50 61m 60m

49 59m 58m 60m 59m 61m 63m 62m 61m 63m 62m

63m 49 62m 62m 61m 58m 60m 47 60m 61m 57m 59m 60m 59m 60m 47 59m 58m 59m

58m Hyde End Road FP21 Hyde End Road Hyde End Road 59m

Emergency AccessProject Gate Project Project Existing FP13 Public Right of Legend Assessment Site Boundary and Pedestrian / LegendCycle SPENCERS WOODPedestrian Link N Way SPENCERS WOOD N SPENCERS WOOD N Only Assessment 47 & THREE MILE CROSS & THREE MILE CROSS & THREE MILE CROSS 55 - 56m AOD 62 - 63m AOD Contours Potential Site Boundary Subsequent Development Internal Linking RoadDrawing Title Assessment Site Boundary Drawing TitlePrincipal Vehicular Route Drawing Title FIGURE 4.3 - PARAMETERPedestrian LinkPLAN FIGURE 4.5 - PARAMETERS PLAN FIGURE 4.4 - PARAMETER PLAN Subsequent 56 - 57m AOD 63 - 64m AODShared Bus, Vehicular, Development Bus Gate AOD HEIGHTS - JunctionOVERALL Improvement ACCESS & CIRCULATION - OVERALL DENSITY - OVERALL Pedestrian and Cyclist Route Date SubsequentScale DrawnDevelopment by Check by Date SecondaryScale Route Drawn+ Bus by CheckRoute by Date Scale Drawn by Check by 05.07.13 1:5,000@A2 ALC NPN 05.07.13 1:5,000@A2 ALC NPN 05.07.13 1:5,000@A2 ALC NPN 50 - 51m AOD 57 - 58m AOD 64 - 65m AOD Pedestrian / Cycle and SANG Pedestrian Principal Vehicular Route Project No Drawing No Revision Project No Drawing No Revision Project No Drawing No Revision Emergency Access17795 Link Density19 Crossing - 20-30 DwellingsU Per Hectare (dph) 17795 Secondary18 Vehicular RouteU 17795 14 U Croft Road 51 - 52m AOD 58 - 59m AOD Principal Vehicular Route 50 150 250m 50 150 250m 50 150 250m Secondary Vehicular Existing Footpath to be 0 100 200 0 100 200 0 100 200 Access to Car Park Route Retained Density - 30-40 dph 52 - 53m AOD 59 - 60m AOD Secondary Route + Bus Route Secondary Route + Bus Proposed Footpath Access to Ridge SANG Route Secondary Vehicular Route Densitycar - park40+ dph 53 - 54m AOD 60 - 61m AOD Note: Planning ● Master Planning & Urban Design Planning ● Master Planning & Urban Design Planning ● Master Planning & Urban Design Sustainable Transport Link: Proposed Pedestrian ArchitectureA circular ● walkLandscape in Five Acre Planning SANG connecting & Design points ● A Project and B and ServicesC Architecture ● Landscape Planning & Design ● Project Services Architecture ● Landscape Planning & Design ● Project Services Bus, Cycle and Pedestrian and / or Cycle Link EnvironmentalAn existing connection & Sustainability via PROW (FP13) Assessment between points ● Graphic B and DesignD Environmental & Sustainability Assessment ● Graphic Design Environmental & Sustainability Assessment ● Graphic Design Note: The maximum development heights is an A footpath between points D and E 54 - 55m AOD 61 - 62m AOD amalgamation of the broad proposed ground level A network of pathsbartonwillmore.co.uk in Ridge SANG between points F and G bartonwillmore.co.uk bartonwillmore.co.uk A network of paths in May's Farm SANG between points G and H and003 I 003 003 zones and building height zones. A footpath between points and Certificate FS 29637 Certificate FS 29637 Certificate FS 29637 Offices at Reading London Bristol Cambridge Cardiff EbbsfleetJ K Edinburgh Leeds Manchester Solihull Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright J:\17000Reserved. - 17999\17700 Licence No. - 17799\17795 100019279.Reproduced - Land East Offrom Spencers the Ordnance Wood, North Survey Of Hyde Map End withRoad\A4 the - permissionDwgs & Registers\M of the Planning\17795Controller of HMSO.- 19U - PARAMETER Crown Copyright - J:\17000AOD Heights Reserved. - 17999\17700 Overall(49T).dwg Licence - 17799\17795 No. -100019279. A2 - LandReproduced East Of Spencers from Wood, the Ordnance North Of Hyde Survey End Road\A4 Map with - Dwgs the &permission Registers\M ofPlanning\17795 the Controller - 18U of - HMSO.PARAMETER Crown - Access Copyright & Circulation Reserved.J:\17000 Overall(49T).dwg Licence - 17999\17700 No. -100019279. A2 - 17799\17795 - Land East Of Spencers Wood, North Of Hyde End Road\A4 - Dwgs & Registers\M Planning\17795 - 14U - PARAMETER - Density Overall(49T).dwg - A2

Hyde End Road

Project Legend SPENCERS WOOD N & THREE MILE CROSS Assessment Site Boundary Proposed Allotments Secondary Vehicular Route Drawing Title FIGURE 4.1 - PARAMETER PLAN Subsequent Development Proposed SANG Secondary Route + Bus Route LAND USE - OVERALL Date Scale Drawn by Check by Residential (including incidental Public 05.07.13 1:5,000@A2 ALC NPN School Building Location Proposed Junction Open Space & Infrastructure ) Improvement Project No Drawing No Revision Public Open Space & Sustainable Transport Link: 17795 16 U School Playing Fields 50 150 250m Landscape Bus, Cycle and Pedestrian 0 100 200 Existing Trees / Vegetation Indicative Location of Main Children's Retained Attenuation Feature Play Space Ecological Mitigation Principal Vehicular Route Area Planning ● Master Planning & Urban Design Architecture ● Landscape Planning & Design ● Project Services Environmental & Sustainability Assessment ● Graphic Design

bartonwillmore.co.uk

003

Certificate FS 29637 Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved.J:\17000 -Licence 17999\17700 No. 100019279.- 17799\17795 - Land East Of Spencers Wood, North Of Hyde End Road\A4 - Dwgs & Registers\M Planning\17795 - 16U - PARAMETER - Land Use Overall(49T).dwg - A2 3. DESIGN CODE

