DESIGN & ACCESS STATEMENT

BISHOPSWOOD LANE, Rev Issue Status Prepared / Date Approved / Date - Draft KAD / 20 October 2015 KMN / 20 October 2015 A Draft KAD / 28 October 2015 KMN / 28 October 2015

B Issue KAD / 10 November 2015 KMN / 10 November 2015

FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 f: 01509 674565 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design ecology arboriculture

J:\6300\6343\LANDS\DAS\6343 DAS Rev B.indd Contents

1 Introduction 1 4 Development Proposals 43 Summary 2 Design Evolution 44 The Vision and Design Objectives 3 Use and Amount 45 Purpose of the Statement 5 Illustrative Masterplan 47 Design Context 5 Illustrative Aerial Sketch 49 Building For Life 12 5 Access and Layout 51 Main Street 53 2 Assessment 7 The Secondary Street 54 Site Location and Context 8 The Lanes/Mews 55 The Existing Situation 10 Public Open Space 56 Context 12 Housing Plot Arrangement 57 Historic Development 18 Arrival Points and Focal Spaces 58 Topography 20 Street Frontage 59 Landscape and Visual Assessment 22 Safety and Security 59 Access, Movement and Facilities 26 Parking 60 Local Townscape Character 28 Traffic Calming 60 Nature Conservation and Ecology 32 Walking and Cycling 61 Arboriculture 34 Summary of Access Strategy 61 Water, Drainage and Hydrology 36 Scale 62 Consultation 37 Density and Housing Mix 63 Appearance of Development 64 3 Evaluation and Design Principles 39 Landscape 65 Constraints and Opportunities 40 Trees 67 Key Design Principles 42 Sustainability 68

5 Building For Life 12 69 Building for Life Summary 69

Bishopswood Lane, Tadley | Design and Access Statement 01 Introduction

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Bishopswood Lane, Tadley | Design and Access Statement 01 INTRODUCTION

This section describes the vision and purpose of the Design & Access Statement 01 Introduction

Summary

This Design and Access Statement (DAS) supports the proposed development of land off Bishopswood Lane, Tadley, .

The submitted planning application seeks outline planning consent for a high quality, sustainable residential development. The application proposes the following:

• Land for up to 145 new houses; • Land for up to 60 Extra Care Retirement Living dwellings; • Green Infrastructure (GI) including retained and enhanced ecological area, hedges, trees, habitats and new areas of greenspace incorporating habitat creation, sustainable drainage features and recreation space; • Potential for a Village Green; • Access is applied for in full.

N Figure 1: Site Location Plan N.T.S

Bishopswood Lane, Tadley | Design and Access Statement 2 01 Introduction

The Vision

The overall vision for the site is to provide a distinctive and high quality place, which enhances the qualities and character of Tadley.

The development will create up to 145 new houses and 60 Extra Care retirement dwellings, which would provide a choice of housing to meet the needs of the area, whilst respecting and enhancing the site’s environmental and cultural assets. It will also promote the use of sustainable transport and plug into the existing Public Right of Way network.

Housing will be set within a robust green infrastructure. This will help to integrate development within the landscape and create a distinctive sense of place.

Rather than attempt to imitate existing built development, the design is inspired by the character and detail found within Tadley and the wider landscape setting.

The masterplan in this document is illustrative only and further details would be provided at reserved matters stage.

3 Bishopswood Lane, Tadley | Design and Access Statement 01 Introduction

Design Objectives • To adopt inclusive design, by making the place accessible for all. The vision responds to current conditions and future needs, • To promote sustainability and reduce energy with the overall aim of providing a high quality environment. consumption. There are a number of key design objectives which inform • To ensure well designed pedestrian links with the the Illustrative Framework and which are explained in detail existing town to the north and wider Public Right of in the DAS: Way network.

• To retain and enhance views - a Landscape and Visual Assessment has been carried out and informs the development proposals.

• To deliver a high quality “place” which is sustainable, Identifying the distinctive components that define local safe, and attractive; The Illustrative Framework and character has been a fundamental starting point for the DAS provide high quality built and landscape design design of the site. Local character comprises a variety of that incorporate best practice principles. Using as a design elements, from the way in which streets interconnect, reference the core design texts of “Manual for Streets development blocks and buildings are arranged, the use II” Safer Places and By Design. of common building materials, visual containment and • To deliver a mix of housing - up to 145 new dwellings, boundary treatments. offering 1-5 bedroom properties, comprising a range of house types from apartments to detached properties. The site specifically does not seek to recreate, or generate • To provide integrated public open space including a a pastiche of what has gone before, but instead to look potential Village Green. forward to contemporary sustainable design solutions which effectively integrate into the existing fabric of Tadley by way • To establish a legible environment, with a choice of referencing common building materials, layout and street of interconnecting attractive streets and pedestrian hierarchy. routes which provide excellent connectivity across the site into both Tadley and the surrounding countryside.

Bishopswood Lane, Tadley | Design and Access Statement 4 01 Introduction

The DAS also demonstrates the steps taken to appraise Purpose of the Statement Building for Life 12 the context of the scheme and how the design of the The scheme has been developed to embrace the twelve The key purpose of the DAS is to explain the design process development takes that context into account. ‘Building for Life 12’ criteria developed by CABE and the which has led to the vision and application proposals. The House Builders Federation. These criteria embody the vision DAS will be used by the Local Authority to ensure that the Design Context of what new housing developments should be: attractive, detailed design and the appearance of the place embrace The DAS has followed best practice urban design principles functional and sustainable. The Building for Life criteria are the design principles that have been set out within the DAS. that are aimed at delivering well designed schemes that will used to evaluate the quality of schemes against this vision. create attractive places and inclusive new communities. The DAS follows the approach that is contained within The following are the principal documents that have been This Design and Access Statement contains the information Planning Practice Guidance (PPG), which came into force embraced: required for the evaluation, and is set out to enable the on 6th March 2014. This states that: evidence for the evaluation to be easily obtained. The • Planning Policy Guidance (PPG), DCLG, 2014; twelve Building for Life Questions are grouped under three “A Design and Access Statement is a concise report • National Planning Policy Framework (NPPF), DCLG headings, and are set out on the following page. accompanying certain applications for 2012; and applications for listed building consent. They provide • Manual for Streets 2: Wider Application of the Principles, a framework for applicants to explain how the proposed 2010; development is a suitable response to the site and its

165583 TVDS Cover.qxd 7/15/04 9:35 AM Page 3 setting, and demonstrate that it can be adequately accessed • Urban Design Compendium 1 and 2, English Partnerships by prospective users. Design and Access Statements can - Housing Corporation, 2000-2007 DesignT Statementadley Design Guidance for the town of Tadley aid decision-making by enabling local planning authorities • Tadley Design Statement: Design Guidance for the town 2004 and third parties to better understand the analysis that has of Tadley, 2004. underpinned the design of a development proposal.” • and Wolverton Village Design Statement,

Information and guidance for residents, planners and developers. Written and 2004 produced by the people of Baughurst Parish

This document has been adopted by and Deane Borough Council as supplementary planning In accordance with the above guidance and the Town and Baughurst and Wolverton guidance. April 2004 Village Design Statement Country Planning (Development Management Procedure) Encompassing the Parish of Baughurst () Order 2012, the DAS provides information on: use and amount, access, layout, scale, landscaping and appearance.

5 Bishopswood Lane, Tadley | Design and Access Statement 01 Introduction

Integrating into the Neighbourhood Creating a Place Street and Home

1) Does the scheme integrate into its surroundings 5) Does the scheme create a place with a locally 9) Are streets designed in a way that encourage by reinforcing existing connections and creating inspired or otherwise distinctive character? low vehicle speeds and allow them to function as new ones; whilst also respecting existing buildings social spaces? and land uses along the boundaries of the 6) Does the scheme take advantage of existing development site? topography, landscape features (including water 10) Is resident and visitor parking sufficient and well courses), wildlife habitats, existing buildings, site integrated so that it does not dominate the street? 2) Does the development provide (or is it close to) orientation and microclimates? community facilities, such as shops, schools, 11) Will public and private spaces be clearly defined workplaces, parks, play areas, pubs or cafes? 7) Are buildings designed and positioned within the and designed to be attractive, well managed and landscaping to define and enhance streets and safe? 3) Does the scheme have good access to public spaces and are buildings designed to turn corners transport to help reduce car dependency? well? 12) Is there adequate external storage space for bins and recycling as well as vehicles and cycles? 4) Does the development have a mix of housing 8) Is the scheme designed to make it easy to find types and tenures that suit local requirements? your way around?

Bishopswood Lane, Tadley | Design and Access Statement 6 02 ASSESSMENT

This section DEMONSTRATES THE STEPS TAKEN TO APPRAISE THE SITE AND ITS CONTEXT 02 Assessment

Site Location and Context WASING WOOD

The town of Tadley is located approximately 5 miles north of Basingstoke and 8.5 miles to the south west of Reading. The BRIMPTON main retail area of the town is centred along the A340, which COMMON transects the town. To the north east of the town a large area B3051 A340 is occupied by the Atomic Weapons Establishment.

The A340 provides a route between Tadley and Basingstoke HEATH END BAUGHURST situated to the south. From Basingstoke there are COMMON TADLEY connections onto the M3 motorway. There are good transport connections to neighbouring villages such as and MOUNT . Bus services from Tadley include Basingstoke, PLEASANT

Reading and Newbury. BAUGH BISHOP’S WOOD STREAM A number of other Public Rights of Way run through Tadley URST R including one which runs adjacent to the site, these provide OAD connections to the town centre and wider countryside BAUGHURST

Industrial Public Rights of Application Boundary Main Road Water Way

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Bishopswood Lane, Tadley | Design and Access Statement 8 Alde rmaston Road A340 Application Site Boundary

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The Existing Situation

The site is situated at the south western edge of the town of Tadley and comprises 9 fields, all currently in agricultural use. Mature trees as well as a number of ditches separate the fields. Bishop’s Wood Stream runs through the site and forms part of the site’s southern boundary, the stream is well vegetated with mature trees. There are two ponds located in the centre of the site incorporated into a vegetated field boundary. Mature vegetation within the site, including along Bishop’s Wood Steam, acts to limit inter-visibility between the fields within the site as well as between the site and the wider surrounding area. A woodland block is located in the centre of the site and contributes to the mature landscape framework of the site.

Bishopswood Lane forms the northern site boundary. A 1 2 number of mature trees and tree groups are located along View of Public View of site’s the Lane. Five properties, including the grade II listed ‘St. Footpath adjacent boundary with John’s’ are located off Bishopswood Lane and adjoin the to site’s western Bishopswood Lane. site’s boundary. To the north of Bishopswood Lane lies boundary. extensive residential development within north eastern Tadley. A tree lined Public Right of Way runs adjacent to 3 the western boundary. Beyond the Public Footpath to the west of the site is located a modern residential development View of St. John’s off Blackthorn Close and the Hawthorns. To the south east from Bishopswood the site adjoins the driving range at Bishopswood Lane Golf Lane. Course. To the south of the site is further agricultural land.

