Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
CONTENTS
1.0 INTRODUCTION ...... 3 Purpose of this report...... 3 Background ...... 5 Sustainability Appraisal/ Strategic Environmental Assessment...... 10 Consultation 15 June –27 July 2011...... 12 2.0 THE SA METHODOLOGY ...... 15 Overview...... 15 Compatibility Scoring System ...... 17 3.0 SETTING THE CONTEXT...... 18 Links to Relevant Policies, Plans and Programmes...... 18 Collecting the Baseline Information...... 19 Strategic Development Locations Baseline Characteristics ...... 20 Evolution of the Baseline ...... 31 Testing the Strategic Development Locations Objectives against the Sustainability Objectives...... 37 Data Limitations ...... 38 Sustainability Objectives...... 38 4.0 THE PLAN: ISSUES AND ALTERNATIVES ...... 46 Assessment of Alternatives and Why the Preferred Options Were Chosen...... 46 Constraints and Opportunities ...... 47 Alternatives and Preferred Options...... 51 South Wokingham ...... 51 Arborfield Garrison...... 55 South of the M4 Motorway...... 59 North Wokingham...... 64 Reasons for Selecting the Preferred Options ...... 69 The Assessment of Alternatives...... 69 5.0 SUSTAINABILITY APPRAISAL OF THE SDL SPDS AND INFRASTRUCTURE DELIVERY AND CONTRIBUTIONS SPD...... 72 Summary ...... 72 Likely Significant Effects of the Preferred Options and Infrastructure SPD...... 73
1 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
6.0 CONCLUSIONS...... 94 Summary ...... 94 South Wokingham ...... 95 North Wokingham...... 99 South of the M4...... 103 Arborfield Garrison...... 106 7.0 IMPLEMENTATION...... 109 Proposals for Monitoring...... 109 8.0 APPENDICES...... 110 APPENDIX A ...... 111 APPENDIX B ...... 198 APPENDIX C ...... 220
2 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
1.0 INTRODUCTION
Purpose of this report
1.1 David Lock Associates was appointed to undertake the Sustainability Appraisal (SA) for Wokingham Borough Council’s four Design Brief Supplementary Planning Documents and accompanying Infrastructure Delivery and Contributions SPD. The sustainability appraisal is effectively a ‘decision aiding’ process that takes on board a broader range of perspectives, evidence and constraints for the benefit of the decision-makers. It also documents what has been done, why decisions have been made, and any assumptions and uncertainties within a sustainability report. The purpose of this Sustainability Appraisal (SA) incorporating Strategic Environmental Assessment is to promote sustainable development within Wokingham Borough Council’s four Strategic Development Locations (SDLs). The SA/SEA evaluates the sustainability of the preferred spatial development frameworks for the different SDLs against Wokingham Borough Council’s sustainability objectives as a means to ensure that the inter-relationship between social inclusion, protecting and enhancing the environment, the prudent use of natural resources and economic development have been carefully considered as part of the SDL SPDs.
1.2 Table 1.1 below explains how the information referred to in Schedule 2 of the Environmental Assessment of Plans and Programmes Regulations 2004 (the SEA Regulations) is provided by this SA/SEA report. In accordance with regulation 12(2)(b) that requires “reasonable alternatives taking into account the objectives and geographical scope of the plan or programme”, the SA/SEA considers reasonable alternatives within Section 4 and Appendix A.
Table 1.1: Provisions of Schedule 2 to the SEA Regulations
1. An outline of the contents and main objectives of the plan or programme, Section 1, paragraphs 1.6 – 1.18; Section and of its relationship with other relevant plans and programmes. 3, paragraphs 3.1 – 3.6 and Appendix B. 2. The relevant aspects of the current state of the environment and the likely Section 3, paragraphs 3.12 – 3.41; 3.72; evolution thereof without implementation of the plan or programme. and Table 3.1; and, 3.89 – 3.101.. 3. The environmental characteristics of areas likely to be significantly Section 5, Tables 5.1-5.4 and Appendix affected. A: SA Objectives 10-19 for Arborfield Garrison; South of the M4; North Wokingham; and South Wokingham. 4. Any existing environmental problems which are relevant to the plan or programme including, in particular, those relating to any areas of a particular Section 3, paragraph 3.75 and Appendix environmental importance, such as areas designated pursuant to Council 1 of the Environmental Report Directive 79/409/EEC on the conservation of wild birds and the Habitats Directive.
