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PART A – YOUR DETAILS
Are you:
An Individual An Organisation Other (please specify)
Personal Details* Agent’s Details (if applicable)
**Title Messrs Mr
**First Name Sam
**Last Name Hurley, Mellors, Roper, Curtis and Metson Smith
Job Title Associate (if on behalf of an organisation)
Organisation Bidwells (if applicable)
**Address
Telephone Number
**Email Address
*if an agent is appointed, you may wish to complete only the title and name boxes and, if applicable, the organisation box but please complete the full contact details for the agent.
**Name and either email or address required if you wish to be added to the consultation database (see below).
Consultation Database (Mailing List) The Councils have a Consultation Database (mailing list) used to keep individuals and organisations informed about Planning Policy Documents across both Council areas. Documents include: the Local Plan, Supplementary Planning Documents and Neighbourhood Plans, (please note some plans may not be applicable to your area).
Chiltern District Council and South Bucks District Council are the Data Controllers for the purposes of the Data Protection Act 1998. Individuals and organisations on the Planning Policy Consultation Database will only be contacted by the Councils in relation to the preparation and production of planning policy documents. The Councils will not publish the names of those individuals on the database but may publish names of statutory bodies and organisations at certain stages of the Local Plan process. Please indicate if you want to be added to the joint consultation database (tick box below). Please note: you do not need to tick this box if you received a letter or email notification from the Councils prior to the start of the consultation, as you are already registered.
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PART B – RESPONSE
Green Belt Options – Please Provide your Comments The Councils have concluded that land within the Green Belt will need to be released in order to contribute to meeting development needs to 2036. This is despite maximising opportunities on ‘brownfield land’ or sites within the built areas and on previously developed land in the Green Belt.
The Councils have identified 15 preferred options for development in the Green Belt after taking account of views expressed in a consultation earlier this year and testing a full range of options. All of these preferred options if suitable for development will be needed to contribute to our development needs. They are ‘preferred’ options at this stage as work is on-going to test their suitability.
Further testing following this consultation will establish what infrastructure (e.g. highway improvements, schools, medical facilities etc.) will be needed to support the options moving forward taking into account current pressures and circumstances.
We are consulting on these 15 preferred options to: a) Seek views to help determine their suitability for development; b) Help understand views on what type of development should be sought if suitable and what type of requirements (other than infrastructure) should be secured as part of development; c) Enable comments on the draft technical work supporting the selection of the preferred options; and d) Provide the opportunity for alternative options to be put forward.
Evidence and background documents are available here: www.chiltern.gov.uk/planning/localplan2014- 2036/evidence and www.southbucks.gov.uk/planning/localplan2014-2036/evidence.
When commenting please clearly indicate which preferred option(s) you are commenting on.
Please do not provide any personal information you do not want to be made publically available as these comments may be published at a later date.
Land south of Britwell Road, Burnham SL1 8DF
See separate Representations Report and Master Plan Design Study.
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LAND SOUTH OF BRITWELL ROAD, BURNHAM REPRESENTATIONS TO
CHILTERN AND SOUTH BUCKS GREEN BELT PREFERRED OPTIONS
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Table of Contents
1.0 Introduction 2
2.0 Planning policy context 3
3.0 Site context 5
4.0 Representations 8
5.0 Conclusion 11
Appendix 1 EXTRACT FROM DRAFT GREEN BELT ASSESSMENT (OCTOBER 2016)
Appendix 2 TABLE OF ACCESSIBILITY TO LOCAL SERVICES
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Quality Assurance
Site name: Surplus land south of Britwell Road, Burnham Client name: Type of report: Representations to Chiltern and South Bucks Green Belt Preferred Options
Prepared by: Sam Metson Signed
Date 12 December 2016
Reviewed by: Ray Houghton BSc (Hons) Dip TP MRTPI Signed
Date 12 December 2016
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1.0 Introduction
1.1 These representations have been prepared on behalf of the owners of land south of Britwell Road, Burnham (hereafter referred to as “the site”) in response to Chiltern District Council and South Bucks’ District Council’s (hereafter referred to as “the Councils”) Local Plan Green Belt Preferred Options Consultation. The site comprises parcels 4.304 and 4.305 identified in the Councils’ Draft Green Belt Assessment (October 2016 – copied at Appendix 1) and shown in the accompanying Master Plan Design Study.
1.2 The Councils have established that major Green Belt release is required in order to meet objectively assessed housing and other development needs. They are proposing release of 15 strategic sites as their Preferred Options, which are currently subject to consultation.
1.3 Land south of Britwell Road has not been proposed as a Preferred Option for release in the Local Plan consultation, apparently due to concerns about its potential impacts on the Green Belt following publication of the Draft Green Belt Assessment.
1.4 The landowners have commissioned Bidwells to undertake a thorough analysis of the site’s main constraints and develop an initial masterplan for its development. These representations present more detailed proposals for the site and seek to demonstrate how the concerns raised in the Draft Green Belt Assessment can be overcome through an appropriately designed masterplan that responds to the context and constraints of the site. The accompanying Master Plan Design Study puts forward a conceptual proposal for development that would deliver a high quality scheme for around 20 new dwellings alongside publically accessible natural green space without compromising the objectives of the Green Belt.
1.5 The representations demonstrate that the site offers an exceptional opportunity to deliver much needed new housing and accessible green space on vacant scrub land in a highly sustainable location. The landowners urge the Councils to review its Green Belt designation to ensure this opportunity is not ignored at a time when considerable Green Belt release is necessary to address identified development needs.
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2.0 Planning policy context
Local planning policy
2.1 The site lies within the Green Belt as designated by South Bucks District Council's adopted Proposals Map (2011). The western and part of the southern boundary of the site adjoins Burnham’s current settlement development boundary. There are no other planning policy designations currently applicable to the site, as illustrated by the Proposals Map extract below.
Extract from South Bucks District Council's adopted Proposals Map (2011) showing the current Green Belt boundary on the western boundary of the site
2.2 The spatial strategy of the Council’s adopted Core Strategy (2011) identifies Burnham as one of three Principal Settlements which are currently the main focus for new development in the District. The Local Plan recognises that Burnham has a good range of schools, transport links and health and community facilities and a close relationship with the adjacent regional centre of Slough.
2.3 In conjunction with Chiltern District Council, South Bucks Council is currently taking forward proposals for a new Local Plan to address development needs during the period 2014 to 2036. The evidence base supporting the emerging Chiltern and South Bucks Local Plan establishes the need to release substantial areas of Green Belt to address housing and other development needs during the Plan period.
2.4 The Councils are currently consulting on proposals for the release of 15 Green Belt sites across the two districts identified as the Council’s Preferred Options for development. The sites extend to
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418ha of land currently designated as Green Belt, of which 293ha is said to be developable. They have been selected following an assessment of all sites put forward by landowners and developers for consideration for release via the Chiltern and South Bucks Draft Green Belt Assessment, which was published in October 2016.
2.5 The Draft Green Belt Assessment suggests that the site (site refs: 4.304 and 4.305) was discounted from consideration for Green Belt release because: ● It would facilitate coalescence of Burnham and Slough ● It would sever the Burnham Grammar School area of Green Belt to the south; and ● A permanent and defensible amended Green Belt boundary could not be identified.
2.6 The landowners’ response to these conclusions are discussed further in section 4.
National planning policy 2.7 The National Planning Policy Framework (hereafter referred to as “the Framework”) sets out the Government’s planning policies for England. It is a material consideration of considerable weight in the determination of planning applications and is an essential guide in the preparation of Local Plans.
2.8 Paragraph 80 of the Framework confirms that the Green Belt serves five purposes, which are: 1) To check the unrestricted sprawl of large built up areas:
2) To prevent neighbouring towns from merging into one another:
3) To assist in safeguarding the countryside from encroachment:
4) To preserve the setting and special character of historic towns:
5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.
2.9 When reviewing Green Belt boundaries, it is essential to have regard for these purposes to ensure that the most appropriate sites are released to meet development needs and retained Green Belt continues to serve the core objectives of the designation.
2.10 When reviewing Green Belt designations, the Framework requires local planning authorities to take account of the need to promote sustainable patterns of development (para 84). Boundaries should be defined clearly, using physical features that are clearly recognisable and likely to be permanent (para 85). Authorities are urged to plan positively for the beneficial use of the Green Belt, such as opportunities for providing access and for outdoor recreation (para 81).
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3.0 Site context
Location and physical features
3.1 The site extends to approximately 5 hectares. It was formerly used as a horticultural nursery but has been largely disused for over 20 years. It contains some buildings that have been used as greenhouses but is otherwise predominantly scrub interspersed with established trees and vegetation. The land is vacant and is available for development now.
3.2 The site lies within the extended setting of a number of heritage assets including Grenville Court, a Grade II listed former convent now converted to office use. The potential impacts of development on the significance of the surrounding assets has been thoroughly appraised in the accompanying Master Plan Design Study. This analysis has informed the conceptual proposals put forward.
3.3 Potential pedestrian, cycle and vehicular accesses are available from 30mph zones on Britwell Road to the north and Lower Britwell Road to the south-east. A public footpath known locally as the ‘piggy path’ runs along the southern boundary to connect Lower Britwell Road and Hogfair Lane to the west.
3.4 The western portion of the site presents a ‘key-hole’ clearing enclosed by existing development, roads and mature trees and vegetation. This area is identified on the Constraints and Opportunities Plan in the Master Plan Design Study and is the focus of the development opportunity put forward in response to the initial conclusions of the Council’s Draft Green Belt Assessment. It is entirely enclosed by Burnham’s urban area to the west, existing dwellings and the Grenville Court office complex to the north and north-east, Burnham Grammar School to the south and mature trees and vegetation to the east. This land does not serve the purposes of the Green Belt and its development would not compromise its core objective to keep land permanently open, as explained further in section 4.
3.5 The remainder of the site is afforded wider enclosure from open countryside by the loop of Britwell Road and Lower Britwell Road to the north, east and south and by the existing buildings and extensive tree cover within. This land currently has no beneficial use.
3.6 The edge of Slough’s urban area is located to the south-east of the site, beyond Lower Britwell Road.
3.7 The land is in shared ownership but all landowners are acting as one and in full cooperation. The landowners wish to engage with the Council to bring the land forward as soon as possible.
Sustainability credentials
3.8 The site lies in an exceptionally sustainable location on the edge of Burnham and close to the north-western extent of Slough.
3.9 As a consequence of its size, Slough, supported by Burnham, acts as a sub-regional service centre which dominates a hinterland that includes much of South Bucks District. According to the 2011 census, Slough and Burnham’s combined population of 152,000 is twelve times greater than the largest settlement in South Bucks (Beaconsfield, with a population 12,081) and seven times greater than the largest in Chiltern District (Chesham - with a population of 21,483). At a sub-regional level, it is clear that the vicinity of Burnham and Slough is likely to be one of the most sustainable options for growth in South Bucks and Chilterns districts.
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3.10 The sustainability credentials of the location are corroborated by site specific analysis. The table copied at Appendix 1 demonstrates that all essential services that would need to be accessed by future residents on a daily, weekly or greater than weekly basis are available within walking or cycling distance.
3.11 The site is a 30-minute walk or a short bus ride from Slough Trading Estate, one of the largest industrial estates in Europe that provides employment for around 20,000 people. It comprises 200 hectares of commercial property and provides 7,500,000 sq ft (700,000 m2) of accommodation to around 500 businesses.
3.12 The site is 15 to 20-minute walk from Burnham Station which will be connected to Crossrail services from December 2019. Up to four Elizabeth line trains an hour in each direction will serve Burnham and Slough stations, allowing passengers to direct access to central London in 35 minutes. Crossrail will provide a further, substantial boost to the already exceptionally credentials of Burnham as a location for sustainable growth.
Crossrail services will serve Burnham Station, a 15 to 20-minute walk from the site, from 2019. Crossrail will offer direct access to central London from Burnham by train in 35 minutes
Local deficiencies in access to open space 3.13 Buckinghamshire Green Infrastructure Delivery Plan is an important part of the emerging Local Plan’s evidence base. It identifies deficiencies in public access to green space that development of part of this site could help to deliver alongside the provision of access to the retained natural and semi-natural open space on the remainder of the land.
3.14 This Green Infrastructure Delivery Plan was published in 2013 and builds on the strategic green infrastructure planning framework developed in Buckinghamshire since 2009. The Delivery Plan recognises the diversity, quality and often high sensitivity of green infrastructure assets across the county, and the need to plan effectively for their conservation in the face of change and growth.
3.15 The Delivery Plan identifies a need for increased green infrastructure and access links in Burnham and Slough, where there is little accessible green space within settlement envelopes. The specific issues it has highlighted in the Opportunity Analysis for Burnham (para 5.20) include the following: A need for more local green infrastructure in the vicinity of Slough’s urban area;
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Areas of high health deprivation in north-west Slough, close to the site, which enhanced green space provision could help to address; and
A need for alternative accessible natural green space to reduce pressure on the highly sensitive Burnham Beeches.
3.16 These are objectives that the development of the site could play an important role in delivering, as explained further in section 4.
Site location
Extract from the Buckinghamshire Green Infrastructure Delivery Plan (p62) showing relatively poor provision of green infrastructure in the arc north of Slough and the vicinity of the site. North-west Slough contains areas of high health deprivation that the Plan seeks to address through increased access to green infrastructure (low res image obtained from South Bucks’ District Council’s website).
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4.0 Representations
4.1 The acute housing need and demanding housing targets that the Councils must address represent exceptional circumstances requiring them to undertake a review of Green Belt boundaries as part of the emerging Local Plan process.