Bishopswood Lane, Tadley | Design and Access Statement 10 Oaklands

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11 St Ann's 6 12 Hartshill Road Application Boundary (12.96Ha) Cottage Maytree Bishopswood Lane Corners Cottage 9 27 Ordnance Survey, (c) Crown Copyright 2014. All rights reserved. Licence number 100022432 1 St 45 Little John's INHURST WAY 21 Owls Stoney Heath End Inhurst Way 43 Croft The Acorns Hillside Glenmore ROAD Verwood The Whitehouse 13 Copse Kingweston Meadow 37 View El Sub Sta SHILL 29

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J:\6300\6343\LANDS\Plans\6343-L-05 Location Plan revB.indd Bullers 0 Club House 50 100 150m Farm masterplanning 1:2500@A3 environmental assessment Gladman Developments Ltd. landscape design FPCR Environment and Design Ltd urban design Lockington Hall ecology Lockington 14 October 2015 KAD/KMN Derby DE74 2RH Bishopswood Lane LOCATION PLAN architecture arboriculture t: 01509 672772 f: 01509 674565 rev fpcr Tadley 6343-L-05 B e: [email protected] w: www.fpcr.co.uk 02 Assessment

As part of this commitment to good design, the NPPF expects Policy E1 Development Control Planning Context applicants “to work closely with those directly affected by Proposals for new development will be permitted provided A detailed assessment of the planning policy framework their proposals to evolve designs that take account of the that they are of a high standard of design, make efficient use is set out in the Planning Statement, which accompanies views of the community. Proposals that can demonstrate this of land, respect the amenities of neighbouring occupiers, the planning application. This section focuses on the local in developing the design of the new development should be and do not result in inappropriate traffic generation or planning policies most relevant to the design and access looked on more favourably.” (paragraph 66, NPPF, 2012) compromise highway safety. All development proposals proposals for the development. In relation to ensuring that a sufficient choice of school should therefore: National Planning Policy Framework places is available to meet the needs of existing and new communities, the NPPF states that local planning authorities • Respond to the local context of buildings in terms of The National Planning Policy Framework (NPPF) sets out should “give great weight to the need to create, expand or design, siting, density and spacing, reinforce attractive the Government’s planning policies for England and how alter schools.” (paragraph 72, NPPF, 2012) qualities of local distinctiveness and enhance areas these are expected to be applied. At the heart of the NPPF is of poor design; extensions should respect their host a ‘presumption in favour of ’ . The NPPF also recognises that in relation to promoting building healthier communities “access to high quality open spaces • Provide a comprehensive landscaping scheme, where Section 7 of the NPPF ‘Requiring Good Design’ establishes and opportunities for sport and recreation can make an appropriate, enabling the development to successfully the Government’s commitment to good design and requires important contribution to the health and well-being of integrate with the landscape and surrounds, and not that developers address the following: communities.” (paragraph 73, NPPF, 2012) result in the loss of or have a potentially adverse impact Borough Council on protected trees; and • add to the overall quality of the area; Adopted Local Plan • Create attractive public spaces, which are safe, minimise • establish a strong sense of place; The Adopted Local Plan is the Council’s key planning opportunities for crime, facilitate public enjoyment, and document and is used as the basis for all planning decisions • optimise the use of land and placing an importance on foster the legibility of the built environment high quality design; taken within the borough. It contains policies against which development proposals can be assessed. This Adopted • respond to the local character and history; Policy E2 Buildings of Historic or Architectural Local Plan forms part of the development plan for the • create safe and accessible environments; and Interest borough, along with the South East Plan. • (developments which) are visually attractive with good Proposals for development that would affect a listed architecture and appropriate landscaping. The following saved policies are identified as being of building, structure or its setting will be determined against relevance to landscape matters:- the following guidelines:

Bishopswood Lane, Tadley | Design and Access Statement 12 02 Assessment

• The demolition of a listed building or structure will only Policy E6 Landscape Character Policy E7 Nature/Biodiversity Conservation be permitted in exceptional circumstances. Planning permission will only be granted where it is Development or a change of will be permitted where • Alterations and extensions that preserve the character demonstrated that the proposals will be sympathetic to the it will not have an adverse effect on protected species or and/or setting of a listed building and any features of landscape character and quality of the area concerned. the conservation status of priority species, harm the nature architectural or historic interest will be permitted conservation interest of a statutory or non-statutory wildlife • Developments within the curtilage of or adjacent to a Development proposals should contribute to the regeneration, nature conservation site or lead to the loss or deterioration of listed building which do not detrimentally affect their restoration, repair or conservation of any landscape likely to a key habitat type or harm the integrity of linkages between setting will be permitted. be affected. In particular they should respect, and improve such sites and habitats. Development will not be permitted if it would harm a the following: building or feature of local historic or architectural interest or Policy C9 New Leisure Facilities or Open Spaces adversely affect its setting. • the particular qualities of the relevant Landscape Character Area as defined in the Basingstoke and Proposals for new leisure facilities or open spaces will be Policy E3 Areas of Architectural or Historic Deane Landscape Assessment; and permitted provided that they are in accordance with the Interest • visual amenity and scenic quality; and current standards adopted by the Borough Council, and: • the setting of a settlement, including important views to, Development within Conservation Areas, or on sites • i. Their proposed location is acceptable and their across and out of settlements; and outside where development would affect the setting of proposed design and construction will be of high quality the Conservation Area, will be permitted provided that the • the local character of buildings and settlements, and conform to accepted standards of good practice; proposals preserve or enhance their special character or including important open areas; and and appearance. Through determining applications, the Borough • trees, hedgerows, water features and other landscape • ii. Any foreseeable adverse impacts on neighbouring Council will: elements and features; and land uses, amenity or wildlife can be ameliorated or • historic landscapes, features and elements managed in such a way as to make them acceptable. • Seek to retain buildings, architectural features, trees, spaces and other features which are important to the Details of the leisure and open space standards adopted character and appearance of the Conservation Area; Consideration will also be given to the impact that by the Council can be found within the Interim Planning and development would have on sense of place, sense of Guidance entitled ‘Section 106 Planning Obligations and Community Infrastructure’. • Allow new development if this would contribute to the remoteness or tranquillity, and the quiet enjoyment of the area by preserving or enhancing its character and landscape from public rights of way. appearance;

13 Bishopswood Lane, Tadley | Design and Access Statement 02 Assessment

Provision of on-site, or a contribution to the provision off- updates or relevant guidance; Policy EM2 – Strategic Gaps site, of any new or enhanced leisure facilities or open spaces • The visual amenity and scenic quality; required to meet the reasonable needs of the residents of In order to prevent coalescence of built up areas and to • The setting of a settlement, including important views to, their developments will be sought from housing developers maintain the separate identity of settlements, the generally across, within and out of settlements; by the Borough Council. Unless a local surplus of open open and undeveloped nature of the following gaps will be • The local character of buildings and settlements, space has been identified in a comprehensive assessment, protected: including important open areas; new open space will be sought on the basis of 2.8ha per • Basingstoke – Oakley 1,000 population. • Trees, ancient woodland, hedgerows, water features such as rivers and other landscape features; Basingstoke and Deane Borough Council Revised • Basingstoke - • Intrinsically dark landscapes; Pre-Submission Local Plan 2011 to 2029 • Historic landscapes, parks and gardens and features; • Basingstoke -

The council submitted the Emerging Local Plan to the and • Basingstoke/ Planning Inspectorate in October 2014. As it is still going • The character of the borough’s rivers and tributaries, - Bramley/ through the examination process limited weight should be including the River Loddon and Test, which should be given to the emerging Local Plan. The following policies safeguarded. • Tadley-Baughurst are of relevance to landscape matters and the proposed Development proposals must also respect the sense of development: place, sense of tranquillity or remoteness, and the quiet Development in gaps will only be permitted where: enjoyment of the landscape from public rights of way. Policy EM1 – Landscape Development proposals will not be accepted unless they • It would not diminish the physical and/or visual maintain the integrity of existing settlements and prevent separation; and Development will be permitted only where it can be their coalescence. • It would not compromise the integrity of the gap either demonstrated, through an appropriate assessment, that individually or cumulatively with other existing or the proposals are sympathetic to the character and visual Where appropriate, proposals will be required to include proposed development; or quality of the area concerned. Development proposals must a comprehensive landscaping scheme to ensure that the respect, enhance and not be detrimental to the landscape • it is proposed through a Neighbourhood Plan or development would successfully integrate with the landscape likely to be affected, paying particular regard to: Neighbourhood Development Order, including and surroundings. The assessment of character and visual Community Right to Build Orders. quality and the provision of a landscaping scheme should • The particular qualities identified within the council’s be proportionate to the scale and nature of the development landscape character assessment and any subsequent proposed. Bishopswood Lane, Tadley | Design and Access Statement 14 02 Assessment

Supplementary Planning Documents (SPDs) In order to achieve this, the strategy aims to:- The corridors will include existing wildlife opportunity corridors which are already providing an important function The Borough Council has prepared a number of • manage, protect and restore existing green in terms of wildlife movement, as well as new corridor areas Supplementary Planning Documents (SPDs) to provide infrastructure; and where environmental enhancement would lead to significant additional guidance to the Saved Policies of the Basingstoke • expand and reconnect green infrastructure where improvements for key species and habitats. and Deane Borough Local Plan,1996-2011. This includes there is an identified deficit or where housing growth is the following: planned and additional provision is needed. The following key principle relates to the delivery of GI:

• Design and Sustainability Key Principle P7 - To ensure that improvements to green In addition the GI Strategy identifies local scale linear habitat infrastructure are considered at an early stage of the • Landscape and Biodiversity features: development process and when allocating existing and future funding streams. Green Infrastructure Strategy Basingstoke and Deane Linear habitat features include individual tree belts, Borough Council (July 2013) hedgerows, rows of street trees, streams, local footpaths, The main contributions will be through the creation and bridleways and cycleways. These local scale features provide improvement of open spaces, habitats, landscape features habitat for a range of species and access and recreation The Vision underpinning this strategy is to provide a planned and other GI assets within and around development sites, opportunities for people. The enhancement of linear habitat and managed network of Green Infrastructure across and by protecting areas of GI importance from development. features in terms of habitat quality, connectivity and where Basingstoke and Deane which: appropriate accessibility, can be delivered through individual Specific to Tadley the GI strategy identifies that:

• provides residents with adequate local access to a green space management plans, whole farm management • There are no parks in Tadley.* network of high quality parks, open spaces, green links plans, street scene planting schemes, and development and and corridors; regeneration schemes. *Parks and gardens are defined in the strategy as ‘green • protects the health and attractiveness of our natural The GI Strategy also identifies wildlife opportunity corridors. spaces that have well defined boundaries and a strong sense environment, enhancing those areas which can make a of place. They contain a range of facilities which cater for positive contribution to biodiversity; and The identification of wildlife corridors in and around the edge a wide range of users including young children, teenagers, • allows the natural environment to thrive alongside the of settlements will help to rectify the effects of development families, office workers and the elderly.’ built environment. on wildlife and help to link urban populations of animals with those in the wider countryside. • Access to accessible natural green space within the distance threshold is good in Heath and

15 Bishopswood Lane, Tadley | Design and Access Statement 02 Assessment

Baughurst as well as the east of Tadley, as a result of in more detail and assigned a capacity scoring from low to • New housing developments should be served by roads large green spaces such as Pamber Forest, Tadley and high. The proposed development falls within site TAD018 designed for local access whilst discouraging through Silchester Commons and Wigmore Heath; however within the study. The study concludes that the Landscape traffic. dwellings in the west and south of Tadley are not within Capacity of TAD018 is judged to be Medium/High and makes • Any housing development that is within one of the the distance threshold. the following recommendations and comments; areas of Tadley as described in this Statement, should • Access to amenity green space within the distance be undertaken with the utmost care to preserve the ‘Landscape capacity is higher than the LCS 2008 assessment threshold is reasonable although dwellings in the north predominant scale, style and density of the existing as the area forms only a part of the wider landscape of Pamber Heath, the eastern and western edges of buildings and landscape of that area. character area, not including the golf course, and relates Tadley and the north of Baughurst are not within the • Housing developments should be landscaped, where more to the edge of Tadley. The form of any development distance threshold.’ possible, to include broad grass verges and any existing would need to be carefully considered to respect the existing • mature trees. The provision of open spaces within Basingstoke, Tadley and Bramley Landscape landscape features, which would need to be retained and Capacity Study (February 2008) housing developments is much appreciated, and should could be enhanced as linear habitats. An opportunity should be a standard feature. be sought through the design and layout to retain a long The Basingstoke, Tadley and Bramley Landscape Capacity view to the high ground to the south west. Development on • New houses should harmonise with existing residential Study was produced in order to help inform decisions about the site should be in keeping with the character of Tadley to styles, whilst avoiding uniformity, and should generally the future extent and direction of development within the reinforce the separate identity of the two settlements.’ be no more than two storeys. Borough of Basingstoke. • The introduction of energy saving and new construction Tadley Design Statement A report for Basingstoke and Deane Landscape methods, such as prefabricated sections, should Capacity Study 2010: Site Options (November 2010) be encouraged, provided that the exterior design of Design Guidance for Housing Developments A detailed Landscape Capacity Study of the borough was the buildings is in keeping with the character of the carried out in 2010 to examine sites immediately surrounding The townsfolk cherish the diversity of design, and do not seek surrounding area. Basingstoke, Tadley and Bramley as well as Overton and to have a definitive ‘Tadley’ style. However, developments • Design should generally follow the traditional pitched Whitchurch. The assessment forms part of the Local Plan should retain the characteristics of that particular part roof style with a central ridge, gables and tiling to match evidence base and has been used to help determine the of the Town. Two things however, can be thought of as the surrounding area. Rooflights should preferably be most suitable location for future development in the borough. characteristic of Tadley as a whole: the wealth of trees, with placed at the rear of buildings, to preserve the aesthetic many large mature specimens, and in the residential areas, appearance of the roofs. The assessment generally follows the same approach taken houses set well back from the road with wide verges and • Houses should have suitable garages or hard-standing in the 2008 capacity study; however each site is considered open grassy areas. areas to avoid the need for dangerous kerb-side parking

