Arborfield Garrison Strategic Development Location Supplementary Planning Document

ARBORFIELD GARRISON STRATEGIC DEVELOPMENT LOCATION SUPPLEMENTARY PLANNING DOCUMENT

MAY 2011 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Foreword

Our approved Core Strategy sets out the broad vision The Core Strategy identifies four Strategic Over recent months, work on this document has for how the Borough of Wokingham will develop in the Development Locations (SDL). These are continued and we have now added a Sustainable period to 2026 and how the Council aims to protect Arborfield Garrison, South of the M4, North and Environmental Appraisal (SEA). So, we are re- and enhance the very good quality of life enjoyed in South Wokingham. Separate masterplans called consulting on this document with its SEA. We have the Borough. The adoption of our Masterplans further Supplementary Planning Documents (SPD) have been incorporated more detailed explanations on two areas secures our control over development over that produced for each SDL along with an overarching where there are particular sensitivities namely Area B period. Infrastructure Delivery SPD which covers all of the and Nine Mile Ride. SDLs (5 SPDs in all). The Infrastructure Delivery The Core Strategy is a vitally important document SPD evolved from work undertaken in preparing As our suite of planning policies are forming, we that sets out the local policies we need to ensure the the Core Strategy and is aimed at delivering a are increasingly concentrating on good design and provision of the new roads we will drive on, the new viable infrastructure rich solution to support the new attention to the character of areas where we are homes we will live in, the new schools our children will developments. The key message is that I expect a encouraging further development. We will continue go to, the new parks they will play in, the new shops high level of new infrastructure of the highest possible to challenge developers to not only meet but exceed and doctors’ surgeries we will visit – in short, the way design quality. current design standards. our communities will look across the Borough. This document has been subject of extensive It takes forward the views of the community for high previous public consultation which is summarised in quality development concentrated in a few locations the statement of consultation. with all necessary infrastructure delivered. Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

As we said before adopting other Masterplan SPD’s In summary, this guidance aims at enabling last year, where possible we need to integrate infrastructure rich, high quality design solutions for our developments with existing communities and ensure SDLs which I believe we will, in due course be proud that they are in keeping with the area in which they of. Your comments and suggestions are still being will be located. We will expect developers to give actively sought and will be carefully considered before particularly careful attention to this. Provision of this document is adopted. community hubs within the new areas will help ‘kick- start’ the sense of community with the benefits that Councillor Angus Ross. can bring to new and current residents. Executive Member for Strategic Highways and Planning. Wokingham Borough Council. I confirm that these Masterplans and other policies June 2011 will provide the framework for developers to submit planning applications. These applications will be tested against this guidance and those found wanting will be re-negotiated in order to find the right solution. If we fail to agree fully satisfactory proposals, then they are likely to be refused by the Borough Council’s Planning Committee. Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Contents

Section 1: Introduction 1 Section 3: Vision and Development Section 6: Delivery 72 21 1.1 Background 1 Concept 6.1 Outline planning applications 72 1.2 The Purpose of this Document 2 3.1 Vision for Arborfield and development 6.2 Ensuring Design Excellence 73 21 1.3 The Role of the SPD: Establishing concept Design and Access Statements, 4 Good Design and Delivery Responding to the SDL site 21 parameter plans and illustrative 74 Section 2: Context 8 A sustainable scheme 22 masterplans 2.1 Location 8 A high quality living environment 23 Design Review 75 3.2 Development components for the Building for Life Assessment 75 2.2 Constraints and opportunities 9 23 Masterplan 2.3 Planning Policy Framework 10 Design Codes 75 A Supportive Development Plan 10 Section 4: Key Design Principles 26 6.3 Conditions and Planning Obligations 76 Planning guidance 13 1. Landscape Framework 26 Planning Conditions 76 2.4 Community Engagement 13 2. Neighbourhoods 35 Planning Obligations 76 Stakeholder Workshop 13 3. Character 42 Delivery and Contributions 77 Community Workshop 1 14 4. Centres 52 6.4 Strategic Phasing 77 Community Workshop 2 14 5. Design of Employment Areas 57 6.5 Management and Maintenance 78 Options Exhibition 15 6. Access and Movement Framework 59 Highways drainage & open space 78 Statutory Consultation 16 7. Existing Buildings 65 Community Infrastructure 79 Wokingham Community Hubs 8. Phasing 68 Delivery Board 79 20 Consultation Section 5: Climate Change and 70 Appendix One 80 Sustainability 5.1 Introduction 70 5.2 SDL-wide Sustainable Urban Design 70 Land use and travel 70 Layout and orientation 71 Surface water 71 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Section 1: Section 1: Introduction Introduction

Arborfield Garrison is a major 1.1 Background 1.1.2 The identification of four Strategic Development opportunity to deliver an infrastructure Locations (SDLs) within Wokingham Borough rich and high quality new community 1.1.1 Regard has also been taken to the revocation represents a major and unprecedented on significantly brownfield land. of the Regional Spatial Strategy (The South opportunity to plan for new development in The location is identified in the East Plan) by the Secretary of State in July a comprehensive manner, to ensure that the Wokingham Borough Core Strategy 2010. Notwithstanding the revocation, the development of new homes goes hand in as being capable of accommodating Council continues to regard the approach set hand with the provision of essential physical 3,500 new homes with associated out in the adopted Core Strategy as robust. and community infrastructure. The objective new employment development and is not simply to meet housing targets, but to necessary community infrastructure. plan for the long-term delivery of sustainable The existing character of the location urban communities, and to avoid the need for and its rural context lends itself to a piecemeal small scale housing development development in which the landscape is which may harm the character of well- a dominant and influential feature. established communities. The four SDLs are:

• Arborfield Garrison;

• South of the M4 Motorway;

• South Wokingham; and,

• North Wokingham.

1 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

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1.1.3 Each SDL is the subject of a separate 1.2 The Purpose of this Document 1.2.2 The SPD relates to the area of land identified in Supplementary Planning Document (SPD) and red on Figure 2.1. The SPD does not include an overarching Infrastructure Delivery SPD, 1.2.1 This SPD has been produced by WBC as new policies for the SDL but builds on the which sets out how and when infrastructure a guide for future development of the SDL Wokingham Core Strategy (WCS), in particular is to be provided and the mechanisms for and to establish the Borough Council’s Policy CP18 and the Arborfield Garrison Concept Statement contained in Appendix 7. securing this. expectations on masterplanning, design quality and infrastructure requirements. It does not It should be read in conjunction with the WCS, including the Wokingham Local Plan saved 1.1.4 The Arborfield Garrison SDL lies to the south contain detailed proposals for the SDL but, policies and the Infrastructure Contributions west of Wokingham Town and comprises the once adopted, will be a material consideration and Delivery SPD for the SDLs. current Garrison site, Hogwood Farm and in determining the appropriateness of planning Industrial Estate and land immediately to the applications and in moving forward through 1.2.3 The SPD has been prepared in accordance south. implementation. The document has been with the provisions of the Town and Country prepared on the assumption that an Outline Planning (Local Development) (England) application accompanied by an Infrastructure Regulations 2004 (as amended). Delivery Plan will be submitted followed by Reserved Matters applications as appropriate. 1.2.4 The SPD has been prepared through a process involving the public, stakeholders, For the avoidance of doubt, any standards or representatives from public sector agencies, requirements set out in this document will also the current development consortium, apply to submission of Full applications. landowners, Officers and Members of the Council. It aims to balance the aspirations and objectives of all of these groups with acknowledged best practice principles for the 2 design and development of sustainable, high quality places. Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 1: Introduction

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1.2.5 Extensive up-front consultation has taken place 1.2.6 As part of the Council’s commitment under and views have been taken into account in the Section 13 Part 2 of the Planning and Previous stages: formulation of this document as summarised in Compulsory Purchase Act 2004, to keep Section 2 and set out in a separate Statement under review the matters which may be • February-March 2010 - First of Community Views (SCV). In February and expected to affect the development of their statutory consultation. March 2010, this SPD was subject to a formal area or the planning of its development, which 6-week consultation in accordance with includes the purposes for which land is used • October 2010 - Adoption of North Regulation 18 Town and Country Planning in the area. Legislation requires an SA/SEA to and South Wokingham SPDs and (Local Development) (England) Regulations support a draft SPD. The Council has taken adoption of Infrastructure Delivery 2004. this opportunity to up date and produce new and Contributions SPD. SPDs that form part of a six week consultation period. • November-December 2010 – Second statutory consultation of South of the M4 SPD.

• June 2011 - New Draft SPDs and consultation for all four SDLs and the Infrastructure Delivery and Contribution SPD.

3 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

1.2.7 The SPD is accompanied by a Draft (b) sets the framework for future 1.2.9 Wokingham Borough Council has considered Sustainability Appraisal/Strategic Environmental development consent of projects listed in whether the Masterplan SPDs are likely to Assessment (SA/SEA), which is also subject Annex I or II to Council Directive 85/337/ require an SA/SEA as the SPDs are required to consultation. The guidance from both the EEC on the assessment of the effects of in the form of development briefs and European Commission and the Government certain public and private projects on the masterplans by the Core Strategy and will indicates how local authorities can comply with environment, as amended by Council set the framework for the future development the requirements of Directive 2001/42/EC and Directive 97/11/EC. consent of EIA projects. Taking account of its the subsequent “Environmental Assessment of conclusion that an SEA was required for the Plans and Programmes Regulations 2004” (the 1.2.8 The SPD falls under criterion (a) of Regulation Masterplan SPDs, the Council has produced a SEA Regulations) which amplify its operation 5(2), being a plan prepared for town and Draft SA/SEA, which details the likely significant within England. Under the SEA Regulations, country planning or land use. In respect of sub- effects on the environment of implementing local authorities must, where appropriate, paragraph (b) the SPD will amplify policy within the Masterplan SPDs and the reasonable carry out a SEA of land-use and spatial plans. the Adopted Core Strategy, providing further alternatives considered, taking into account the Regulation 5 (2) of the Regulations describes guidance on the requirements in respect of a objectives of the Masterplan SPDs. that an environmental assessment should be spatial framework plan which should form the undertaken for a plan or programme which - starting point for master planning the SDL. 1.2.10 Regard will also be had to the Equality Act 2010 by Wokingham Borough Council in (a) is prepared for agriculture, forestry, delivering the SDLs. fisheries, energy, industry, transport, waste management, water management, telecommunications, tourism, town and country planning or

4 land use, and Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 1: Introduction

1.3 The Role of the SPD: Establishing 1.3.3 The key elements of the SPD are: 1.3.4 It should be read in conjunction with other Good Design and Delivery Government policy documents relating to • a spatial framework plan which should form large-scale development, sustainability, and 1.3.1 This SPD sets out the minimum design the starting point for masterplanning the design, in particular: standards which should be achieved to SDL; deliver the new development. Developers will • Planning Policy Statement (PPS) 1 including • design principles aimed at delivering a high be encouraged to exceed these standards Planning and Climate Change Supplement; quality scheme; where possible and will be expected to apply • Planning Policy Statement (PPS) 3; new standards that arise during the life of the • requirements for addressing sustainable document. design; • By Design (DETR);

• requirements relating to the scheme’s • The Urban Design Compendium (editions 1 1.3.2 The guidance given here reflects up to date delivery; and, & 2) (Homes and Communities Agency); best practice and the general principles can be used to inform all new development in • requirements which should be met at the • Places Streets and Movement: Better Wokingham. Outline planning application stage and Places to Live by Design (CABE); and, beyond to ensure adequate and consistent • The Manual for Streets (DfT); and approaches to quality and delivery. • The Manual for Streets 2 (DfT)

5 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

1.3.5 These documents collectively promote a • An integrated landscape – a place which • Quality within the public realm – consensus view of good design principles responds to its landscape setting and promoting routes and spaces which are which should lie at the heart of the design of draws green space and infrastructure into attractive, safe and uncluttered; the SDL, comprising: the heart of the development; • Continuity and enclosure – promoting • Human scale – the arrangement of building the continuity of the street frontage and the • Character – somewhere with a sense of place and local distinction; forms which are easy for the human eye definition of public and private space; to read and provide a sense of scale and • Adaptability, robustness and • Legibility – a place which is easy to perspective; understand and navigate; sustainability – the layout of the SDL and • Secure, natural surveillance – creating individual buildings should all contribute • Permeability – achieving a form of layout places which are properly overlooked towards the minimisation of resources from which makes for efficient pedestrian, and make for effective passive and active the design stage; and, vehicular movement and public transport policing; provision ensuring places connect with • Diversity – promoting diversity and choice each other; • Detailing, richness and interest – through a mix of developments and uses, promoting ornamentation, rhythm, responding to local need. • An articulated townscape – creating consistent vernacular, richness, and intrigue an interesting, contextually responsive to the built environment; townscape utilising building height, scale and massing, all of which should be related to human scale;

6 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 1: Introduction

1.3.6 The remainder of this SPD covers the following: • Delivery (Section 6): A summary of 1.3.9 The overarching consideration here is the expectations for Outline application achievement of a sustainable community. In • Location, Context and Policy (Section 2): submissions, conditions and planning this, it differs somewhat from the other SDL’s A summary of the location, characteristics, obligations, strategic phasing and which are essentially extensions to existing planning policy framework and consultation management and maintenance. communities. Achievement of this will be events. dependant on all components of the SDL 1.3.7 The guidance provided in this SPD is intended coming forward within the Core Strategy • Vision and objectives for Arborfield as part of an ongoing design process. WBC period. As such planning permission for Garrison (Section 3): A summary of the will require the preparation of design codes and development of any part of the SDL will not overall concept and the vision for the SDL development briefs in advance of Reserved be granted unless this can be conclusively and the key development principles. Matters applications in order to build upon the demonstrated. guidance, themes and principles set out in this • Key Design Principles (Section 4): An explanation of what will be required in the document. Section 6 contains further advice on development proposals in order to meet the how design excellence will be carried through key design principles for the Location. the planning and construction process.