4.2 The land owners commend the Councils for facing up to the challenges presented and taking the difficult decision to propose the release of Green Belt land. Having done so, it is essential that the Councils now select the most appropriate sites to meet local needs in accordance with the requirements of national planning policy.
Pursuing sustainable patterns of development 4.3 At a sub-regional level, it is clear that the vicinity of Slough and Burnham should be a priority area of search for potential locations for new housing on sites currently within the Green Belt due to its strong sustainability benefits. Within this context, the site clearly offers an exceptional opportunity to deliver sustainable development due to its accessibility to services and facilities, including Slough Trading Estate and Crossrail within walking distance. Indeed, it appears that the site offers one of the most sustainable potential locations for new development in Chiltern and South Bucks. Nevertheless, the site remains vacant and the principal factor preventing it from coming forward for development is the current Green Belt designation. The overarching review of Green Belt in the two districts provides an opportunity to allow this potential to be realised for the first time in many years. This must be given considerable weight in the decision making process to be taken forward by the Councils prior to publication of the next draft of the emerging Local Plan, in accordance with the requirements of paragraph 84 of the Framework.
Addressing Green Belt constraints 4.4 The land owners acknowledge the issues raised in the Council’s Draft Green Belt Assessment and have commissioned Bidwells to respond to it, to demonstrate how concerns about the suitability of the site for Green Belt release can be overcome.
4.5 The proposals put forward by Bidwells recognise that the majority of the site lies within an important location between Burnham and Slough and the development of its entirety may not be appropriate in Green Belt terms. The analysis of the constraints of the site set out in the Master Plan Design Study indicates that development at the eastern end of the site is also unlikely to be acceptable in heritage terms, taking account of the potential impacts on the setting and significance of the surrounding listed buildings including Grade II listed Grenville Court. The openness of this land provides an important element of the setting of the former convent building.
4.6 However, the proposals put forward in the Master Plan Design Study demonstrate that development of land at the western end of the site, within the ‘key hole’ clearing enclosed by existing residential development, Burnham Grammar School and the Grenville Court complex could provide around 20 new dwellings without compromising the specific Green Belt sensitivities of this location or the surrounding heritage constraints. The remainder of the land could be used to provide over 3 hectares of publicly accessible natural green space. This would provide a new recreational resource for the wider community and address the identified need in this area.
4.7 Controlled development of land to the west and retention of the majority of the site as Green Belt as envisaged by the Master Plan Design Study would not:
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Lead to coalescence between Burnham and Slough;
Reduce the current gap between existing built form on the edges of the two settlements; or
Cause Green Belt land to the south at Burnham Grammar School to be severed from the wider designation to the east and north.
4.8 It would also use existing physical features, strengthened by design as part of the masterplan, to provide a clearly defined and readily recognisable boundary that is likely to be permanent, as required by paragraph 85 of the Framework. This boundary line, illustrated in the Master Plan Design Study, would be delineated by existing public and private roads to the north, established protected trees and woodland to the east and the existing public footpath to the south on the boundary with Burnham Grammar School. The heritage constraints of the land to the east would combine with the physical features along this boundary to ensure the permanence of the remaining Green Belt designation.
4.9 We would urge the Councils to review their assessment of the site, based on the specific proposals now put forward. The Councils’ assessment must not continue to be based on the assumption that the whole site will be developed. It should take into account how a responsively designed scheme can address its specific constraints and opportunities and bring forward new housing and public open space to meet local needs.
4.10 Bidwells has assessed the proposals put forward in the Master Plan Design Study against the five purposes of including land within the Green Belt set out at paragraph 80 of the Framework. We strongly contend that the western end of the site is well placed for Green Belt release based on this assessment, copied below. 1) To check the unrestricted sprawl of large built up areas: The western parcel is enclosed by existing residential development to the west and north, the Grenville Court commercial complex to the north-east, the Burnham Grammar School to the south and existing mature trees and vegetation to the east.
Development of this part of the site would represent a natural infill between these features. It would be controlled and would not create an eastward ‘sprawl’ beyond the existing urban area. Indeed, the current Green Belt boundary already extends further east to the north and south of the site. A modest amendment to the Green Belt boundary to allow the development proposed by the Master Plan Design Study to come forward in this location would be broadly consistent with its wider alignment on the edge of Burnham to the north and south.
2) To prevent neighbouring towns from merging into one another: The development would provide a logical infill of existing buildings and physical features in all directions. The development would be further from the edge of Slough than the complex of buildings already in place at Burnham Grammar School directly to the south and Grenville Court directly to the north. The sensitively planned development put forward in the Master Plan Design Study would not lead to built-up areas of Burnham and Slough merging or the gap between them becoming any narrower.
3) To assist in safeguarding the countryside from encroachment: The same considerations apply in this respect – the part of the site proposed for development is enclosed by existing development and physical features and would not encroach into open countryside. It would enable a public recreational use of a substantial area of privately
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controlled land to the east, providing enhanced access to the countryside and retained Green Belt land. The established woodland and hedgerows surrounding will act as a further buffer around the development, meaning that perceptions of its presence will be barely discernible from the wider area.
4) To preserve the setting and special character of historic towns: Burnham and Slough are both modern towns. The Councils’ Draft Green Belt Assessment confirms that the area (80b) does not perform this Green Belt function because it is not adjacent to a historic settlement. Whilst there are individual listed buildings in the vicinity of the site, they do not constitute a historic town and, in any case, the analysis informing the Master Plan Design Study demonstrates that the proposed development would not compromise their settings or significance.
5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land: Brownfield, urban land will be prioritised in the emerging Local Plan but there is insufficient available to address the acute housing needs identified. The Councils have already concluded that the release of Green Belt is necessary to meet housing needs. The release of the site will not therefore inhibit the potential for urban land to be recycled. The site itself is already partly previously developed, having been formerly used as commercial nursery. It contains disused buildings associated with this use.
4.11 The assessment establishes that the careful development of the site would have little, if any, impact on the purposes of designating land as Green Belt. It is therefore reasonable to consider the release of part of the land to enable a valuable contribution towards the Council's housing land supply and enhanced recreational opportunities within South Bucks.
4.12 The land owners urge the Councils to take this assessment, its supporting evidence and the exceptional opportunities presented by this site fully into account as the emerging Local Plan moves forward.
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5.0 Conclusion
5.1 These representations have been prepared on behalf of the owners of land south of Britwell Road, Burnham in response to Chiltern and South Bucks Local Plan Green Belt Preferred Options Consultation.
5.2 The Councils have established that major Green Belt release is required to meet objectively assessed housing and other development needs up to 2034. Land south of Britwell Road has not been proposed as a Preferred Option for release, apparently due to concerns about its potential impacts on the Green Belt following publication of the Draft Green Belt Assessment.
5.3 These representations present detailed proposals for the site that seek to demonstrate how the concerns raised can be overcome through an appropriately designed masterplan. The accompanying Master Plan Design Study puts forward a conceptual proposal for development that would deliver a high quality scheme for around 20 dwellings at the western end of the site alongside over 3 hectares of new publically accessible natural green space on retained Green Belt land to the east.
5.4 The development of this scheme would not:
Lead to coalescence between Burnham and Slough;
Reduce the current gap between existing built form on the edges of the two settlements;
Cause Green Belt land to the south at Burnham Grammar School to be severed from the wider designation to the east and north-east;
Compromise the purposes of the Green Belt as a whole as described by the Framework.
5.5 The development would use existing physical features, strengthened by design as part of the masterplan, to provide a clearly defined and readily recognisable amended Green Belt boundary that is likely to be permanent. The heritage constraints of the land to the east would combine with physical features along the boundary to ensure the permanence of the remaining Green Belt designation.
5.6 The site offers an exceptional opportunity to deliver much needed new housing in one of the most sustainable locations in Chiltern and South Bucks. Its development also presents the prospect of creating over 3 hectares of publicly accessible natural green space to provide a wider resource for residents in Burnham and Slough, in response to an identified need. The landowners urge the Councils to review the Green Belt designation to ensure these opportunities are not ignored at a time when considerable Green Belt release is necessary to address identified development needs.
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APPENDIX 1 EXTRACT FROM DRAFT GREEN BELT ASSESSMENT (OCTOBER 2016)
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APPENDIX 2 TABLE OF ACCESSIBILITY TO LOCAL SERVICES
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Likely Frequency of Use Address
Greater than Weekly Weekly Daily Km Km Km
Amenity Location KMS <5 >5 <5 >5 <5 >5
School- Slough 0.7 Oratory Montessori Day Nursery, Nursery Lower Britwell Rd SL2 2NJ
School- Burnham 1.0 Beeches Nursery-Countryside Nursery Nursery Minniecroft Rd SL1 7DE
School- Burnham 1.0 St Peters C of E Primary School, Primary Minniecroft Rd SL1 7DE
School- Burnham 1.0 E-Act Burnham Park Academy, Secondary Opendale Road SL1 7LZ
School- Burnham 0.5 Burnham Grammar School, Secondary Hogfair Ln, Burnham SL1 7HG
Bus Stop Burnham 0.4 Opp Lincoln Hatch Lane, Burnham SL1 8DD
Railway Burnham 1.5 Burnham Railway Station, Station Station Rd, Burnham SL1 6JT
Small Food Burnham 0.8 Tesco Express, 60-62 High Street, Retail Burnham SL1 7JT
Pub Burnham 0.5 The George Inn 18 High St, Burnham SL1 7JH
Pub Burnham 0.7 The Red Lion 101 High St, Burnham SL1 7JZ
Restaurant Burnham 0.6 High Street 109 High St, Burnham SL1 7JZ (multiple available)
Post Office Burnham 0.6 Burnham Post Office 7JT, 74 High St, Burnham SL1
Village Hall Burnham 0.5 Burnham Park Hall Windsor Ln, Burnham SL1 7HR
Village Hall Burnham 0.9 Burnham Youth Centre 1 Minniecroft Road SL1 7DE
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Church Burnham 0.9 St Peters Church, Church Street, Burnham, SL1 7HX
Doctors Burnham 1.0 Burnham Health Centre, Minniecroft Rd SL1 7DE
Pharmacy Burnham 0.6 Boots Pharmacy 30 High St, Burnham SL1 7JP
Gym/Sport Slough 2.1 Sports and Prestige Centre 351 Centre Bath Rd, Slough SL1 5PR
Dentist Burnham 0.6 The Dental Practice, Burnham, High St, Burnham SL1 7JZ
Hairdresser Burnham 0.6 Freedom Haircutters 103 High St, Burnham SL1 7JZ
Barber Burnham 0.6 Amigos, 49 Burnham Park, Burnham SL1 7JY
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URBAN DESIGN STUDIO LAND SOUTH OF BRITWELL ROAD, BURNHAM SITE PROMOTION - MASTER PLAN DESIGN STUDY DECEMBER 2016
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LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 2 Page 26 of 82 Classification: OFFICIAL PORep2807 (REDACTED) LAND SOUTH OF BRITWELL ROAD, BURNHAM CONTENTS
1.0 INTRODUCTION 5.0 HERITAGE STUDY
1.1 Introduction 5 5.1 Heritage Impact 24-25 5.2 Relevant Case Law 26 5.3 Heritage Assets 27 2.0 SITE CONTEXT 2.1 Site Location Map 8 6.0 VISUAL & TOWNSCAPE ANALYSIS 2.2 Local Amenities Map 9 6.1 Existing Site Characteristics 38-39 6.2 Burnham Local Context 40 3.0 PLANNING BACKGROUND 6.3 Burnham Wider Context 41 6.4 Opportunities and Constraints Plan 42 3.1 Planning Policy 12-13 6.5 Opportunities and Constraints of the Site 43 7.0 MASTER PLAN STRATEGY 4.0 BASELINE STUDY 7.1 Strategy Plan 46 7.2 Master Plan Strategy - Aims and Objectives 47 4.1 Site Location Map 16 7.3 Illustrative Master Plan 48 4.2 Designations 17 7.4 Access, Circulation & Open Space Plan 49 4.3 Significant Vegetation 18 7.5 Indicate Housing Schedule 50 4.4 Floodzone Map 19 7.7 Conclusions and Benefits of the Development 52 4.6 Heritage
APPENDICES Appendix 1 - List of Figures
Appendix 2 - Local Facilities
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LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 4 Page 28 of 82 Classification: OFFICIAL PORep2807 (REDACTED) 1.0 INTRODUCTION
This document is a master plan design study for the Heritage Study: promotion of land at Grenville Court, Burnham, for The heritage study includes a summary of heritage assets and impacts residential development. associated with the proposed development of the site.
This document has been prepared on behalf of the owners of the site to Visual & Townscape Study: demonstrate the development potential of land to the south of Britwell Road. A photographic study of the site and its context, determining key receptors and identifying the opportunities and constraints of the site. The master plan follows a process of assessment and evaluation to establish site opportunities and constraints, followed by development of a master plan strategy, illustrative master plan and development mix. The master plan is Master Plan Strategy: then illustrated and explained in more detail. A strategy diagram and subsequent Illustrative Master Plan, indication of open space provision and indicative housing schedules. The conclusions and The document is comprised of the following sections: benefits of the site are included in this section.
Site Context: A description of the site in its local and wider context, highlighting local amenities, including schools, doctors and transport connections
Planning Context: The planning context provides a summary of the planning framework through which the site has been proposed for development.
Baseline Study: An assessment of the site’s mapping data including historical, topographical and flood risk mapping to determine the key considerations and constraints of the site.
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Page 30 of 82 Classification: OFFICIAL PORep2807 (REDACTED) 2.0 SITE CONTEXT
This chapter of the document provides an overview of the site and it’s context, including highway links and local amenities with view to demonstrating a sustainable and accessible location.