Bishopswood Lane, Tadley | Design and Access Statement 16 02 Assessment

which also detracts from the appearance of the street. • Careful consideration should be given to the impact neighbouring properties, with particular attention and Garages should match the style and materials and of new development on the views from public rights of regard to: respect the form of the main property and not dominate way, particularly with regard to the height, bulk, design, - roofline it. colour, boundary and landscaping of new development - viewed aspect which should aim to blend into the aspects of Baughurst Design Guidance for Amenities - boundary walls countryside character and surroundings. - driveway and hard areas • Developers are encouraged to provide playgrounds to • New buildings and changes to existing buildings or - existing vegetation profile the high standard currently to be found in the town. activities should be carefully considered to ensure they • Developments which increase the areas allocated to do not encourage vehicles to park on roads or verges. - planned vegetation profile and character recreation and provision of outdoor activity areas should • New development should respect the character of • Traditional, local style brick should be the predominate be encouraged. the area established by the pattern of frontage set material for new buildings and whenever practical Design Guidance for Infrastructure backs and the spacing between buildings, which allow construction methods should follow the more traditional glimpses of landscape and trees beyond. Development styles. There have been many comments by the local residents without a roadside frontage should be avoided where it • Traditional local style roofs and construction methods about increasing traffic and excessive speeds particularly in will adversely affect this character. should be used for new dwellings and buildings. the residential roads. The use of traffic calming may well be • Proposed new developments and improvements should • In order to maintain the character of the village, existing called for. respect the essential character of landscaped space mature screening and off-road parking should be retained around and between houses and buildings. wherever possible. • The opportunity should be taken on new developments

165583 TVDS Cover.qxd 7/15/04 9:35 AM Page 3 to expand the network of footpaths and add cycle routes • New development should retain hedgerows on site, leading to the town and local employers. and if required, as a preference boundaries should be

marked with native hedges rather than fast growing DesignT Statementadley Design Guidance for the town of Tadley 2004 conifers and fences. Baughurst and Wolverton Village Design Statement • Variety in the positioning of buildings on their plots is a

feature to be encouraged, taking note that the parish of Information and The Baughurst and Wolverton Design Statement describes guidance for residents, planners and developers. Written and produced by the people of Baughurst Parish

This document has been adopted by Baughurst wishes to maintain a rural theme throughout. Basingstoke and Deane Borough the character of the neighbouring settlements of Baughurst Council as supplementary planning Baughurst and Wolverton guidance. April 2004 Village Design Statement and Wolverton and provides design guidance for the area. • The creation and appearance of excessive bulk and Encompassing the Parish of Baughurst Relevant guidance includes; overshadowing should be avoided. Careful consideration should be given to the effect on the countryside and

17 Bishopswood Lane, Tadley | Design and Access Statement 02 Assessment

Common to the north of the site as well as Plantation copse seen is the addition of a gravel pit located opposite the site Historic Development within the site. The limited development present is focused off Bishopswood Lane.

The historic maps below show the proposed development on Baughurst Road/Bishopswood Lane junction as well site in the context of the growth of the area over the past as extending along Baughurst Lane, Heath Lane and part Dramatic expansion occurred during the 1950s following 142 years. In 1873 the main road structure and layout were of Bishopswood Lane. By 1913 development along Heath the arrival of the Atomic Weapons Establishment (AWE) in much the same as present day. The surrounding landscape is End Lane has expanded into part of Tadley Common and Tadley. The 1956 map shows the whole of Tadley Common, largely wooded and includes Tadley Common and Baughurst further development can be seen along Baughurst Road with Baughurst Common and Baughurst plantation becoming properties backing onto the site’s western boundary. Also residential development and associated community facilities

1873 1913 1956

Bishopswood Lane, Tadley | Design and Access Statement 18 02 Assessment built to house AWE’s workforce. This expansion created a and residential development opposite the site off Sheridan large swathe of residential development to the north of the Crescent can been seen on the 1991 map. Also shown site, connecting the settlements of Baughurst and Tadley. is a reduction in tree cover within the site with Plantation Also shown is the closure of the gravel pit opposite the Copse reduced to a small woodland block. Most recently site, which has become a wooded area. By 1974 there had the addition of modern residential development at The been further development to the north of the site as well as Hawthorns and Blackthorn Common can be seen adjoining expansion along the western edge of Tadley. The addition of the site’s western boundary in the 2014 map. Bishopswood Lane Golf Course to the south east of the site

1974 1991 2014

19 Bishopswood Lane, Tadley | Design and Access Statement 02 Assessment

Topography

The contours within the site generally slope down from the north to the south. A high point of approximately 105m AOD is located in the north east of the site adjacent to Bishopswood Lane and a low point of approximately 93m AOD in the south eastern corner adjacent to the driving range at Bishopswood Lane Golf Course. The landform within the site also drops away along the route of Bishop’s Wood Stream.

In the wider context the landform rises towards Brimpton Common to the north east of the site and Browning Hill to the south of the site, which provides a localised high point within the landscape. The landforms falls to the west of the site creating a valley around a tributary of the River Enborne.

Bishopswood Lane, Tadley | Design and Access Statement 20 02 Assessment

Application Boundary

105m - 110m AOD

100m - 105m AOD

95m - 100m AOD

90m - 95m AOD

85m - 90m AOD

80m - 85m AOD

75m - 80m AOD

70m - 75m AOD

65m - 70m AOD

60m - 65m AOD

N Figure 5: Topography Plan N.T.S

21 Bishopswood Lane, Tadley | Design and Access Statement 02 Assessment

assessed within the report. Of the other Character as the green infrastructure framework establishes and Landscape and Visual Appraisal Areas nine are assessed as being of low capacity and matures. The landscape proposals provide opportunities A Landscape and Visual Assessment of the proposed one (TA03), which is located to the south of TA04 is for habitat creation and recreation within areas of public development has been carried out as part of an iterative assessed as medium/low capacity. The Site is therefore open space. Once new planting has established, this design process by FPCR Ltd. The conclusions of the LVIA situated in the most suitable location for the future would soften the appearance of built form and further are summarised below: development of Tadley. In addition, in the more detailed filter and screen views of new housing. Site Options Capacity Study (November 2010), site • The visual analysis has identified a number of points TAD018 in which the Site lies is assessed as being of • Whilst there would inevitably be some adverse including: medium/high capacity. - The strong pattern of existing vegetation provides a landscape and visual effects at completion, it is judged robust framework in which to accommodate development that the effects of the Proposed Development would be with limited visual effects beyond the immediate setting. • Existing trees along the Public Right of Way to the west localised and limited in their geographical extent. of the Site and along Bishopswood Lane will provide - There will be a lack of close range ground floor views a buffer between the new development and existing of proposed dwellings available from existing properties • At completion, the overall landscape effects are judged houses to the north and west. Proposed GI to the due to the mature vegetation along the Site’s boundaries. to be minor-moderate adverse with overall visual northwest of the Site will provide a substantial buffer - The Site’s Zone of Visual Influence is limited and there effects considered to be minor-moderate adverse. At between existing properties to the west and northwest are few visual receptors within the surrounding area. Year 10, once new planting has had the opportunity to and the new houses. The proposals will also be set back establish and mature, the overall landscape effects are from Bishopswood Lane Golf Course’s driving range considered to be minor adverse and the overall visual beyond a proposed landscape buffer. • It is considered that the Proposed Development could effects are considered to be minor adverse. be accommodated without compromising the integrity of the Strategic Gap designation proposed within • Generally, the majority of views of the Proposed • It is considered that the Site and local landscape Basingstoke and Deane’s emerging local plan. Development would be filtered and screened to varying have the capacity to accommodate development of degrees by intervening areas of built development, the modest scale and nature proposed. The proposed landform and tree and hedgerow cover along the Site • The Site lies within Local Character Area TA04 within development of up to 145 dwellings and associated boundaries and in the immediate vicinity of the Site. the Basingstoke, Tadley and Bramley Landscape green infrastructure would be appropriate within this Capacity Study (2008). The landscape capacity of TA04 landscape context and the effects as a result of the is assessed as medium, this is the highest capacity • The landscape and visual effects of the Proposed Proposed Development would not give rise to any rating of the eleven Character Areas surrounding Tadley Development at completion would decrease over time unacceptable landscape and visual harm.

Bishopswood Lane, Tadley | Design and Access Statement 22 02 Assessment

Application Boundary

Basingstoke and Deane Landscape Assessment (2001)

North Sherborne

North Silchester

Tadley

Wolverton

Hampshire County Integrated Character Assessment (2008) Pamber and Tadley Plantations and Heath

North Hampshire Lowland Mosaic

N Figure 6: Landscape Character N.T.S

23 Bishopswood Lane, Tadley | Design and Access Statement 02 Assessment

Approximate extents of Site

Vegetation along site’s northern boundary Bishopswood Lane

1 View south from Bishopswood Lane/Sheridan Crescent junction Property off Vegetation along Bishop’s Wood Property off Approximate extents of Site Bishopswood Lane Stream / site’s southern Boundary Baughurst Road Public Footpath (Tadley 8)

2 View north from Public Footpath Tadley 8 Great Copse Buildings at Inhurst Public Footpath (Baughurst 11) Farm Properties off Wolverton Road Direction of Site

1

3 2

3 View north east from Public Footpath Baughurst 11

Bishopswood Lane, Tadley | Design and Access Statement 24 02 Assessment

Approximate extents of Site

Bishopswood Lane Grade II Listed Building St Johns

4 View south from Bishopwood Lane Approximate Extents of Site Perimeter fencing of Bishopswood Lane Golf Course Driving Range Bishopswood Lane

5 View north west from Bishopswoods Lane Approximate Extents of Site Baughurst Road Public Footpath - Baughurst 49 Vegetation along site’s southern Boundary

4

5

6

6 View north east from Baughurst Road

25 Bishopswood Lane, Tadley | Design and Access Statement 02 Assessment

Access, Movement and Facilities

The site is sustainably located with good access to the town, existing community amenities and the local public transport network. Local amenities within walking distance of the site include the local Primary and Secondary schools, local shops, Public Houses and Post Offices. There is a wide network of public footpaths, which provide good connections to the wider countryside and surrounding settlement. There is also a frequent bus service operating to Basingstoke with four buses per hour and a service to Newbury which runs every other hour. The nearest bus stop is situated adjacent to the site’s northern boundary on Bishopswood Lane.