• Climate change and sustainability 1.3.8 For the avoidance of doubt, areas not (Section 5): The development expectations shown as having specific designation will for the SDL regarding sustainable design be subject to policies contained within the and construction. Managing Development Delivery Development Plan Document, scheduled for adoption in December 2012.

7 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

2.1 Location

2.1.1 Arborfield Garrison situated approximately 4 km south west of Wokingham town centre and about 5 km south east of M4 Junction 11 and the edge of Reading, will provide new housing in the south of Wokingham Borough. A large proportion of the SDL is controlled and is currently in use by the Ministry of Defence (MoD). The SDL is broadly bounded to the west by the A327 Eversley Road, to the north by Langley Common Road, and to the east and south by Park Lane, as shown on Figure 2.1.

0m 500m

8 Figure 2.1: Strategic Development Location Boundary Section 2: Site Context 9 David Lock Associates : May 2011 : May Associates Lock David a gas pipeline running across the SDL; a gas pipeline running across a number of Listed Buildings and two Scheduled Ancient Monuments; and, existing buildings and facilities associated with the Garrison and the School of some Electrical and Mechanical Engineers, of which will be retained. the need to establish better cycle, as pedestrian and public transport links, between the SDL and well as vehicular, Finchampstead North; other parts of isolation from the relative Town Wokingham and from the Borough and, Centre; congestion limited capacity and resulting and Arborfield Cross on the A327 through other local roads. overhead power lines running east west overhead power lines the southernacross part of the SDL; The principal access constraints include: The principal access constraints include: • • • • • • • 2.2.2 pockets of mature woodland, trees and woodland, trees pockets of mature including formal avenues hedgerows, on parts of the Garrison and of trees and along watercourses corridors green drainage ditches, which would need to be incorporated into the overall landscape strategy for the SDL; existing residential areas at Buttenshaw areas existing residential Whitehall Farm which will Close and around integrated into the SDL; need to be carefully the which run across small watercourses SDL including a number of ponds which form part of a network of drainage. There of the is also a balancing pond to the north SDL which should be retained; Figure 2.2 illustrates the key constraints on the 2.2 illustrates the key constraints on the Figure the strategic master planning. SDL which affect the SDL The main physical constraints affecting have been identified as: • • • Constraints and opportunities 2.2 2.2.1 The Arborfield Garrison SDL falls into two The Arborfield Garrison Farm. Hogwood of south and north parts broad The northern is defined by the part of the SDL School main Garrison complex including the and of Electrical and Mechanical Engineering at Buttenshaw Avenue areas existing residential Whitehall Farm. The southern part and around of the SDL contains the Hogwood Industrial Farm Estate, Hogwood Farm and Westwood rural in but the majority of the land is open and character. 2.1.2 Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

2.3 Planning Policy Framework

A Supportive Development Plan

2.3.1 Policies CP18- CP21 of the adopted WCS sets out how the majority of housing growth in the Borough will be delivered, some 10,000 new homes, are to be delivered through SDLs at: Arborfield Garrison, South of the M4, South Wokingham and North Wokingham.

2.3.2 The Inspector’s Report on the WCS Examination confirms that 3,500 new homes is an appropriate guideline figure for the plan period.

0m 500m

10 Figure 2.2: Constraints Plan Section 2: Site Context 11 David Lock Associates : May 2011 : May Associates Lock David ensuring the overall scale of the settlement ensuring the overall scale of the settlement a sense of at Arborfield Garrison creates balancing the mix of community through local dwelling types and sizes and providing services and community facilities; A Concept Statement for Arborfield Garrison A Concept Statement is appended as part of the WCS (Appendix WCS, 7) and, along with other policies of the forms the basis for this SPD. The Concept Statement includes a Concept rationale, strategic objectives and key requirements sustainability, including landscape structure, housing land and mix, key infrastructure, The design principles and planning obligations. repeated not is Statement Concept the of detail The strategic objectives and in this summary. elaborated in Section key design principles are the objectives for 4 of this SPD. In summary, the SDL are: • 2.3.5 improvements to transport capacity to transport improvements Bracknell towards along A327 and routes to improve and Reading and measures accessibility by non-car modes (as supported by Policy CP10 of WCS). In terms of key infrastructure requirements, the requirements, In terms of key infrastructure around supporting text identifies the need for space. 30,800 m2 of additional employment Policy CP16 identifies Hogwood Industrial within Employment Area Estate as a Core which development for business, industry will be permitted including or warehousing uses. expansion and intensification of existing need The supporting text also identifies the for new primary schools and a relocated secondary school. The detailed requirements for the development of the Strategic set out in Appendix Development Locations are Strategy. 7 of the Core • 2.3.4 necessary measures to mitigate the necessary measures impact upon Thames Basin Heath Special (as supported by Policy Area Protection CP8 of WCS); and, social and physical infrastructure; to maintain separation from measures Barkham Hill and Arborfield Cross, Finchampstead North; phased delivery including 35% affordable phased delivery including 35% affordable of housing (as supported by Policy CP5 WCS); CP15 employment (as supported by Policy facilities; retail of WCS) and appropriate Policy CP4 states that planning permission Policy CP4 states will not be granted unless appropriate for major development. is agreed infrastructure for Policy CP18 sets out key requirements in the development of Arborfield Garrison, summary: • • • • • 2.3.3 Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

• focusing on appropriate mix of uses • accounting for the setting of the Listed Planning guidance including convenience retail, nursery, Buildings and Scheduled Ancient primary and secondary education, primary Monuments within the SDL and integrating 2.3.7 There are other SPDs and other Supplementary health care and community facilities in new them carefully with new development. Planning Guidance produced by WBC which district and neighbourhood centres; should be read in conjunction with this SPD. 2.3.6 Policy CP18 of the adopted Core Strategy These include: • responding to the attractive rural setting emphasises the importance of maintaining ensuring that development is absorbed separation of Arborfield from from Arborfield Supplementary Planning Documents into the landscape maintaining physical Cross, Barkham Hill and Finchampstead separation with Arborfield Cross, Barkham North settlements which is illustrated by the • Village Design Statements. Hill and Finchampstead North; Core Strategy’s Key Diagram below. This • Infrastructure Delivery and Contributions for commitment reflects the Core Strategy’s • providing strategic and local transport Strategic Development Locations 2010 also Spatial Issues and Spatial Vision together linkages and enhancements including a subject to first review. with the adopted Bracknell Forest Core public transport interchange facility; Strategy (policies CS4 and CS9 together with • Wokingham Borough Design Guide 2007 • integrating existing residential development paragraph 123). The study of Gaps and Green (currently under review). on the periphery of the SDL to provide safe Wedges in the Borough has also found that it • Sustainable Design and Construction SPD and convenient access to new services and is essential to maintain them and this reflects 2010. facilities; the Community Strategy and Audit Report. As such the SPD should include measures that • enhancing local employment opportunities maintain the separation from Arborfield Cross, to provide scope for people who wish to live Barkham Hill and Finchampstead North. and work in close proximity; and, 12 Section 2: Site Context 13 David Lock Associates : May 2011 : May Associates Lock David event comprising invited technical stakeholders event comprising invited technical stakeholders each SDL. and the developer consortia from an early opportunity for issues and It provided opportunities to be highlighted and key SDL constraints to be discussed. This SPD has been prepared in consultation This SPD has been prepared with the local community and other stakeholders and with potential developers. The full details of the consultation undertaken contained in the Statement of Community are Views (SCV). held to help inform the workshops were Three as initial options phase of the SPD process follows: Stakeholder Workshop (14th May 2009 Stakeholder Workshop Council Offices) Borough Wokingham a half-day 2.4.3 The stakeholder workshop involved 2.4 Community Engagement 2.4.1 2.4.2 The Managing Development Delivery The Managing Development is Development Plan Document (DPD) expected to be adopted during the lifetime level of this SPD. The DPD will translate high detailed Strategy into more policies of the Core development management policies. Other planning guidance is likely to emerge is during the lifetime of this document which to determination of planning will be relevant applications. 2.3.8 2.3.9 Planning Advice Note 2010.. Community Hubs Consultation Wokingham Report June 2010. Highway Design Guide 2004. Highway Design Guide Review 2010. Landscape Character Assessment SPG 2004. Wokingham Borough Strategic Flood Risk Borough Wokingham Assessment 2007. Design and Access Statements 2006. Other relevant documents including Other relevant documents • • • • • • •

Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Community Workshop 1 (20th June • Environment; in terms of environmental Community Workshop 2 (25th July 2009 Arborfield Parish Hall): quality, such as reduced impacts from 2009, WBC Offices, Wokingham) flooding and noise. 2.4.4 The workshop was held in conjunction with 2.4.7 This workshop provided another opportunity the consideration of South of the M4 SDL. The • Character; so that new development fits for those unable to attend Workshop 1 to morning session involved a discussion of the well with the existing context. be involved in the process and a further key issues and a visit to the SDL. Clear themes • Economy; to preserve and enhance opportunity for the previous attendees to emerged from the workshop which can be employment opportunities. comment and ask questions. Notably, two summarised within broad headings: strategic options were produced and displayed • Delivery and Funding; in terms of developing for comment. In addition, views were sought • Traffic and Travel; in relation to residential a suitable phasing strategy to ensure over the character and form of development. amenity, road capacity and movement adequate infrastructure is put in place in the Key points included: choices. early stages of development. • the need to reflect the existing character • Community and Social Infrastructure; 2.4.5 The afternoon session involved a site planning of the Arborfield and Barkham areas and in relation to open space provision and exercise in which tiles could be plotted on to make the most of existing buildings and availability of services for all ages. a map showing locational preferences for development on the SDL. The results of the retain and enhance the landscape structure; exercise are recorded in the SCV.

14 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 2: Site Context

Option 1: Southern Link Focus. Option 2: General Spine Focus Option 3: Central Area Focus

• some concerns about traffic issues relating Options Exhibition • a clear difference of opinion over the to extensions of the Hogwood Industrial location of the district centre, with some Estate but recognition of employment 2.4.8 Following the workshops, an exhibition was respondents preferring the centre of the benefits; and, held to display three strategic options and SDL to maximise pedestrian accessibility to seek views on the overall options and the across all neighbourhoods and others • an emphasis should be placed on various components of the options. The suggesting it should be located off Nine sustainable construction measures, options were not mutually exclusive; different Mile Ride Extension for residents of especially regarding utilities and water components from each were taken forward to Finchampstead North and beyond; resources. the preferred option. The main boards were displayed at WBC offices and brochures at • a divergence of views about whether Nine various other venues throughout the Borough. Mile Ride should form a primary route in/ The exhibition and questionnaire were out of the SDL, with some concerned about available in electronic form on the Council’s impact upon residents of Finchampstead web site. The exhibition ran for six weeks North and others concerned that during September and October 2009 and downgrading the road would lead to greater questionnaires and comments were collated, traffic levels on less suitable roads in the recorded and analysed. The key issues arising Barkham area; from the consultation included: • mixed feelings about extending Hogwood Industrial Estate, with some concerned about traffic implications whereas others supported the idea of more jobs in close proximity to the new homes;

15 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

• strong support for Suitable Alternative Statutory Consultation very concerned about the practical implications Natural Greenspace (SANG) located to the of this amount of development. In particular south of the SDL, and for the retention of 2.4.9 As part of an iterative masterplanning they were concerned how the developments the existing green infrastructure at Arborfield approach, feedback from the workshops and and their associated infrastructure would be Garrison; exhibition event was used by the consultant delivered in accordance with the SPDs and the team to help inform the generation of optimum Core Strategy. Not surprisingly, the majority of • support for further neighbourhood design solutions – sensitive to views expressed responses were concerned with issues of traffic centres, for example off Biggs Lane, and at the community engagement events – for and highway safety but the greater majority of the co-location of schools with district/ each of the SDLs. responses also reflected a number of detailed neighbourhood centres; and, concerns or issues of which the headlines 2.4.10 The outcomes of the series of informal • a general acceptance of a north-south were: spine route but concern about primary consultations were a significant part of the routes accessing Langley Common Road. process and were influential in preparation • Loss of open/green land/trees and threats of the draft Masterplan SPDs which were to wildlife. Comments relating to these subject of the statutory consultation which issues reflect one of the impacts of the took place between the 9th February and 23rd choice made in pursuing SDLs as the March 2010. The consultation produced 877 main delivery mechanism for the growth written responses and these are considered of Wokingham rather than in a piecemeal in the Statement of Consultation. Very few of manner in the existing urban area. In the the consultation responses questioned the case of Arborfield there was considerable principle of development; although many were concern that ‘greenfield’ land would be