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2.1 SITE LOCATION MAP N
Burnham is a village to the north of M40 TOWARDS M25 NORTH TO M1 the River Thames, located between A335 TOWARDS OXFORD & BHAM M40 & NORTH the towns of Maidenhead and Slough. M40
The site is well connected to surrounding settlements, including
London. The M4, M40 and M25 K AL STOKE S W IN are easily accessible, enabling M POGES 25 R O PINEWOOD connections to the wider context. M K 2 STUDIOS X O R P P Burnham train station is located A FARNHAM EAST TOWARDS IVER ROYAL NORTH LONDON approximately 1.2km to the south of A355 HEATH the site with departures to London (40mins) and Reading (25mins). It will be connected to Crossrail services BURNHAM by 2019. Slough Trading Estate is A4 WEST TOWARDS located approximately 1.5km to the READING SLOUGH A412 TRADING ESTATE south-east. SLOUGH IVER TRAINS TO READING M25 & MAIDENHEAD Local buses through Burnham include routes to Slough (with onward connections) and Bracknell. TRAINS TO LONDON A355 PADDINGTON M4 LANGLEY M4 WEST TOWARDS DORNEY READING & WALES A4 LEGEND
Approximate site location ETON M4 TOWARDS M25 & LONDON
Settlement R IVER THA MES Train Line A4 EAST TOWARDS DATCHET COLNBROOK HEATHROW Major road WINDSOR
Minor road M25 SOUTH A352 TOWARDS TRAINS SOUTH TO TOWARDS SOUTH Train Station ASCOT & M3 BARNES & CLAPHAM COAST & KENT Figure 1: Aerial Site Location LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 8 Page 32 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
2.2 LOCAL AMENITIES MAP N
LEGEND
Site Boundary 13 400m walking distance from site
Existing vegetation
Significant vegetation 9 Burnham High Street 9 Road BRITWELL RD
1 Burham Grammar School HIGH Lynch Hill School Primary STREET 2 Academy 12 3 Oratory Montessory Day Nursery 2
4 Priory School 8 Catholic Parish of Our Lady of 5 Peace Church 6 Burham Library 7 1 7 Garibaldi Pub A P P R LOWER BRITWELL RD O 8 The George Inn 6 X SLOUGH 4 0 0 M 12 O R 9 10 5 5 The Red Lion Pub M IN S W A 3 10 Burnham Park Hall LK
11 Burnham Park 11
12 Common George Pitcher Recreation 13 Ground and Junior Football Club
Bus Stops with routes to Slough 4 and Bracknell Figure 2: Local Amenities Plan 9 Page 33 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
Page 34 of 82 Classification: OFFICIAL PORep2807 (REDACTED) 3.0 PLANNING BACKGROUND
This chapter provides a summary of local planning policy relevant to the site, includign a summary of the Buckinghamshire Green Infrastructure Delivery Plan.
Page 35 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
3.1 PLANNING POLICY BACKGROUND
The site lies within the Green Belt as designated by South Bucks advantage of the exceptionally sustainable location of the site whilst addressing these District Council’s adopted Proposals Map (2011). There are no other concerns and avoiding any compromise to the wider purposes of the Green Belt, planning policy designations currently applicable to the site. which paragraph 80 of the National Planning Policy Framework confirms are:
1) To check the unrestricted sprawl of large built up areas: The spatial strategy of the Council’s adopted Local Plan (2011) identifies Burnham as one of three Principal Settlements which are currently the main focus for new development in the District. The Core Strategy recognises that Burnham has a good 2) To prevent neighbouring towns from merging into one another: range of schools, transport links and health and community facilities and a strong relationship with the adjacent regional centre of Slough. 3) To assist in safeguarding the countryside from encroachment:
In conjunction with Chiltern District Council, South Bucks Council is currently taking 4) To preserve the setting and special character of historic towns: forward proposals for a new Local Plan to cover development needs during the period 2014 to 2036. The evidence base supporting the emerging Chiltern and South Bucks 5) To assist in urban regeneration, by encouraging the recycling of derelict and Local Plan establishes the need to release substantial areas of Green Belt to address other urban land: housing and other development needs during the Plan period. When reviewing Green Belt boundaries, the National Planning Policy Framework The Councils are currently consulting on proposals for the release of 15 Green requires local planning authorities to take account of the need to promote sustainable Belt sites across the two districts identified as the Council’s Preferred Options for patterns of development (para 84). Boundaries should be defined clearly, using development. The sites extend to 418ha of land currently designated as Green Belt, physical features that are clearly recognisable and likely to be permanent (para 85). of which 293ha is said to be developable. These proposals follow an assessment Authorities are also urged to plan positively for the beneficial use of the Green Belt, of sites put forward by landowners and developers for consideration for release via such as opportunities for providing access and for outdoor recreation (para 81). the Chiltern and South Bucks Draft Green Belt Assessment, which was published in October 2016. Sustainability credentials
The Draft Green Belt Assessment suggests that our clients site (site ref:4.305) was The site lies in an exceptionally sustainable location on the edge of Burnham and discounted from consideration for Green Belt release because: close to the north-western extent of Slough.
• It would facilitate coalescence of Burnham and Slough As a consequence of its size, Slough, supported by Burnham, acts as a sub-regional service centre which dominates a hinterland that includes much of South Bucks • It would sever the Burnham Grammar School area of Green Belt to the south; District. According to the 2011 census, Slough and Burnham’s combined population and of 152,000 is twelve times greater than the largest settlement in South Bucks (Beaconsfield, with a population 12,081) and seven times greater than the largest • A permanent and defensible amended Green Belt boundary could not be in Chiltern District (Chesham - with a population of 21,483). At a sub-regional level, identified. it is clear that the vicinity of Burnham and Slough is likely to be one of the most sustainable options This master plan seeks to demonstrate how development could come forward to take
LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 12 Page 36 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
for growth in South Bucks and Chilterns districts. since 2009. The Delivery Plan recognises the diversity, quality and often high sensitivity of green infrastructure assets across the county, and the need to plan The sustainability credentials of the location are corroborated by site specific effectively for their conservation in the face of change and growth. analysis. The table copied at Appendix 1 demonstrates that all essential services that would need to be accessed by future residents on a daily, weekly or greater than The Delivery Plan identifies a need for increased green infrastructure and access weekly basis are available within close proximity. links in Burnham and Slough, where there is little accessible green space within settlement envelopes. The specific issues it has highlighted in the Opportunity The site is 15 to 20-minute walk from Burnham Station which will be connected to Analysis for Burnham (para 5.20) include the following: Crossrail services. From December 2019. Up to four Elizabeth line trains an hour in each direction will serve Burnham and Slough stations, allowing passengers to direct • A need for more local green infrastructure in the vicinity of Slough’s urban area; access to central London in 35 minutes. Crossrail will provide a further, substantial boost to the credentials of Burnham as a location for sustainable growth. • Areas of high health deprivation in north-west Slough, close to the site, which enhanced green space provision could help to address; and
• A need for alternative accessible natural green space to reduce pressure on the highly sensitive Burnham Beeches.
Crossrail services will serve Burnham Station, a 15 to 20-minute walk from the site, from 2019. Crossrail will offer direct access to central London from Burnham by train in 35 minutes.
Local deficiencies in access to open space
Buckinghamshire Green Infrastructure Delivery Plan is an important part of the emerging Local Plan’s evidence base. It identifies deficiencies in public access to green space that development of part of this site could help to deliver alongside the provision of access to the retained natural and semi-natural open space on the remainder of the land. Extract from the Buckinghamshire Green Infrastructure Delivery Plan (p62) showing relatively poor provision of green infrastructure in the arc north of Slough and the vicinity of the site. North-west Slough This Green Infrastructure Delivery Plan was published in 2013 and builds on the contains areas of high health deprivation that the Plan seeks to address through increased access to green strategic green infrastructure planning framework developed in Buckinghamshire infrastructure (low res image obtained from South Bucks’ District Council’s website).
13 Page 37 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
These are objectives that the development of the site could play an important role in within an important location between Burnham and Slough and the development of its delivering. entirety may not be appropriate in Green Belt terms. The analysis of the constraints of the site set out in the Master Plan Design Study indicates that development at Representations the eastern end of the site is also unlikely to be acceptable in heritage terms, taking account of the potential impacts on the setting and significance of the surrounding The acute housing need and demanding housing targets that the Councils must listed buildings including Grade II listed Grenville Court. The openness of this land address represent exceptional circumstances requiring them to undertake a review of provides an important element of the setting of the former convent building. Green Belt boundaries as part of the emerging Local Plan process. However, the proposals put forward in the Master Plan Design Study demonstrate The land owners commend the Councils for facing up to the challenges presented that development of land at the western end of the site, within the ‘key hole’ and taking the difficult decision to propose the release of Green Belt land. Having clearing enclosed by existing residential development, Burnham Grammar School done so, it is essential that the Councils now select the most appropriate sites to and the Grenville Court complex could provide around 20 new dwellings without meet local needs in accordance with the requirements of national planning policy. compromising the specific Green Belt sensitivities of this location or the surrounding heritage constraints. Pursuing sustainable patterns of development Controlled development of land to the west and retention of the majority of the site as Green Belt as envisaged by the Master Plan Design Study would not: At a sub-regional level, it is clear that the vicinity of Slough and Burnham should be a priority area of search for potential locations for new housing on sites currently within the Green Belt due to its strong sustainability benefits. Within this context, the site • Lead to coalescence between Burnham and Slough; clearly offers an exceptional opportunity for the delivery of sustainable development due to its accessibility to services and facilities, including Crossrail by 2019. Indeed, • Reduce the current gap between existing built form on the edges of the two it appears that the site offers one of the most sustainable potential locations for new settlements; or development in Chiltern and South Bucks. Nevertheless, the site remains vacant and the principal factor preventing it from coming forward for development is the current • Cause Green Belt land to the south at Burnham Grammar School to be severed Green Belt designation. The overarching review of Green Belt in the two districts from the wider designation to the east and north. provides an opportunity to allow this potential to be realised for the first time in many years. This must be given considerable weight in the decision making process to be It would also use existing physical features, strengthened by design as part of the taken forward by the Councils prior to publication of the next draft of the emerging masterplan, to provide a clearly defined and readily recognisable boundary that is Local Plan, in accordance with the requirements of paragraph 84 of the Framework. likely to be permanent, as required by paragraph 85 of the Framework. This boundary line, illustrated in the Master Plan Design Study, would be delineated by existing Addressing Green Belt constraints public and private roads to the north, existing established trees and woodland to the east and the existing public footpath to the south on the boundary with Burnham The land owners acknowledge the issues raised in the Council’s Draft Green Belt Grammar School. The heritage constraints of the land to the east would combine with Assessment and have commissioned Bidwells to respond to it, to demonstrate how the physical features along this boundary to ensure the permanence of the remaining concerns about the suitability of the site for Green Belt release can be overcome. Green Belt designation. It is likely that the land to the east will always need to remain open to provide an appropriate setting for the former convent building. The proposals put forward by Bidwells recognise that the majority of the site lies
LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 14 Page 38 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
We would urge the Councils to review their assessment of the site, based on the into open countryside. It would enable a public recreational use of a substantial area specific proposals now put forward. The Councils’ assessment must not continue to of privately controlled land to the east, providing enhanced access to the countryside be based on the assumption that the whole site will be developed. It should take into and retained Green Belt land. The established woodland and hedgerows surrounding account how a responsively designed scheme can address its specific constraints will act as a further buffer around the development, meaning that perceptions of its and opportunities and bring forward new housing and public open space to meet local presence will be barely discernible from the wider area. needs. 4) To preserve the setting and special character of historic towns: Burnham Bidwells has assessed the proposals put forward in the Master Plan Design Study and Slough are both modern towns. The Councils’ Draft Green Belt Assessment against the five purposes of including land within the Green Belt set out at paragraph confirms that the area (80b) does not perform this Green Belt function because it 80 of the Framework. is not adjacent to a historic settlement. Whilst there are individual listed buildings in the vicinity of the site, they do not constitute a historic town and, in any case, the We strongly contend that the western end of the site is well placed for Green Belt analysis informing the Master Plan Design Study demonstrates that the proposed release based on this assessment, copied below. development would not compromise their settings or significance.
1) To check the unrestricted sprawl of large built up areas: The western parcel 5) To assist in urban regeneration: by encouraging the recycling of derelict and is enclosed by existing residential development to the west and north, the Grenville other urban land: Brownfield, urban land will be prioritised in the emerging Local Plan Court commercial complex to the north-east, the Burnham Grammar School to the but there is insufficient available to address the acute housing needs identified. The south and existing mature trees and vegetation to the east. Development of this Councils have already concluded that the release of Green Belt is necessary to meet part of the site would represent a natural infill between these features. It would be housing needs. The release of the site will not therefore inhibit the potential for urban controlled and would not create an eastward ‘sprawl’ beyond the existing urban area. land to be recycled. Indeed, the current Green Belt boundary already extends further east to the north and south of the site. A modest amendment to the Green Belt boundary to allow the development proposed by the Master Plan Design Study to come forward in this location would be broadly consistent with its wider alignment on the edge of Burnham to the north and south.
2) To prevent neighbouring towns from merging into one another: The development would provide a logical infill of existing buildings and physical features in all directions. The development would be further from the edge of Slough than the complex of buildings already in place at Burnham Grammar School directly to the south and Grenville Court directly to the north. The sensitively planned development put forward in the Master Plan Design Study would not lead to built-up areas of Burnham and Slough merging or the gap between them becoming any narrower.