1 2 Bus Stop along Tadley Library Bishopswood Lane

3

Public House off Wolverton Rd

Bishopswood Lane, Tadley | Design and Access Statement 26 02 Assessment

Application Boundary

1 Shops 1 1 2 Public House 8 3 Post Office

4 Pharmacy

5 Dentist

6 7 Hair Salon 3 1 4 10 2 1 5 6 1 7 Doctor 1 1 10 2 3 3 3 8 6 1 2 9 4 Opticians 1 6 9 4 5 8 2 1 Supermarket 1 1 6 1 1 1 10 3 4 6 10 Bank

1 Employment Location

2 4 1 Religious Centre

1 1 Pre-school / Play group 1 2 Primary School

3 Secondary School / College

1 Community Centre / Town Hall 2 2 1 7 2 2 Sports Facilities

3 Library 1 4 Play Area Bus Stops Bus Routes Public Right of Way

1 1 2 400 metre distance offset from site 800 metre distance offset from site

N Figure 7: Access and Facilities Plan N.T.S

27 Bishopswood Lane, Tadley | Design and Access Statement 02 Assessment

Local Townscape Character

There are no Listed Buildings or statutory designations that cover the site. A Grade II listed building ‘St. John’s’ is located adjacent to the site’s northern boundary. Existing properties located adjacent to the site to the north, east and west are generally two storey buildings that are detached and semi detached. Properties are set back from the road with dedicated off street parking and front gardens. The site adjoins recent residential developments at The Hawthorns and Blackthorn Close, these developments feature a mix of housing sizes and are predominately brick built. The local town vernacular is defined by a mixture of styles using modern and traditional building materials and includes brickwork, tiled and pitched roofs and gables.

Examples of modern housing within the local area

Bishopswood Lane, Tadley | Design and Access Statement 28 02 Assessment

Local Townscape Character

Tadley Design Statement (2004)

The area to the north of the site falls within the ‘North West Tadley’ Character Area as identified within the Design Statement, this area is described as;

‘The majority of the area is made up of housing estates built during the period 1953-1956 for the then UKAEA (AWRE and later AWE) work force. It was designed as a self-contained residential area, with shops and amenities.’

Examples of local character within North West Tadley

29 Bishopswood Lane, Tadley | Design and Access Statement 02 Assessment

The settlement character within the assessment is described Local Townscape Character as;

The Basingstoke and Deane Landscape Character Assessment includes an assessment of the key settlement’s Some older houses can be found in the original village of within the borough. The assessment describes the key Tadley, which now forms the south-eastern tip of the modern characteristics, origins and historical development and development, and at Church Road a little to the west. landscape setting of each settlement. These are mostly of brick with clay tiled roofs, and date from the 17th and 18th centuries.

The assessment describes the settlement adjacent to the site as ‘Tadley/Baughurst/Pamber Heath’. The key ...Tadley grew rapidly after World War II. This was due to the characteristics of this area are described as; development of Aldermaston airbase and the establishment of AWRE ... From the 1930s, linear development took place

• comprises three settlements; along most of these lanes, and in the 1950s local authority housing was built between the old village and Church Lane ... • small settlements located along winding lanes Further local authority housing was built in a series of loops interspersed with patches of common; off the A340. More concentrated cul-de-sac development has • set within a mixed farmland and woodland landscape taken place since the 1940s, filling in much of the remaining with heathland common; heathland. This housing is of a higher density. • lack of central core; • use of traditional materials - predominantly brick and Around the central crossroads of Baughurst is some looser plain clay tile; modern development within well-treed grounds. A few • mostly modern residential development; areas of heath and woodland survive as islands within the residential development, most notably off Brimpton Road. • linear character with cul-de-sac development; Footpath links join housing areas to the open spaces. • some heath and woodland remains within the built-up areas; • footpath links between housing areas and open spaces/ woodland.

Bishopswood Lane, Tadley | Design and Access Statement 30 02 Assessment

KEY:

Application Boundary

Conservation Areas

Basingstoke and Deane, Landscape Assessment; Tadley/Baughurst/Pamber Heath Settlement Character

Historic areas with rural characteristics

Linear 20th century expansion

20th century housing estates

Modern industrial development

Modern office/retail development

Woodland

Open space

Figure 8: Tadley/Baughurst/Pamber Heath Settlement Character (from Basingstoke and Deane Landscape N assessment, 2001) N.T.S

31 Bishopswood Lane, Tadley | Design and Access Statement 02 Assessment

identified largely utilising the linear corridors and wooded Nature Conservation and Ecology areas. The large resource of trees contained features

The following section provides a summary of the ecological which provided potential roosting habitat for bats; aerial baseline and the assessment of effects relating to the assessment of these found no evidence of roosts. A small proposed development. population of slow worm and grass snake was identified within unmanaged grassland margins of fields in the northern

The site is formed by nine contiguous field compartments, extent of the site. The bird species assemblage was found, all managed as cattle and horse-grazed pasture. Fields for the most part, to comprise widespread, common and were bound and bisected by hedgerows, trees, woodland abundant species with a small number of notable NERC and Bishop’s Wood Stream running centrally and along species, including bullfinch, dunnock, starling, marsh tit and the western boundary of the site. Three of the fields song thrush found to be potentially breeding on site. have been designated as Sites of Importance for Nature Conservation (SINCs) due to the diverse grassland they The development will retain the habitats of high ecological support. In addition, the small area of wet woodland present value, including the SINC sites, all hedgerows and wooded centrally within the site has been designated a SINC. The areas. The designated grassland fields are dependent upon remaining fields have been found to support species-poor future management to maintain and enhance botanical semi-improved grassland. Mature hedgerows containing diversity, and this will be guided through implementation of a many mature trees form distinctive corridors across the site, Biodiversity Management Plan. Small sections of hedgerow whilst generally unmanaged these are largely species-rich will be required for access purposes and this will be and of native composition and are all habitats of principal compensated for through creation of new native hedgerow importance under the Natural Environment and Rural and tree planting as well as enhancement of existing Communities (NERC) Act 2006. features. The existing green corridors will be enhanced through inclusion of buffers designed to maintain discreet

A full suite of protected species surveys were completed dark corridors for bat species, reptiles and invertebrates. In across the survey area to inform the status of great crested addition to focussing on the existing features of ecological newts, bats, hazel dormice, reptiles, birds and badger. importance, the overall landscaping scheme will include new Through surveys, a diverse range of bat species were tree, shrub and hedge planting, with creation of a balancing facility to provide further benefits for local wildlife.

Bishopswood Lane, Tadley | Design and Access Statement 32 02 Assessment

(Please refer to Ecological Appraisal report which accompanies this application)

N Figure 9: Ecological Appraisal N.T.S

33 Bishopswood Lane, Tadley | Design and Access Statement 02 Assessment

In the wetter areas of the site there is an abundance of The retained tree cover will form part of the new supporting Arboriculture riparian species such as common alder ‘Alnus glutinosa’, Green Infrastructure and has been set within generous

A survey of tree cover has been undertaken of any goat willow ‘Salix caprea’ and crack willow ‘Salix fragilis’. landscape buffers and areas of new public open space specimens which may be present either within the site or Within the woodland parcel there are several broadleaved thereby serving to reduce commonly experienced conflicts within influencing distance of the site, in accordance with species including oak, ash, holly and a small quantity of between trees and residential elements. The majority of guidance contained within British Standard 5837 (2012) aspen Poplus tremula on the outer edges. existing mature trees being retained within areas designated Trees in relation to design, demolition and construction - for their environmental/recreational value thus representing Recommendations. At the time of writing records indicate there are no statutory a minimal change from the historic growth environment and designations i.e. Tree Preservation Orders or Conservation allowing future growth to continue unhindered.

A total of thirty two individual trees, twenty nine groups Areas that may affect trees associated with the site. of trees, a small woodland and a single hedgerow were Providing that retained trees are protected during surveyed as part of the arboricultural assessment. The majority of trees were assessed as being of either construction work by the requisite tree protection barriers, Category A or B quality and value arboriculturally; for their the existing tree cover should be successfully integrated with

Tree cover is largely of mature age and forms tree dominated good condition, remaining future life expectancy and visual the development proposals and to continue providing visual field boundaries around the various field compartments. contribution to the character of the local landscape. Only amenity. Bishopswood Lane supports well established trees on both four individual trees were regarded as being unsuitable for sides especially in the southern part, reflecting the woodland retention and would be considered for their ecological value The development also provides an ideal opportunity to found in the local landscape. Centrally within the site is a to the site before any decisions are taken to remove them. increase the amount of local tree cover through new tree small block of woodland, which forms part of a local SINC. planting using species that are in keeping and characteristic The proposed Development Framework is considered to be to the area and thereby ensuring continuation of that tree

The principal species across the site’s field boundaries is arboriculturally sound as it has been designed around the cover into the future. English oak ‘Quercus robur’ of fully formed proportions, natural features of the site thereby retaining the strong field supported by an understory of holly ‘Ilex aquifolium’. boundaries and the trees contained within them. Alongside oak, other species are well represented such as common ash ‘Fraxinus excelsior’ and occasional beech The only tree losses will be where access points are required ‘Fagus sylvatica’. Minor species present mostly as part of however any tree removals have been kept to a minimum as groups are hazel ‘Corylus avellana’, hawthorn ‘Crataegus it has been possible to utilise existing field entrances and monogyna’, silver birch ‘Betula pendula’ and wild cherry natural gaps within the boundaries where possible. ‘Prunus avium’.

Bishopswood Lane, Tadley | Design and Access Statement 34 02 Assessment

(Please refer to Arboricultural Assessment which accompanies this application)

N Figure 10: Tree Survey N.T.S

35 Bishopswood Lane, Tadley | Design and Access Statement 02 Assessment

Water, Drainage and Hydrology

The outline planning application is accompanied by a Flood Risk Assessment (FRA), which describes the site’s water and drainage issues.

The development will incorporate measures to deal with storm and surface water drainage which are in accordance with all current national and local guidance.

Bishopswood Lane, Tadley | Design and Access Statement 36 02 Assessment

01 Land south of Bishopswood Lane, Tadley Consultation INTRODUCTION

THE SITE Introduction Land south of Bishopswood Lane, Tadley Gladman Developments has engaged in a process of Gladman Developments Ltd. has successfully invested in communities throughout WASING WOOD the UK over the past 20 years, developing high quality and sustainable residential,02 commercial and industrial schemes. A process of public consultation is being undertaken by Gladman Developments Ltd. in order to present the emerging development proposals BRIMPTON COMMON HISTORIC CONTEXT for land south of Bishopswood Lane, Tadley to the local community. We are proposing a B3051 residential development of up to 290 new homes and 60 extra care retirement dwellings A340 community engagement during the development of the together with new public open space and a Village Green.

HEATH END BAUGHURST The purpose of the public consultation process is to outline the details of the draft COMMON scheme and seek comments from the local community which will be consideredHistoric before Maps The historic maps below show the proposed development site in the context of the growth of the area over the past 142 years. In 1873 the main road structure and layout were much the Outline planning application is submitted to Basingstoke and Deane Borough MOUNT PLEASANT proposals for the site. Council. the same as present day. The surrounding landscape is largely wooded and includes Tadley Common and Baughurst Common to the north of the site as well as LandPlantation copse south within of Bishopswood Lane, Tadley TADLEY the site. The limited development present is focusedBAUG Hon Baughurst Road/BishopswoodBISHOPSWOOD Lane junction as well as extending along Baughurst Lane, Heath Lane and part of Bishopswood INHURST LANE GOLF Lane. By 1913 development along Heath End Lane has expandedBISHOP’S into WOOD part STREAM of Tadley03 Common and further development can be seen along Baughurst Road with properties backing onto Site Description COURSE URST R The site lies on the western extent of the town of Tadley. It sits adjacent to theexisting site’s western boundary. Also seen is the addition of a gravel pit located opposite the site off Bishopswood Lane.