16 Section 2: Site Context 17 David Lock Associates : May 2011 : May Associates Lock David and Arborfield Garrison where the key where and Arborfield Garrison concern of the Garrision was the separation the existing settlement to the east; from Viability and phasing of Infrastructure. Viability and phasing of Infrastructure. was considerable concern the There that without the developments would proceed of Appendix requirements infrastructure Strategy being 7 of the Adopted Core met or being only partially met. Detailed consideration of viability has taken place using external the SDLs consultants and deliverable. Phasing will be critical and are to the this will be an integral consideration determination of the subsequent planning and applications based upon the consortia’s delivery plans in infrastructure developer’s as part of due course. These will be agreed a submitted planning applications; • Location of proposed housing, community housing, Location of proposed facilities and SANGs in the SDLs. The constructed original masterplans were technical by balancing the professional, and stakeholder inputs collated through and the the masterplanning exercise consultation comments have been carefully that the original It is considered reassessed. has been sound and there principles were no need to modify the overall approach chosen; a Separation of settlements. This was of key concern in the initial preparation the masterplans themselves and detailed was landscape and masterplanning work an appropriate undertaken to ensure to the solution was found. This relates Wood SDL in the main Shinfield/Spencer’s and to a lesser extent to South Wokingham • • developed before ‘brownfield’ (previously (previously ‘brownfield’ developed before developed) land or that the previously developed land would not be redeveloped at all. This concern by a was magnified the of uncertainty regarding perception to position relating Ministry of Defence’s have vacation of the site. The masterplans the with a view to retaining been created and open best of the established trees protected spaces as well as preserving wildlife and their habitats. Additional by use of Tree will be afforded protection and use of planning Orders Preservation adopted is conditions. As the approach of based upon the use of open land instead and that infill in the urban area incremental devised for minimal they have been carefully that no change is impact it is considered in this regard; required Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

• Ability of services and infrastructure (e.g. • Delivery of high quality development. This • Transport issues. The SDLs have been flooding and education etc) to handle the is a key concern of the Council and the traffic modelled and the outputs show new development. Detailed consultation original suite of documents and plans was that the SDL package once delivered will was undertaken with the widest possible put together with this express objective. achieve a nil detriment scenario in 2026. range of service providers and statutory The documents have been further tested A more detailed assessment of North undertakers as part of the formulation of via a detailed legal checking process and Wokingham has confirmed this is the the SPDs. The requirements identified it is considered that they are as robust case, based upon the Council’s preferred by them and set out in the Core Strategy as possible in the context of the type of transport option modelling work is ongoing. are therefore robustly carried forward into document that they are. These matters will Residents wanted specific details of road subsequent planning applications and be dealt with in more detail through the alignments, routes or junction details. associated legal agreements; later planning application processes and This was particularly the case in North will be subject to further consultation and Wokingham in relation to the Northern consideration at that time; Distributor Road/Ashridge Interchange issue which has been subject to further • Further development beyond the headline modelling as recommended by the EiP figures for each SDL. The numbers required Inspector and in Arborfield particularly in from the SDLs and the densities to be relation to the by-pass and Park Lane. achieved are set out by the Core Strategy The EIP Inspector endorsed measures and endorsed by the Inspector at the EiP to relieve Arborfield Cross. Subsequent and developers will be expected to work within the policy framework;

18 Section 2: Site Context 19 David Lock Associates : May 2011 : May Associates Lock David The four Strategic Development Location SPDs The four Strategic Delivery SPD have been and the Infrastructure output for the new statutory amended to reflect the text consultation. A number of changes to to amend or both in order have been required facts. The text has to clarify issues or to correct changes to reflect also been amended in order to the masterplans or to graphics embodied appropriate within the documents. Where in illustrative material has also been amended additional clarity. to provide order after 23 received were A further 80 responses 2010 i.e. after the consultation ended. March not These raised no new issues which had via those received been addressed already have been that date. All responses before to within the referred summarised and are Statement of Consultation. 2.4.11 2.4.12 Other matters. A large number of Other matters. A large sought details outside of the respondents scope of the SPD. For instance, many wanted clarification of what will happen Secondary School (North to Emmbrook or questioned the logic of Wokingham) of Ryeish Secondary School closure Green (South of M4). Others wanted specific of or partial closure details of how closure would (South Wokingham) railway crossings work. Others sought details or reassurances of matters that will be dealt with in more the planning application detail through and will be subject of further public process consultation at that time. • modelling has suggested that this is best modelling has suggested this achieved by a by-pass. The details of with need to be worked out in conjunction be developers. Key considerations will conservation, nature environmental, routing, as impact on existing settlements such Farley Hill and Arborfield and on individual a lesser extent this was also To properties. Relief Road true of the South Wokingham and the Eastern Road. There Shinfield Relief has also been concern the impact of as to particularly in works on minor roads, off-site of how the character of the roads respect A number of specific will be protected. suggested in representations. were roads matters that will be dealt with in These are the planning application detail through more and will be subject of further public process consultation at that time; and Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Wokingham Community Hubs • Benefits to users from collocating different Consultation (17th June – 19th June uses and the synergies gained from locating 2010) next to a school.

2.4.13 Three workshops were held separately to • The importance of reflecting the needs of all help gain a better understanding of the spatial users when locating different facilities. needs of each local group to explore the size • Exploring alternative methods for managing and requirements for new faith facilities and and controlling open spaces and playing community centres. These included statutory fields through for example, community consultees (session 1), local stakeholders North trusts. and South Arbofield (session 2) and South of the M4 (session 3), All the events took place • Reusing and revitalising underused buildings at the Finchampstead. The key conclusions as part of establishing a new community. that could be drawn from the three workshops • Bringing green infrastructure into new public include: spaces and for public buildings to take a lead role in promoting sustainable design. • The role of centres in helping to foster stronger ties within and between different • Centres and local facilities should be communities. As such an approach that collocated thoughtfully with sustainable considers the whole area should be used modes of transport and provide when considering the location of new opportunities for walking and cycling. facilities.

20 Section 3: Development Concept 21 David Lock Associates : May 2011 : May Associates Lock David In order to maximize this opportunity it will be to maximize this opportunity In order the essential for any development to achieve are objectives outlined in this section, which central to the SDL Vision. The requirements into of “Building for Life” should be taken applications for the SDL; account in preparing aspiration is to achieve Silver the Council’s at each SDL within the Borough. Standard 3.1.3 Set within an attractive landscape, Arborfield Set within an attractive landscape, Arborfield trees, large scale mature Garrison’s and historic buildings provide watercourses an important context for a distinct settlement from which draws its character references these natural and well established features, important. This of which are the retention an ideal physical high quality setting provides an framework for master planning. It requires and equally high quality development response, the Council expects that the new settlement Twenty First at Arborfield Garrison will be a Century model of a sustainable, integrated place. Integration with the existing residential communities should be demonstrated. Responding to the SDL site Responding to 3.1.2

Arborfield Garrison presents a rare opportunity a rare Arborfield Garrison presents a to redevelop Borough within Wokingham In used site for a new community. previously Garrison supporting the allocation of Arborfield the Council expects Strategy, its Core through and to see a masterplan for a progressive distinctive settlement with a unique local identity. Vision for Arborfield Garrison and Vision for Arborfield Garrison development concept

3.1.1 3.1

Vision and Development Concept and Development Vision Section 3: Section Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

A sustainable scheme should be evident, and the use of alternative 3.1.7 The scale of the development offers an modes of travel should be made appealing opportunity for local energy generation, and 3.1.4 In addition to demonstrating a sensitive and attractive for local trips. The Local water and waste management schemes. approach to the SDL through the masterplan, Planning Authority will need to be reassured These are seen as essential components of the environmental performance of the SDL that incentives and innovations are in place to the development. In addition, proposals for should be to very high standards. Carbon encourage residents to adopt sustainable travel local food production and composting should neutrality should be seen as an objective for patterns from the scheme’s inception. be formulated. Long-term management of the the SDL site’s owners and developers, and landscape should encompass such activities their strategy and programme for delivering 3.1.6 New buildings at Arborfield Garrison will and plans to demonstrate how this will be this should be clearly set out in any Outline demonstrate the use of sustainable building achieved will be required. planning application. techniques to ensure high levels of energy efficiency. Whilst the character of the 3.1.5 The development should be planned and architecture and the finishing materials used developed to achieve a good degree of self- should draw on the local context, the style of containment. The daily needs of its residents the buildings is expected to be contemporary in should be catered for through provision of a so far as it reflects the influence of sustainable mix of services and employment opportunities building design. The SDL should strive to which are easily and safely accessible. Planning become an exemplar scheme where public for efficient and convenient public transport for buildings demonstrate best practice in green those undertaking journeys beyond the SDL building design.

22 Section 3: Development Concept 23 David Lock Associates : May 2011 : May Associates Lock David One District and two Neighbourhood One District and two Neighbourhood designed to act as community centres neighbourhoods, hubs within the residential recreation community, local retail, providing and education facilities for the residents of the SDL to enable them to access local facilities without the need to travel. will include well designed public Centres of spaces capable of catering for a variety functions, as well as enhancing the quality experience. of the public realm The character of new development should The character of new of the place. The the structure reinforce intensity of development (density), the types and the design of the public street places should combine to establish local distinctiveness. • • Residential neighbourhoods scaled and Residential neighbourhoods scaled and with the principles designed in accordance an of walkable neighbourhoods, to provide mix of housing to suit the needs appropriate of the whole community. A landscape framework which embodies A landscape framework which embodies and open space infrastructure a green for Suitable including provision strategy, Alternative (SANG). Natural Greenspace and of trees and groups Natural features should be incorporated, and the hedgerows with framework should integrate seamlessly at the edges of the SDL. the rural surrounds for additional sports, play and Provision is to be a priority. recreation The following development components should The following development components Each be evident in the masterplan for the SDL. component will be governed and guided by the principles set out in Section 4. • • Development components for the Development components for Masterplan 3.2 3.2.1 This will be a place in which access to open This will be a place in which access a space, play and sports facilities will be Connected by safe walking and cycling priority. will be an emphasis on promoting there routes, opportunities for healthy and active lifestyles. and A wide range of housing types, sizes will be made available to ensure tenures widest housing choice and inclusivity for the The layout and of residents. possible group local will create areas design of residential to the setting of the distinctiveness in response will Variety site and the masterplan structure. the SDL, be evident as people move through as a sense of cohesion should prevail however, of the materials used. a result should be catered The local needs of residents of a mix of services which provision for through and safely accessible on foot, bike or easily are by public transport. A high quality living environment environment A high quality living 3.1.9 3.1.10 3.1.8

Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

• Employment provision, through local • Physical connections to existing services and facilities, within the District communities to ensure community Centre (B1) and at designated employment integration and access to new and existing sites (Use Classes B1, B2 and B8 at facilities. Hogwood Industrial Estate extension) • The integration of Listed Buildings, elements to ensure a range of employment of military heritage, Scheduled Ancient opportunities. Monument and other key buildings to be • An access and movement framework to retained and re-used. include provision for a public transport 3.2.2 The accompanying preferred spatial framework interchange within the District Centre, and plan (figure 3.1 opposite) highlights the to facilitate easy and safe walking and anticipated configuration of the strategic cycling both within the development and to development components outlined above adjacent areas. Movement is to be catered for through the provision of a hierarchy of routes which distinguish between higher and lower order connections.

24 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham Section 3: Development Concept Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made. Approximate Indicative dwelling Indicative area (ha) capacity (dwellings) Area A 35 1,050 Includes Neighbourhood Centre and a primary school A. Area B 7 190 Area C 39 720 Includes District Centre and Secondary School Area D 56 1,540 Includes Neighbourhood Centre and a primary school 3,500

Notes

C. 1. SDL to be planned according to guideline figure of 3,500 dwellings up B. to 2026

2. Land for Schools assumed as up to 10 ha. for Secondary School and 2.5 ha. for each Primary School.

3. Land for each centre assumed to be up to 6 hectares for the District Centre and up to 1.5 ha for each Neighbourhood Centre.

4. Areas A–D indicate areas for development and do not refer to development phasing.

D. 5. In order to protect the existing mature trees a detailed tree survey of the site should be undertaken to inform the masterplan.

6. Particular regard should be had to pedestrian and cycle connectivity between the neighbourhoods, the SANG to the South, and surrounding areas.