THE ILLUSTRATIVE DESIGN PRINCIPLES

3.1 Figure 3.1 illustrates how the layout and appearance principles in Section 9 of the DAS can be interpreted through the production of a full site illustrative layout plan and accompanying indicative street elevations.

3.2 The designs illustrated within the DAS did not preclude alternative architectural solutions coming forward providing the layout and appearance principles are satisfied. The key principles are set out below.

1 Development is linear in nature to reflect the existing and historical structure of Three Mile Cross and landscape features of the site.

2 Buildings are to follow a consistent building line, becoming more 5 2 irregular at the edge of the development.

3 Buildings are to be predominantly 2 storeys with occasional 2.5 to 3 storeys for focal buildings. 2 4 Detached and semi-detached dwellings are to be the 3 predominant house types with small instances of terraced housing.

5 Back-to-Back blocks are the primary block type to be used. 4

Figure 3.1: THE ILLUSTRATIVE LAYOUT FROM THE OUTLINE PLANNING APPLICATION

8 KEY

OPEN SPACE

LINEAR PARK SPACE

ECOLOGICAL MITIGATION

ALLOTMENTS

PLAY INCLUDING SP. MUGA

SuDS ATTENUATION

KEY FOCAL BUILDINGS THE REGULATORY PLAN EXISTING TREES & HEDGEROW CHARACTER AREAS 3.3 Figure 3.2 takes on board the principles established at the Outline Planning CORE AREA

stage, as well as the current detailed survey work and analysis for the scheme CHURCH LANE FRONTAGE

that prohibits the illustrative urban form of development shown in Figure 3.1 WESTERN POCKET being delivered. STREET HIERARCHY

PRINCIPAL SITE ACCESS 3.4 Much of the assets within the landscape and open space remain the same or EMERGENCY ACCESS

very similar. The alignment of the road through the centre of the scheme has PRIVATE ACCESS

had to be altered to meet the updated drainage and levels information for the PED/CYCLE ACCESS development. PRIMARY STREET SECONDARY STREET MS 3.5 The proposed frontage types/ character areas are explained in subsequent PRIVATE DRIVE

pages to guide the detailed design of houses. FOOTPATH LINK

PED/CYCLE LINK

STOREY HEIGHTS Glengarry

Darbrook 3.6 Storey heights will need to accord with the approved Building Height The Pines

Parameter Plan with no material departure from these heights.KEY It has been Haslemere

agreed with WBC that proposed development heights shouldOPEN work SPACE within the dimensions of the parameters rather than rigidly adhering to the proposed LINEAR PARK SPACE number of development floors. In terms of AOD heights some flexibility will ECOLOGICAL MITIGATION be required in order to overcome the restricted drainage considerations for occasional plots on site, but this is not considered material inALLOTMENTS the context of the development as a whole. PLAY INCLUDING SP. MUGA SuDS ATTENUATION

KEY FOCAL BUILDINGS

EXISTING TREES & HEDGEROW

CHARACTER AREAS

CORE AREA

CHURCH LANE FRONTAGE

KEY WESTERN POCKET

OPEN SPACE STREET HIERARCHY

LINEAR PARK SPACE PRINCIPAL SITE ACCESS Seasons Cott

ECOLOGICAL MITIGATION EMERGENCY ACCESS 42.5m

Pathways ALLOTMENTS PRIVATE ACCESS Bowling PLAY INCLUDING SP. MUGA PED/CYCLE ACCESS Green Club House SuDS ATTENUATION PRIMARY STREET 43.3m KEY FOCAL BUILDINGS SECONDARY STREET MS EXISTING TREES & HEDGEROW PRIVATE DRIVE

CHARACTER AREAS FOOTPATH LINK

CORE AREA PED/CYCLE LINK Garage CHURCH LANE FRONTAGE Glengarry

WESTERN POCKET 44.2m Darbrook STREET HIERARCHY The Pines The Swan (PH) 43.3m PRINCIPAL SITE ACCESS N Haslemere

Figure 3.1: THE ILLUSTRATIVE LAYOUT FROM THE OUTLINE PLANNING APPLICATION Figure 3.2: THE REGULATORY PLAN OVERARCHING EMERGENCY ACCESS CODING CONCEPT

PRIVATE ACCESS

NOVEMBER 2015 9 PED/CYCLE ACCESS MBC BB CB_81_035_AI04 A

PRIMARY STREET

SECONDARY STREET MS PRIVATE DRIVE

FOOTPATH LINK

PED/CYCLE LINK

Glengarry

Darbrook

The Pines

Haslemere

Seasons Cott

42.5m

Pathways

Bowling Green

Club House

43.3m

Garage

Seasons Cott

42.5m 44.2m

Pathways The Swan (PH) 43.3m Bowling N Green

OVERARCHING Club House CODING CONCEPT

43.3m

NOVEMBER 2015

MBC BB

CB_81_035_AI04 A

Garage

44.2m

The Swan (PH) 43.3m

OVERARCHING CODING CONCEPT

NOVEMBER 2015

MBC BB

CB_81_035_AI04 A