3) To assist in safeguarding the countryside from encroachment: The same considerations apply in this respect – the part of the site proposed for development is enclosed by existing development and physical features and would not encroach
15 Page 39 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
Page 40 of 82 Classification: OFFICIAL PORep2807 (REDACTED) 4.0 BASELINE STUDY
The following baseline study includes a GIS mapping exercise, conducted to determine site constraints and inform the subsequent master planning exercise.
Page 41 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
4.1 SITE LOCATION N
Burnham is a village to the north of the River Thames between the towns of Maidenhead and Slough, within the South Bucks District of Buckinghamshire.
The site is located 0.6km to the east of Burnham High Street, adjacent to a former convent. The settlements of Britwell and Slough are located immediately adjacent to the sites eastern boundary.
The site adjoins Burnham Grammar
School to the south, existing BURNHAM residential housing areas to the north BRITWELL and west, and Lower Britwell Road to the south.
The site measures 5.02 hectares in area.
SLOUGH
SLOUGH TRADING ESTATE
LEGEND Site boundary Figure 3: Site Location Plan LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 18 Page 42 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
S H h A t Pond N Nursery a P 76m
P
Kiln Wood a NE Cliveden Hawthorn t A h L PW th N Stud Dell Pa O R H Pat T H Foxlea A h 74m A W W h th H PLA T t Pa C E 4.2 DESIGNATIONS Manor H a L ) Lower O P k R N Caldicot L c Lambournes L A I a N School E H r 59m Car T ( Wood Land at Burnham Park LO N G e h Orkney n 58m t T a a P T Pav Court r L a L O H N O
c 57m t N
k i G B M M P E 52m r A ack P Orchard ic D Tr K
Nashd om k Mobile Home Park
k l El I f L N P
i a A Poyle e D N S ld a h Sub Sta A E Sw illy Far m
t L C O
L h a Landscape Designations R A
n N
e D E O Sw illy h O ( Kennels t T Longmead a W Pond r h P E a t Y
c
N a Smallh olding E
k Tr P A a N c ) k L R Golf Course T L O r T a L D Burnham I East Burnham N c
E k H Lodge Thompkin's k House
Woodview c W The site is designated within the M Norton Hunts Wood E T a A Wood r S Poyle I A Rosehill Nursery Paddock Farm T
L O PA R P Cottages R House ®Bungalow L Track Snowball Farm E O LA N I NS W h P K PH at BURNHAM CP T H O M H P CH ALK PIT LANE k C c U T Wealden a Green Belt which surrounds the N The Birches O ra r T T M c S k W M Little Grange East O O O B N Burnham D D L
A L A R Brick House Cottages A N C O O Leys K E A R E Depot P ) D Leys N Rose Hill Riding O
settlement of Burnham. k E Farm A c School L N R Farm a Farm D O T r k Y
ENOT L
M (T East Burnham BYB A P EN D C N Track E
O E
e N S B
R
n A Drain R
D
a LMA I L Westalls C
E
K East Burnham s E ' N t F N A I n H L E A
u L N
L T H Track R r D
N a U
N E
c B Garden
W L
E
k NAL A
Elizabeth's E O T Centre N R
R
S C E Hunt's Wood
There are no publicly accessible Way G
A Club Club E Hunt's Wood E T House House A D r C RO a E E V c I O Dair House Archery R k P G Legend Range Lock's School W 56m Bottom th footpaths through the site. There is a O a R P Poy le Far m DS R OA D C L LE R ROA D A E R DS Hitcham A L L Ride Pav Cant's Hill Recyclin g public footpath following the northen Centre 51m k Trac Pa t h Proposed Development Site h
t Allerd's C
a L Cricket S O LANE P T LD N S Farm FAI RFIE
E r Ground A a
M c
P k W R E DW boundary of Burnham Grammar O O W P O Y Y L O a D E Landfill Site Golf Course t M B Tra h ck L E A (disu sed) R CRO N F E S H T Hotel S C A Tr Nursery W O a U c O R k k School which runs along the site O T T 2km Radius G Nursery D EY ROS G L KE N E ZELHU RS K R T R H E V A P O C H Bottom A
Y
D E Grove Wood Waltons G L 57m R E E NT boundary to the southeast. N B 52m Hotel E V N L I L A L LE N K C C V ON I D E P L O D S S L A C E E RNE Masts R OU B O N ! h AM E L
R Nursery t A
M a L Grade II* Listed Building P W Y D Bottom O N
N DS D R O Waltons O A Deepwood T L W Caravan S L Elm E LI N K Pelham The A R Site Cottage C L
C W UE O Burn ! Spinney S N A
A V E R
R D N O ! F M
OX E B ! L ! C OB B
R ! C
I o C OOSE
D ! o G ! There are two Local Nature Reserves ! n s G Y Cherry Orchard t 51m G Burnham Bdy
W A A B E W FA or o ! Grade I Listed Building D 53m R LL M W N Co YN L HA H A E A M n st D C LOS E M R A N &
OO I L LA U ! N A ! W O M E B
D A A d
G R N N H y !
E F !
LLO W E N H D R Well End FAR ! WI WAY ! ! KIDD ! A M C R E S CENT IN LOS E ERMIN STE R ROAD R W PI PE RS C E ! h D Pavilion th E ! t O L N T to the east of the site boundary. A H a A a A B P L C P Sports T Hall D E M H V A SIVAR C I
Ground D H !
R
N ! R R O A
D F
OA C S L O 34m DODD P R Recreation S T Hitchambury N ! FIE !
L D S O M ! !
R Ground R Y E Court
Farm O Grade II Listed Building E W H L D n
E E A i B Farm ! IS L UA A A B
Hitcham Park Bdy Cocksherd Wood U a W & D M t Liby r ! K W O I U s V N P PER A on LE E S K R RD D C C E Y o E L ! W AWDROFDOO Y W or L O F O B V 43m L M A E Y T The A H N EM R N
B I B E I R G T E E D W R A N N A E DG S Gore E U War Meml
L H C G L F ! N R
S E P I D TRO N T E SN A D C
P E E R R KOR W R E R A a U Y L t C Britwell LE ! P L O h I C V C R OA D D V FURZEN C
There are a number of listed buildings A RE 42m SE O S L E G W U R
G
O T D RTS Manor House O
N H A
NE H
53m A I
T O EE SSSI D ! C !
D (remains of) RIN GTO N L E NEDO
E R R T
H O
W A V H T ORFLUCSNA DA Depot I L O
H L S E
Fa rnh am O C E N
RC
N L T ! E R
56m A D Y A W
H Schools Sta M R L N F
T
D M E Lodge E WAH KSH within the site boundary associated I DAORCIVART O ILL RD A Y
A E N H M GNOL N N R
R
56m I D O
E D L E
N R C
T H R PW
O E A
N E W
Y
I ! T A L R OL V P G D FI L O B E ORTFO School E RIT W G D M M Hitcham N R R W 41m S C E h O R at G A V ESTONRO AD N R S C O U P DA O E R Cottage E O LO D B W A E RO AD K R LE ES R Public Footpath OA D F T N O D PO with Grenville Court. T M O I L Cloverdown W U
R
R R
Grenville B
PW U A House !
L O S N E M M A R Court N Y A U J E LA N E War P B LEARE S D Ly nch C H M M ON KS FIE LD
E W H A I C M OG DO W Y TC Meml I N R OA D M D R H I Hill S A I A P
M L VI G O E L R D S
A N W S D W ! Foun dation E DLE R H
E T HA E FO R S T U A Y
S CHG A T Prim ary D Q R A Britwell I R D S E E Masts R OA B Trac O C k T S G School B R I D PORT E Lodge ath T D CIWLIHC P A R W W Public Bridleway ! L A Y E A N C O K G HT Market Hall D S E I S E E Nursery th Recreation Ground
D YAWEL T
Wks R a Britwell NEP C T R P
S O GARR A R D ROA D D P H Z Hitcham House H H U RC E F N Community a Tr N E th A N CE S Foun dry A O T W L ! a Farm P Centre F H G A O c T C Path R R T Claycots F Path k A R Sta H A O Lent Green N Burnham ST A D School L I
Hitcham O ENAL C R T PW I N Gram mer ! R R T H L D NO H House E E PR L E L C R E A L ON G PW O L FU F T School D RLO N E N G A O
E D C R W L RI A O N G F U R V E T LO N D N N G DR E
L I N N DS FARM I I V Ancient Woodland
A L B S W C E R S M
T 49m W LIT B PW R N S ! E D Car Pk E I h) G t E I t (Pa E R D D u R L S C D A
G N ew C N D T I RCTSAE h O T N War D EG L E t R A 39m Boundary Road a D O A R
RD C Meml BR O P O O A W B F Stables R R F
R R T Kennedy Park E A E RT O N D T I N ROA N ! E L OT T S R D B O AYMI M Y HA RT E
H R F
O D H ROA T M Recreation Ground W T S VAU E O GH AN T T W O y R E GA S ' F CON S
G L G R ' R G E P D L d O A R S C R A O E L A N T P E T E D R
C S PW B E R LEGEND N A LI
O I L L
I 38m I O
L t W H G O R R T A D s ! W O
A L F
O D S V L n E R
N S V D C LR
o OR D E L D W R E L h C h I Recreation R E t E Pat o A F I A N W Mast C O F Ground O Pa I I O Library PW Reservoirs M R D R L T
R A W V E RMO N ! O C The R
C D (covered) O M R Green Belt
O H R Allot O !
Priory O A B A CO W PE R ROA D F T D R Gdns T Orchardville ! 34m D Poplar V The ! L OSE W H I T T A KE R R OA D 44m I PORTLAND C Farm L Green LO O VE 39m A R L V E G D RI V
E ! E
W Issues
D The E-ACT A PW Burnham Park N D N OR T H B ORO UGH
R ! R OA D O
O A 42m O Burnham Park F
Site boundary R RD War Meml O Sluice S R
T R D T Mast D Academy A D HE ROA M A R E S O ON ! C R H A A GT N VE IN y A F N LE RL U T D B B E O d PW M K I B N M LU L E D R A U D L A E A H N W R O A E N h U A S D V
A I A A O Conservation Area M R t O B A Weir A T L N N ! & M M T H ORN DI I r a L KE L
a T K R D R N c P st GDNS E H RA A Y F k L D O D F T n E A R E A
E O P Y L R S A A D C R M I PS E I W Co M V H P L N EL I a R L E O O H R F o P R N E r I I E E D R th E S I o A M U I O ! P D E T T S B R A D Y Issues L P
V N H DA Y O H N I T A A FB E E L
R FA R U C D W A
O C 36m R N Nursery R H Glendale D R PS D A R I P B E LM O N F R W E T R R E H P C
O S T P O A C H 38m R E S P L S V O O C R E I P A A E D S L Pa T HELE Y C F N T ! A E A 2km radius A E D L Cadena Land at Henlow N L Village B B L R S E G E
ck C D t O D R Y h O D N E L O O S ! N Y A R O A Fa rm U H M E S D A 31m D T O K E D U U T Tra E N Pp Ho E Y N A A E
I V F Poplars R D A R D M D R L Pol Sta G L A RE A N A E E S N SI D D E R N E 37m O C E N U Depot E R E H A E S V T Y R R & Ct R A L E KN ESS R E A L A C O E U I V O N
R R OR k J U R Y AY L R P M U R T BI L B E R F P E O U S V N E A Y M L T
L LANGFORD CP B B D N c A AONB A a N I P E N O O R E E I D A E T E S a PO D I t H I R R R D R HA C V a O A S C h C ! H N N Tr O D A th D N R T O G A T
PW Tr C E K
a H B Iss
D H S ck S 32m O
Landscape DesignationsD T
R A
y C I U D
FB I E A O B T E O
O N R D L M N M d L N R A I T N N D A M V E B E A E H B N U E Green Belt Kingsley O OR
A E A E
D E AV t C 41m FB PW W M L O R s R Fa rm
R R Schools C T O N S T D n G E S E B AY ! L o Y W A D R T S B A I L NUE IL ED D H O R C D Lent Rise N E E T V S D C O I E G R B N H H Allot Gdn s F A o U T N D B UT T E EREMR EUNEVA A B C A U U G LC O H O R th R School H O Y I D D D a T A M W V P Tr E L R E a H Flexmore FI A N
c U k T PO C Y UE S D A A L O
E O D H LOW PL N Water AN S P R A I S T
End S A D I ! O A R FB T College L I RO I N E R O G V T O R O E
ND H R E O R R End Local Nature Reserve TL W S PU S HE
BUET T MR ERE EUNEVA T T th A E E W L
a C ULSO U C O R E D
P I
W A O N O I
W NNE
N VO O R Y A X FA ®k 32m AY L L c M F O a E R
r A
T T L D
rac Y A R Cooling k R Sewage M R E V O D W L E I
O M N !