3 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
5. The environmental protection objectives, established at international, Community or Member State level, which are relevant to the plan or Appendix 3 of the Environmental Report programme and the way those objectives and any environmental considerations have been taken into account during its preparation. 6. The likely significant effects on the environment, including short, medium and long-term effects, permanent and temporary effects, positive and negative effects, and secondary, cumulative and synergistic effects, on issues such as –
a) biodiversity; b) population; c) human health; d) fauna; e) flora; Section 5, Tables 5.1-5.4 f) soil; g) water; h) air; i) climatic factors; j) material assets; k) cultural heritage, including architectural and archaeological heritage; l) landscape; and, m) the inter-relationship between the issues referred to in sub-paragraphs a) to l). 7. The measure envisaged to prevent, reduce and as fully as possible offset any significant adverse effects on the environment of implementing the plan Section 5, Tables 5.1-5.4 and Appendix A or programme. 8. An outline of the reasons for selecting the alternatives dealt with, and a description of how the assessment was undertaken including any difficulties Section 4, paragraphs 4.37 – 4.43 (such as technical deficiencies or lack of know-how) encountered in compiling the required information. 9. A description of the measures envisaged concerning monitoring in Section 7 accordance with regulation 17. 10. A non-technical summary of the information provided under paragraphs 1 Accompanies the SA/SEA as a separate to 9. document
4 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
1.3 The SA is structured into the following sections:
Section 1 Introduction Section 2 The SA Methodology Section 3 SEA Objectives and baseline and context Section 4 The Plan: Issues and Alternatives Section 5 Sustainability Appraisal of the SDL SPDs and Infrastructure Delivery and Contributions SPD Section 6 Conclusions Section 7 Implementation Section 8 Appendices
Background
Wokingham Borough Council’s Adopted Core Strategy (2010)
1.4 Wokingham Borough Council’s adopted Core Strategy aims to provide improved access for all to services such as schools, health and community facilities and to maintain social wellbeing, health and quality of life. As part of the Strategy, which had regard to the outcome of public consultation is based on locating the majority of the new housing in high quality Strategic Development Locations (SDLs) supported by good infrastructure and measures to protect the character of the Borough. After examining a range of options the Council proposed that growth should be located in four different SDLs to deliver the 10,000 dwellings necessary within the Borough. The four Strategic Development Locations are:
1. North Wokingham (1,500 dwellings): The SDL is located between the northern edge of Wokingham town and the A329 M),and extends from Coppid Beech roundabout in the east to Junction 10 of the M4 in the west. 2. South Wokingham (2,500 dwellings): The site comprises an extension to the south of Wokingham town on land both north (known as Buckhurst Farm) and south of the railway line. 3. South of the M4 (2,500 dwellings): The SDL area encompasses the existing settlements of Spencers Wood, Shinfield and Three Mile Cross. 4. Arborfield Garrison (3,500 dwellings): Comprises the current Garrison site, Hogwood Farm and industrial estate and land immediately to the south.
5 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
1.5 The Core Strategy identifies the need for Development Brief Supplementary Planning Documents (SPDs) for each of the four Strategic Development Locations where new growth could be accommodated sustainably within the Borough and to plan for the long-term delivery of sustainable urban communities; avoiding the need for piecemeal small scale housing development which may harm the character of well-established communities.
6 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Figure 1: Locations of the four SDLs
7 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The Design Brief Supplementary Planning Documents
1.6 Each SPD is being produced by WBC as a guide for future development of the SDL and to establish the Borough Council’s expectations for future masterplanning applications, design quality and infrastructure requirements and is intended to be a material consideration in determining the appropriateness of planning applications and in moving forward through implementation.
1.7 The SPDs have been prepared in accordance with the provisions of the Town and Country Planning (Local Development) (England) Regulations 2004 (as amended) and undergone extensive up-front consultation that included a stakeholder workshop on the 14 May 2009 and community workshops held on the 19 and 20 June 2009 and 25 July 2009. The purpose of the workshops was to explore, discuss and highlight the key issues in relation to each site, and to engage participants in preparing indicative plans for each SDL. The purpose of the second event was to relay to participants DLA’s understanding of their main priorities, and to explain how the ideas embodied in the indicative plans from the first workshops had been developed in the intervening period. Further discussion around this work took place, which served to focus on some possible ways forward. This was followed by an exhibition that sought views on three strategic options that reflected the synthesis of ideas generated through the consultation workshops, views of the consortia, the Concept Statements contained in the WCS, and the application of DLA’s own design expertise and interpretation of the key challenges and priorities at each site.
1.8 As part of an iterative approach, feedback from the workshops and exhibition events were used by David Lock Associates to help inform the generation of optimum design solutions – sensitive to views expressed at the community engagement events – for each of the SDLs. The outcomes of the series of informal consultations were a significant part of the process and were influential in preparation of the Draft SDL SPDs which were subject of statutory consultation that took place between the 9th February and 23rd March 2010.
1.9 The South and North Wokingham SDL SPDs were adopted as a Supplementary Planning Documents on 21 October 2010. The Arborfield Garrison Strategic Development Location (SDL) SPD was taken to the Council's Executive on 21 October 2010 where it was decided that further consideration was needed of the issues raised during the statutory consultation. It was also decided by Wokingham Borough Council's Executive that the South of M4 SPD should be subject to a further period of statutory consultation due to material changes having been made to the document. This consultation ran from 9 November until the 21 December 2010.
1.10 The SPDs have been prepared through a process involving the public, stakeholders, representatives from public sector agencies, the current development consortium, 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 design and development of sustainable, high quality places. Extensive up-front consultation has taken place and views have been taken into account in the formulation of each SPD and the Infrastructure SPD, which is summarised in Section 2 of each of the SDL SPDs and Statement of Community Views (SCV).