OAD housing off Bishopswood Lane to the North and Baughurst Road to the west including EXISTING CHARACTER recent residential developments at The Hawthorns and Blackthorn Close. TheDramatic site is expansion occurred during the 1950s following the arrival of the Atomic Weapons Establishment (AWE) in Tadley. The 1956 map shows the whole of Tadley Common, Baughurst located to the south of Bishopswood Lane and to the north west of BishopswoodCommon Lane and Baughurst plantation becoming residential development and associated community facilities built to house AWE’s workforce. This expansion created a large swathe of

Golf Course. residential development to the north of the site, connectingBAUGHURST the settlements of Baughurst and Tadley. Also shown is the closure of gravel pit opposite the site, which has become a wooded area. By 1974 there had been further development to the north of the site as well as expansion along the western edge of Tadley. The addition of Bishopswood Lane Golf Course to the The site comprises 18.15ha of agricultural land defined by established trees, vegetationsouth east of the site and residential development opposite the site off Sheridan Crescent can been seen on the 1991 map. Also shown is a reduction in tree cover within the site with KEY: and ditches. A woodland block is located at the centre of the site and 5 propertiesPlantation off Copse reduced to a small woodland block. Most recently the addition of modern residential development at The Hawthorns and Blackthorn Common can be seen adjoining The site lies within National Character Area the site’s western boundary in the 2014 map. Application Boundary 129 “Thames Basin Heaths” as described by Public consultation was carried out for a considerably larger Bishopswood Lane adjoin the site’s northern boundary. The site has a gradual slope, Natural England. Land south of Bishopswood Lane, Tadley falling towards it’s southern boundary. Bishop’s Wood Stream transects the site leaving Basingstoke and Deane Landscape Assessment (2001) the site at a point on the southern boundary. 04 North Sherborne At a local level, the site lies within the Character Area of ‘Pamber and Tadley Plantations and A Public Right of Way runs adjacent to the site’s western boundary and provides a North Silchester VISUAL CONTEXT Proposed Heath’ within the Hampshire County Integrated pedestrian route between Bishopswood Lane to the north of the site and Baughurst Existing Industrial Primary Woodland Site Road development of up to 290 dwellings, the proposals have Development Character Assessment and the ‘North Sherborne’ Road to the west. Much of this route is well vegetated by mature trees. Tadley/Baughurst/Pamber Heath Secondary Character Area of the Basingstoke and Deane Existing Public Road Water Body Settlement Footpaths The Need for New Housing Watercourse Wolverton Landscape Assessment. Every Council is required by the Government to boost significantly the supply of housing and to make planning decisions in the light of a presumption in favour of sustainable Hampshire County Integrated Character The North Sherborne Character Area is SITE AND LANDSCAPEAssessment (2008) development. Basingstoke and Deane Borough Council is required to provide enough characterised by a patchwork of mixed farmland since evolved resulting in a smaller development of up to Pamber and Tadley Plantations and woodland as well some areas of managed housing land to meet its full future housing needs. At present the Council cannot Site & Setting and Heath parkland. The landform is low-lying, gently Land south of Bishopswood Lane, Tadley demonstrate a 5-year supply of land for housing and approval of this development will The site lies to the west of TadleyNorth Hampshireoff Bishopswood Lowland Mosaic Lane, comprising agricultural undulating and includes minor valleys. help towards addressing the shortfall of housing within the area. land with an area of 18.15ha. The fields within the site are defined by established 05 tree belts and ditches. A Public Right of Way runs adjacent to the site’s western Why is the site suitable for development? boundary providing a route between Bishopswood Lane and Baughurst Road. FACILITIES 145 dwellings (see Design Evolution, pg.44). Tadley is considered to be a very sustainable location to accommodate a large proportion1873 1974 of the Council’s future housing growth. The site is suitably located within reach of a The contours within the site generally slope down from the north to the south, with good range of local services and community facilities with good access to the local the high point within the site located along Bishopswood Lane and the lowest along public transport network. The proposal will provide new homes needed to sustain the the site’s southern boundary. vitality and viability of the local community. Development of the site would form a logical In the wider context the landform rises towards Brimpton common to the north east extension to Tadley in the location which has been acknowledged by the Council as What are the local facilities? 1 of the site and Browning Hill to the south of the site, which provides a localised high having the landscape capacity to accommodate development within Tadley. point within the landscape. The landforms falls to the west of the site creatingThe asite is sustainably located with good access to the town, existing community amenities and the local public transport network. Local amenities within walking distance of the site Application Type & Submission Date valley around a tributary of the River Enborne. include the local Primary and Secondary schools, local shops, Public Houses and Post Offices. There is a wide network of public footpaths, which provide good Landconnections tosouth the wider of Bishopswood Lane, Tadley countryside and surrounding settlement. There is also a frequent bus service operating06 to Basingstoke with four buses per hour and a service to Newbury which runs every other hour. Gladman Developments Ltd. is intending to submit an Outline application for up to Visual Environment The nearest bus stop is situated adjacent to the site’s northern boundary on Bishopswood Lane. 290 homes and 60 extra care living dwellings to Basingstoke and Deane Borough The topography of the surrounding landscape and the mature vegetation in the A leaflet outlining the development proposals was distributed Council in the Summer of 2015. This would establish the principle of development. Local Building Styles CONSTRAINTS & OPPORTUNITIES 1913 1991 locality limit views to the site. Views from the Public Rights of Way adjacent to the There are no Listed Buildings or statutory designations that cover the site. A siteGrade and II tolisted the southbuilding of ‘St.the siteJohn’s’ are isfiltered located by adjacent existing tomatur thee site’s vegetation. northern boundary. Existing properties located adjacent to the site to the north, east and west are generally two storey buildings that are detached and semi detached. Properties are set back from the road with dedicated off 2 street parking and front gardens. The site adjoins recent residential developmentsIn the at wider The Hawthornscontext views and towards Blackthorn the siteClose, within these the developments wider landscape feature to the a mixsouth of housing sizes3 and are 1 1 predominately brick built. The local town vernacular is defined by a mixture ofand styles east using of the modernsite are andlimited traditional due to changesbuilding inmaterials topography and includesin the area brickwork, and existing tiled and pitched roofs and 8 gables. vegetation. Mature trees along Bishopswood Lane and the site’s western boundary What are the constraints and opportunities? to households, businesses and to core stakeholders for help to filter views from surrounding residential properties. The assessment of the site and its surroundings has identified a number of features which should be protected, retained and enhanced wherever possible as part of the development Aerial photograph with site boundary and viewpoint locations proposals for the site. These considerations provide the opportunities and constraints for development and have been used to inform the preparation of the FrameworkLand Plan. south of Bishopswood Lane, Tadley

Approximate extents of Site 07 7 3 Vegetation along site’s 1 4 10 information. northern boundary Bishopswood Lane 2 1 5 6 1 1 1 10 ILLUSTRATIVE FRAMEWORK 2 3 1956 2014 3 3 6 1 2 8 9 4 1 6 4 5 8 2 1 1 1 6 1 1 10 3 1 4 6 9

3 7 4 104m 1 View south from Bishopswood Lane Property off2 7 Bishopswood Lane 104m Approximate extents of Site Property off Baughurst Road Public Footpath (Tadley 8) 1 103m 1 BISHOPSWOOD LANE HEATH END ROAD 4 2 2 Through the ‘Gladman Your Views’ website a series of 102m Above: Examples of traditional and modern built form and materials used within the surrounding area. The proposals will seek to reflect the existing built character so as to create an appropriate and 1 sympathetic development in keeping with the character of the site and its context. 101m 2 2 1 7 12 100m 2 8 12 View north from Public Footpath Tadley 8 99m 2 Public Footpath information boards were displayed providing background 1 HUNTSMOOR ROAD Buildings at Inhurst Farm Properties off Wolverton Road Great Copse Direction of Site (Baughurst 11) 10 104m 10 103m 98m 102m 5

3 101m 100m information to the proposals and identifying the factors 1 2 1 99m 4 View north east from Public Footpath Baughurst 11 3 100m 98m 10 3 ALL DITCHES/STREAMS Religious Centre RETAINED WITH 5M BUFFER Application Boundary 6 Hair Salon 1 3 Library 99m BAUGHURST ROAD PROPOSED FOOTPATH CONNECTS TO EXISTING 98m PUBLIC RIGHT OF WAY 97m 1 4 Play Area which have informed the proposals. The public were invited 7 Doctor Pre-school / Play group 97m 2 96m 1 Shops 6 96m 8 2 Primary School Bus Routes 95m 2 Public House Opticians 95m 94m 3 Public Right of Way 11 9 Supermarket Secondary School / College 3 Post Office 11 to leave comments or email responses. Community Centre / Town Hall 400 metre distance offset from site 10 Bank 1 4 Pharmacy 7 7 1 Employment Location 2 Sports Facilities 800 metre distance offset from site 5 Dentist

BISHOPSWOOD GOLF Application Boundary 18.15ha COURSE

1 Potential Access Point 5 Contours 9 Grade II Listed Building

2 Existing Vegetation 6 Existing Public Right of Way 10 Existing Watercourses Green Infrastructure (8.58Ha) includes: Application Boundary (18.15Ha) Potential location for Village Full details of the consultation are set out within the Indicative Main Access Route Existing Vegetation to be Retained 3 Potential Pedestrian Links 7 11 Potential Attenuation Area Green (1.15Ha) Potential ViewsProposed Residential Development (8.81Ha) Retained and enhanced Proposed Tree Planting Up to 290 dwellings Existing Public Right of Way ecological area (2.53Ha) 4 Sewer Easements 8 Existing Roads 12 SINCs (site of importance for nature Proposed Public Open Space Proposed Extra Care Retirement Living (0.76Ha) Existing Pedestrian Routes Indicative Attenuation Areas (0.24Ha) Up to 60 dwellings conservation) (1.04Ha) Proposed LEAP Play Area (0.05Ha) Green Corridors (3.57Ha) Potential Vehicular Access Statement of Community Involvement which accompanies Proposed Footpaths / Cycleways DESIGN PRINCIPLES The assessment of the site and its setting has helped to inform the preparation of a development framework for the site. A number of design principles have influenced the development proposals for the site. These principles include:

• Site access to be gained off Bishopswood Lane. • Connections to be made from the public open space to the existing public rights the planning application. of way network through the site and out into the wider landscape. • Potential location for a Village Green off Bishopswood Lane. • Proposed habitat corridors across the site to enhance site biodiversity. • Provision for Extra Care Retirement Living within the site. • Proposed ponds to be located in the lowest points of the site, • Proposed pedestrian connections within the site. areas to be managed for biodiversity benefits.

Public Consultation Boards

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Bishopswood Lane, Tadley | Design and Access Statement 38 03 EVALUATION & DESIGN

This section IDENTIFIES THE CONSTRAINTS AND OPPORTUNITIES OF THE SITE AND ITS CONTEXT AND SETS OUT KEY URBAN DESIGN PRINCIPLES FOR THE PROPOSED DEVELOPMENT 03 Evaluation and Design Principles

• Consideration and retention of SINCs (site of importance • Opportunities to contribute to local biodiversity through Constraints and Opportunities for nature conservation) located within the site (12) habitat creation, in particular through the enhancement of

The assessment of the site and its context has identified • Consideration for the setting of the Grade II Listed the existing watercourses and the creation of balancing a number of constraints and opportunities associated with Building St Johns located to the north of the site (9). ponds to the south as part of an integrated sustainable the proposed development. These are described below and drainage system (10 & 11); illustrated on the constraints and opportunities plan where • Opportunity to provide links into existing Public Right of appropriate. This analysis of constraints and opportunities Opportunities Way network and public open space into Tadley and out has informed the development proposals: into the wider landscape (6); • Delivery of a well-designed sustainable development • Opportunity for high quality built development that is which can provide up to 145 new homes, 60 retirement Constraints informed and inspired by local vernacular; dwellings and significant areas of open space; • Opportunity to maintain vista through site to high ground • Retention of existing trees, hedgerows and other • Delivery of new homes within an area identified as to the south west (13). important landscape features, particularly those identified having the highest capacity for new development around as having ecological interest, wherever possible (2)*; Tadley (as identified within capacity assessments carried • Mitigation of visual impact of the proposed development out for Basingstoke and Deane Borough Council); on views from the immediate and wider landscape to the • Creation of a strong landscape framework to include south and west including from Public Rights of Way and existing trees and hedgerows across the site and along adjacent residential properties (7); the site boundaries (2); • Built development should have regard to the existing • Opportunity to provide a new public open space to built context and character of Tadley; include areas for informal recreation, footpaths and • The topography of the site provides an opportunity and habitat creation; constraint in relation to drainage (5 & 10); • Opportunity to address lack of amenity green space • Consideration for Sewer Easements running through the accessible to northern Baughurst as identified in site (4). Basingstoke and Deane Borough Council’s Green Infrastructure Strategy, July 2013.