D U
Y A D D S E P A A To we rs
Works Masts A R
S L S R A E
C E A F D N L O R OA TNECSERCE N
D E A Slough
T D O Sports Ground E W L S R L Y P O E D 32m N A V E A D E R I I M R D E Four Leaf Playing E N G Trading Estate P ROY E N S A H D M T
EC O T W N N W W E k F Clover Field W E E R AY O A
R A DN c O O R A O a W Y Tr I M Y 32m R U L Y S E D
O ON ! C W B B AY R A U UD Grade II Listed Building T F C S D E K WA Y U I T Y U N N Highbury A A G O Halls HA E M D T Y Wks ROA M 31m Pavilion T Hall Pavilion A K A Lodge I I E W R V R R V E RO S L S Y C C OU R T UNE Y T E O W M A S N A DR I N GH Power Station E D V E A E N I N FLE X M O R S A NB O UE S U D Issues R A D D M T E R O H G N I N S T I T U H R A
U V D A Car Pk
ra E ! E N V U D K
in Baulk 32m N E R C T C LO Subway T E A RE E N A G S Sta O 33m R E D House B D R G E CA P I M N A R R
L L ra I B R D D VE RSI DE O I D E Greenways R G W C NU ORYRESR A D E E A A D H R C S OA A GE R R O R i CAM BRID V E O O T n O 'S N C N M G S A D ED UE I R R 41m Pk D A L
R
Grade II*O Listed Building PH Car
! B Slough A A W 42m Langford D D Issues V
U O y R D L 46m O E C LA R E D R
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N OD D T KC L F I F NEVASDN E i c O N D B F R O G E T D H n I R R E A 31m R R F a N K CL A M A D E L V A O U r I R E V O D E GED IV I SUFF N G N O CL E E U T L C U N E A E P Bath Road R ALVISTA AVE D K R L A Works NT H C B R ! R D SC E C R D Track I R Retail Park I D I E S R W D A R C 4 A
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N Proposed DevelopmentE Site Y I K T 0 P F S W 32m A 2 I Public Footpath H C 6 ! H T 23m C B RO
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r k c Tra E OS Licence No. ES 100017734 Trumpington Road, Cambridge, CB2 9LD 01223 841841 - bidwells.co.uk U L N k H T G C h 35m G T A t c D O V I a ra O L E P i E E S N a C DA n S E U R E r F N E ) O W d T Clifton Bury R Cippenham I e Y T W D C s R P I V E O E A I R A u F C is A Y B N R E S J r G N A D P A Farm N H R Settlement boundary T d a Prim ary W X ( Iss Y P Mast C A R R S a W E r D E A E A W
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N C R LE Y L D A N E G S E 37m E T P R G C O D 41m A C Boundary LI S K I T OW N D FT H OU E R N E W r N O N B S E CL ai O G Clifton E
LC n E C S A h Stock L ROA D P S t E FFORD R T Y H R S O e Playing Field P a H M AN R w P Bridge 41m A I E ET T R N E C War r H e L E G e R Y S O School I CL S K Meml W E D L F C R a R W A I E E M lk k O I rac P O I L R T C E D NE ER A U R R R M I LL G AR S L B B A S A L N F D E H PW A D S H C R E F F X IV O E Hill Farm R D T R C ra OA k c Allot L k D c Gdns ra D N T r Poppy Hill E a W y i n I d Farm S
K B T N t N PO C R E E s FB O O S C S 46m The Samuel Whitbread Knolls L L S on W PW INT C D A O Recn Gd r Upper School and Fa rm Y J o ai E C Path PW Wr Community College Y TH n A 41m Tw r W D FB r Ch equers D 43m C H a Poppy Hill Sewage N U R i B C H n F U R R O Cottages Wor ks A I RG O O A R R A in D iv D a e Track r r S D Iv el E
N TEERT
A Nurseries L k Weir N The Garden G H c I Sluice R a I
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N Park Dairy a War r A Henlow D Meml L Weir Middle Mast
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k Pav c Raynsford
a The r Lower School T Grange Sluice Issues Hitchin 49m D HIll ra Pa Pav Henlow Pa in D th th A Recreation D O D ra H rain in R D I Ground A T 42m RO C OA C H H W C
I Clifton E LA N RK N PA D R Park C L th r O D O M a ai A R A L P C K C K E n D OO T F R L R TNU I C CH ES D O F HI B T P R T L H VI T a N O E A R N E E N th rain M D D
A R P PW I O L R
A A D Y D Etonbury C r rain
E 41m P a D Farm a i n D FB th r a R i n Tr D a Dr ck Nursery E Etonbury h S in M a t Wren Park U E in a AD a r O Business Centre O W Pit P D H WALK
E n V T i k HE Drain a c O G r A Iss Mast a D R D Dr ain r E N h D Sally's Grove s t T S ack A Tr a R L P P 9 E a ck FB Wren D S E Tra r n Y th ai ai 65 Park n r B RO D A rain D D D r Park Weir a in A50 7 Farm 43m D r a A R LE SE Y R OA D in D Collects Arlesey in Dr ain r ra a Sta OL D P h D i Bridge OA ix t n K C LO B Dr S E r a o P ain o T k
r
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Hotel Issues OT E FO L D D R E N OA C H A S E D R H C C LOS E UH Cy C cle PW P Old Manor C a th H
Farm U 39m PO CH A y R N unwa Track ST P G C C
Hoo s R T Church End ET L E
Gras ra ck ER' O H S S c A S L
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I A G LE E D N BE N WS AV r E N A a R UE L in O Cityfield A Henlow R E D k Farm E S Y T U c L
Airfield R O L H G A Tra A r C a R s k s c Track E D R a u r H i T s nw Pa T m a th a y n t l e BU RY M E d A D OS Licence No. ES 100017734 Trumpington Road, Cambridge, CB2 9LD 01223 841841 - bidwells.co.uk R a Middlefield il w Issues Farm a y y A D a O R War w k Drain L k n k c Meml ra L c Business c T I ra a T H Ru r
Park n T i E s ra
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P r Scale: @ A3 Drawing Number: B.13.770 T 1:15,000 a r a a i Th n e c t C h h n k as i e ( a Metres Tra r ck) O.S. Ref: TL 1738 Date: 24/10/2016 D Sinks 0 250 500 1,000 1,500 2,000 Path Tr ack Classification: OFFICIAL PORep2807 (REDACTED)
4.3 SIGNIFICANT VEGETATION N
A
W PW 42m R War Meml O Sluice S TH Mast D E A N VE I Weir W Tr ack W ES M
Issues T V A N
FB I E O R Glendale Nursery 36m W
38m C
Pa T HELE Y S L Cadena Land at Henlow Village ck
th O Fa rm 31m S Poplars Tra E Depot S There is a significantT amount of
A k J U BI L P T E E L LANGFORD CP c a A N P E a t PO I a h O Tr th N PW Track Significant Vegetation y FB R d T O
B woodland,E includingA Kingsley mature native 41m t FB E D s R Fa rm
n T o
S C
o H C th G LC Pa Tr I ac trees,H which formsFlexmore the boundary k Water FB End End th a P ®k c Tra between the site and the surroundingTrack Sewage
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T L A IV E Four Leaf
N k F Clover
c O Tra R developent. D Highbury Y A Lodge R
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A FLE X M O RE S
D D N ra E in D Baulk 32m R House A 33m D R G ra I V D E RSI DE Greenways A D S E ROA i CAM BRIDG
n O N S 41m R
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42m Langford D D Issues y U 46m D G d A T E DW O OR B R Garden T H E H k R O O A IndividualR and groupsc of trees are t L D Centre G s F AN a D D
G N R r n I IS E k T R o N O
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B C A 37m a Com mon
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8 C M 5 5 B 6 also locatedR IDG E WAY within the main body of 6 B B Legend CAMB
D 8 9 ra 5 6 5 B 6 k i B c n D R a A r I O GED CL T the site. R BURNHAM Track D
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r N Proposed Development Site
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Farm D Dr ack ain Tr Football A O Pat Ground R h
38m N FB TheO trees are subject to a Tree M
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n in Cricket Preservation Order, due toi their a r a T D r Ground Pav ack h k Dr at 35m c D P a rai ) r DA n sed T Clifton Bury isu Farm O d Iss R T ( r n a relationship with the adjacent Grade II o S ati D c g D T k i R Significant Vegetation r v n a ai A N Weirs n i O l N ve in Bilberry F k ra Tr I F ack c ra G r Dra D O i D Pond a ve n N i R r R Dr A D T
L a
i Listed Britwell House building. in L ack a n A Tr Dr N h FB E t
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L D S rain E A D FB Hall RS C A L L O Cemy P O E S R T Dr BRITWELL HOUSE r 43m ain Y a Issues TH R c The R k BA E A publicly accessible parkland space D n Lakes B ra ai L in Dr I T B r a 43m c T k E k E c PW R ra D T T S is locatedIssues to the east of the site r a S H W T O i H C K Seedings Well A n B C I RI S S D R Clifton T O G H Corner U Stockbridge N R AO D H C D House RE S T Farm O Mead C C N
W LIFT ON E C FIELD S L
N C along the settlement boundary to the R LE Y L D A N E G S E 37m E T P R G C O D 41m A LI S C K I T OW N D FT H OU E R N E W r N O N B S E CL ai O G Clifton E
LC n E C S A h Stock L ROA D P S t E FFORD R T Y H R P a H western edge of Slough. S O e Playing Field M AN R w P Bridge 41m A I E ET T R N E C War r H e L E G e R Y S O School I CL S K Meml W E D L F C R a R W A I E E M lk k O I rac P O I L R T C E D NE ER A U R R R M I LL G AR S L B B A S A L N F D E H PW A D S H C R E F F X IV O E Hill Farm R D T R C ra OA k c Allot L k D c Gdns ra D N T r Poppy Hill E a W y i n I d Farm OFF SITE PARKLAND S
K B T N t N PO C R E E s FB O O S C S 46m The Samuel Whitbread Knolls L L S on W PW INT C D A O Recn Gd r Upper School and Fa rm Y J o ai E C Path PW Wr Community College Y TH n A 41m Tw r W D FB r Ch equers D 43m C H a Poppy Hill Sewage N U R i B C H n F U R R O Cottages Wor ks A I RG O O A R R A in D iv D a e Track r r S D Iv el E
N TEERT
A Nurseries L k Weir N The Garden G H c I Sluice R a I
HC House r G O D T V H r T E ai
I S n
S I
H T D
CLIFTON CP R E
E
E Henlow The T Ford n
E i
N Park Dairy a War r A Henlow D Meml L Weir Middle Mast
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k Pav c Raynsford
a The r Lower School T Grange Sluice Issues Hitchin 49m D HIll ra Pa Pav Henlow Pa in D th th A Recreation D O D ra H rain in R D I Ground A T 42m RO C OA C H H W C
I Clifton E LA N RK N PA D R Park C L th r O D O M a ai A R A L P C K C K E n D OO T F R L R TNU I C CH ES D O F HI B T P R T L H VI T a N O E A R N E E N th rain M D D
A R P PW I O L R
A A D Y D Etonbury C r rain
E 41m P a D Farm a i n D FB th r a R i n Tr D a Dr ck Nursery E Etonbury h S in M a t Wren Park U E in a AD a r O Business Centre O W Pit P D H WALK
E n V T i k HE Drain a c O G r A Iss Mast a D R D Dr ain r E N h D Sally's Grove s t T S ack A Tr a R L P P 9 E a ck FB Wren D S E Tra r n Y th ai ai 65 Park n r B RO in SLOUGH D A ra D D D r Park Weir a in A50 7 Farm 43m D LEGEND r a A R LE SE Y R OA D in D Collects Arlesey in Dr ain r ra a Sta OL D P h D i Bridge OA ix t n K C LO B Dr S E r a o P ain o T k
r
a V
c I C
k A
507 R A T A r Site boundary a G c E CL k HENLOW CP k TH c T E
a A H HE r in E R LOWER BRITWELL ROAD
T a 6 r P M
D 0 O
I
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T
A
A
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Hotel Issues OT E FO L D D R E N OA C H A S E D R H C C LOS E Significant vegetationUH C y C cle PW P Old Manor C a th H
Farm U 39m PO CH A y R N unwa Track ST P G C C
Hoo s R T Church End ET L E
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A
r W
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D
H A E I T Y T Significant screeningHE RALLY C
H Y
I A G LE E D N BE N WS AV r E N A a R UE L in O Cityfield A Henlow R E D k Farm E S Y T U c L
Airfield R O L H G A Tra A r C R Figure 5: Significant Vegetation Map a s k s c Track E D R a u r H i T s nw Pa T m a th a y n t l e BU RY M E d A D OS Licence No. ES 100017734 Trumpington Road, Cambridge, CB2 9LD 01223 841841 - bidwells.co.uk R LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 20 a Middlefield il w Issues Farm a y y A D a O R War w k Drain L k n k c Meml ra L c Business c T I Page 44 of 82 ra a T H Ru r
Park n T i E s ra
D D S Chase
s 46m r A a
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P r Scale: @ A3 Drawing Number: B.13.769 T 1:15,000 a r a a i Th n e c t C h h n k as i e ( a Metres Tra r ck) O.S. Ref: TL 1738 Date: 24/10/2016 D Sinks 0 250 500 1,000 1,500 2,000 Path Tr ack Classification: OFFICIAL PORep2807 (REDACTED)
S H h A t Pond N Nursery a P 76m
P
Kiln Wood a NE Cliveden Hawthorn t A h L PW th N Stud Dell Pa O R H Pat T H Foxlea A h 74m A W W h th H PLA T t Pa C E 4.4 FLOOD ZONE MAPPING Manor H a L ) Lower O P k R N Caldicot L c Lambournes L A I a N School E H r 59m Car T ( Wood Land at Burnham Park LO N G e h Orkney n 58m t T a a P T Pav Court r L a L O H N O
c 57m t N
k i G B M M P E 52m r A ack P Orchard ic D Tr K
Nashd om k Mobile Home Park
k l El I f L N P
i a A Poyle e D N S ld a h Sub Sta A E Sw illy Far m
t L C O
L h a Flood Risk R A
n N
e D E O Sw illy h O ( Kennels t T Longmead a W Pond r h P E a t Y
c
N a Smallh olding E
k Tr P A a N c ) k L R Golf Course T L O r T a L D Burnham I East Burnham N c
E k H Lodge Thompkin's k House
Woodview c W M Norton Hunts Wood The site is located approximately 3.2 T E a A Wood r S Poyle I A Rosehill Nursery Paddock Farm T
L O PA R P Cottages R House ®Bungalow L Track Snowball Farm E O LA N I NS W h P K PH at BURNHAM CP T H O M H P CH ALK PIT LANE k C c U T Wealden a N The Birches O ra Tr km to the east of the River Thames T M c S k W M Little Grange East O O O B N Burnham D D L
A L A R Brick House Cottages A N C O O Leys K E A R E Depot P ) D Leys N Rose Hill Riding O and the site is not located within a k E Farm A c School L N R Farm a Farm D O T r k Y
ENOT L
M (T East Burnham BYB A P EN D C N Track E
O E
e N S B
R
n A Drain R
D
a LMA I L Westalls C flood zone. E K East Burnham s E ' N t F N A I n H L E A
u L N
L T H Track R r D
N a U
N E
c B Garden
W L
E
k NAL A
Elizabeth's E O T Centre N R
R
S C E Hunt's Wood
Way G
A Club Club E Hunt's Wood E T House House A D r C RO a E E V c I O Dair House Archery R k P G Legend Range Lock's School W 56m Bottom th There is a section of land where O a R P Poy le Far m DS R OA D C L LE R ROA D A E R DS Hitcham A L L Ride Pav Cant's Hill Recyclin g Centre 51m water collects to the east of the site ck Tra Pa t h Proposed Development Site h
t Allerd's C
a L Cricket S O LANE P T LD N S Farm FAI RFIE
E r Ground A a
M c
P k W R E D WO O W but this does not encroach up to the P O Y Y L O a D E Landfill Site Golf Course t M B Tra h ck L E A (disu sed) R CRO N F E S H T Hotel S C A Tr Nursery W O a U c O R k k
O T site boundary. T 2km Radius G Nursery D EY ROS G L KE N E ZELHU RS K R T R H E V A P O C H Bottom A
Y
D E Grove Wood Waltons G L 57m R E E NT Hotel E N V B 52m N L I L A L LE N K C C V ON I D E P L O D S S L A C E E RNE Masts R OU B O N h AM E L
R Nursery t A
M a L
P W Y D Bottom O N Flood Zone 2 N DS D R O Waltons O A Deepwood T L W Caravan S L Elm E LI N K Pelham The A R Site Cottage C L
C W UE O Burn ! Spinney S N A
A V E R
R D N O ! F M
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R ! C
I o C OOSE
D ! o G ! n G Y Cherry Orchard st 51m G Burnham Bdy
W A A B E DW 53m FA R or o ! LL M W N Co YN L HA H A E A M n st D C LOS E M R A N &
OO I L LA U ! N A ! W O M E B
D A A d
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E F !