8 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The Infrastructure Delivery and Contributions Supplementary Planning Document
1.11 The Infrastructure Delivery and Contributions SPD for the four SDLs sets out the necessary infrastructure, phasing, funding and application of planning obligations to allow for the sustainable development of the four SDLs identified in Policies CP18-CP21 in the Council’s adopted Core Strategy. It sits alongside the four SPDs and should be read in conjunction with them.
1.12 The Infrastructure SPD has been formulated with regards to policies CP4, CP10, CP18-21 and Appendix 7 of the adopted Core Strategy, whose infrastructure requirements were discussed and agreed at the Examination in Public and agreed as being viable by the consortia and developers representing the SDL. The Infrastructure SPD does not contain any new requirements other than those already laid down by these policies but enhances them and is intended to provide certainty to infrastructure and other service providers.
1.13 Wokingham Council has also had regard to three workshops held with various partners and stakeholders regarding service provision and delivery. These workshops were based around the Social Infrastructure Matrix developed by the Advisory Team for Large Applications (ATLAS). The SPD was also subject to statutory consultation and the adopted version in October 2010 took into account consultation responses and was amended accordingly.
New Strategic Development Location SPDs and Infrastructure Delivery and Contributions SPD
1.14 Building on previous public consultation the Council has taken the opportunity to produce a new set of SPDs that reflect a number of changes to the text and the preferred spatial framework plans. The Council has reopened consultation on the SPDs in parallel with the simultaneous completion of this SA/SEA, which tests the sustainability of the SPDs. The parallel development of the draft SA/SEA and the draft SPDs provided the opportunity for the findings of the draft SA/SEA to influence the content of the SPDs. The SA/SEA and the consultation responses have influenced the development of the preferred SPDs and these areas are drawn out in Appendix C.
1.15 The SA/SEA is founded upon the Core Strategy’s sustainability appraisal and evidence base, which has been held to be sound after independent examination. The Core Strategy Inspector considered the SA of the Core Strategy to be sound and in accordance with the Habitats Directive. He was satisfied that an Appropriate Assessment had been carried out properly. The Inspector concluded that there would be no significant harm to the conservation of any European sites as a result of the policies and proposals within the Core Strategy. The SPDs and other documents follow the same approach and apply similar measures to ensure that likely significant effects can be mitigated by appropriate measures in the short, medium or long term. In accordance with the SEA Directive, the objectives of the SPDs have been tested against the SEA objectives that were used to appraise the Core Strategy, to help identify both potential synergies and inconsistencies. It was important that the aims and objectives of the SPDs were in accordance with sustainability principles agreed by Wokingham Borough Council.
9 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
1.16 Each of the SPDs set out strategic objectives that function as guiding statements of what is intended, specifying Wokingham Borough Council’s desired direction of change to guide future development within the four SDLs. The objectives of the SPDs set out how the plan is designed to achieve and help guide the future implementation of the SDLs. To help achieve this, the SPDs have been integrated with the sustainability appraisal by testing the objectives of the separate SPDs against the same evidence and key issues as the sustainability objectives – the findings of this assessment are shown in Appendix B.
1.17 The SA/SEA has further informed the evolution of the SPDs through the identification, analysis and reasoned consideration of a series of alternative and preferred options. The evolution of the baseline without implementation of the SDLs (a do nothing approach) has also been considered by the SA/SEA.
1.18 To help inform a reasoned opinion on the preferred options in terms of sustainability the SA/SEA has tested the sustainability of the different options against the Council’s Sustainability Objectives. Different options perform well against certain criteria and not so well against others. This inevitably involves professional judgement and the identification of the preferred option involves identification of potential trade-offs and mitigation against forecast effects. The SA/SEA has done this by helping to refine options by examining their short/medium and long term impacts upon the Council’s sustainability objectives and examination of the indirect effects of the SPDs upon a series of SEA indicators and possible mitigation measures.
1.19 The new consultation draft SPDs were prepared by May 2011, but were held in abeyance whilst the SA/SEA was reviewed by the Council’s advisors and whilst consideration was given to the Secretary of State’s decision on the Shinfield Glebe appeal as described in paragraphs 4.32 and 4.42. This process was completed in June 2011.
Sustainability Appraisal/ Strategic Environmental Assessment
Why SA/SEA?
1.20 Sustainability Appraisals are a requirement of the Planning and Compulsory Purchase Act (2004) and Strategic Environmental Assessments are required by European Directive EC/2001/42, which was transposed into UK law by the Environmental Assessment Regulations for Plans and Programmes (July 2004). Recent guidance (ODPM, 2004) has merged this process to allow for a single joint appraisal to be carried out.
1.21 The SEA Directive applies to plans and programmes, and modifications to them, whose formal preparation begins after 21 July 2004. However, it will also apply to plans and programmes whose formal preparation began before that date, if they have not been adopted (or submitted to a legislative procedure leading to adoption) by 21 July 2006.
10 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
1.22 These processes are based on the concept of sustainability. A SEA places more emphasis on evidencing strategic alternatives and a prediction of impacts from the chosen option. A SA takes a more objective-led approach. The combined SA/ SEA will incorporate sustainability and environmental issues into the strategic decision-making process to ensure consistent quality policies and results are delivered on the ground.