0m 500m

25 Figure 3.1: Preferred Spatial Framework Plan (exact development areas to be agreed through ongoing discussions with LPA) Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Section 4: Key design principles

Arborfield Garrison already benefits from a number of high quality open spaces that are fronted by development. These must be incorporated into the landscape framework for the SDL. 4.1.1 This section takes each component of the 4.1.3 Reference is made to the WCS Appendix 7 1. Landscape Framework Masterplan and provides a set of principles Concept Statement requirements and the to guide the design of the SDL, both at Council’s Landscape Character Assessment The Core Strategy requires: the Outline application stage and for any SPG. In evolving these, a list of development subsequent Reserved Matters applications. requirements are grouped according to a • A clear landscape framework which number of design and development principles. integrates the development with the 4.1.2 These principles are seen as a starting Applicants are required to respond directly landscape and shows how the urban point for ongoing design, and are by no to these objectives and themes through their edge will be managed; and, means exhaustive. Applicants are expected Design and Access Statements, in order to • A positive response to the topography of to develop and refine these ideas at the demonstrate and explain how they have been the SDL and existing tree planting, which Outline and Reserved Matters stages, and to taken into account. should be incorporated into the layout. demonstrate how they have taken account of these principles through their Design & The following design principles build on this Access Statements and applied these to the requirement: development as a whole as well as individual sites.

26 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

The remnants of a magnificent avenue of oak trees are An avenue of horse chestnut trees adjoins the These horse chestnut trees and hedgerows adjoin a distinctive feature around West Court in the southern gymnasium building at Arborfield Garrison and must Nuffield Road at Arborfield Garrison. Mature trees part of the SDL. These features provide important design be retained as part of the layout of development. are a key asset of the SDL and must be retained. clues that must inform the design and layout of the SDL.

Requirements 1a(ii): The existing landscape character zones Design Principle 1a: The across the SDL and beyond its boundaries 1a(i): The landscape framework should seek to should inform the landscape framework, and landscape framework is of integrate and afford importance to all existing in turn the landscape treatment within the new critical importance in the landscape features, including the local residential neighbourhoods. The applicants masterplanning of the SDL. topography, hedgerows, the existing tree should set out their analysis of the existing pattern including avenues of trees associated landscape character and clearly explain how The landscape design with the Garrison (such as the distinctive horse these have influenced the masterplan, and how should draw on the existing chestnuts adjoining Nuffield Road and the new development will respond to this important landscape context which remnant avenues of oak around West Court), context. watercourses (including that bisecting the is a unique and distinctive SDL broadly from east to north west feeding 1a(iii): Particular regard should be had to the element of the SDL and into the existing balancing lake in the north relationship between the landscape framework will assist in delivering a eastern part of the SDL adjoining Biggs Lane, and the adjoining Longmoor Bog, Site of strong character providing and that which runs from the centre of the Special Scientific Interest (SSSI) as well as the SDL southwards), ponds, wetland areas, California Country Park. an enviable setting for grassland, footpaths and bridleways. A detailed development. This in turn tree survey should be undertaken to inform has significant potential the masterplanning exercise. The applicants should demonstrate how all existing landscape to enhance development features have influenced the masterplan, values within the SDL. and how they will be incorporated into the

landscape framework and within proposed 27 development areas. Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Requirements

Design Principle 1b: The 1b(i): In seeking to retain and enhance the existing Design Principle 1c: The landscape framework landscape features, consideration should be landscape framework should protect and given to the protection of all ecological habitat should introduce new enhance ecological and biodiversity features of the SDL. landscape and green habitat and biodiversity 1b(ii): Any impact on the ecological habitat and infrastructure features across the SDL. biodiversity of the SDL as a result of built to the SDL in order to development should be mitigated against enhance and protect the in a manner which enriches and enhances the overall habitat and biodiversity assets residential setting and of the SDL. Applicants will be required to quality. Landscape design demonstrate that proposals for the protection within the SDL should and enrichment of habitat and biodiversity across the SDL are capable of delivery and, relate to place making where necessary, ongoing maintenance, within at both the strategic the wider landscape framework. and local level, in order to create a living and engaging landscape.

28 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

The balancing lake at Arborfield Garrison is a distinctive feature and must be carefully incorporated into the landscape framework for the SDL.

Requirements

1c(i): Public open space should be provided in accordance with Appendix 4 of the WCS and/or any subsequent DPD adopted by the Council.

1c(ii): A comprehensive system for water management should be provided, which takes account of existing SDL features. The new system should include, at least:

• proposals for effective sustainable urban drainage at a local and regional level, drawing on evidence from other developments;

• measures to avoid flood risk arising from overland flow routes and river flooding;

• new ponds, which can enhance the recreational and visual qualities of the SDL; and, 0m 500m

• wetland areas. 29 Figure 4.1: Landscape Framework Diagram Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Allotment gardens should form an integral Outdoor play space must be conveniently part of the landscape framework. located close to residential areas.

1c(iii): New planting will be carried out across the SDL which illustrates the retention of mature trees 1c(vi): Provision for sports and play is essential to to enhance the existing planting. New native surrounding the existing community hall and promote opportunities for healthy and active woodland and tree planting, new hedgerows, transition areas bordering new and existing lifestyles. Playing fields should be provided and grasslands and wild flower meadows should development. The Draft SPD also sets out that designed in accordance with the standards and be considered and proposed through the the sensitive introduction of new planting at principles set out in Fields in Trust: Planning & landscape framework. the south eastern edge of Arborfield Garrision Design for Outdoor Sport and Play. This should SDL should be considered as a mechanism include provision for: 1c(iv): When considering the transition between to help enhance and protect the distinct new and existing developments a thoughtful residential setting of Finchampstead. This is • Designated play areas comprising approach should be used to help enhance illustrated by an indicative layout for Nine Mile Neighbourhood Equipped Areas for Play the interface between existing and proposed Ride contained within Appendix One. (NEAPs), Local Equipped Areas for Play developments such as shared public open (LEAPs), Local Landscaped Areas for spaces, pedestrian, vehicular and/or landscape 1c(v): In addition to open space requirements Play, and Local Areas for Play (LAPs) connections. In the case of Arborfield Garrison proposals for allotments should be made in which should benefit from casual safety ‘Area B’, which adjoins existing residential order to promote local food production. These surveillance, by direct overlooking from development, contains a number of mature should be easily accessible for residents, and adjacent and surrounding development, trees of amenity value which contribute to the can form attractive and interesting focal points and by proximity to routes and connections character of the area. To reflect its amenity within residential neighbourhoods; on this through and across the SDL; status, the Draft SPD proposes revisions that basis they should not necessarily be located in reduce land within Area B deemed suitable peripheral locations, but should be integrated for residential use. An indicative layout drawn as part of the living landscape. for Area B is contained in Appendix One,

30 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

• Other outdoor play and recreational Shared and dual use of sports facilities 1000 population for the development land facilities, including Multi-Use Games Areas between new schools and clubs should be lying between 5 and 7 km from the Special (MUGAs), Skate Parks, BMX Tracks, Youth thoroughly explored with the Local Education Protection Area. It should take full account Shelters, at safe and appropriate locations; Authority, local stakeholders and community of the design criteria and specification of groups. Where this is proposed the applicants Natural England. This should be located in the • Outdoor sports pitches, including natural will be required to demonstrate that such southern part of the SDL, (noted by the EiP turf pitches in suitably level and easy agreements with the LEA can be delivered. Inspector as an appropriate SANG location), draining locations; around West Court which is a Grade II Listed • Sports provision for activities such as 1c(vii): Suitable Alternative Natural Greenspace Building, as one large, comprehensive site with tennis, bowls and basketball; and (SANG) should be provided in accordance appropriate parking accessible to the A327. with the requirements of the WCS, and will • Changing facilities, club storage facilities, therefore be based on a formula of 8 hectares Its functional role as SANG should remain lighting and safe parking (including secure per 1000 population assuming an average in perpetuity and should play a key role cycle parking). household size of 2.4 persons per dwelling in maintaining the separation between In providing for sport, existing facilities arising for development land within 5 km radius of settlements. The Core Strategy requires both from the Garrison should be re-used provided the Special Protection Area, and 2.16ha per open space and SANG to remain in perpetuity. that they can be demonstrated to be safe and easily accessible to residents.

31 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

At New Hall in Harlow careful attention to detail, a unified In Exeter a modern extension to a Listed mill Sustainable Urban Drainage principles have palette of materials and street tree planting create a building utilises a low maintenance sedum been built into the layout of Broughton in Milton high quality tertiary street that accommodates all users. roof that minimises rainwater run-off and Keynes providing a strong setting for development provides a valuable city centre habitat. and an important open space network.

Requirements the opportunity for comprehensive SUDS; this Design Principle 1d: will need to be demonstrated at the Reserved 1d(i): Streets should be characterised by well Matters stage as detail landscape schemes The design of the managed planting, to include street trees of begin to emerge. urban landscape an appropriate scale and robustness. Existing should contribute hedgerows may be incorporated into new 1d(iii): Play areas are expected to be designed on an streets where possible and steps should individual basis to respond to their context. to the sustainability, be taken to ensure their protection during Therefore, those within the urban areas will ecology, and amenity construction and thereafter. have a different design approach to those of the development. located in areas of open space. 1d(ii): SUDS (Sustainable Urban Drainage System) will be required to permeate built-up areas of 1d(iv): Opportunities for the use of green or brown the SDL. Where SUDS features are present roofs and green walls should be pursued for in streets they should be designed to fit that schools, community buildings and for the context, and to be an integral part of the supermarket. Primary schools in particular street. SUDS features within the District and are considered suitable candidates for Neighbourhood centres are anticipated to be these features, as green roofs and walls more urban in character, and will differ from will aid natural cooling and insulation. In those in residential areas and in areas of open addition, schools should benefit from outdoor space. The choice of surface materials for classrooms and good levels of sun-shading. hard landscape areas will take into account

32 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

The landscape framework must provide for a variety Footpaths provide ready access to this open Public art is an important component in the of informal recreational activities as well a mix of space at Ravenswood in Ipswich. The space is design of the landscape framework. This habitats as at this linear park in Milton Keynes. fronted and overlooked by development. example is in Campbell Park, Milton Keynes.

Requirements 1e(v): Public art drawing inspiration from local Design Principle 1e: The traditions or history or providing a strong 1e(i): A system of local recreational routes should statement relating to the location as a place landscape framework cross the SDL and make provision for walking will be encouraged. Installations and art should include high levels and cycling. Where possible, these routes features should be located where they can of connectivity between should seek to enhance existing SUSTRANS be encountered as people move around the routes and connect to existing and new public SDL, so that they can be enjoyed by a greater areas of open space, rights of way so as to afford access beyond the number of people. Art drawing inspiration from green infrastructure, sports SDL boundaries. local traditions or history, or providing a strong and play areas in order statement relating to the location as a place to ensure good levels 1e(ii): These routes should be regarded as green will be encouraged. To ensure this is achieved, corridors, and should in themselves enhance a strategy for public art should form part of of access and use. ecological connections around the SDL. the planning application process. The strategy should identify themes and locations (within 1e(iii): Particular attention should be given to providing both built areas and open landscape areas) good connections between the proposed for public art, and make clear the methods SANG and the residential neighbourhoods. of funding and delivery that will be brought 1e(iv): Within the network of recreational routes forward as the development progresses. opportunities for interpretation panels should be identified in order to relate the SDL’s cultural and military heritage to future SDL users.

33 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Requirements

Design Principle 1f: A 1f(i): The applicants should enter into discussions system of landscape with WBC with regard to the ongoing management should be management and maintenance of all of the put in place to ensure landscape elements of the development. Innovative strategies and alternative ongoing maintenance, mechanisms to maintenance by the Council enhancement and should be tabled for discussion at an early stewardship of the stage in the design process. landscape..

34 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

This local centre at Oxley Park in Milton Keynes provides The primary school at Ravenswood in Ipswich is a for a mix of retail opportunities with apartments above. distinctive building that creates a local landmark and Development fronts onto a square that accommodates relates positively to the street and adjoining housing. areas for seating, parking and a public transport route. 2. Neighbourhoods Design Principle 2a: The around the existing The Core Strategy requires: built development should community centre, the • A built form which supports the strategic be structured to create married Officers quarters objectives for the development and three attractive, walkable, on Tope Road, and the assists in creating a recognisable identity; residential neighbourhoods: playing fields adjoining Baird Road; and • Careful attention to the composition of - the northern the street frontage and street corners neighbourhood will focus - the southern to ensure a continuous building line and help define the street. Long featureless around the area adjoining neighbourhood will be blank frontages should be avoided; and Biggs Lane;- the central focused on the area

• Development which is inclusive and neighbourhood will focus between Princess Marina accessible for all in accordance with Drive and Sheerlands Road. Policy CP2.

The following requirements build on these objectives:

35 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Requirements

2a(i): Each neighbourhood should have a recognisable centre at its core, related to key streets to ensure that they are accessible and visually prominent (Biggs Lane to the north for example and the extension to Nine Mile Ride in the south). This centre should be the focal point for community activity and trade, and should therefore be the location for schools, shops, local services, health provision, indoor sports facilities, community centres and some small-scale employment.