E D Well End AR ! Flood Zone 3
LLO W N H R F WI WAY ! ! KIDD ! A M C R E S CENT IN LOS E ERMIN STE R ROAD R W PI PE RS C E ! h D Pavilion th E ! t O L N T A H a A a A B P L C P Sports T Hall D E M H V A SIVAR C I
Ground D H !
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N ! R R O A
D F
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R Ground R
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E E A i B Farm ! IS L UA A A B
Hitcham Park Bdy Cocksherd Wood U a W & D M t Liby r ! K W O I U s V N P PER A on LE E S K R RD D C C E Y o E L ! W AWDROFDOO Y W or L O F O B V 43m L M A E Y T The A H N EM R N
B I B E I R G T E E D W R A N N A E DG S Gore E U War Meml
L H C G L F ! N R
S E P I D TRO N T E SN A D C
P E E R R KOR W R E R A a U Y L t C Britwell LE ! P L O h I C V C R OA D D V FURZEN C RE 42m SE A O S L E G W U R
G
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N H A
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D (remains of) RIN GTO N L E NEDO
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N L T ! E R
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D M E Lodge E WAH KSH I DAORCIVART O ILL RD A Y
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N R C
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I ! T A L R OL V P G D FI L O B E ORTFO School E RIT W G D M M Hitcham N R R W 41m S C E h O R at G A V ESTONRO AD N R S C O U P DA O E R Cottage E O LO D B W A E RO AD K R LE ES ROA D F T N O D PO T I L M O Cloverdown W U
R
R R
Grenville B
PW U A House !
L O S N E M M A R Court N Y A U J E LA N E War P B LEARE S D Ly nch C H M M ON KS FIE LD
E W H A I C M OG DO W Y TC Meml I N R OA D M D R H I Hill S A I A P
M L VI G O E L R D S
A N W S D W ! Foun dation E DLE R H
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S CHG A T Prim ary D Q R A Britwell I R D S E E Masts R OA B Trac O C k T S G School B R I D PORT E Lodge ath T D CIWLIHC P A R W W ! L A Y E A N C O K G HT Market Hall D S E I S E E Nursery th Recreation Ground
D YAWEL T
Wks R a Britwell NEP C T R P
S O GARR A R D ROA D D P H Z Hitcham House H H U RC E F N Community a Tr N E th A N CE S Foun dry A O T W L ! a Farm P Centre F H G A O c T C Path R R T Claycots F Path k A R Sta H A O Lent Green N Burnham ST A D School L I
Hitcham O ENAL C R T PW I N Gram mer ! R R T H L D NO H House E E PR L E L C R E A L ON G PW O L FU F T School D RLO N E N G A O
E D C R W L RI A O N G F U R V E T LO N D N N G DR E
L I N AN DS FARM I I V L B S W C E R S M
T 49m W LIT B PW R N S ! E D Car Pk E I h) G t E I t (Pa E R D D u R L S C D A
G N ew C N D T I RCTSAE h O T N War D EG L E t R A 39m Boundary Road a D O A R
RD C Meml BR O P O O A W B F Stables R R F
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Page 46 of 82 Classification: OFFICIAL PORep2807 (REDACTED) 5.0 HERITAGE STUDY
The following is a summary of heritage assets and impacts associated with the proposed development of the site.
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5.1 HERITAGE IMPACT
The designated heritage assets in the area around the • Number 56 and Barn Range attached to east, Part of Britwell Farm – identified site are shown on the map below. Of those Grade II assets shown on the plan, only a small number require • 1 and 2 Britwell Gardens – Grade II further consideration in terms of the potential effect of • Wall of Walled Garden at Britwell House – Grade II the proposed development on their settings. • Britwell House – Grade II • North Garden Wall, Britwell House – Grade II • Britwell Lodge – Grade II • Gate Piers to Britwell Lodge – Grade II • Farnham Lodge and Gates – Grade II
In terms of assessing the potential impact of a residential development on the proposed site, the provisions of the Planning (Listed Buildings & Conservation Areas) Act 1990 would apply in the context of detailed proposals to determine the nature of the assets’ significance and the extent of potential impact or harm resulting from a development. These are matters for detailed consideration at that stage, but the principles can also be applied during the assessment of site-specific matters.
In addition to the national policy, guidance has been produced by English Heritage to address the issue of setting and harm. The ‘Setting of Heritage Assets’ was published in 2011 and provides a detailed methodology for assessing the significance of setting and impacts upon them.
Figure 7: Heritage Asset Plan - Listed buildings identifoed by blue triangles (historic England Map) In particular, the guidance notes that: “setting is not a heritage asset, nor a heritage designation. Its importance lies in what it contributes to the significance of the heritage asset” (The Setting of Heritage Assets - page 7). The assets requiring further assessment in the context of the proposal are as follows: This is a very important statement as it clarifies that the potential for effects or impact on setting must be considered in the context of a) an understanding • 52 and 54 Britwell Road – Grade II of how that setting actually contributes to the significance of the principal
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asset, b) to what extent it contributes and c) that proposals for development amenities, including schools, doctors and transport connections are carefully judged in terms of actual impact they might have on the setting’s contribution to the significance of the asset. It is not, therefore, acceptable This document presents guidance on managing change within the settings of to conclude that a development within the setting of a heritage asset is heritage assets, including archaeological remains and historic buildings, sites, intrinsically harmful, but that the level of impact or harm on the significance of areas and landscapes. Page 6, entitled: ‘A staged approach to proportionate the asset is the important consideration. In other words, it is quite possible decision taking’ provides detailed advice on assessing the implications of for a development to occur within the setting of an asset and for it to cause no development proposals and recommends the following broad approach to harm to the significance of the asset. assessment, undertaken as a series of steps that apply equally to complex or more straightforward cases: Methods for understanding ‘significance’ are provided in Historic England’s Conservation Principles 2008. • “Step 1 - identify which heritage assets and their settings are affected; • Step 2 - assess whether, how and to what degree these settings make a The definition of setting is also an important consideration in these cases. contribution to the significance of the heritage asset(s); Clearly, setting is more extensive than curtilage, and a relationship which an asset has with townscape or open countryside can be wide-ranging. This • Step 3 - assess the effects of the proposed development, whether will also take account of views of the asset, both to and from. However, beneficial or harmful, on that significance; as Historic England also states: “some views may contribute more to • Step 4 - explore the way maximizing enhancement and avoiding or understanding the significance of a heritage asset than others”. minimizing harm;
It is therefore imperative for assumptions about impact on heritage assets to • Step 5 - make and document the decision and monitor outcomes.” be tested through the available methodologies and for potential issues to be Historic England Seeing the History in the View (June 2012) accurately assessed. This document explains how the heritage significance of views can be In order to consider the potential impact of the development of the site on the assessed in a systematic and consistent way. It highlights a ten step process, individual assets, the following assessments have been undertaken. In each split into two phases, to identify and assess the significance and impact on case, an assessment of significance is followed by initial commentary on the specific and formal views. potential for impact resulting from the development of the site on the setting of the assets. Any issues arising in terms of potential mitigation, if needed, are Phase A: noted within the summary for each asset. • Step 1 – Establishing reasons for identifying a particular view as important; Historic England: Historic Environment Good Practice Advice • Step 2 – Identifying which heritage assets in a view merit consideration; (GPA) in Planning Note 3 (March 2015) • Step 3 – Assessing the significance of individual heritage assets; A description of the site in its local and wider context, higlighting local
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• Step 4 – Assessing the overall heritage significance in a view; • Step 5 – How can heritage significance be sustained • Phase B: • Step 6 – Identifying the importance of the assets and the view • Step 7 - Assessing the magnitude of impact on individual heritage assets • Step 8 - Assessing the magnitude of the cumulative impact of proposals on heritage • Step 9 – Determining the overall impact • Step 10 – identifying ways of mitigating the impact of development.
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5.2 RELEVANT CASE LAW
Recent High Court rulings demonstrate the considerable settings to clearly demonstrate that considerable weight has been given to the weight which should be given to the protection of preservation of the special interest of the heritage asset and its setting. heritage assets in decision making. The recent case at Javelin Park (Gloucestershire County Council v Urbaser Balfour Beatty [2016]), which sought planning permission for an Energy from The Barnwell Manor judgement (Barnwell Manor Wind Energy Ltd v (1) East Waste (EfW) facility for the combustion of non-hazardous waste and the Northamptonshire DC & Others [2014] EW Civ 137) quashed an Inspector’s generation of energy, was called in by the Secretary of State. decision to approve four wind turbines on land near to the Grade I listed In relation to the balancing of harm involved in this case, the Secretary of Lyveden New Build. The Inspector found that the wind turbines would have State confirmed that a ‘less than substantial’ impact on the settings of Lyveden New Build and other adjacent heritage assets. A balancing exercise was then undertaken, in “the preservation of setting is to be treated as a desired or sought-after accordance with paragraph 134 of the NPPF, with the Inspector concluding objective, and considerable importance and weight attaches to the desirability that the benefits of renewable energy outweighed the ‘less than substantial’ of preserving the setting of listed buildings when weighing this factor in the harm to the setting of the heritage assets. balance”. He went on to confirm that “it does not follow that if the harm to heritage The Court of Appeal ruled that, when carrying out the balancing exercise, assets is found to be less than substantial, then the subsequent balancing the preservation of an asset’s special interest should not only be given exercise undertaken by the decision taker should ignore the overarching “careful consideration” but also “considerable importance and weight”. This statutory duty imposed by section 66(1) and he therefore sees a need to give ruling reinforced the strong statutory presumption against granting planning considerable weight to the desirability of preserving the setting of all listed permission for development which would cause harm to the significance buildings.” and/ or settings of heritage assets, even if the harm identified is ‘less than substantial’. The Court of Appeal found that the Inspector did not give This statement is to confirm that there is no lesser duty imposed on the considerable importance and weight to section 66(1) when carrying out his desirability of preservation if the harm levels are found to be “less than balancing exercise and quashed the original decision. substantial”. Subsequent cases, including Forge Field (Forge Field Society & Others In arriving at his decision, the Secretary of State weighed the benefits of the v Sevenoaks DC & Interested Parties [2014] EWHC) and Mordue (Jane proposed scheme in the balance with the “less than substantial harm” and, in Mordue v Secretary of State for Communities and Local Government and applying the statutory duty imposed by Section 66(1), found that the benefits others [2015] EWHC 539 (Admin)), also carried out a balancing exercise in did indeed outweigh the harm to the heritage assets. Of particular importance accordance with paragraph 134 without demonstrably giving “considerable here, the Secretary of State drew attention to, in this instance, the particular importance and weight” to the desirability of preserving those heritage assets, “extent of the harm to heritage assets” which he had identified during his in accordance with the requirements of paragraph 132. In both these cases, assessment of the impacts. the High Court quashed the grant of planning permission as a result of the failure to apply the statutory duty imposed by section 66(1). These cases demonstrate the need for decisions involving heritage assets and their
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5.3 HERITAGE ASSETS
The following heritage assets are those in proximity to site and whose settings may be affected by development within the area proposed.