1.23 The output for a SEA is an Environmental Report that will be required to include baseline information and an estimate of the environmental impacts of the plan. The Environmental Report identifies options and alternatives and emphasises the importance of consultation and monitoring. The Environmental Report will deal with the likely effects, reasonable alternatives and reasonable current data on matters relating to the plan. An Environmental Report to comply with SEA regulations has also been produced which acts as this SA/SEA and the Non Technical Summary.
1.24 The output of a SA will be a Sustainability Report which encompasses the above information and broadens this to include social and economic considerations. The Sustainability Report meets Regulation 12(2) and (3) of the Environmental Assessment of Plans and Programmes Regulations 2004 by identifying, describing and evaluating the likely significant effects on the environment and including information referred to in Schedule 2 of the Environmental Assessment of Plans and Programmes Regulations 2004 and incorporates the Environmental Report.
1.25 The work on this appraisal ran simultaneously to the development of the SPDs so it became integrated into the plan-making process as a way of improving the documents as they developed and allow the production of sustainable policies on the ground. By using stakeholders and experts along the way, a robust and fully integrated appraisal has been developed. This SA/SEA should be read alongside the Environmental Report and Non- technical summary.
1.26 This SA / SEA on the SPDs will take account of the full range of planning guidance and comply with the requirements of: The Planning and Compulsory Purchase Act 2004; and, The Environmental Assessment Regulations 2004 for Plans and Programmes which incorporates European Directive 2001/42/DC (which came into effect in July 2004).
The stages of a SA covered in this document are as follows:
STAGE A: Setting the Context and Objectives, Establishing the Baseline and Deciding on the Scope Identifying other relevant policies, plans and programmes, and sustainability objectives. Collecting baseline information. Identifying sustainability issues and problems. Developing the SA framework Consulting on the scope of the SA. STAGE B: Assessing Effects Testing the SPDs objectives against the SA framework.
11 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Developing the SPDs options. Predicting the effects of the SPDs. Evaluating the effects of the SPDs. Considering ways of mitigating adverse effects and maximising beneficial effects. Proposing measures to monitor the significant effects of implementing the SPDs.
STAGE C: Preparing the Sustainability Appraisal Report Preparing the SA report STAGE D: Examination Public participation on the preferred options for the SPDs and the SA/SEA report Appraising significant changes resulting from representations STAGE E: Monitoring STAGE E: Adoption and Monitoring Monitoring the significant effects of the SPDs
Consultation 15 June –27 July 2011
1.27 The Directive by Article 6(2) requires that the public likely to be affected must be given an effective and early opportunity within appropriate time frames to express their opinion on the plan or programme. Regulation 13 of the Environmental Assessment of Plans and Programmes Regulations 2004 (the SEA Regulations) also sets out that the SA must be made available for the purposes of consultation to all those whom Wokingham Borough Council are or are likely to be affected by or have an interest in the decisions involved in the assessment and adoption of the plan.
1.28 The Council decided to up date and produce new SDL SPDs and Infrastructure Delivery and Contributions SPD that form part of a six week consultation period. The SPDs are accompanied by a Sustainability Appraisal/Strategic Environmental Assessment (SA/SEA), which was also subject to public consultation.
1.29 The consultation on the Sustainability Appraisal (SA) (incorporating Strategic Environmental Assessment) Consultation Document for the four Strategic Development Location SPDs and overarching Infrastructure Delivery and Contributions SPD and the Draft Habitats Regulations Assessment (HRA) published in June 2011 generated only a limited number of representations (only 9 in total).
1.30 The first key theme raised by the consultation responses related to the SA/SEA process. One respondent (agents for a landowner at land south of M4 SDL) considered there had been a failure to comply with the requirements of the SEA Directive and the SEA Regulations (and the Aarhus Convention) because there had not been a proper consultation or a proper sequencing of the consultation process in accordance with SEA requirements. The agents stated that this left the Council open to subsequent challenge on this ground (again) should it decide to adopt the SPD. A
12 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
parish council was also concerned that the failure to complete traffic modelling and lack of detail fails to allow the SA/SEA to meet the requirements of the Core Strategy and confirm a position of ‘nil detriment’. In respect of the HRA, RSPB expressed concern about the effectiveness of individual SDL schemes undergoing robust scrutiny at any stage of the planning process before development is allowed to proceed, including cumulative effects.
1.31 The second key theme were detailed comments on the content of the SA/SEA, which it was claimed (by one parish council) took a rather superficial view on sustainability items as set out in Policy CP1 of the Core Strategy. Agents for a landowner considered that the SA/SEA for the South of M4 SDL SPD failed, amongst other matters: to assess the environmental effects of reasonable alternatives; properly assess the environmental effects of the SPD in the short, medium and long term; and, failed to properly assess the cumulative impacts and indirect impacts of the SPD in conjunction with the other three SDL SPDs and the Infrastructure Delivery and Contributions SPD and in respect of other policies and plans. Agents for landowners/developers who have an interest in the North Wokingham SDL, expressed concerns about the assessment of alternative options for the SDL and disagreed with the findings and conclusions about the ‘alternative’ option, suggesting that this option would be more sustainable. Other comments related to detailed aspects of the Arborfield Garrison SDL SPD including sewage treatment works and education provision. The third theme covered general comments on individual aspects of the SA/SEA regarding provision of renewable energy, Code for Sustainable Homes’ levels, employment, impacts of new schools and school travel.