* Numbers refer to symbols shown on constraints and opportunities plan overleaf

Bishopswood Lane, Tadley | Design and Access Statement 40 KEY:

Application Boundary

8 1 Potential Access Points

1 2 Existing Vegetation 9 3 Potential Pedestrian Links

3 4 Sewer Easements 7 7 104m 104m 1 5 Contours 103m 4 2 2 6 Existing Public Right of Way 102m 7 Potential Views 101m 8 Existing Roads 12 100m 8 12 9 Grade II Listed Building 99m 4 10 104m 10 Existing Watercourses

10 103m 11 Potential Attenuation Area 98m 102m 5 12 SINCs (Site of Importance for 3 101m Nature Conservation) 100m 13 View from site to high ground to 99m the south west

98m 10

97m 3 2 96m 6 13 7 95m

94m 11 7

N Figure 11: Opportunities and Constraints N.T.S 03 Evaluation and Design Principles

• Built development will respond to the morphology of the Vision for the development Key Design Principles existing settlement and will be located in proximity to the

The masterplan process seeks to achieve an optimum The site provides an excellent opportunity for a development existing town edge; solution which minimises the potential adverse effects on the which integrates well with the existing residential areas • To provide an appropriate transition with the adjacent environment and delivers a responsive layout, maximising of Tadley. The site has no overriding environmental countryside with particular reference to existing the environmental, social and community benefits. designations or physical constraints and provides the landscape character; opportunity to establish a sustainable development which is • Respond to the existing topography and key views into both physically and visually well contained. and out of the site; • To protect and enhance the site’s key landscape features The following design principles are a direct result of the and use them as a framework for the creation of new evaluation of baseline data, the site’s context, constraints Green Infrastructure; and opportunities and as a result of consultation responses: • To provide a choice of housing size and tenure in order to help create a mixed community, including • To promote the highest quality sustainable design, provision of . Affordable housing is creating a ‘place’ which is both safe and attractive and not to be grouped or pushed to the site boundaries but which enhances quality of life, health and social well- appropriately distributed throughout the development being; and positioned in close proximity to local facilities; • To create an enduring high quality built form, public realm • To create a clear hierarchy of connected and permeable and landscape that sensitively responds to its setting by streets that promote pedestrian and cycle movement; using best practice contemporary design that is rooted in local character whilst avoiding a clumsy pastiche of • Creation of a clearly defined public realm through the architectural styles; provision of continuous building frontage lines and variations in enclosure of private space; • Integration of the development into the existing townscape of Tadley particularly in relation to scale, • Provision of green space and areas for recreation which density and public realm; meet local needs, set amongst areas of retained tree and hedgerow cover.

Bishopswood Lane, Tadley | Design and Access Statement 42 04 DEVELOPMENT

This section DESCRIBES AND ILLUSTRATES THE DESIGN PROPOSALS AND DEMONSTRATES HOW THEY RESPOND TO THE CONSTRAINTS AND OPPORTUNITIES IDENTIFIED IN THE PREVIOUS SECTIONS 04 Development Proposals

• The retention of existing vegetation has created Design Evolution green corridors through the site. These also allow for

The development proposals have been guided by an iterative the integration of new footpath links throughout the design process, which has been informed by consultation development, creating pleasant green routes through with key stakeholders including members of the public and the site. the local planning authority. The process has comprised • Proposed pedestrian and vehicular links into the planned environmental and technical work, which has included an development help integrate and increase across the site. analysis of landscape, ecology, water and drainage, heritage • Proposed footpath links are proposed helping to link and movement. It has also considered the development’s the proposed development with the existing urban edge relationship with Tadley and the surrounding context. of Tadley as well as providing access into the wider countryside.

The images on this page show how the framework has developed as a result of this process. The design and layout From the initial design the framework continued to develop to of the initial framework was guided by the site’s opportunities incorporate the constraints and opportunities of the site and and constraints including: ensure the site relates well to its context.

• The positioning of green infrastructure is informed by The main evolution has been the reduction of the site retained vegetation around the site. boundary resulting in a smaller proposed development. In • The northern and central areas will maintain the existing addition, the potential Village Green has expanded to create SINC sites, while an area in the north west of the site will a large space in the north west of the site and Extra Care provide the opportunity for a Village Green, which will retirement dwellings in the north of the site has been included maintain the open setting of the Grade II Listed Building to provide a range of accommodation for the local community. St Johns. • The location of the proposed balancing ponds at a low The evolution of the framework has also seen the widening point to the south east of the site exploits the site’s of some of the green corridors through development to create topography to help provide sustainable drainage. It also wide ecological corridors and the addition of a landscape provides amenity value as a feature within the proposed buffer along the south eastern boundary to the driving range public open space. at Bishopswood Golf Course.

Bishopswood Lane, Tadley | Design and Access Statement 44 04 Development Proposals : Use & Amount

and for a wide demographic. The development will also The site’s Green Infrastructure will include; Use and Amount include the provision of affordable housing. Proposed Public Open Space (1.28ha)

The development proposals are illustrated by the Framework The site includes 1.28ha of proposed public open space this Plan, which indicates the parameters of the development. The average net density for housing blocks will be will include grassland and proposed tree planting. The plan identifies the following: approximately 30 dwellings per hectare. Generally lower densities will occur on the edges of the site, whilst higher Proposed LEAP Play area (0.05ha)

• The application site boundary; densities will be located along the primary vehicular route. A proposed play area has been located in the centre of the site. The play area will be set within open space and • The means of vehicular access into the site (See Extra Care Retirement Dwellings up to 60 dwellings (0.76ha) overlooked by proposed dwellings. Transport Assessment for details); The development will provide land for up to 60 Extra Care • The location and extent of proposed land uses; retirement dwellings. These will be located in the north of the Green Corridors (2.25ha) • The amount of built development (Net Developable site adjacent to Bishopswood Lane. Green corridors are a key feature of the site layout. They will Area). enable the conservation of existing vegetation and provide Quantum of development and mix of uses Total Green Infrastructure (7.40ha - approx. 57% of site area) wildlife corridors and pedestrian routes through the site. Approximately 57% of the site’s area is proposed as Green The outline planning application covers an area of 12.96ha infrastructure (GI). The development’s GI is based upon Village Green (1.14ha) and comprises: delivering functional, well designed green spaces that A potential village green is proposed in the north west of the enhance biodiversity and landscape character, and provide site, providing a valuable recreational resource for both new Residential Development up to 145 dwellings (4.80ha): play and recreational benefits. This will include public open and existing residents. The development provides land for up to 145 houses with space, a play area and footpaths/cycleways. Public open associated streets, private gardens and parking space. space has been sized in accordance with local standards. Retained & Enhanced Ecological Areas (2.52ha) Housing will be set within an attractive network of connected Two of the fields in the north west of the site and the woodland streets and surrounding greenspace. “Character streets” will The landscape proposals include the conservation of block in the centre of the site will become areas managed for create variety and a sense of identity within the layout. existing site hedges and trees wherever possible. These ecological benefits. will be supported by new landscape habitats of grassland The housing mix will be determined at the detailed stage, meadows, hedgerows and a balancing pond. This will Attenuation (0.16ha) but it is expected to include a broad range of house types as ensure that there is increased connectivity across the layout The balancing pond would be located within the southeast found within the local area that will allow for modern living for wildlife, as well as providing long term enhancement for of the site and designed to create an attractive landscape landscape and biodiversity. feature of value to wildlife and residents alike.

45 Bishopswood Lane, Tadley | Design and Access Statement KEY:

Application Boundary (12.96Ha)

Proposed Residential Development HEATH END ROAD BISHOPSWOOD LANE (4.80Ha) Up to 145 dwellings @ 30dph

Proposed Extra Care Retirement Living (0.76Ha) Up to 60 dwellings Potential Vehicular Access

HUNTSMOOR ROAD Indicative Main Access Route

Existing Public Right of Way

Existing Pedestrian Routes

Green Infrastructure (7.40Ha) includes: SINCs (Sites of Importance for Nature Conservation) Existing Vegetation to be ALL DITCHES/STREAMS Retained RETAINED WITH 5M BUFFER Proposed Tree Planting

Proposed Hedgerow Planting PROPOSED FOOTPATH CONNECTS TO EXISTING Indicative Attenuation Area PUBLIC RIGHT OF WAY (0.16Ha) Proposed LEAP Play Area (0.05Ha)

Proposed Footpaths / Cycleways BAUGHURST ROAD Potential location for Village Green (1.14Ha)

Retained and enhanced ecological area (2.52Ha)

Proposed Public Open Space (1.28Ha)

Green Corridors (2.25Ha)

BISHOPSWOOD GOLF COURSE N Figure 12: Framework Plan N.T.S 04 Development Proposals : Use and Amount

Illustrative Masterplan

The Illustrative Masterplan along with supporting text and illustrations in this section of the Design and Access Statement indicate the principles of urban structure, (i.e. the framework and the layout of streets and pedestrian routes), and the urban grain, (i.e. the location, arrangement and design of the development blocks, plot arrangement, and green infrastructure).

The Illustrative Masterplan provides an indication of densities across the site and identifies the situations where taller buildings may be used to close a vista or turn a corner. In addition information is provided with regard to building scale and the appearance of the development both in terms of its architecture and landscaping.

The purpose of the Illustrative Masterplan is to provide a template for the detailed design stage of reserved matters applications. It sets out the key urban design principles that the development will seek to adopt.

Figure 12: Framework Plan

47 Bishopswood Lane, Tadley | Design and Access Statement KEY:

Proposed Residential Development (4.80Ha) Up to 145 dwellings @ 30dph

Proposed Extra Care Retirement Living (0.76Ha) Up to 60 dwellings

Indicative Main Access Route

Existing Public Right of Way

Existing Pedestrian Routes

Green Infrastructure (7.40Ha) includes: SINCs (Sites of Importance for Nature Conservation) Existing Vegetation to be Retained

Proposed Tree Planting

Proposed Hedgerow Planting

Indicative Attenuation Area (0.16Ha) Proposed LEAP Play Area (0.05Ha)

Proposed Footpaths / Cycleways Potential location for Village Green (1.14Ha)

Retained and enhanced ecological area (2.52Ha)

Proposed Public Open Space (1.28Ha)

Green Corridors (2.25Ha)

N Figure 13: Illustrative Masterplan

N.T.S 04 Development Proposals

Illustrative Aerial Sketch

The Illustrative Aerial Sketch on the following page highlights some of the key elements within the site layout including the proposed GI.

The sketch also demonstrates how the proposed street layout reflects that found in the surrounding settlement, helping the proposals to blend harmoniously with the adjacent housing area.

Figure 13: Illustrative Masterplan

49 Bishopswood Lane, Tadley | Design and Access Statement 04 Development Proposals

Proposed housing Proposed Play Area fronting onto open space Existing trees to be retained and green corridors Proposed Site Access Potential Location for Village Green off Bishopswood Lane Proposed Balancing Pond Retained and Enhanced Proposed Extra Care Ecological Area Residential Dwellings

Proposed Green Corridors

Woodland block Vegetation along Bishop’s within site retained Wood Stream retained

N Figure 14: Illustrative Aerial Sketch N.T.S Location of Aerial View Bishopswood Lane, Tadley | Design and Access Statement 50 04 Development Proposals : Access and Layout

Access and Layout • To establish a legible environment of streets, routes, These will be the following: crossing points, surfaces, materials and edges.