52 and 54 Britwell Road - Grade II listed building
As the list description identifies, this pair of 18th Century semi-detached houses were re-fronted in the 19th century. The building has two projecting gabled ends, historic sash windows, a ground floor porch and a painted rendered plaster finish. The property is accessed via a private road, Britwell Gardens. The property is considered to be of moderate significance.
The area of the site proposed for residential development is located to the south of Britwell Gardens. The listed buildings would be separated from the site by a couple of further residential properties set within gardens and Figure 8: View of 52 and 54 Britwell Road from Britwell Gardens surrounded by trees.
It is unlikely that a sensitive development of the proposed site for residential purposes would be considered to affect the setting of 52 and 54 Britwell Road. Any impacts would be negligible/none.
Figure 9: View of 52 and 54 Britwell Road from Britwell Road
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Number 56 and Barn Range attached to east, Part of Britwell Farm - Grade II listed building
The list description explains that No 56 was originally two cottages. The cottage on the left is timber framed and presumed to be 17th century. The ground floor is painted brick, the first floor is plastered and has an over-sailing moulded beam. Part of the cottage is included with the barn in Britwell Farm (no. 58).
The cottage on the right has a brick elevation with an 18th century appearance/facade.
The attached L-plan timber-framed barn range is 18th century. It has an old tile roof and brick, weather-boarded and corrugated iron walls.
This group of properties has a rustic charm and in light of their grade II listed status are considered to be of moderate significance.
The site proposed for residential development is located to the south of Britwell Gardens. The listed cottages and barn would be separated from the site by the road, the wall opposite that stretches along the road and 1 and 2 Britwell Gardens which is a large house set within gardens and surrounded by trees.
A sensitive development of the proposed site for residential purposes would not be considered to affect the settings of number 56 and the attached barn range. Any impacts would be negligible/none
Figure 10: Number 56 and Barn Range attached to east, Part of Britwell Farm
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1 and 2 Britwell Gardens - Grade II listed
The list description explains that these properties were formerly Cross’s Farm. They have a 17th century timber frame with brick noggin. They were re-fronted in the 18th century in red and blue brick and have a hand made tile roof. The significance of the building is considered to be moderate/good.
This listed building is the nearest to the residential development although it is considered that there will be limited visibility due to the siting of the property centrally within its grounds and the surrounding landscaping which lends it an isolated quality. To avoid impacts of minor adverse harm to setting, the development would need to be carefully sited away from the immediate setting and mitigation through additional landscaping would be required.
Subject to suitable siting of the built form, control over building heights and Figure 11: 1 and 2 Britwell Gardens consolidation of existing landscaped boundaries, development of the site can preserve the setting of 1 and 2 Britwell Gardens. With a suitable design and layout, the effect of the development could be negligible/none.
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Wall of walled garden at Britwell House - Grade II listed building
The red brick north and west walls stand at 10 to 12 feet high and date from the 16th century. The east wall is 6 feet high, has an opening and dates from the 19th century. They are of moderate significance.
The proposed residential development is not considered to harm the setting of the wall of the walled garden due to its relatively low height within the landscape and limited visibility. Any impacts would be negligible/none.
Figure 12: North Wall of walled garden at Britwell House
Figure 13: West wall of walled garden
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Britwell House (Grenville Court) - Grade II listed building
Britwell House consists of an 18th century house (west elevation) which was greatly enlarged throughout the 19th century. The property stands in several acres of grounds. The buildings are of brick with plain tile roofs. On the west end of the house is a slim tower with a pyramid roof and weather vane which is a familiar landmark within the local area. The south elevation is Victorian and bears the date 1864. The south east end bears the date 1868. A chapel built by Ninian Comper for the nunnery House of Prayer is attached to the east elevation and dates from 1935. Figure 14: Britwell House West elevation The property stands within spacious gardens. There is a significant belt of landscaping between the property and the land to the south of the gardens. This plays an important role in protecting the immediate grounds of the House, its sense of isolation and its immediate setting. The land further to the south (and north of Lower Britwell Road) forms part of the extended setting of the listed building. Although there are limited direct relationship and visibility between this land and the House itself, the open nature of the area does contribute to the appreciation of the wider setting of the asset. As a result, the advice to the masterplan process is to limit development to the western portion of the site, retaining the land to the south of Britwell House as Figure 15: Britwell House (south elevation) predominantly as open space.
Subject to suitable siting of the built form, proposed for the western portion of land only, control over building heights and consolidation of existing landscaped boundaries, development of the site is able to preserve the setting of the listed building. With a suitable design and layout, the effect of the development on the setting of the House would be negligible/none.
Figure 16: Britwell House North Elevation Figure 17: View from Britwell House towards potential site for residential development behind landscaped belt
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North Garden Wall, Britwell House - Grade II
The North Garden Wall is of red brick with stone dressings. It lies to the east of Britwell House and dates from the 19th century. It extends across the garden from the corner of the entrance façade and has brick piers at six feet centres, three of which have stone finials. It features a gabled shelter of brick and stone with a semi-circular opening, a similar arched opening with wrought-iron gates, and a hexagonal aviary with a glazed pointed roof. The aviary has three open sides, each with two arches and a central column with a plain Romanesque-style capital. The wall is of moderate significance.
The development of the proposed site for residential purposes would not affect the setting of the North Garden Wall due to its physical and visual separation from the proposed site. Any impacts would be nil.
Figure 18: Photograph of north garden wall
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Britwell Lodge - Grade II Gate Piers to Britwell Lodge - Grade II
Britwell Lodge dates from the mid 19th century. It is a two storey red brick The 19th century large square piers are of red brick with stone dressings. house with stone dressings set within thick woodland and there are limited Like the lodge, the proposed development would not impact on the setting of views of the property from Lower Britwell Road. It is of moderate significance. the gate piers or be visible within their context due to their detached location and the considerable woodland between the gate piers and the site. Any If development is sited to the western portion of the land, it is highly unlikely impacts would be nil. that a sensitive development of the proposed site for residential purposes could be considered to affect the setting of Britwell Lodge due to its physical Farnham Lodge and Gates - Grade II distance and the established woodland between this property and the site. Any impacts would be negligible/none. Farnham Lodge dates from the late 19th century. The lodge is red brick and half-timber with a plain tile roof. The iron gates have four stone piers with pyramid caps. There is a curved brick screen wall to each side with shorter end piers.
Due to its physical and visual separation from the proposed site and the surrounding woodland, any impacts on the Lodge and Gates would be nil.
Figure 19: View of Britwell Lodge from the grounds of Grenville Court Figure 20: View of Farnham Lodge and Gates
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Curtilage-listed buildings: Summary
In addition to the number of designated heritage assets (listed buildings) As a result of our assessments on potential impact on site, following in the vicinity of the site, there are also some structures which may be the methodologies of Historic England, we conclude that development considered to form part of the listed building as a result of their ‘curtilage’ to the land south of Grenville Court, along the lines indicated in the relationship. Relevant to the proposed site is the section of wall alongside masterplan, would have no harmful impact on the setting of the Britwell Road, to the west of Britwell Gardens. This wall shares a number of identified heritage assets. the design details of the main house and was evidently constructed to form a boundary at the northern side of Britwell House’s former grounds, along the south side of which is a linear lean-to greenhouse in very poor condition. If brought forward with careful siting, form, design and scale, residential development could be delivered in the area indicated in the masterplan The wall is deemed to fall part of the Grade II listed Britwell House through its whilst preserving the setting of the listed buildings, in accordance with curtilage association. The assumption is therefore that its significance should Section 66 of the Planning (Listed Buildings & Conservation Areas) be preserved alongside proposals for development of the land and that it is Act 1990. Subject to a suitable detailed design, including proposals incorporated in an appropriate manner. As the masterplan indicates, the wall for consolidating existing elements of historic landscaping, the can be retained in full and can form part of the scheme without harmful impact development would have not harmful impact on the setting of heritage on its significance or setting. Repairs can be undertaken to ensure that the assets and could also bring enhancements in the current condition and wall is maintained in good condition for the future. appearance of parts of the existing land, to the benefit of the assets’ settings. The western portion of land also contains some structures which formed part of the kitchen gardens/nursery of Britwell House. These structures may also The land further to the south (and north of Lower Britwell Road) forms be deemed to fall within its curtilage but are in very poor condition. It is likely part of the extended setting of the listed building. Although there are that these would be removed as part of a development of the site, although their condition is such that residual significance is at a low level. limited direct relationship and visibility between this land and the House itself, the open nature of the area does contribute to the appreciation of the wider setting of the asset. As a result, the advice to the masterplan process is to limit development to the western portion of the site, retaining the land to the south of Britwell House as predominantly as open space.
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Page 60 of 82 Classification: OFFICIAL PORep2807 (REDACTED) 6.0 VISUAL & TOWNSCAPE STUDY
A visual and townscape study has been undertaken to assess the existing site characteristics. The study includes viewpoint photography of the site and its context, concluding with opportunities and constraints to inform the subsequent master planning exercise.
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6.1 EXISTING SITE CHARACTERISTICS
N VIEW DESCRIPTION
1 View taken from the southern boundary of the site, facing south-east. The view indicates the footpath connecting BRITWELL RD Lower Britwell Road and Hogfair Lane to the west of the Grammar School.
3 2 2 Facing north, the view shows the southern extent of Grenville Court and parking exterior. The mown lawn and boundary vegetation can be seen. 4 3 Taken from the parking exterior of Grenville Court the view, 1 facing south indicates the sense of enclosure from the lawned area.
4 Facing west the view shows boundary vegetation between the site and housing to the west. LOWER BRITWELL RD 4 Figure 21: Map indicating views 1-4
1 2 3 Figure 22: Views 1-4
LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 38 Page 62 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
N VIEW DESCRIPTION
5 Taken from the western boundary of the site the view faces north towards the property on Britwell Road and the Grade BRITWELL RD II Listed Wall.
6 The view, facing north shows some of the houses within 8 Grenville Court grounds. These are 2/2.5 storeys, built 6 using red brick and Grade II Listed. 5
7 This view taken from the south-west corner of the site, shows the type of vegetation found within this area of the 7 site and the boundary trees to the south.
8 This view shows the Grade II Listed Wall along the northern boundary of the site.
LOWER BRITWELL RD 8 Figure 23: Map indicating views 5-8
5 6 7 Figure 24: Views 5-8
39 Page 63 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
6.2 BURNHAM LOCAL CONTEXT
N VIEW DESCRIPTION
1 Taken from Britwell Road facing south-east, the view shows the property on the northern edge of the site. The Grade II BRITWELL RD listed wall can be seen to the south of the property. 1 2 Facing north the view shows large 2/3 storey detached properties along Britwell Road. They are mixed in style 2 and build date but typically built using red brick with pitched roofs.
3 3 This view facing south-east shows the housing adjacent to the western boundary of the site. Typically detached 2/2.5 4 storey dwelling from circa mid C20th, they are built using light/red brick with white cladding. The boundary vegetation can be seen behind the dwellings.
4 Taken from Lower Britwell Road (off Long Furlong Drive), LOWER BRITWELL RD the view facing south-east shows 2 storey terraced housing built mid C20th. They are built using a brown brick with small front gardens. 4 Figure 25: Map indicating views 1-4
1 2 3 Figure 26: Views 1-4
LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 40 Page 64 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
6.3 BURNHAM WIDER CONTEXT
N VIEW DESCRIPTION
5 Taken from Britwell Road facing north, the view shows the entrance to the George Pitcher Recreation Ground and 5 Junior Football Club.
BRITWELL RD 6 The view is taken from the corner of the High Street and Windsor Lane in the centre of the village, facing south it 8 shows the village green and properties dating from around the C19th.
7 7 This view facing east from Hogfair Lane shows one of the entrances to Burnham Grammar school which adjoins the southern site boundary. 6
LOWER BRITWELL RD 8 Taken from the southern end of the High Street facing north, the view gives an indication of the types of properties found along the High Street in Burnham.
8 Figure 27: Map indicating views 5-8
5 6 7 Figure 28: Views 5-8
41 Page 65 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
6.4 OPPORTUNITIES AND CONSTRAINTS PLAN N
LEGEND
Site boundary
Public footpath
BRITWELL RD Road access Grade II listed buildings Setting of the listed buildings Development site
Frontage of dwelling View direction from front of dwelling Existing vegetation
Grade II Listed wall Former growing area
Potential pedestrian access
Sense of enclosure
Opportunity to introduce public open space Sensitive boundary
LOWER BRITWELL RD Potential site access
Figure 29: Opportunities and Constraints Diagram LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 42 Page 66 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
6.5 OPPORTUNITIES AND CONSTRAINTS OF THE SITE
SITE BOUNDARIES LAND USE
• The site is encroached by settlements to the south, west and east. • This area is defined under the Greenbelt. Britwell Road aligns to the north and Lower Britwell Road aligns to the • The land is currently open land associated with Grenville Estate. There south and are potential entry points into the development site. is a small area formerly used as allotments and remnants of the growing houses can be seen. • Both the Grammar school to the south and the grounds of Grenville Court to the north adjoin the site, there is an opportunity to enhance the open • Protection of the heritage features found across the site are a key Public footpath space elements of this location. consideration during the landscape strategy. Road access • Although existing residential dwellings to the west have a mature • The site sits within an urban context with settlements encroaching the site vegetative boundary, overlooking into the site is a key consideration. Grade II listed buildings boundaries. LEVELS & DRAINAGE VEGETATION • The landform is generally level across the site with isolated changes. • There is a line of mature trees east of the western parcel proposed for Frontage of dwelling • Consideration will need to be given to site drainage. development which would delineate it from the retained open space. View direction from front of dwelling • There is boundary vegetation which screens views of existing settlements ACCESS & CIRCULATION beyond the site boundary. Existing vegetation • There is a public right of way following the northern boundary of Burnham • Existing trees are located in and around the site boundary and will be a Grade II Listed wall Grammar School. There is an opportunity for this to link in and provide key consideration during the landscape strategy. access to the development site. Former growing area • Opportunity to introduce an area of public open space to the south of • Potential vehicular access from Britwell road or Lower Britwell Road. Grenville Court. This would serve the wider populations of Burnham and Potential pedestrian access Slough. • Both Britwell Road and Lower Britwell Road are routes to Burnham High street and Burnham Grammar school from surrounding areas. HERITAGE • Importance of retaining open land south of Grenville Court to provide an appropriate setting for the listed former convent building.