1.32 In general it is reasonable to conclude that there is general support for the SA/SEA and HRA documents supporting the SDL SPDs and the IDC SPD, subject to certain amendments and updating. With regard to concerns about the process, the Council has consulted fully on the SDL SPDs and the supporting SA/SEA documents after producing the SA/SEA, which supports the sustainability appraisal undertaken for the Core Strategy, which has been found to be ‘sound’. The Council has taken Counsel’s advice on whether the SA/SEA meets legal requirements and minor changes have been made that respond to these legal recommendations.
1.33 In respect of traffic modelling information and completion of the Strategic Flood Risk Assessment. The Council note that the Wokingham Core Strategy Appendix 5 makes provision for monitoring. This ensures the Council will monitor and where necessary review the adopted SPD and supporting SA/SEA/HRA documents (as necessary) over its anticipated 15 year lifespan in relation to key issues that arise to ensure it provides the optimum guidance based on the best information available at that time, and taking into account any development and infrastructure as it occurs, in order to achieve the best possible outcome from the Development Management process.
1.34 On the HRA, this SA/SEA understands that large-scale outline planning applications for SDLs will be subject to Environmental Impact Assessments, including cumulative effects and that The Conservation (Natural Habitats, &c.) Regulations 1994 as amended require that where an authority concludes that a development proposal unconnected with the nature conservation management of a Natural 2000 site is likely to have a significant effect on the site, it must undertake an Appropriate Assessment of the implications for the conservation interests for which the area has been designated. The need for Appropriate Assessment extends to plans or projects within and outside the boundaries of European Sites, in order to determine their implications on the qualifying features for which the sites are designated.
13 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
1.35 In responding to the general and specific detailed comments, the SA/SEA looks at alternatives, short/medium and long term impacts, the evolution of the baseline without implementation of the SDLs and indirect effects of the SPDs. The SA/SEA is founded upon Core Strategy’s sustainability appraisal and evidence base, which has been held to be sound after independent examination. This inevitably involves professional judgement, which may need to be reviewed in the light of new or updated information.
1.36 The SA/SEA considered alternative options for the SDL, including an assessment of the short, medium and long term impact. The preferred option that was subsequently subject to statutory consultation and is contained in the new SPDs was found to be the most sustainable solution within the context of the CS.
14 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
2.0 THE SA METHODOLOGY
Overview
2.1 The approach adopted for the assessment of the SPDs and alternatives has sought to meet the requirements of Sustainability Appraisal and Strategic Environmental Assessment. As part of the plan making process, decisions may involve trade-offs between competing objectives and therefore cannot be taken lightly. In addition Council decisions warrant a high degree of scrutiny, which SA/SEA helps to provide through a suitable mechanism that transparently assesses all of the component parts of the emerging SPDs.
2.2 This combined SA/ SEA will incorporate sustainability and environmental issues into the strategic decision-making process to ensure consistent quality policies and results are delivered on the ground. It assesses the environmental, economic and social performance of the SDL and Infrastructure SPDs against a series of sustainability objectives. These objectives are usually informed by national, regional and local policies with particular reference to local sustainability issues, environmental and community strategies.
2.3 The SA/SEA should establish a framework for undertaking the appraisal, which includes a set of sustainability objectives against which the development plan can be assessed. An SA/SEA need not be done in any more detail, or using any more resources, than is useful for its purpose. Article 5 of the SEA Directive identifies factors that should shape what information to include in the SA. These include: Information that may reasonably be required, taking into account current knowledge and methods of assessment; The contents and level of detail of the plan or programme; The objectives and geographical scope of the plan or programme; The stage reached in the decision making process; The provisions of Schedule 2 to the SEA Regulations; and The extent to which it would be more appropriate to assess certain matters elsewhere in the decision-making process.
2.4 Regulation 12 sets out what the environmental report must contain. It must identify the likely significant effects on the environment of implementing the plan or programme and reasonable alternatives taking into account the objectives and the geographical scope of the plan or programme (Regulation 12(2) (a) and (b)). This SA also reflects the requirement to contain the information set out in Schedule 2 (identified in Section 1) that reflects Annex 1 to the Directive (Regulation 12(3)). In particular the SA assesses the significant effects of the SPDs against the list set out in paragraph 6 of the Schedule 2, which is identified below. The likely significant effects on the environment, including short, medium and long-term effects, permanent and temporary effects, positive and negative effects, and secondary, cumulative and synergistic effects, on issues such as –
a) biodiversity; b) population; c) human health;
15 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
d) fauna; e) flora; f) soil; g) water; h) air; i) climatic factors; j) material assets; k) cultural heritage, including architectural and archaeological heritage; l) landscape; and, m) the inter-relationship between the issues referred to in sub-paragraphs a) to l).