0m 500m

36 Figure 4.2: Walkable Neighbourhoods Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

The layout of Oxley Park in Milton Keynes places the The development of Ravenswood in Ipswich A mixed use block at Grange Farm local centre mixed use local centre and primary school within easy allows for easy accessibility to key facilities by in Milton Keynes accommodates retail premises walking distance of residents on a public transport route. pedestrians and public transport users. at ground floor with apartments above.

2a(ii): The layout of each neighbourhood should be • Some parking provision can be made within 2a(iv): The dimension of the blocks is critical to designed so that access to centres is direct, the neighbourhood centres; this should be ensure good levels of pedestrian connectivity easy and safe. Priorities for access should be integrated into the landscape scheme for through the neighbourhoods. Given an average as follows: the centres, and should be shared by all residential density of between 30 - 35 dwellings facilities and services, rather than allocated per hectare will prevail throughout the SDL, • the first priority should be given to the for different uses. Further requirements the rule-of-thumb for residential blocks is 60m safety, comfort and convenience of for car parking are set out in relation to x 80m; this will allow for a range of parking pedestrians; the street network and District Centre options and provision for private rear gardens. elsewhere in this section. Mixed use blocks can be larger where they • second priority should be afforded to need to accommodate larger footprint uses, cyclists, who should also benefit from safe 2a(iii): Neighbourhoods should be organised through but consideration should still be given to and easy routes, as well as secure cycle a robust and traditional pattern of streets pedestrian connectivity. parking; and blocks. Traditional streets and blocks are regarded as the most land efficient and flexible • public transport users should be given third priority for movement within way to provide housing, and lead to safer and neighbourhoods and to centres, with public more active streets. They allow for the creation transport stops being located within a short of private rear gardens and a variety of ways to walk of each dwelling, and provision made accommodate car parking on-plot. for real time information and well designed shelters.

37 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Private gardens should be provided for all houses

Boundary treatments should complement the character and context of the area

Solar Orientation Mews parking courts can help to accommodate residents’ vehicles Orientating blocks to the sun’s path can reduce overshadowing areas within the block.

On plot parking should be Breaks in the building form or reduced storey heights provided where possible can increase solar penetration of the block.

Care should be taken when seeking to maximise south facing fenestration for passive solar heating to avoid compromising other design objectives.

Building frontage should provide good enclosure to the street

Corners should be articulated by the building form

38 Figure 4.3: Traditional perimeter block layout incorporating mews court Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

The intersection between two frontages creates a corner which draws the eye and attractively terminates the vista along this tertiary street at Upton, Northampton. Paving materials and detailing are particularly well executed.

2a(v): Traditional blocks will ensure streets are fronted and enclosed by buildings. Frontages are the most publicly visible part of a building and Trees increase privacy should therefore be detailed accordingly. A across street clearly legible pattern of frontage development highlighted by appropriate detailing should form a key built form component at Arborfield Garrison. The intersection between two Bay window gives wide frontages often denotes a junction between angle view from inside two streets. The treatment of the corner in built form terms can highlight the relative importance of a particular location. Corners offer opportunity locations for transition of character and scale. Such opportunities should be used sparingly to greater effect

2a(vi): Safe neighbourhoods should be achieved through the careful consideration and application of the principles outlined in urban Outdoor design best practice documents and Secure by semi private Design. space

39 Figure 4.4: Overlooking and Natural Surveillance Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

The use of a taller apartment building at Accordia These houses at New Hall in Harlow front the street Off-street parking at Accordia in Cambridge has been in Cambridge helps define and contain a primary and have a well defined base, middle and roofline carefully considered as part of the overall street scene street that accommodates tree planting. which provide a clear structure to the façade. and incorporates opportunities for tree planting.

Requirements 2b(iii): All housing should be “tenure blind” so as Design Principle 2b: Each not to distinguish between private ownership, 2b(i): A full range of house types should be provided social rented and shared ownership properties neighbourhood should for, including apartments, small and larger in the appearance and setting of the dwelling. make provision for a family homes, homes for the elderly and homes mix of house types and for people with special needs and disabilities. 2b(iv): Some provision should be made within at least one neighbourhood for self-built plots to enable tenures in order to promote 2b(ii): The applicants should fully comply with the individuals to design and construct their own inclusivity and choice Council’s requirements for Lifetime Homes. dwellings. (the design of residential built form should respond to the requirements set out under “Character Types” in this Section).

Self-build plots can offer scope for greater variety and individual buildings. This 40 example is at Hampton, Peterborough. Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

Requirements

Design Principle 2c: 2c(i): The Disability Rights Commission guidance Inclusive design is on inclusive design should be followed to essential to the SDL in ensure compliance with the Disability and order to help break down Discrimination Act 1995. This requires barriers and exclusion. development that is: The needs of the diverse • Easily used by as many people as possible groups of people who will without undue effort, special treatment or use and live at Arborfield separation; • Able to offer people the freedom to choose should be fully considered. how they access and use it and allow them to participate equally in all activities it may host;

• Able to embrace diversity and difference;

• Safe, legible and predictable; and

• Of consistently high quality in design and layout terms.

41 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

3. Character • Vehicle parking as an integral part of the plan for the scheme should ensure Design Principle 3a: Relevant Core Strategy requirements are: limited impact on visual amenity and residential privacy. Larger surface Diversity and distinction • A built form which supports the strategic level car parks should make provision within the SDL should be objectives for the development and for generous planting to aid visual enhanced through the assists in creating a recognisable containment; and identity; application of character • Public art should be integrated into the typologies, which will • A demonstration of how the settlement design of the development. edge will be managed; reinforce the settlement structure. The typologies • Architectural design of a high quality and which ensures a sense of cohesion. will inform the design of New buildings should be inspired by the built form, streets and the character of existing high quality spaces and landscape architecture in the Borough. Regard should be given to the Borough’s treatment of the built Residential Design Guide; areas of the SDL.

42 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Three character typologies have been identified, and are shown on the accompanying plan. They promote a simple pattern which will see the most built up areas at the centres, with a gradual reduction in built intensity towards the edges of the SDL in response to the rural surrounds.

The following table summarises the requirements relating to the three identified typologies.

0m 500m

43 Figure 4.5: Character Typologies Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

DESIGN COMPONENTS VILLAGE CORE VILLAGE RESIDENTIAL VILLAGE EDGE Development should front onto and address open space and the surrounding landscape. Fine grain with continuous building Generally parallel to the street, with some Settlement edges should be carefully General layout frontages. Buildings parallel to the street to scope for relaxation in places, to create well considered to reflect the rural context. create well enclosed streets and spaces. lined but less formal streets and spaces. Development should not back onto open space or surrounding countryside, to ensure a positive address of these areas. Larger, wider plots with larger semi- Regular built form, generally townhouses, Scope for less regular built form, with detached and detached forms and more terraces and apartments parallel to the shorter terraces and some semi-detached spacing between plots will generate a street. Taller properties could be justified houses, with occasional detached buildings. more informal, character in response to where appropriate. No, or small front Two storeys, with occasional three storeys the immediate rural context and should Built Form gardens. at key corners and along important enhance the relationship between Generally narrower plot widths and regular secondary streets. Setbacks should allow development and the open countryside. massing should produce vertical repetition for small front gardens. Varying plot width Two storeys. Sizeable gardens and more along the street and generate a more should create variety but retain an overall informal layout should also reinforce this “urban” feel. sense of enclosure. character. Indicative average residential density 30 - Approximately 40 – 50 dph Approximately 35 – 40 dph Approximately 25 – 30 dph 35 dph (see Fig 4.6)

44 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

DESIGN COMPONENTS VILLAGE CORE VILLAGE RESIDENTIAL VILLAGE EDGE

Inidicative Block configuration

More formal, with an emphasis on hard Generally informal in order to create a landscape treatment and formal tree Strong reference to the rural context. Approach to streets, relaxed residential setting. Careful blend of planting patterns with limited mix of Emphasis on informal and soft landscape. open space and hard and soft landscape treatment, with species, in response to the more built-up Very informal tree planting regime with landscape design semi-formal planting and limited mix of tree character of the area and the provision of greatest mix of species. species. neighbourhood and district centres.

A mix of on-street and off-street parking. Predominantly on-plot parking, with some Parking courts can be used for apartments. On-plot parking, with some informal on- Residential parking mews parking and informal on-street Mews lanes can be used for terraces and street visitor parking. parking. townhouses. Very informal, predominantly hedges or rural Formal, consistent style to all residential Residential boundary Semi-formal, with a mix of walls, or railings fencing. Where properties are located at the properties with a setback. Predominantly treatment and hedges. edges of the SDL hedges should always be walls and railings. used.

45 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

A mix of town houses and apartments are carefully In Upton, Northampton, a terrace of town The use of traditional materials that are arranged around shared courtyard spaces houses successfully merges traditional built typical of the locality together with a modern, at King’s Hill. The design has contemporary forms with contemporary detailing that draws glazed dormer window creates an interesting use of glazing and fenestration but draws on a strong Arts and Crafts character. roofscape at Upton in Northampton. references from the Kent vernacular. Requirements 3b(ii): The development should establish a clear Design Principle 3b: pattern of well defined frontage development 3b(i): The built form should not be a pastiche of across the SDL. The public frontages of Buildings should be traditional styles, rather it should take clear buildings should address streets and public designed to ensure character references from the local vernacular, spaces and be clearly distinguished from architectural and design but should apply these in a contemporary rear elevations overlooking gardens and manner to ensure that buildings are of their other private spaces. This will ensure that excellence. The built time. Important design references include: development is ‘legible’ making it easy for form should positively people to find their way through the SDL. respond to and draw • careful interpretation of the Arts and Crafts character evident in the Officers houses on 3b(iii): Key building elevations should be designed so references from the Buttershaw Avenue; that there is a clear and identifiable ‘bottom’, many fine buildings and ‘middle’ and ‘top’, adding visual interest. The • key buildings from the military history of the bottom of the building should meet the ground rich townscape that is Garrison; a strong characteristic and enliven adjoining streets and spaces • farmsteads and agricultural buildings within through the positioning of doors and windows. of the Borough. and close to the SDL; and A higher frequency of entrances creates a busier street. This will be particularly important • listed buildings within the SDL such as West in the district and local centres. The middle Court and Hogwood Farm. section of the building should give clues to its

46 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

This contemporary house at Upton is very much of its In New Hall, Harlow, a distinctive landmark has time but uses a warm palette of traditional materials. been built adjoining a mixed use local centre. The It demonstrates a clearly defined building elevation building accommodates apartments and uses copper and a positive relationship fronting onto the street. cladding that will weather to verdigris over time.

function. This can be achieved through the Requirements design and detailing of fenestration and the Design Principle 3c: use of balconies and upper floor terraces. This 3c(i): Landmark buildings should be located to aid also provides opportunities for the street to be Landmark buildings legibility. Increases in building heights should overlooked, thus increasing passive natural should be designed and reinforce the presence of the district and surveillance. located to emphasise neighbourhood centres. The top of the building should also be the role and status of 3c(ii): The potential for existing buildings to be carefully considered. An interesting and a particular building or retained and employed as landmarks to assist dynamic roofscape adds visual interest with place. Landmark buildings with legibility and place making should be roof pitch and roofline articulated to lend explored. distinction to different parts of the SDL. should include those with With commercial buildings and schools any a special architectural ventilation arrangements, air conditioning, character, those lighting, servicing and any telecommunications incorporating distinctive equipment should be carefully designed and integrated into the overall structure of features and those with the building and should be masked from special functions. public view points. On domestic buildings consideration should be given to providing opportunities for discrete locations for satellite dishes.

47 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Requirements

Design Principle 3d: 3d(i): A strategy for a restrained palette of colours High quality materials and materials should be prepared at the should firmly establish the Reserved Matters stage to influence the character and identity of detailed design of the development. This should include, but is not limited to warm red the SDL, both in respect brick, clay roof tiles, timber cladding and panels of the public realm and of painted render, which are commonly found the built form of buildings throughout the Borough. Modern interpretation of these materials will ensure that the SDL can and structures. be identified as a contemporary place. The image of place will also be reinforced by built form, decorative detailing, public art and even basic features such as windows and doorways.

48 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

As shown here, local buildings have a restrained palette of materials including red brick and clay roof tiles.

49 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

A mews street at Accordia in Cambridge integrates Use of high quality materials and street tree planting garaging and storage into the design and layout define parking bays at Upton in Northampton. The of the development. The street is overlooked street is well overlooked by adjoining houses. through use of roof terraces and balconies.

Requirements 3e(iii): Public car parks should be well designed, lit Design Principle 3e: and landscaped. Boundaries should avoid the 3e(i): A comprehensive strategy for car parking use of close-boarded fencing in favour of brick Vehicle and cycle parking should be prepared, which clearly sets out walls to help establish attractive areas. should be well planned how provision will be made across the scheme and designed to ensure for both residential, visitor, employment and 3e(iv): Secure and useable cycle parking and storage shopper parking. In general terms, residential facilities including bin storage should be that it does not have parking should be accommodated on-plot, in incorporated into new development, as part a detrimental impact garages or on driveways (or in combination) of the street or development block. Facilities on the amenity and or in mews lanes where some degree of should be safe to use and well overlooked. overlooking can be achieved. Mews lanes will Within the public realm cycle stands should be character of the SDL. be particularly relevant for dwellings fronting located at key locations, particularly adjoining primary streets where direct vehicle access the proposed public transport interchange to the plot may be inhibited. There will be a facility in the District Centre. presumption against rear parking courts except for apartment buildings, in order to maximise the level of privacy and security for dwellings.