43 Page 67 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
Page 68 of 82 Classification: OFFICIAL PORep2807 (REDACTED) 7.0 MASTER PLAN STRATEGY
The following strategy proposes an indicative master plan for the site in order to demonstrate a quantum of development within the site area.
The strategy diagram is informed by the opportunities and constraints which have been determined for the site. Subsequently a block layout is proposed which demonstrates a layout of development within the determined
Page 69 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
7.1 STRATEGY PLAN STRATEGY PLAN N
LEGEND
BRITWELL RD Site boundary
Public footpath
Road
Retained existing trees Proposed siting of individual house Proposed housing development site Grade II Listed wall
Retain sense of enclosure
Proposed public open space
Proposed vehicular route Site access
Proposed dwelling frontage
Frontage view direction Proposed pedestrian LOWER BRITWELL RD access Figure 30: Master Plan Strategy Diagram
LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 46 Page 70 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
7.2 MASTER PLAN STRATEGY - AIMS AND OBJECTIVES
FOLLOWING AN APPRAISAL OF THE SITE IT HAS BEEN DETERMINED THAT THE PROPOSED MASTER PLAN DESIGN SHOULD SEEK TO:
1. RESPECT THE SETTING AND HERITAGE OF GRENVILLE COURT AND THE PURPOSES OF THE GREEN BELT THROUGH ENCLOSED VEGETATED BOUNDARIES AND RESISTING ENCROACHMENT OF DEVELOPMENT;
2. PROTECT HERITAGE FEATURES SUCH AS THE GRADE II LISTED BUILDINGS AND THE LISTED WALL ALONG BRITWELL ROAD TO ENSURE THESE ASSETS ARE NOT EFFECTED BY DEVELOPMENT;
Site boundary 3. PROTECT THE GREEN BELT PURPOSES OF THE SITE BY RETAINING OPEN LAND TO THE EASTERN PART OF Public footpath THE SITE TO AVOID COALESCENCE. CREATE A SEMI NATURAL ACCESSIBLE GREEN SPACE FOR PUBLIC USE Road TO INCREASE ACCESS TO PUBLIC OPEN SPACE. Retained existing trees 4. DEVELOPMENT OF THE WESTERN LAND PARCEL, WHICH IS ENCLOSED BY STRONG BOUNDARY FEATURES AND WOULD NOT COMPROMISE THE PURPOSES OF THE GREEN BELT. INCORPORATE A STRONG LANDSCAPE-LED DEVELOPMENT TO MINIMISE THE IMPACT OF DEVELOPMENT UPON NEIGHBOURING AREAS AND ENCOURAGING EQUITABLE ACCESS TO PUBLIC OPEN SPACE;
Proposed public open space 5. CREATE A NEW PEDESTRIAN AND VEHICULAR ACCESS TO THE SITE FROM BRITWELL ROAD AND
Proposed vehicular route CONNECTION TO EXISTING PUBLIC FOOTPATH TO THE SOUTH; 6. CREATE A DEVELOPMENT WHICH HAS A COMPARABLE HEIGHT, SCALE AND DENSITY TO SURROUNDING SETTLEMENTS, WITH COMPLIMENTARY MATERIALITY; AND
7. PROTECT AND ENHANCE THE EXISTING TREES AND VEGETATION AROUND THE EDGES OF THE SITE.
47 Page 71 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
7.3 ILLUSTRATIVE MASTER PLAN N
A key objective of the proposal is to redefine the settlement edge of Burnham and create a new area of public parkland between the site and the nearby settlement of Slough. Britwell Road
The layout of housing has been carefully considered to respond to the surrounding context and to Grenville Court minimise encroachment onto existing residential boundaries.
Hatchgate Gardens Proposed Accessible Park LEGEND
Proposed dwelling Shared surface
Highway and footpaths PRoW Proposed tree planting
Red line site boundary Burnham Grammar School Sports Rear gardens Pitches
Lower Britwell Road Existing trees/ vegetation Burnham Grammar School Proposed settlement boundary Figure 31: Illustrative Master Plan
LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 48 Page 72 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
7.4 ACCESS, CIRCULATION AND OPEN SPACE N
The primary point of access into the site is from Britwell Road to the western end of the listed wall, northwest of the site. Britwell Road A secondary point of access is proposed to the northeast corner of the site, to facilitate pedestrian movement and for controlled Grenville Court emergency access.
Access to a large existing area of parkland to the east of the proposed residential development will be provided from the southern end of the residential access road. Informal walking routes through the parkland will connect with the existing Public Right of Way to the south east, which in turn connects on Lower Britwell Road to the east Proposed Accessible Park
LEGEND
Primary access to site Secondary access to site Red line site boundary Lower Britwell Road Pedestrian and vehicular Burnham Grammar access School Sports Pitches Public footpath Footpaths introduced Burnham Grammar School Footpath node point Figure 32: Access, Circulation and Open Space Diagram 49 Page 73 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
7.5 INDICATIVE HOUSING SCHEDULE N
The master plan proposal is for 19 semi-detached and detached dwellings, made up of 2, 3, 4 and 5 SG SG 01 02 bedroom properties.
Each property is shown with a single or double garage to replicate a typical market residential scheme. 03 DG 19 DG 18
DG DG 04
DG
05 DG DG 16 17
06
DG 14 15 SG DG DG 07
08
SG
SG 09 LEGEND
SG SG 06 Number of dwelling 10 11 SG Single Garage DG Double Garage
Red Line Site Boundary 12 13 DG DG
Figure 33: Housing Layout LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 50 Page 74 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
The outline accommodation schedule demonstrates the policy compliant SITE AREAS housing mix and associated open TYPE AREA (HECTARES) TOTAL SITE AREA space provision proposed within the (SQM) indicative master plan. TOTAL SITE AREA 5.373 53,730 PUBLIC OPEN SPACE PROVISION 3.273 32,730 DEVELOPABLE AREA 2.100 21,000 INDICATIVE HOUSING SCHEDULE TYPE NO. OF STOREYS GFA (SQM) NO. % MIX 2-BED 2 90-110 7 36.8 3-BED 2 120-140 5 26.3 4-BED 2 150-170 6 31.6 5-BED 1.5 190-220 1 5.3 TOTAL 19 100 RESIDENTIAL GROSS DENSITY (DEV AREA) 9.05DPH - Figure 34: Accommodation Schedule
N LEGEND
Residential development (inc. trees) Proposed accessible natural green space
Proposed new settlement boundary
Red line site boundary
Figure 35: Site Diagram
51 Page 75 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
7.6 CONCLUSIONS AND BENEFITS OF THE DEVELOPMENT
We have undertaken a comprehensive review of the • The development will provide a permanent buffer between Burnham and site’s constraints, the opportunities for development, Slough, preventing the potential for any future settlement coalescence. its setting and location, and how it sits within the landscape, together with the setting of the adjacent listed building, Britwell House. This contextual analysis has informed the master plan proposals for the site and guided the disposition of new development/ open space across the site area.
The built form of existing development within Burnham village has been carefully considered in order to position new development sensitively within the site area, retaining existing trees and vegetation wherever possible.
A large area of accessible public parkland is proposed to the east of the proposed residential development, in order to protect the risk of coalescence between the eastern edge of Burnham, and Slough to the east.
For this reason, we believe the development proposals are a logical and sensitive extension to the Burnham settlement boundary, whilst sensitive protecting the setting of the listed building to the north.
In summary, we believe the site should be release from the Green Belt and designated for residential for the following reasons:
• It comprises sustainable development with good access to local services;
• It is a logical extension to the settlement boundary of Burnham, with the additional benefit of providing a large area of new publicly accessible open space to the east of the site;
• It brings forward 19 new homes to contribute towards local housing need;
LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 52 Page 76 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
N
Figure 36: Site wide master plan
53 Page 77 of 82 Classification: OFFICIAL PORep2807 (REDACTED)
Page 78 of 82 Classification: OFFICIAL PORep2807 (REDACTED) APPENDICES
APPENDIX 1 - LIST OF FIGURES APPENDIX 2 - LOCAL FACILITIES
Page 79 of 82 Classification: OFFICIAL PORep2807 (REDACTED) APPENDIX 1 - LIST OF FIGURES
Figure 1: Aerial Site Location 8 Figure 2: Local Amenities Plan 9 Figure 3: Site Location Plan 18 Figure 4: Designations Mapping 19 Figure 5: Significant Vegetation Mapping 20 Figure 6: Flood Zone Mapping 21 Figure 7: Heritage Asset Plan 24 Figure 8: View of 52 and 54 Britwell Road from Britwell Gardens 28 Figure 9: View of 52 and 54 Britwell Road from Britwell Road 28 Figure 10: Number 56 and Barn Range attached to east, Part of Britwell Farm 29 Figure 11: 1 and 2 Britwell Gardens 30 Figure 12: North Wall of walled garden at Britwell House 31 Figure 13: Figure X: West wall of walled garden 31 Figure 14: Britwell House West elevation 32 Figure 15: Britwell House (south elevation) 32 Figure 16: Britwell House North Elevation 32 Figure 17: View from Britwell House towards potential site for residential development behind landscaped belt 32 Figure 18: Photograph of north garden wall 33 Figure 19: View of Britwell Lodge from the grounds of Grenville Court 34 Figure 20: View of Farnham Lodge and Gates 34 Figure 21: Map indicating views 1-4 38 Figure 22: Views 1-4 38 Figure 23: Map indicating views 5-8 39 Figure 24: Views 5-8 39 Figure 25: Map indicating views 1-4 40 Figure 26: Views 1-4 40 Figure 27: Map indicating views 5-8 41 Figure 28: Views 5-8 41 Figure 29: Opportunities and Constraints Diagram 42 Figure 30: Master Plan Strategy Diagram 46 Figure 31: Illustrative Master Plan 48 Figure 32: Access, Circulation and Open Space Diagram 49 Figure 33: Housing Layout 50 Figure 34: Accommodation Schedule 51 Figure 35: Site Diagram 51 Figure 36: Site wide master plan 53
LAND SOUTH OF BRITWELL ROAD, BURNHAM | MASTER PLAN DESIGN STUDY 56 Page 80 of 82 Classification: OFFICIAL PORep2807 (REDACTED) APPENDIX 2 - LOCAL FACILITIES
Surplus land south of Britwell Road, Burnham
Surplus land south of Britwell Road, Burnham Likely Frequency of Use Address Church Burnham 0.9 St Peters Church, Church Street, Burnham, SL1 7HX Greater than Doctors Burnham 1.0 Burnham Health Centre, Weekly Weekly Minniecroft Rd SL1 7DE Daily Km Km Km Pharmacy Burnham 0.6 Boots Pharmacy 30 High St, Burnham SL1 7JP Amenity Location KMS <5 >5 <5 >5 <5 >5 Gym/Sport Slough 2.1 Sports and Prestige Centre 351 School- Slough 0.7 Oratory Montessori Day Nursery, Centre Bath Rd, Slough SL1 5PR Nursery Lower Britwell Rd SL2 2NJ Dentist Burnham 0.6 The Dental Practice, Burnham, School- Burnham 1.0 Beeches Nursery-Countryside High St, Burnham SL1 7JZ Nursery Nursery Minniecroft Rd SL1 7DE Hairdresser Burnham 0.6 Freedom Haircutters 103 High St, School- Burnham 1.0 St Peters C of E Primary School, Burnham SL1 7JZ Primary Minniecroft Rd SL1 7DE Barber Burnham 0.6 Amigos, 49 Burnham Park, School- Burnham 1.0 E-Act Burnham Park Academy, Burnham SL1 7JY Secondary Opendale Road SL1 7LZ
School- Burnham 0.5 Burnham Grammar School, Secondary Hogfair Ln, Burnham SL1 7HG
Bus Stop Burnham 0.4 Opp Lincoln Hatch Lane, Burnham SL1 8DD
Railway Burnham 1.5 Burnham Railway Station, Station Station Rd, Burnham SL1 6JT
Small Food Burnham 0.8 Tesco Express, 60-62 High Street, Retail Burnham SL1 7JT
Pub Burnham 0.5 The George Inn 18 High St, Burnham SL1 7JH
Pub Burnham 0.7 The Red Lion 101 High St, Burnham SL1 7JZ
Restaurant Burnham 0.6 High Street 109 High St, Burnham
SL1 7JZ (multiple available)
Post Office Burnham 0.6 Burnham Post Office 7JT, 74 High St, Burnham SL1
Village Hall Burnham 0.5 Burnham Park Hall Windsor Ln, Burnham SL1 7HR
Village Hall Burnham 0.9 Burnham Youth Centre 1 Minniecroft Road SL1 7DE
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Classification: OFFICIAL PORep2807 (REDACTED)
Bidwells LLP Saxon House 27 Duke Street Chelmsford, CM1 1HT
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