2.5 Paragraphs 4.39-4.43 of Planning Policy Statement 12 (PPS12) also identify a number of key criteria to be met by the SAs. In particular, the sustainability appraisal should: be an appraisal of the economic, social and environmental sustainability of the plan; incorporate the requirements of the European Directive on Strategic Environmental Assessment (SEA) by adhering to the guidance set out in A Practical Guide to the SEA Directive and the Plan-Making Manual; be proportionate to the plan in question, without repeating the appraisal of higher level policy; provide “a sound evidence base for the plan”; inform the evaluation of alternatives; and, “provide a powerful means of proving…that the plan is the most appropriate given reasonable alternatives.”
2.6 The SA provides a qualitative assessment of the SDL and Infrastructure SPD’s contribution towards the sustainability objectives. The approach to the SA has been undertaken in line with A Practical Guide to the SEA Directive and the Plan Making Manual, a web-based source of advice and guidance that replaces the 2005 government guidance on ‘Sustainability Appraisal of Regional Spatial Strategies and Local Development Documents as it applies to development plan documents. The SA on the SPDs is also based on the methodology described in the Wokingham Borough Council Core Strategy 2008 Scoping Report and the updated 2011 Scoping Report. This ensures that a common framework is used to appraise the separate SPDs produced by the Council and to compare the effects of alternatives.
2.7 In undertaking the SA we understand the position of the SPDs and Infrastructure SPD within the chain of conformity that relates to the position of the SPDs and this SA with regard to other statutory planning documents prepared by Wokingham Council. In this instance, the SA of the Core Strategy as part of the land use planning Local Development Framework (LDF) system has been used to inform the methodology of this SA for the SDL and Infrastructure SPDs. Using the chain of conformity through a hierarchy of documents – the SPDs amplify policies of the Core Strategy – it provides a consistent methodology that has been consulted on and approved and reduces unnecessary duplication of SA work and the re-opening of issues and options considered at the Core Strategy stage.
16 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Compatibility Scoring System
2.8 A guide to the qualitative and quantitative SA scoring system is given below. Each impact result for an objective has been assessed for its short, medium and long-term effects to allow a clear understanding of how the result was achieved.
1. Likely to have a very positive impact When the goals of the objective may be met.
2. Likely to have a positive impact When most of the goals of the objective may be met. In this situation it is deemed that the positive impacts outweigh the negative impacts.
3. - Neutral (positive and/or negative dependent on its implementation) When a balance has been achieved. The positive and negative impacts cancel each other to produce a neutral impact.
4. X Likely to have a negative impact When most of the goals of the objective may not be met. In this situation it is deemed the positive impacts outweigh the negative impacts.
5. XX Likely to have a very negative impact When the goals of the objective may not be met.
6. O No significant effect/no clear link
Short term 2012 - 2016 Medium term 2016 – 2021 Long term 2021 - 2026
17 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
3.0 SETTING THE CONTEXT
3.1 This section introduces the sustainability objectives, the baseline information and context within which these sustainability objectives were formulated. It takes account of relationships between the SPDs and other relevant policies, plans, programmes and sustainability objectives. Information on these relationships allows for potential synergies and conflicts to be identified and addressed.
3.2 The Environmental Report is required under the SEA Directive should include:
“an outline of the contents, main objectives of the plan or programme and relationship with other relevant plans and programmes” (Annex 1(a)); and, “the environmental protection objectives, established at international, Community or Member State level, which are relevant to the plan or programme…” (Annex 1(e)).
3.3 An outline of contents and objectives of the SDL SPDs and Infrastructure SPD is set out in Appendix 2 of the accompanying Environmental Report. A list of policies plans and programmes can be found within Wokingham Borough Council’s updated SA/SEA Scoping Report June 2011 for the Council’s Local Development Framework and an outline of the relationship of the SPDs with other relevant plans and programmes is set out in the accompanying Environmental Report.
Links to Relevant Policies, Plans and Programmes
3.4 This section sets out the baseline data and sustainability objectives which were developed and have been presented in Wokingham Borough Council’s Scoping Report (2008) for the production of Local Development Framework Documents. The document is iterative and is updated following consultation on documents produced under the Local Development Framework in order to frame the suite of plans and programmes within the Local Development Framework. A Scoping Report for the SPDs was consulted upon between 6th July and 10th August 2009. A list of policies, plans and programmes is also included in the accompanying Environmental Report and its implications for the SDL and Infrastructure SPDs are set out below.
3.5 The purpose of reviewing other polices, plans and programmes is to ensure that the relationship between the supplementary plan document and these other documents is explored and that the relevant environmental protection and sustainability issues are included appropriately. Reviewing other plans and policies can also provide relevant baseline information and sustainability issues that affect the separate SDLs.
3.6 The LDF Scoping Report :
Sets the scene and context of the SA/ SEA within the LDF process; Describes the SA/ SEA process; Allows an effective input and buy-in from the consultees;
18 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Undertakes Stage A of the SA/ SEA process (setting the context and objectives, establishing the baseline and deciding on the scope); Provides an assessment methodology for appraising and predicting likely significant impacts in the later assessment stages: o Stage B (developing and refining options) and o Stage C (appraising the effects of the plan).