3e(ii): On-street parking will be permitted where it is designed into the street from inception. Designated parking bays of up to a maximum of six vehicles, divided by street trees should be provided. 50 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

Bespoke seating in Portsmouth celebrates the In Hull drawing on local industry and traditions a simple Dramatic glazing on this café building at city as birthplace of Charles Dickens. Public art but beautifully detailed sequence of installations creates Princesshay in Exeter creates a striking local can be functional as well as visually engaging. a ‘Fish Trail’ through the city centre. Here the images of landmark. An artist in residence was employed Whitebait are set into specially commissioned paviors. as part of the development team.

Requirements 3f(ii): Opportunities for public art should be widely considered, and may include: Design Principle 3f: 3f(i): A strategy for public art within the built areas Public art should form an should be prepared. This should make • art installations and sculpture; provision for the involvement of artists in place integral component of • unique street furniture and signage; the built form in order to making at the local level. The strategy should make explicit the timing, funding and delivery • surface treatment; reinforce local identity. arrangements for public art. • lighting;

• unique walls and railings;

• paintings, murals, mosaics;

• uniquely crafted landforms; and

• individual elements and adornments within buildings.

51 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Requirements 4. Centres Design principle 3g: 3g(i): The developer will be encouraged to enter into The Core Strategy requires: Place names should be discussions with the appropriate authorities carefully considered to including the Council and the Parish Councils • The proposed District Centre at a central ensure they are directly and with acknowledged local experts to point, well integrated with educational develop an agreed approach to naming of facilities. The district centre should relevant to the location. streets and areas within the SDL, including include a food store of 4000 m2 as well parks, open spaces, schools and community as a range of community facilities and centres. Use of local historic names or names services. of persons and uses associated with an area can add richness and assist in establishing the place.

52 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

Requirements: 4a(ii): Public and community uses will be located Design Principle 4a: according to their anticipated catchment, and 4a(i): In accordance with the Preferred Strategic the following accessibility standards will guide Centres should act as Framework Plan provided in the preceding the location of key land uses: the community hubs for section of this SPD, the development will Within 600m Nursery school local activity. The scale of provide for one District Centre and two Primary school Neighbourhood Centres. The District Centre Within 800m Post office the centres and the uses will be located centrally within the SDL to act Pub contained within them as a community hub, and the Neighbourhood Within 1500m Health Centre will ensure good levels of Centres will be positioned in the north and Secondary school south of the SDL. An indicative layout is Within 2000m Supermarket access to services and contained in Appendix One which illustrates facilities for all residents, the District and northern Neighbourhood 4a(iii): Other acceptable uses include public houses and will reinforce the Centre proposed by the Draft SPD. In order (class A4), financial and professional services objective of a self- to reinforce the self-containment of the (class A2), cafés and restaurants (class A3); settlement, any proposed supermarket of hot food takeaway (class A5), small office contained settlement. 4000m2 for the sale primarily of convenience accommodation (class B1a), a hotel (class goods, health centre and secondary school C1), assembly and leisure uses (class D2), and should be located in the District Centre. non-residential institutions such as community Sufficient land should be made available to rooms and a crèche (class D1). Consideration achieve a reasonable level of future proofing will be given to granting consents that will allow of the community hub and opportunity for movement between use classes if it can be

expansion subject to planning policy prevailing demonstrated that this will assist in delivering a 53 at the time. viable and sustainable centre. Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

At Ravenswood, Ipswich, street furniture, cycle stands The local centre at Oxley Park in Milton Use of the first floors for small offices and apartments and paving are all coordinated in a mixed use local centre. Keynes accommodates a primary school at King’s Hill provide a good mix of uses at the which fronts onto a public square and district centre. The pedestrian orientated public provides a focus for the neighbourhood. realm allows opportunities for outdoor seating and spill out space for cafés and restaurants. Requirements:

Design Principle 4b: 4b(i): Centres should be designed and laid out to Design Principle 4c: The The centres should provide a good degree of containment and position and design of be characterised by enclosure around a central public space, street buildings should help to high quality public or area. This space will be scaled in response distinguish the Centres, to the size of the centre, and should enable realm which will add to outdoor activities, such as pavement cafés, provide a cohesive their attractiveness. markets and festivals. identity and ensure a legible relationship with 4b(ii): Materials, signage and advertising, lighting, street furniture and planting should be carried one another. In addition out under a comprehensive strategy for they should demonstrate the SDL, which allows for some distinction the application of good between each of the centres. urban design principles. 4b(iii): Provision for travel will be integral to the design of these outdoor spaces. Public transport stops, secure cycle parking and car parking (at a standard to be agreed with the Local Planning Authority) will be designed to seamlessly integrate with the public realm, and should not detract from the visual amenity or 54 safety of the development. Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

The main entrance and principal frontage of a Large footprint supermarket is carefully integrated into the layout of building embedded in Residential development the mixed use district centre at King’s Hill in Kent. block, with frontage included in the mix onto main street Requirements:

4c(i): All buildings within the Centres will form part of the street frontage. The aim will be to establish a “high street” or “village square” around which development is located. Development should positively address the public realm by fronting onto principal streets and spaces. Pavilion buildings set within areas of surface car parking should be avoided and will not be an acceptable design response.

4c(ii): Large footprint buildings, for example a supermarket or school, should: Landscaping used to define public places • be embedded within the block structure; and raise visual quality Surface parking • have its principal front door onto the public screened from view street or space, with limited setback from the edge of the adoptable street area;

Block includes mix of district centre uses Figure 4.6: Large footprint uses such as supermarkets should be integrated into perimeter blocks. 55 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

At the Whitefriars Centre in Canterbury a service yard This three storey mixed use building at Princesshay is obscured from view behind a simple gateway. in Exeter has a high quality elevational treatment. Access to the apartments above the shops is provided via partially glazed walkways with balconies on the southern elevation behind. • not have blank elevations facing any Requirements publically accessible area; Design Principle 4d: 4d(i): Housing, including apartments and • be serviced, and have storage and delivery Residential uses should townhouses, should be included in every areas which are unobtrusive. Service be included in the centre. Apartments should be located above yards can be located within the centre neighbourhood and district ground floor uses, in particular shops, in order of development blocks in order that they to increase the use mix within each centre. remain hidden from view. Access points centres and are seen as should be discretely located and when essential for their vibrancy, 4d(ii): To safeguard the amenity of all users of not in use they should be gated to provide safety and appeal. the Neighbourhood and District Centres, in continuous frontage to the street; and, particular the residents, attention should be given to ensuring issues of noise transmission • have any allocated parking located within an area which is away from the main and vibration, refuse storage and collection, street frontage, and structured around an odour and light pollution are all adequately attractive landscape design which reduces addressed through the design process. Care the visual impact of the car park. will need to be taken in the siting of mechanical extraction equipment and external lighting sources for example, and apartments and townhouses will need to be designed to minimise noise and disturbance from adjoining uses through appropriate sound insulation measures.

56 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

This parking area serving commercial premises in Oxford is well overlooked and attractively planted.

5. Design of Employment Requirements

Areas Design Principle 5a: 5a(i): The extension to the Hogwood Industrial Employment within the Estate should be laid out so that it is easily SDL should ensure accessible from surrounding residential areas. the close co-location Streets should naturally extend into the estate to ensure good levels of connectivity. Principles of homes and jobs, so governing street design set out in this that the opportunity to document apply equally to industrial areas. live and work in close 5a(ii): Routes should be well lit, overlooked by proximity is provided. businesses, and should make good provision for pedestrian and cyclist movement and safety. Secure and convenient cycle parking should be provided at places of employment.

5a(iii): Provision should be made for convenient and well located public transport provision to enable local residents and those travelling into the area to work to choose public transport as their mode of travel.

57 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Requirements

Design Principle 5b: 5b(i): The layout of employment areas should extend Design Principle 5c: Employment areas the pattern of urban blocks established in the Employment buildings should be designed to neighbourhood areas, albeit that blocks may should be designed to be create a high quality be larger in size in order to accommodate sustainable and to offer larger footprint buildings; they will typically working environment measure approximately 80m x 100m. The healthy and attractive for the amenity and principal access to all businesses should front working environments. benefit of employees and the street and should be directly accessible business investors. from the street. 5b(ii): Parking for private vehicles, service and delivery vehicles should be located and designed to be unobtrusive and should not detract from the appearance and amenity of the public streets within the employment area.

5b(iii): The landscape framework should extend into the employment areas. Street trees, landscaping to the front of buildings, and access to open space should be provided to enhance the setting of the workplace. 58 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

High quality materials, tree planting and Generous pavements, robust frontage development convenient pedestrian crossings distinguish and opportunities for on-street parking are provided as this primary street at Ingress Park in Kent. part of the design of a secondary street at King’s Hill.

Requirements 6. Access & Movement

5c(i): Buildings should be naturally ventilated, and Framework should allow good levels of natural light to The Core Strategy requires: permeate into them. They should benefit from solar gain, and summer shading should • A continuous network of streets to be provided. All of these features should be permit easy movement within the incorporated to reduce reliance on heating, air- development. Within this network a conditioning and artificial lighting. legible hierarchy should be established to distinguish those streets associated 5c(ii): Building materials should make reference to the with through movement from quieter local character. They should be acquired from residential streets; and, A shared surface tertiary street fronted by sustainable sources. Where the building design dwellings establishes an attractive residential allows, buildings should be manufactured off- • Good access to public transport, and environment at King’s Hill in Kent. site and assembled on-site in order to reduce provision for a high level of amenity, waste during construction. information and safety for passengers.

5c(iii): Buildings should be capable of adapting to meet the changing needs of employers, staff and businesses over time. They should be designed to allow for future sub-division or extension without the need for extensive remodelling. 59 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Design Principle 6a: The layout and design of the SDL should promote easy and efficient movement, balanced with high levels of residential amenity and an attractive environment. This will be achieved through a hierarchy of streets and routes which respond to different travel needs.

0m 500m

60 Figure 4.7: Transport and Movement Diagram Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

Requirements

6a(i): The detailed design of streets should conform to the principles set out in the Department for Transport’s Manual for Streets and Manual for Streets 2, and should be generated through discussions with the Local Authority. The emphasis of these discussions will be first to establish agreed ambitions for urban quality, and then to work closely with the authority to establish how this can be achieved on a technical level in order to enable adoption. The authority intends to provide updated street design guidance in due course, which will help to inform these discussions.

6a(ii): The basic street hierarchy is set out below. This provides a starting point for design discussion. It is anticipated that the general aspirations and parameters provided will be designed in detail according to the requirements of the character typologies.

61 A residential street at Upton in Northampton is attractively detailed, has well defined parking bays and is fronted by development. Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

DESIGN PEDESTRIAN AND PRIMARY STREETS SECONDARY STREETS TERTIARY STREETS MEWS LANES REQUIREMENTS CYCLE ROUTES To carry vehicles For recreational and travelling through the To make up the local Lower order routes giving functional purposes, Access to rear garages development, to connect network, giving access access to dwellings, with and to allow movement General function and for very local neighbourhoods and to to and through residential no relevance to through around the SDL without movement. give access and exposure neighbourhoods. movement. the need to mix with to the centres. vehicles. Some secondary routes Main public transport Public Transport will be used for public No. No. No. route. transport. Carriageways should be of sufficient width to Carriageways should be Can be designed as carry public transport. Narrow lanes, should designed for a lower level shared surfaces, with Set within the landscape, Cycle lanes should be be overlooked by some of traffic movement. The an informal layout giving but convenient to incorporated into the development. Shared emphasis should be on equal priority to slow dwellings, and connecting street. surfaces and very informal Design criteria pedestrian comfort and moving vehicles and to the centres. Routes Generous pedestrian landscape treatment. safe cyclist movement. pedestrians. Informal should be of sufficient footpaths should be Security can be improved Street trees should line planting should reinforce width to avoid pedestrian created along both sides. by the provision of at least one side of the the quiet relaxed and cyclist conflict. Tree planting along both resident controlled gates. street. character of the street. sides of the street should be achieved. Frontage Continuous throughout Continuous throughout Continuous. Partial. Partial. development the built areas. the built areas. Should be designed into On street parking In designated bays. In designated bays. No. N/A. the street layout. 62 Vehicle cross over Limited opportunities. Permissible. Permissible. N/A. No. Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

6a(iii): There will be three primary streets within the Cross Section - Primary Streets Direct pedestrian crossings are provided as part of raised SDL; table at this junction in Ingress Park, Kent. A simple and consistent palette of quality materials is utilised. • Biggs Lane, which can be upgraded to meet the requirements of primary streets;

• A north/south street, acting as a bus priority corridor and providing important Design Principle 6b: The connections between the three residential landscape design of the neighbourhoods, plus access to the district street should be governed centre; and, by a detailed street design • A Nine-Mile Ride extension, connecting to strategy, which should be the A327 and providing important access prepared by the developer for the main employment area (measures Cross Section - Secondary Streets should be discussed at the Reserved in advance of the Matters stage to ensure residents of new Reserved Matters stage. and existing development are not adversely affected by employment traffic, in particular by large vehicles).