The arrangement and the design of streets is the underlying • To provide safe and convenient access into the • The Main Street element of place making and the creation of attractive places. development. • Secondary Street Vehicular access will be provided from within the adjacent • Lanes / Mews site with planning consent as detailed in the Transport Street Pattern Assessment (TA). The key urban design principles that are There is further opportunity to create different street types at expected to be adopted and delivered through the detailed An irregular pattern of streets would be appropriate as this the detailed stage. It is possible that Lanes, and potentially stage, are the following: will deliver streets that are more direct and easier to navigate Mews arrangements, may not be adopted. An aspiration is around as well as creating development (perimeter) blocks that some of the Lanes and Mews could be designed as • To create a series of ‘street types’ that have different that are practical and efficient in their design. It will also allow shared surface streets. functions and design characteristics which will deliver the opportunity to introduce feature houses or squares as changes in character across the layout; streets intersect. Function • To provide streets and routes that are safe, direct and well connected which will deliver a legible environment. Indicative Street Types It is important that all streets cater for the needs of pedestrians • To maximise pedestrian and cycle connectivity with the and cyclists as priority, but also for the movement of car A hierarchy of higher order and lower order street will be existing and planned urban edge of Tadley; users, as well as refuse, recycling and emergency vehicles. • A layout that encourages people to walk and cycle and adopted. This helps residents and visitors understand the place and provides contrast and character. to use the Main Street; The detailed street design should not be overly engineered. • To establish active and animated street frontages with It needs to consider all users, so that streets are safe, The higher order Main Street will accommodate landmark an attractive public realm. attractive, accessible and easy to move through. spaces, and feature buildings, whilst a lower order street • Ensuring that all users (pedestrians, cyclists, car users, such as Lanes/Mews, will be more intimate in character. buses) can move safely, and calmly through the streets, with particular emphasis on non-car-users and less Street types, will have different characteristics in terms mobile people. of width, building form and landscape treatment. This will • To control, and seek to reduce, vehicle speed by urban generate a series of “character streets” that are distinctive design methods; and legible.

51 Bishopswood Lane, Tadley | Design and Access Statement Application Site Boundary

Main Street

Secondary Street

Lanes/Mews

Existing Roads

Existing Public Right of Way

Existing Pedestrian Routes

Proposed footpath connection

N Figure 15: Illustrative Access and Layout Plan N.T.S 04 Development Proposals : Access and Layout

Existing Vegetation creates Green The Main Street Corridors through development Higher proportion of linked properties along main street The Main Street will provide the principal access spine to create sense of enclosure through the centre of the site, which will then link with the Hedgerows creating strong boundary secondary streets and lanes/mews, creating a permeable layout which is easier to navigate. This will support the Feature buildings located at key logical progression of movement through the site providing points along the main street to a principal linear access route which will aid the legibility of define series of vistas and views the development. • The Main Street will include focal dwellings which punctuate junctions and serve to aid visual progression through the site. Street trees punctuate views • Parking will generally be provided to the side or rear along Main Street of the housing plots, with some on-street parking at the front of dwellings. This would be located in shared surface bays interspersed with tree planting, to provide active traffic calming measures. Corner turning properties designed to • Buildings will be designed to either wrap around corners, provide continuous frontage and aid be offset from the kerb line to create a deflected junction, natural surveillance of public realm or to frame a connecting street; continuous frontages will create a sense of definition and enclosure to the Main Street. • Some shared surfaces will be used to provide a pedestrian friendly environment and reduce traffic speeds. • Boundaries will be denoted by use of a strong hedgerow N which reduce the visual impact of parked cars within Figure 16: Character Areas; The Main Street N.T.S properties whilst softening the street character.

53 Bishopswood Lane, Tadley | Design and Access Statement 04 Development Proposals : Access and Layout

Typically detached or semi The Secondary Street Connects to Main Street detached properties

The secondary streets will provide a subsidiary link where Use of Shrub Planting required joining the Lanes/Mews with the Main Street. Properties accessed from the secondary streets will be of lower density and include the following key elements;

• Built form to be lower density, typically detached and Connects to Lanes/Mews link-detached dwellings with, with some semi-private frontages. Occasional use of • Landscape treatment to include ornamental shrub Street Trees planting, grass verges and occasional use of street trees. • Car parking will be mainly situated on the driveways to the side, or within garages.

N Figure 17: Character Areas; Secondary Street N.T.S

Bishopswood Lane, Tadley | Design and Access Statement 54 04 Development Proposals : Access and Layout

The Lanes/Mews Larger detached and semi- detached dwelling types The Lanes/Mews will provide a subsidiary link with the rest of the development joining with the Main Street or secondary streets. Properties accessed from the Lanes/Mews will be of lower density and include the following key elements;

• Built form to be lower density, typically detached and

link-detached dwellings with greater offset distances Connects to Secondary from the road, with some semi-private frontages. Streets or Main Street • Pavements and some shared surfaces to provide a pedestrian friendly environment and reduce traffic speeds. • Larger landscape areas at key spaces and junctions to include new street trees, ornamental shrub planting and grass verges. Existing Vegetation fronted onto by • Car parking will be mainly situated on the driveways to proposed dwellings the side or rear of the dwellings, or within garages. • Dwellings fronting onto the lanes to provide informal surveillance of the street, by positioning some houses in neighbourly clusters.

Shared space approach to N private drives Figure 18: Character Areas; Lanes N.T.S

55 Bishopswood Lane, Tadley | Design and Access Statement 04 Development Proposals : Access and Layout

Public Open Space Proposed Play Area Retained Woodland Block

Proposed footpaths/cycleways The public open space will provide a local amenity and through open space and along recreation space. The main areas of public open space will Green Corridors be located in the centre of the site adjacent to the existing woodland block and in the south east of the site adjacent to the site’s boundary. Several smaller areas of public open space will be located throughout the site as shown on the framework plan.

• The public open space will be fronted onto by larger plot dwellings; • Built form to be low density, typically detached dwellings with greater offset distances from the road and wider plots; • Public open space to include open landscape areas Larger plot including existing trees, hedgerows, amenity space, a dwellings fronting onto public open play area and an attenuation basin. space • Pavements and some shared surfaces to provide a pedestrian friendly environment and reduce traffic speeds adjacent to the public open space; • New footpath links will be incorporated into the public open space and link into Tadley and the existing Public Right of Way network in the wider landscape;

Figure 19: Character Areas; Public Open Space in N centre of site N.T.S

Bishopswood Lane, Tadley | Design and Access Statement 56 04 Development Proposals : Access and Layout

Corner Plot Arrangements Housing Plot Arrangement

In broad terms, the street network is based around an How blocks change direction, or move around corners, is an irregular pattern of development blocks. essential part of place making. The final design at Reserved Matters stage may follow the best practice example of using It is vital that the development is easy to navigate. The use a continuous built frontage ‘wrapping’ around corners, and of a ‘distorted grid’ will provide a choice of interconnecting thus enclosing and defining spaces. The benefit of this routes made identifiable through the use of landmark features approach is that it maintains a positive definition to the street, and key spaces within the layout. Creating an irregular grid and avoids ‘weak’ ill-defined edges. This would provide form will help residents and visitors to easily navigate around opportunities for locating landmark buildings on corners the place and will ensure a high degree of legibility. which in turn help terminate, or frame views along the street.

Landmark buildings used to define gateway to the site and Landmark Features create sense of arrival

The use of landmarks or a gable end facing onto the street in an otherwise straight line of buildings provides identity within the layout. Other distinctions could be achieved by the careful use of building height and mass. A taller 2.5 storey building, if well located, can add prominence within a street of 2 storey buildings. The subtle use of materials and colour will also achieve this affect.

Streets that lead to landmark spaces are a key design principle. These are formed by the distorted grid and the intersection of blocks, as well as building groups.

Typical corner plot arrangement

57 Bishopswood Lane, Tadley | Design and Access Statement 04 Development Proposals : Access and Layout

Arrival Points and Focal Spaces

The detailed block and street layout is arranged so that it composes a series of attractive views and vistas. These are defined by a sequence of connecting views (short or long), which lead or draw the eye from one feature to another. The use of the distorted grid, for example, with offset junctions helps to encourage views of landmark buildings, spaces or trees. More intimate, glimpsed, or framed views also enrich the scheme. This can be achieved, for example, by including a street tree within the view that is framed by a building group, or a building line which deliberately restricts and then suddenly channels a view to a landmark building. The road layout has been designed to enable the maintenance of a vista to high ground to the south west of the site.

The detailed design will also include subtle variations in the building line, in terms of scale, height, and set back of buildings from the footway. This will be supplemented by quality materials and landscape treatment which will produce Application Site Boundary an attractive street. Focal Point/Landmark Building Distant vista to high ground View/Vista to south west of site maintained

High ground Arrival spaces to south west N of site seen Figure 20: from within Focal spaces Arrival points and vistas plan site

Bishopswood Lane, Tadley | Design and Access Statement 58 04 Development Proposals : Access and Layout

Street Frontage Safety and Security

A desirable place to live, work and play, which is safe and To define the boundaries between private and public space, secure, is fundamental. This will be achieved by the way all dwellings will have some form of private frontage. These the development is laid out and by the street, block and plot will tend to be small in higher density areas, appropriately design. between 0.5-2.0m metre in depth, whilst in lower density areas there is the opportunity for increased frontages. Buildings will be located to actively face streets and public However, it is important that frontages are not excessive and areas in order to promote 24 hour surveillance, and to that buildings still relate and interact with the public realm. In encourage safer places. Public areas such as the streets general, the use of smaller private frontages with larger rear and play areas will be designed so that they are safe, easily gardens should be the predominate theme along the main accessible and attractive to use. All users will be considered routes and around public spaces, with larger front gardens as part of an inclusive design approach. It is important that used to define corners or vistas, along the lanes and towards there is good surveillance of public spaces by a number of the edges. Frontages will be defined by the use of consistent properties and buildings, and that barriers, blank walls and boundary treatments, which reflect the local vernacular. ‘dead ends’ are avoided. Locating windows and doors on corners, or gable ends is a key principle. Across the whole development careful attention will be paid to designing out crime through the layout, and promoting privacy and security.

This will be achieved by:

• High quality active streets; • The position of buildings to the front of the plot; • Well located windows and doors that survey the public realm clearly defining public and private spaces.

59 Bishopswood Lane, Tadley | Design and Access Statement 04 Development Proposals : Access and Layout

Parking Calming Traffic

The development will include a range of parking solutions Calming traffic within the development will be an important which will comprise on-street parking, garages and part of delivering streets for people, and priorities for driveways. Further emerging design approaches should be pedestrians. The principle is that vehicle speed will by calmed explored at the detailed stage. by design and that detailed layouts will incorporate common best practice approaches. To slow vehicles and to encourage The main aim is to locate vehicles so that they do not users to drive with caution it is expected some or all of the dominate the streetscene, but at the same time ensure that following methods will be used. residents and users have easy access to them, and that they are well surveyed. • Locating homes so that they are close to the street edge; • The use of frequent street intersections; Careful detailing in terms of building line setbacks, frontage • Changes in the carriageway surface with the use of and plot design, orientation and landscape treatment will ‘unexpected’ road surfaces such as paving setts; help to integrate vehicles into the layout. • The narrowing of the carriageway and/or the street to create ‘pinch points’; Parking spaces per house type will be based on current Local Authority standards, with allowance, as appropriate, • Positioning buildings so they act as ‘pinch points’ or for visitor parking. ‘gateways’; • The removal of the traditional footway-kerb-carriageway arrangement and the use of well designed ‘shared surfaces’ to create streets for all; • Carefully restricting forward visibility through the arrangement of buildings, the building line and landscape treatment; and • The use of well placed street trees and/or street furniture.

Bishopswood Lane, Tadley | Design and Access Statement 60 04 Development Proposals : Access and Layout

Walking and Cycling Summary of Access Strategy

The Framework Plan creates a number of walking and cycling The development access strategy provides the means to routes through a connected pattern of streets and footpaths. achieve policy objectives by optimising the opportunity This overall strategy will encourage the community to walk for access to/from the Site by non-car modes. This is in and cycle and will promote healthy active living. These will accordance with local and national policies. Specifically, serve all significant desire lines within the site and offer safe it is central to the philosophy of the development access and secure routes to Tadley town centre. The street design strategy to provide well connected and permeable access will also include footways to provide priority for pedestrians arrangements for the benefit of those travelling on foot, cycle, and cyclists in terms of movement and crossing points. This public transport and to ensure that motor traffic is provided will help to facilitate safe and easy pedestrian and cycling for in a way that does not have a material detriment to the movement through the development. operation of the local highway network.

A key issue in ensuring that the above access strategy is achieved is connectivity to existing local amenities by sustainable transport means. This involves maintaining and enhancing the pedestrian/cycle links to local amenities and public transport routes.