The review of other relevant plans, programmes and sustainability objectives by the 2008 Scoping Report and the updated 2011 Scoping Report considered national, regional and local objectives and strategic planning, transport, environmental, social and economic policies and documents. To avoid unnecessary duplication this review has not been repeated here but can accessed online at: http://www.wokingham.gov.uk/environment/planning/new-planning/planningpolicies/local-development-framework/new-ldf-core- strategy/corestrategysa/ Collecting the Baseline Information
3.7 The predicted effects of the SDL and Infrastructure SPDs have been appraised in relation to the baseline. The baseline information provides the basis for predicting and monitoring environmental social and economic effects, identifying any problems and alternative ways of dealing with them.
3.8 Under the SEA Directive the Environmental Report is required should include: “the relevant aspects of the current state of the environment and the likely evolution thereof without implementation of the plan or programme” (Annex 1(b)); and, “the environmental characteristics of areas likely to be significantly affected” (Annex 1(c)).
3.9 To ensure that a common framework is used, the baseline information collected on environmental, social and economic issues by the 2008 Scoping Report and 2011 Scoping Report has been used to help appraise the four separate SDL SPDs and Infrastructure Delivery and Contributions SPD; taking into account the existing and future pressures on these resources. A summary of these baseline conditions is provided below.
3.10 A related set of indicators taken from the 2011 Scoping Report has been used to help baseline identification and appraising the effects on the SA/SEA objectives. A list of the indicators is provided in Table 7.
3.11 The baseline contains qualitative and quantitative evidence relating to environmental, social and/or economic conditions in the borough. Trend data is provided where possible to get a picture of what the future baseline might be. This SA uses the environmental receptors identified by the SEA Directive to scope the baseline conditions for the four SDLs.
19 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Strategic Development Locations Baseline Characteristics
Biodiversity, flora and fauna
North Wokingham
3.12 The SDL lies within the Wokingham-Winnersh Settled and Farmed Clay Landscape Character Area, which covers the central-east location within Wokingham district and encompasses a significant area of urban land, namely the northern half of Wokingham town and the residential areas of Winnersh.
3.13 The SDL is characterised by the rural-urban interface that comprises open farm land to the east either side of Warren House Road together with additional farm land towards the west of the SDL up to Matthews Green abutting suburban style estates. Small areas of semi-natural habitat such as hedgerows and woodlands exist for some wildlife. Assessment as part of an EIA will be required to identify if agricultural improvement to the land, most commonly through the addition of artificial fertilizers, herbicides, pesticides and re-seeding, influences the diversity of species found within the SDL.
3.14 There is one Wildlife Heritage/ Ancient Woodland site found within the SDL boundary called Pebblestone Copse, which crosses the A329 (M) that forms the northern boundary of the SDL. Further assessment as part of an EIA would need to determine whether this site provides habitat for national BAP priority species that are known to occur within the district’s woodlands such as, song thrush, bullfinch, spotted flycatcher, wryneck, dormouse, bats, narrow bordered bee hawkmoth, orange underwing moth and stag beetle.
3.15 The Emm Brook and Ashridge Brook both run through the SDL. Again, further analysis as part of an EIA should examine whether these natural features provide habitat for a number of BAP species found in the district.
South Wokingham
3.16 The SDL lies within the Holme Green Pastoral Sandy Lowland and Finchampstead Pastoral Sandy Lowland Landscape Character Areas. The Holme Green Pastoral Sandy Lowland is located to the south of Wokingham town and is mainly characterised by its predominantly pastoral land use with smaller areas of arable land that also includes scrubby vegetation including wooded tributaries, shelterbelts with gorse, bramble and bracken.
3.17 The Finchampstead Pastoral Sandy Lowland is largely dominated by urban and arable land uses. The area has retained one Wildlife Heritage Site, a wet acid woodland near to Ludgrove School. The eastern boundary of the SDL also abuts an Ancient Woodland called Big Wood. Both of these natural features should be assessed as part of an EIA to show if they provide habitats for national BAP priority species that are known to occur within the district’s woodlands.
20 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
3.18 The Emm Brook also runs through the SDL and further analysis as part of an EIA will be required to identify if this natural feature provides habitat for a number of BAP species found in the district.
Arborfield Garrison
3.19 The SDL lies within the Arborfield Cross and Barkham Settled and Farmed Clay Landscape Character Area, a large, irregular shaped area just to the south of the centre of the district. The northern part of the SDL is defined by the main Garrison complex with distinctive institutional military buildings within security fencing and housing estates including the School of Electrical and Mechanical Engineering and existing residential areas at Buttenshaw Avenue and around Whitehall Farm. The southern part of the SDL contains the Hogwood Industrial Estate, Hogwood Farm and Westwood Farm but the majority of the land is open and rural in character.
3.20 Within the SDL boundary there are a number of natural features that that will need to be examined as part of an EIA to identify if they do form habitats and wildlife corridors for a number of different species that include a number of small watercourses which run across the SDL including a number of ponds which form part of a network of drainage. There is also a balancing pond to the north of the SDL and pockets of mature woodland, trees and hedgerows, including formal avenues of trees on parts of the Garrison and green corridors along watercourses and drainage ditches. Further analysis of these features will also be required as part of an EIA.
3.21 Longmoor Bog is identified as a SSSI also abuts the eastern boundary of the SDL as does the California Country Park.