6a(iv): The street network should promote good connections with the existing community to ensure a good degree of integration. This includes pedestrian and cycle routes as well as vehicular streets.

6a(v): An Infrastructure Delivery Plan must be Cross Section - Tertiary Streets submitted with any planning application. 63 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Careful attention to detail produces a The consistent use of a family of street Simple, robust detailing and high quality quality streetscape at Ingress Park, Kent furniture, paving materials which incorporates materials have been used at this public which includes the use of street trees. existing tree planting establishes a quality transport stop on the edge of Dublin. environment at Accordia in Cambridge.

Requirements 6b(iv): The strategy should also make proposals for the specification of street furniture components Design principle 6c: 6b(i): Street trees are an essential component of including seating, litterbins, lamp stands, bus the new development. A selected list of trees shelters, bollards and signage. These items The District Centre should be prepared which identifies suitable should add to the overall identity, quality and will incorporate a bus species for each street type. Their scale, character of the development, and should interchange facility in shape, robustness, attractiveness and ease of reinforce the Character Type objectives, whilst maintenance should be carefully considered. reducing ‘clutter’. order to facilitate easy Similarly, shrubs which are compatible with and efficient use of public the street type and character types should be transport and to encourage identified within the strategy. longer journeys to be 6b(ii): A simple palette of materials for use across undertaken by this mode. the movement network should be identified in discussion with the Council. Materials from this palette should be used to highlight the distinction between different streets within the established hierarchy.

6b(iii): Tree and shrub species and materials should be applied to public spaces also, in order to A consistent but simple design approach to shelters, create a coherent public realm. covered cycle parking and street furniture together with direct pedestrian crossings and tree planting create a functional public transport interchange at Kent Thameside. 64 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

Direct, at-grade pedestrian crossings together with minimal guard rails provide easy access with minimal public realm clutter at this busy junction in Portsmouth.

Requirements: 7. Existing Buildings Design Principle 7a: 6c(i): Early engagement with bus operators is The WCS requires: essential to maximise the potential of the The following five Listed opportunity to establish sustainable travel • Existing Listed Buildings be integrated Buildings, one listing patterns and behaviour from the early phases with the development, with due regard comprising a group of of the development. to the character and setting of the buildings; and, three buildings, and 6c(ii): The bus interchange facility should be designed two Scheduled Ancient and integrated with other development and Consideration wherever possible of the Monuments within SDL with the public realm within the district centre in reuse of other existing buildings in the SDL order to ensure it becomes a readily identifiable particularly where they have architectural or represent the best of location and place in the SDL. historic merit. the built form heritage within the SDL. 6c(iii): Emphasis should be given to passenger In response, the SDL should demonstrate comfort, safety and convenience. Therefore the following principles (7a and 7b). lighting, information systems, shelter and proximity to active uses will be essential. High quality, lightweight, contemporary glazed canopies incorporating seating and proximity to active uses will be essential. High quality, lightweight, contemporary glazed canopies incorporating seating and real time information should be provided. 65 Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

West Court is a Grade II Listed Building in the The Infirmary Stables are a Scheduled Ancient Bush Walk in Wokingham town centre demonstrates southern part of the SDL site. Reference should be Monument. Careful consideration must be given to how Listed Buildings can be sensitively brought made to its character and materials in determining the setting of the stables together with opportunities back into use. Finding a suitable alternative the built form of Arborfield Garrison. for re-use, perhaps as a community building. use for listed and other historic buildings and structures is a good way of maintaining them. The Listed Buildings, all Grade II listed, are: • West Court, a 19th century brick built Requirements house, extended in the 1930’s and currently • Hogwood Farm which is a timber framed used as the Officer’s Mess. West Court is 7a(i): Particular regard should be paid to the farmhouse dating from the 17th century centrally located in the southern most part character and setting of these buildings and is timber framed with a hipped, tiled of the SDL at the centre of the proposed through the master planning process to ensure roof. The Farm is now used in association site for the SANG. that they are sensitively and appropriately with the Hogwood Industrial estate and is integrated into the SDL. This will mean careful centrally located within the SDL accessed • Westwood Farmhouse comprises three consideration of the location and alignment from Sheerlands Road. separate buildings – the timber framed of key infrastructure for example, the edge farmhouse dating from the 17th century; the treatment of development parcels and the • Lea Farmhouse which is part brick, part granary, also timber framed, dating from the overall landscape framework for the SDL. timber framed with the earliest parts dating 18th century, and the cottage the earliest Proposals for the reuse of any of the buildings, from the 16th century and in use as a parts of which were a hall house dating West Court for example, which include private dwelling. The farmhouse is located from the early 16th century. The buildings alterations to the internal layout or external adjoining the southern edge of the SDL. are privately owned and occupied. They are appearance will need to be assessed having located on the western edge of the SDL. • Shepperlands Cottage which is a timber regard to the relevant Listed Building policy framed cottage dating from the 17th framework. century, also in use as a private dwelling. The cottage is located on the eastern edge 7a(ii): The 2 Scheduled Ancient Monuments (SAMs) of the SDL, close to the junction between within the SDL each have a very different Nine Mile Ride and Park Lane. character. The first is a Medieval Moat (SAM number 20335) located adjoining Princess Marina Drive towards the centre of the SDL. It 66 is currently used for informal landscape amenity Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011 Section 4: Key design principles

These buildings at King’s Hill in Kent, a former air field, have been retained and refurbished as commercial office space. The mature tree planting surrounding them has been incorporated as part of the rich landscape framework at the development. and incidental open space. The second is the Arborfield Infirmary Stables (SAM number Design principle 7b: Many that can contribute to the 199) which were constructed in 1911–12. The stables are a single storey range of buildings buildings associated with character of the SDL. with a shallow pitched roof. They were used the Garrison and School of These include the Moat for the convalescence of military horses and Electrical and Mechanical House off Buttershaw are preserved for their historic use and interest. The stables which are currently disused are Engineers could fulfil useful Avenue, the Bailleul also centrally located close to Princess Marina community functions, Sergeant’s Mess which Drive and set within an area of open space. such as the sports adjoins Biggs Lane, and

It will be important that the setting and complex and gymnasium the REME RHQ on Isaac the future use of the SAM sites is carefully located on Nuffield Road. Newton Road. In addition considered against the relevant statutory policy Additionally, there are the water tower is a framework. They should be carefully integrated several distinctive buildings distinctive landmark at the with patterns of development and the landscape framework of the SDL. For example, and structures which northern end of the SDL. potential community uses for the stables could may offer potential for All should therefore be be considered together with interpretation conversion to other uses considered for retention. information provided for both sites. The existing informal recreation and landscape or provide a local landmark amenity offered by the Moat site could also

be incorporated into the wider landscape 67 framework for the SDL. Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

The gymnasium building at Arborfield Garrison has potential to be reused as part of the community facilities provided at the SDL.

Requirements 8. Phasing Design principle 8a: The 7b(i): An assessment should accompany any The WCS requires: planning application to demonstrate the development should be suitability of buildings for retention in terms of • A phasing strategy which prioritises the sequenced in a manner the contribution they make to the character provision of non-vehicle links, landscape which sees the introduction of the area; structural condition; economic planting and education within the early cost and viability of conversion; and location years of the scheme of essential services and relative to key neighbourhoods and potential facilities delivered earlier development parcels within the SDL. Examples on in the development referred to in consultation responses include landmark buildings such as Langley House and of the location in order St. Eligius Church as well as existing leisure, to reduce the need to community type or similar buildings within the travel beyond Arborfield SDL which may have the potential for re-use. and to begin to establish a local community.

68 Section 4: Key design principles 69 David Lock Associates : May 2011 : May Associates Lock David The existing nursery and crèche at Arborfield Garrison is an important is an important and crèche at Arborfield Garrison nursery existing The the SDL. at the heart of and should be retained facility community the sequencing of the movement of public and the provision infrastructure transport infrastructure. the provision of services and facilities, the provision and including education and health care, of these facilities as growth any incremental the development advances; to developing and approach the programme neighbourhoods, including the the three and, timing of the centres; landscape and green infrastructure, infrastructure, landscape and green play including drainage, sports facilities and areas; be submitted with any Outline planning be submitted with phasing strategy will be application. A detailed Matters in advance of any Reserved prepared timing of: applications which clearly set out the should accord with the requirements of the with the requirements should accord Contributions and Delivery SPD Infrastructure Council. by the Borough prepared • • • • 8a(i): An indicative phasing strategy should 8a(i): An indicative Requirements 8a(ii): The phasing and delivery of the scheme 8a(ii): The phasing and delivery of the Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Section 5: Climate change & sustainability

5.1 Introduction 5.1.3 Paragraph 4.13 of the Core Strategy states that 5.2 SDL-wide Sustainable Urban Policy CP1 (Sustainable Development) will be Design 5.1.1 Delivering sustainable development in the delivered through a variety of different options Borough is a key objective of the Core Strategy including a Sustainable Construction SPD. Land use and travel and Policy CP1 sets out key sustainability The main purpose of that SPD is to provide principles for development proposals. The guidance on the measures and opportunities 5.2.1 The SDL will be a sustainable development Arborfield Garrison SDL provides a significant available to developers and householders to which provides for local needs and contains opportunity to design-in measures to mitigate integrate sustainability into their development. a mix of jobs and homes to reduce travel. and deal with the effects of climate change and It will help developers think through the The overall development concept for to deliver innovative and integrated sustainable impacts and will offer real, alternative solutions Arborfield Garrison should create accessible solutions. to developments. It will provide clear and neighbourhoods in which all homes are accessible information that can steer choices within approximately 5-10 minutes walking 5.1.2 The Borough-wide Sustainable Construction towards sustainable development and will distance of at least one centre. District and SPD will set out more detailed guidance for include a Sustainability Checklist. It will provide Neighbourhoods centres should include the proposals which should be taken into account guidance for the SDLs but it will also be co-location of schools (where necessary) with as part of the planning application process. applicable to all planning applications. other shops, services and public transport A Sustainability Report, including an Energy hubs to reduce the need to travel. Statement, should inform the Outline planning application and be submitted no later than at 5.2.2 The developers will be required to create a Reserved Matters stage. clear network of safe and attractive pedestrian and cycle routes within, and linking beyond, the red line boundary to encourage sustainable travel. 70 Section 5: Climate change & sustainability 71 David Lock Associates : May 2011 : May Associates Lock David Surface water drainage arrangements for Surface water drainage arrangements Arborfield Garrison SDL should ensure volumes and peak flow rates of surface than the no greater water leaving the SDL are development. In rates prior to the proposed developers will be expected to this regard, and make contributions to the construction Systems maintenance of Sustainable Drainage with Environment (SUDS) in accordance will also need to be Agency advice. Regard Management given to the Flood and Water to SUDs maintenance. Attention Act in regards of should be given to the existing network ponds and drainage ditches watercourses, of on the Arborfield Garrison SDL as part space the overall flood attenuation and open strategy. Surface water 5.2.4 use landscape to reduce effects of wind effects use landscape to reduce solar gain during summer and to reduce months. space buildings to avoid overshadowing of space buildings to avoid overshadowing southern use of elevations and maximise natural daylight; and, Detailed layouts should, where possible: Detailed layouts should, where Layout and orientation • • 5.2.3

Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Section 6: Delivery

This section of the SPD sets out guidance for agreements to reflect this approach. This is in 4.83 of the Core Strategy. Any piecemeal applicants regarding the application process, order to deliver the infrastructure requirements planning applications will need to demonstrate ensuring design excellence, strategic phasing laid down in the Core Strategy including how they will provide the infrastructure principles and the future management of the Policies CP18-21 and Appendix 7 of the requirements for the delivery of the SDL as a Arborfield Garrison SDL. Core Strategy and reflects Paragraphs A7.13, whole. A7.28, A7.41 and A7.53 of Appendix 7 of the 6.1 Outline planning applications Core Strategy. This infrastructure will include 6.1.3 Pre-application discussions will be encouraged highways, transport, community buildings, and consideration should be given to a 6.1.1 In accordance with Policy CP4 of the Core schools, open space and SANG. The Local Planning Performance Agreement to establish Strategy the Local Planning Authority will Planning Authority will seek a programme agreed timetable, key milestones and assess the infrastructure requirements of all of consents for the infrastructure outlined information requirements. new development proposals. To ensure the in Policies CP18-21 and Appendix 7 of the delivery of all the infrastructure requirements 6.1.4 It is likely the Outline planning application will Core Strategy to ensure it is deliverable in laid down in Policies CP18-21 and Appendix need to be supported by an Environmental accordance with the agreed phasing strategy 7 of the Core Strategy paragraph the Council Impact Assessment as required by EEC for the delivery of development of the SDL as a seeks either an overarching infrastructure Directive 85/337/EEC, as amended by EEC whole. outline planning application or another Directive 97/11/EC; and in accordance with the relevant mechanism such as an overarching 6.1.2 With regard to Arborfield Garrison in particular Environmental Impact Assessment Regulations. Infrastructure Delivery Plan. If there is not an the SDL will need to show how it can be A Scoping Opinion, in accordance with overarching outline application the Council delivered as a whole to reach a critical mass Regulation 10, should be sought from WBC will expect planning applications to be to be a sustainable community before any in advance of undertaking the EIA. In addition, accompanied by an Infrastructure Delivery consent is granted. This reflects paragraph sufficient information should be provided for the Plan for the whole SDL and for Section 106 Authority to undertake a Habitats Regulations 72 Section 6: Delivery 73 David Lock Associates : May 2011 : May Associates Lock David Wokingham Core Strategy including Concept Statement. Core Wokingham Delivery SPD. Infrastructure Outline planning application submitted. Description of Development and documents including Parameter Plans, Approved Statement. Environmental masterplan for the SDL and Design and Supporting Information including illustrative Access Statement. and Building for Life Assessment. process Design review for Design including requirement Outline Planning permission with conditions, Development Briefs. Code/s, and planning obligations and/or SDL or each of the of Design Code/s for key areas and approval Preparation phase. Reserved Matters Applications. with conditions. Reserved Matters Approvals Construction, monitoring and management. Development Outline Planning Design Evolution Reserved Matters Policy & Guidance This SPD is one mechanism for controlling This SPD is one mechanism for controlling of the quality of the design within a hierarchy as is policies, guidance and application stages, illustrated opposite. Appropriate Assessment as required by EU required Assessment as Appropriate of the Thames 92/43/EEC (in respect Directive unless Area) Basin Heaths Special Protection Suitable AlternativeGreenspace Natural (SANG) has been included in the development such that this avoids an effect proposal In that case, the Competent on the SPA. that Authority will be in a position to conclude Assessment would not be an Appropriate required. Ensuring Design Excellence 6.2.1 6.2 Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

Design and Access Statements, 6.2.3 The Design and Access Statements should 6.2.4 It is also a requirement of the 2004 Act for parameter plans and illustrative provide the basis for the quality of design to Outline Applications to include, as a minimum: masterplans be controlled through subsequent Design details of uses proposed in different areas of a Codes and Reserved Matters applications. site; the amount of development for each use; 6.2.2 Design and Access Statements are required Applicants will be expected to demonstrate an indicative layout; parameters of the sizes of under the 2004 Act. Regard should be had how they have incorporated high standards buildings; and indicative access points. to the requirements of the Regulations and of design throughout the design evolution the DCLG publication ‘Guidance on Local process and how these will be carried through 6.2.5 Given the scale of the SDL, it would be Information Requirements and Validation’. The to completions and subsequent maintenance. appropriate to develop illustrative masterplans design principles and components set out in If the applicants are not the developer, the which demonstrate how key development Design and Access Statements for Outline applicants will be expected to set out what aspects being applied for can be delivered and Applications should also be in accordance with steps will be taken to ensure that the high articulated across the SDL. It would also be good practice, the WCS, other Wokingham standards are carried forward by subsequent appropriate to include a typology of blocks with guidance and this SPD. Wokingham Borough developers to completion and subsequent clear principles for the relationship between the Council has produced a check list of matters maintenance. built form, spaces and streets. The information to be considered in a Design and Access should be in accordance with the principles of Statement for Outline and Full Planning this SPD. Applications.

74 Section 6: Delivery 75 David Lock Associates : May 2011 : May Associates Lock David It will be necessary for strategic Design Codes It will be necessary for strategic Design between Outline to be submitted and approved stage and prior to submission of Reserved to Matters and Reserved Matters will need Design with the approved be in accordance Codes. A Design Code sets out specific of the built form, rules to guide the nature and spaces and should be prepared streets with the principles of this in accordance Design and SPD and subsequent approved help to Access Statements. Design Codes will design deliver the highest feasible and viable certainty and clarity to and provide standards the developers and other stakeholders about detailed form of development expected at the stage. Design Codes 6.2.9 Building for Life (BfL) assessments score Building for Life (BfL) assessments score the design quality of planned or completed by CABE developments. BfL was introduced a tool for Local Authorities and to provide design consistency developers for greater (www. and is based upon design 20 criteria buildingforlife.org). a Design and Access Statement In preparing be for the SDL, the 20 BfL criteria should WBC will also undertake a formal considered. for assessment of major planning applications the SDL. Building for Life Assessment Building for Life 6.2.7 6.2.8 Design Review Panels provide an independent an independent Design Review Panels provide on service in which peers can comment major development schemes. It is desirable for the Arborfield SDL will be that proposals by the South East Regional Design reviewed Panel or by the Commission for Architecture (CABE) or other and the Built Environment panel. This design review appropriate pre- should take place at an early stage of to allow for application discussions in order of the Review Panel to be recommendations the proposals. taken into account in preparing Design Review 6.2.6

Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

6.2.10 Design Codes should be prepared in 6.3 Conditions and Planning Planning Obligations partnership between the developers, Local Obligations Planning Authority, services providers and 6.3.3 A legal agreement under section 106 of the other stakeholders. The Design Codes should Planning Conditions Town and Country Planning Act (as amended) prescribe the character of: will be negotiated between WBC and 6.3.1 This SPD refers to various matters which applicants prior to the granting of planning • primary, secondary and tertiary streets; may be controlled via planning conditions. As permission to ensure appropriate delivery part of the planning application process draft of key infrastructure and facilities and long- • edges, gateways and corners; planning conditions will be prepared by WBC term management of infrastructure and • community buildings and facilities; for discussions with the applicants. Conditions public spaces. Section 106 agreements will should be in accordance with the advice be negotiated in accordance with Circular • public spaces; contained in Circular 11/95 or replacement 05/2005. Draft Heads of Terms should be • block sizes and character; advice and should be necessary, relevant submitted with Outline planning applications to to planning, relevant to the development inform negotiations. • built form; to be permitted, enforceable, precise, and • appropriate parking solutions; and, reasonable in all other respects.

• building heights and set backs. 6.3.2 Due to the scale of development the potential 6.2.11 Greater flexibility should be applied to building impact of the resultant construction traffic and style within the guiding principles of ensuring other construction impacts should be carefully distinctiveness, character and high quality. considered in terms of protecting the amenities of existing residents.

76 Section 6: Delivery 77 David Lock Associates : May 2011 : May Associates Lock David Seek to bring existing buildings and developed land back into use in previously the early phase. The Wokingham Borough Housing Trajectory Housing Trajectory Borough The Wokingham or more identifies a build-out period of 15 years to deliver the Arborfield SDL. Infrastructure at the and development should be delivered a right time and in the right place to ensure is high quality and sustainable community should be given to the established. Regard SPD. phasing indicated in the Infrastructure Piecemeal and ad hoc planning applications and integrated which fail to deliver coherent will be resisted strategic infrastructure expected The phasing plans submitted will be with the following to be in accordance principles: • Strategic Phasing 6.4 6.4.1 6.4.2 Other Section 106 contributions might be Other Section 106 of the nature to prescribe imposed in order ensure development or use of land. WBC will in that development is not double charged of the same obligation. respect for Local The Planning Act (2008) provides Authorities to apply a Community Infrastructure to Levy (CIL) to development proposals The delivery in an area. support infrastructure on 6th CIL Regulations 2010 came into force that the April 2010. However it is envisaged Strategy of the Core Policies and provisions SPD for and this SPD and the Infrastructure could be the Strategic Development Locations CIL if this is incorporated into a future readily Planning the mechanism chosen by the Local Authority. 6.3.5 6.3.6 monetary contributions towards Strategic monetary contributions towards SDL Community Infrastructure and off charges standard normally derived through and or formulae which may be pooled with an allowance being made for situations as is provided infrastructure strategic where part of the development. commuted payments in lieu of provision commuted payments in lieu of provision normally derived through of infrastructure formulae which may be pooled; standard and/or the direct provision of essential, relevant of essential, relevant provision the direct both on and and necessary infrastructure the SDL; off of land for a specific the provision community/specialist use as agreed between the developer and the Council; The Infrastructure Contributions and Delivery The Infrastructure may SPD sets out that planning contribution take the following forms: Delivery and Contributions • • • • 6.3.4

Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

• Establish key public transport infrastructure 6.4.3 The Local Planning Authority will seek an 6.5 Management and Maintenance and routes. overarching infrastructure outline planning application or Infrastructure Delivery Plan 6.5.1 Long-term management and maintenance • Establish key elements of the Community to demonstrate how each SDL will deliver arrangements should be considered early in the Hub, including the secondary school and the infrastructure requirements laid down in application process. primary schools. the Infrastructure Delivery SPD and Policies • Concentrate residential development close CP18-21 and Appendix 7 of the Core Strategy. Highways drainage & open space to the District Centre and public transport Developers should take a co-ordinated 6.5.2 WBC has a maintenance responsibility for the corridor in the first instance to establish a approach to the delivery of necessary adoption of new public highways associated critical mass. infrastructure, facilities and services. Particular with development. Commuted sums will regard should be had to resolving issues • Include requisite green infrastructure in apply to all non-standard solutions that relating to sewage works with Thames Water addition to the SANG. will cost more to maintain than a standard before development on sites can proceed. solution. Commuted sums are a capital • Each development phase should contribute payment towards the future maintenance and to the wider infrastructure costs to ensure this money should be ring-fenced for such it can be delivered and later phases remain purposes. viable.

• Develop outwards with integrated neighbourhoods and avoid disconnected and isolated pockets of residential development.

78 Section 6: Delivery 79 David Lock Associates : May 2011 : May Associates Lock David As part of the management of the delivery As part of the management of the delivery Borough of the Arborfield Garrison SDL, the Structure. Council will set up a Delivery Board set up a The Consortia will be encouraged to as a primary point of structure corresponding parties with the liaison between the respective the guidance principal aim of taking forward and in this document into detailed design planning applications. Delivery Board 6.5.6 The applicants will be encouraged to discuss The applicants will be encouraged to with of community infrastructure the provision with and agree service providers the relevant the detailed requirements the service provider people have the in the right location to ensure In this best access to the community facilities. a key design principle is that the Local regard the focus of are and Neighbourhood Centres Centre community uses. The Neighbourhood which should and multi use community centre, form a ‘community hub’, should be managed by by a management company underwritten Ownership, management and the developer. to be maintenance of the community centre or agreed in line with the legal agreement adoption strategy. Community Infrastructure 6.5.5 The drainage authorities are a statutory The drainage authorities are with consultee and WBC will work closely that all issues of drainage and them to ensure by all parties. fully considered flooding are Contributions will be expected for the Contributions will be construction of Sustainable Urban Drainage Systems (SUDS) and their on-going of maintenance. The successful maintenance is infrastructure public open space and green of the as important as the design and creation essential spaces and landscape. It is therefore put into place to ensure are that measures management and the long-term effective public WBC will expect developers to manage or open space by a management company community development trust. 6.5.4 6.5.3 Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

NEIGHBOURHOOD CENTRE INCLUDING PRIMARY SCHOOL Appendix One

EXISTING PLAYING FIELD RETAINED FOR PRIMARY SCHOOL

These sketches have been prepared by David Lock Associates and reflect potential alternative design layouts for three areas within the Arborfield Garrison SDL that include Nine Mile Ride Gateway, ‘Area B’ and the District and northern Neighbourhood Centres. These sketches should act as illustrative guidance for developers.

MAIN AREA OF ACTIVITY, AWAY FROM NINE MILE RIDE TRAFFIC

NINE MILE RIDE EXTENSION PASES THE “FRONT DOOR” OF THE DISTRICT CENTER

80 District Centre and Neighbourhood Centre Indicative Layout Section 6: Delivery 81 David Lock Associates : May 2011 : May Associates Lock David Area B: Illustrative Layout B: Illustrative Area EXISTING COMMUNITY CENTRE Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made. may further No copies only. purposes reference For 2009. 100019592 No. License Council Borough Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham Wokingham civil proceedings. or prosecution to lead and may Copyright Crown infringes reproduction Unauthorised Copyright. This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown © Crown HMSO of the Controller on behalf of Survey Ordnance of permission with the Material Survey Ordnance upon map is based This EXISTING TREES TO BE RETAINED PLANTING AND BOUNDARY BACK GARDENS OF NEW, LOWER DENSITY HOMES TO BE ADJACENT TO EXISTING HOMES Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011

82 Employment Area Indicative Layout Section 6: Delivery 83 David Lock Associates : May 2011 : May Associates Lock David Arborfield Garrison : Masterplan SPD Masterplan : Garrison Arborfield Wokingham Borough Council Civic Offices Shute End Wokingham Berkshire RG40 1BN

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