61 Bishopswood Lane, Tadley | Design and Access Statement 04 Development Proposals : Scale

Scale of Development Buildings will be designed to have a variation in their height

Within Tadley the vast majority of dwellings neighbouring from ground to ridge or eaves, and the arrangement of the site comprise of 1.5-2.5 storeys with occasional 3 storey buildings within a plot will seek to ensure subtle changes in Building Length (Frontage) properties at key locations. As such the development will height to create a varied roof line across the development. seek to broadly reflect this range. Building Buildings range in floor plan considerably between 1 and 5 Narrow Width The Extra Care retirement dwellings are proposed to be 3 bed units, therefore this DAS seeks to establish the upper Plan Form (Depth) storeys maxium in height apart from this buildings within the and lower limits which will typically be 6-15m in width and site would not exceed 2.5 storeys – reaching a maximum of 5-12m front to back with a small number of larger apartment 10.5m in height, with the vast majority of buildings being no blocks and Extra Care retirement units. more than 2 storeys in height, between 7.5 to 8.5m. Best practice advocates that a mix of both wide and narrow

Taller buildings (2.5 storey houses) should be used plan forms are to be used. selectively. In general these should occasionally occur in higher density blocks. The use of these buildings will be for Wide frontage buildings allow for greater opportunity of good design reasons. Taller buildings, can, for example, add façade variation along the street, whilst a narrow frontage a vertical emphasis to a street, or help enclose a feature approach will establish a run of linked dwellings and Building Length (Frontage) square. They could also be used as keynote buildings to continuous frontages. The design uses both forms to create a varied street scene. encourage legibility. Building Width Wide Plan Form Attention will be given to the impact of height and massing (Depth) of development on neighbouring streets. Higher buildings will be positioned adjacent to the main street, facing onto internal public open spaces and at key points such as corner plots to provide focal points.

Bishopswood Lane, Tadley | Design and Access Statement 62 04 Development Proposals : Density & Mix

Density Housing Mix

Typically, the housing density determines part of the character A range of 1-5 bedroom dwellings with a choice of of the streets, the design of the development blocks and house types, from single occupancy units to family sized the types of houses. Providing up to 145 dwellings at an accommodation. This would generate a wide demographic average net density equates to 30 dph and is considered and also encourage a mixed community. to be a suitable average density given the site’s urban edge location. A choice of homes would include apartments, terraced or linked units, townhouses, semi-detached, detached The layout will be designed with a variety of individual block dwellings which broadly relates to the range of housing that densities. Higher densities will be achieved along the higher can be found within the local area. order main streets, which will consist of more linked buildings to reinforce the character of these streets as the principal Lower density development would generally occur fronting Building design will consider flexible long term living, with routes through the development. onto the Public Open Space. opportunities for home offices, and lifetime home standards.

Lower density development will be located at the plot edges The development will seek to provide the council’s latest overlooking the public open space and green corridors. affordable housing requirement.

Denser areas with some feature squares would be located along the main streets within the site.

63 Bishopswood Lane, Tadley | Design and Access Statement 04 Development Proposals : Appearance

Appearance of Development

Whilst the development does not advocate pastiche or historic solutions, it is important that the new development has some connection with local character and place making. This is achieved through an analysis of street character, built form and materials.

At this design stage, the photographic examples on this page give an indication of the type of design treatments that are anticipated and the general appearance of the built form. The materials selected for the development would provide a modern interpretation of the traditional materials shown here. The emphasis would be on well detailed buildings built at a human scale.

Bishopswood Lane, Tadley | Design and Access Statement 64 04 Development Proposals : Landscape

Landscape

The landscape proposals have evolved through a consideration of the site and its setting as well as best practice design guidance.

The landscape features of merit within the site include existing hedgerows and trees along the site boundaries. The majority of these features can be retained and enhanced as an integral part of the development.

The following key landscape features are proposed:

• Retention of the existing SINCs located within the site along with the creation a Village Green; • Extensive proposed habitat areas across the site to include existing tree and hedgerow cover as well as ponds and proposed planting; • Structural landscaping within the site to create an appropriate transition between the town and surrounding countryside; • Provision of new pedestrian routes and connections through the development set within green corridors.

The future maintenance and management will be secured for the long-term via a planning obligation using an appropriate public body or private management company.

65 Bishopswood Lane, Tadley | Design and Access Statement 04 Development Proposals : Landscape

Proposed housing fronting onto open space Woodland block within site retained and green corridors Proposed Balancing Pond Proposed Play Area Potential Location for Village Green Proposed footpath link Proposed footpaths/cyleways Proposed Hedgerow to Bishopswood Lane Proposed footpath link to along green corridors Planting Bishopswood Lane Proposed footpath Retained and link to existing Public Enhanced Right of Way Ecological Area

Vegetation along Bishop’s Wood Stream retained N Figure 21: Illustrative sketch of proposed Green Infrastructure N.T.S Location of Aerial View Bishopswood Lane, Tadley | Design and Access Statement 66 04 Development Proposals : Landscape

Trees Water and Drainage

Tree planting will be located along the Main Street and at The GI areas will include sustainable drainage features. the entrance gateways to the development. Elsewhere, a Surface water would ultimately drain to a balancing pond in comprehensive use of street trees will be adopted as a key the south east of the site. design principle, and this will establish a distinct character for the development. Within the open space and landscape The key points are as follows: buffer planting along the railway, larger growing tree species will be used including a larger proportion of native species. • Surface water drainage features to be designed accorded to SuDS principles;

Trees will be located to enhance visual interest and to • Surface water drainage features to contribute to site provide identity as well as being used as landmark features, biodiversity and amenity. which, for example, may provide a centre piece to a square. Trees will help to soften the built form, provide shade and create ecological habitats.

For all new street trees, attention will be given to siting and selection of species. The long term growth and spread will be well considered, as well as their relationship with buildings, streets and public areas. It is essential that suitable trees grown for urban locations are specified, with a narrow compact form, and a medium height.

Tree and hedgerow species will be carefully selected to integrate with existing vegetation in order to reinforce existing landscape character.

67 Bishopswood Lane, Tadley | Design and Access Statement 04 Development Proposals : Sustainability

• A level of air-tightness better than current building Sustainability regulations

Sustainable construction methods and energy efficiency will • Energy efficient light fittings, combined with the use of be adopted at the detailed design stage. This will promote a time controls, passive infra red and daylight dimming high standard of build and construction for the development controls to reduce electric consumption in accordance with best practice Standards. • High efficiency lamps and timer/daylight controls for external space lighting The strategic approach to the design of the development is to reduce the demand for energy consumption in the first • Central thermostatic controls and time switches to allow instance (Lean Engineering), prior to the consideration of for high levels of control of space and water heating high efficiency plant (Clean Engineering). These steps are requirements throughout the building fundamental as controlling demand is the most effective way • Individual smart meters for each unit to allow for easy of reducing carbon emissions and, by providing solutions to monitoring of consumption reduce the carbon emissions within the fabric of the building • Energy efficient appliances labelled ‘A’ or better to be itself, is a more sustainable option than adding renewable or installed where possible low carbon energy technology that does not have the same • Home user guide will highlight the most energy efficient lifespan and requires additional long term maintenance. settings for occupiers

The objective is to create a building requiring little Whilst not directly related to savings in energy the following supplementary heat which reduces the energy reliance items do conserve equally important utility resources by levels and achieves Building Regulations Part L emissions reducing water consumption and these will be incorporated targets. The following energy efficiency measures will be into the development where possible; considered and incorporated into the development where possible, in accordance with good design practice. • Low use water fittings such as aerated taps & showers

• Increased levels of insulation within the building fabric and low volume flush/dual flush WCs. • Mechanical ventilation with heat recovery systems if • Flow restrictors necessary

Bishopswood Lane, Tadley | Design and Access Statement 68 05 BUILDING FOR LIFE

This section provides an assessment of the development proposals using the Building for Life 12 questions 05 Building for Life

Integrating into the Neighbourhood Building for Life 12 Summary 3) Does the scheme have good access to public 1) Does the scheme integrate into its transport to help reduce car dependency? The following section provides a summary of the evaluation surroundings by reinforcing existing connections against the 12 Building For Life Questions, and links to the and creating new ones; whilst also respecting Evaluation: There are a number of bus stops within easy evidence that supports the evaluation. If the standard is met existing buildings and land uses along the walking distance of the site which provide connections to the for each question then a green light will apply. boundaries of the development site? surrounding settlements. Clear and easy-to-use pedestrian routes would be available within the development providing Evaluation: A new network of footpaths and cycleways access to local bus stops to the north. within the site would provide safe and secure connections in and around the surrounding area. In particular the Score: Green proposals will provide connections to Public Rights of Way adjacent to the site. 4) Does the development have a mix of housing types and tenures that suit local requirements? Score: Green Evaluation: The accommodation mix would reflect the 2) Does the development provide (or is it close needs and aspirations of the local community. The design to) community facilities, such as shops, schools, would include a range of dwelling sizes across the site to workplaces, parks, play areas, pubs or cafes? provide a balanced and robust mix of tenures.

Evaluation: The development is set within a strong green Score: Green infrastructure and is close to a range of local facilities and services within Tadley.

Score: Green

Bishopswood Lane, Tadley | Design and Access Statement 70 05 Building for Life

Creating a place

5) Does the scheme create a place with a locally 7) Are buildings designed and positioned with inspired or otherwise distinctive character? landscaping to define and enhance streets and spaces and are buildings designed to turn street Evaluation: The illustrative layout and green infrastructure corners well? for the scheme would respond to its context and provide a distinctive character through the use of “character streets”. Evaluation: The illustrative scheme in the DAS is based At a detailed level, features could be included in the design, on a series of development blocks, which interlock with the to develop local distinctiveness. This could include the landscape. Where appropriate a continuous built frontage selected use of traditional materials at key locations. ‘wrapping’ around corners may be used. There would be a clear definition of private and public realm and properties Score: Green would overlook the public open spaces, enhancing safety through overlooking. 6) Does the scheme take advantage of existing topography, landscape features (including water Score: Green courses), wildlife habitats, existing buildings, site orientation and microclimates? 8) Is the scheme designed to make it easy to find your way around? Evaluation: The illustrative scheme exploits the existing landscape and topography to determine the location of Evaluation: The illustrative layout for the scheme follows the balancing pond and to integrate the on-site public a simple approach with a distinct main street and green open space and green corridors set amongst existing lanes to allow residents and visitors to easily find their way retained tree cover. Development of the site represents an around. Key nodal buildings and specimen trees as well as opportunity to reinforce existing key landscape features the relationship with the green infrastructure would allow within the site such as existing trees and hedgerows. easy orientation.

Score: Green Score: Green

71 Bishopswood Lane, Tadley | Design and Access Statement 05 Building for Life

Street and Home 11) Will public and private spaces be clearly defined and designed to be attractive, well 9) Are streets designed in a way that encourages managed and safe? low vehicle speeds and allows them to function as social spaces? Evaluation: The streets and public spaces would be overlooked by adjacent dwellings allowing informal Evaluation: Calming traffic will be an important part of the surveillance and safe and secure routes through the development’s infrastructure creating a street network with development. priorities for pedestrians where highways and car parking do not dominate. Where main pedestrian routes cross the Score: Green street, levels could be raised to give pedestrians priority and to assist in traffic calming. To slow vehicles and to 12) Is there adequate external storage space encourage users to drive with caution a number of potential for bins and recycling as well as vehicles and methods have been outlined within the ‘Calming Traffic’ cycles? section of this DAS (refer to pg. 48). Evaluation: Adequate external storage space for bins and recycling would be provided in accordance with local Score: Green standards.

10) Is resident and visitor parking sufficient and Score: Green well integrated so that it does not dominate the street?

Evaluation: Car parking would be integrated into the overall layout and design. Car parking would be within the curtilage, to the side and rear of dwellings where appropriate.

Score: Green

Bishopswood Lane, Tadley | Design and Access Statement 72

DESIGN & ACCESS STATEMENT

FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 f: 01509 674565 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture

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