South of the M4
3.22 The SDL is located within the Spencers Wood Settled and Farmed Clay which is located in the southwest of the District, between the Loddon River Valley to the east and the Grazeley Farmed Clay Lowland to the west. It is an undulating pasture dominated with a patchwork of moderate sized pasture and arable fields divided by hedgerows featuring mature hedgerow oaks. South of the M4 is typified by the rural settlements of Shinfield, Spencers Wood and Three Mile Cross, each with small historic cores. New development in this area should be sensitive to its context and reflect an organic settlement growth pattern as well as local building styles. Open space provides separation between the distinct village settlements.
3.23 The SDL contains a number of natural features that will need to be examined as part of an EIA to identify if they do form habitats and wildlife corridors for a number of different species and national BAP priority species that are known to occur within the district’s woodlands such as, song thrush, bullfinch, spotted flycatcher, wryneck, dormouse, bats, narrow bordered bee hawkmoth, orange underwing moth and stag beetle. The SDL also contains an area of motorway which could function as wildlife barriers to natural dispersal. The SDL also contains Clare’s Green Field, which represents unimproved neutral grassland with Wildlife Heritage Site status for its botanical interest.
21 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Water and Soil
North Wokingham
3.24 Geologically, London Clay deposited in the Palaeogene underlies the majority of the SDL. The London Clay formation consists of dark blue to brown grey clay containing varying degrees of fine-grained sand and silt. There is also a significant corridor of Alluvium within the SDL that follows the north-south line of Emm Brook.
3.25 The majority of the land within the SDL boundary is identified as Flood Zone 1 although Flood Zone areas 2 and 3 run through the heart of the SDL following an existing water course. This area is approximately 20m wide either side of the water course. There is also a surface water sewer within this area. Agricultural land quality within the SDL area is all Grade 3.
3.26 In the Loddon catchment that includes the Emm Brook, 206.7 km of river, which flows into the Loddon is routinely monitored. The chemical, biological and aesthetic quality of the river is assessed using the General Quality Assessment (GQA.). Water quality in the Loddon broadly reflects the pattern of urbanisation in the catchment, being of generally better quality (biological and chemical) in the more rural areas to the west. There are very few stretches that are classified as poor quality in the catchment.
South Wokingham
3.27 The SDL has a varied geology. As part of the Thames Basin it is underlain by London Clay strata, with subsequent drift deposits. The main influences in this area are the fine and medium grained sandy deposits of the Bagshot Beds and localised drifts of the sandy and gravely deposits of the fifth and sixth river terraces. The lower tributaries of Emm Brook, a tributary of the Loddon are marked by bands of alluvium.
3.28 The majority of the land within the SDL boundary is categorised as Flood Zone 1 although Flood Zone areas 2 and 3 run through the heart of the SDL following an existing water course. There is also a surface water sewer within this area. Agricultural land quality within the SDL area is predominantly Grade 3 with small central area of Agricultural Grade 4.
3.29 In the Loddon catchment that includes the Emm Brook, 206.7 km of river, which flows into the Loddon is routinely monitored. The chemical, biological and aesthetic quality of the river is assessed using the General Quality Assessment (GQA.). Water quality in the Loddon broadly reflects the pattern of urbanisation in the catchment, being of generally better quality (biological and chemical) in the more rural areas to the west. There are very few stretches that are classified as poor quality in the catchment.
Arborfield Garrison
22 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
3.30 The predominant geology of the SDL area is London Clay with the sand of the Bagshot Formation in the east and small areas of Alluvium following the courses of the network of streams associated with the Barkham Brook, which crosses through the north-eastern corner of the SDL.
3.31 The majority of the land within the SDL boundary is categorised as Flood Zone 1 although a small area identified as Flood Zone 2 is located to the north-east of the SDL that corresponds to small watercourses that run through this part of the SDL. The majority of land within the SDL is identified as agricultural land quality Grade 4 although land in the south-west is Grade 3.
3.32 In the Loddon catchment that includes the Emm Brook, 206.7 km of river, which flows into the Loddon is routinely monitored. The chemical, biological and aesthetic quality of the river is assessed using the General Quality Assessment (GQA). Water quality in the Loddon broadly reflects the pattern of urbanisation in the catchment, being of generally better quality (biological and chemical) in the more rural areas to the west. There are very few stretches that are classified as poor quality in the catchment.
South of the M4
3.33 The South of the M4 SDL is essentially an undulating clay ridge rising to a flat, sandy plateau. The sandy plateau reflects an old (5th level) river terrace, deposited as a terrace of a proto-Thames and left high above the present day valley. The terrace is typically coarse loose sand and gravel with some imbedded flints or pebbles. The soils in this isolated area are acidic and this gives rise to distinctive vegetation and land use around Spencers Wood. The flat Loddon Valley to the east of Shinfield is a functional floodplain whilst land within the SDL is Flood Zone 1. The majority of land within the SDL boundary is identified as agricultural land quality Grade 3 with a small area of land to the east of Three Mile Cross identified as Grade 4.
3.34 In the Loddon catchment that includes the Emm Brook, 206.7 km of river, which flows into the Loddon is routinely monitored. The chemical, biological and aesthetic quality of the river is assessed using the General Quality Assessment (GQA). Water quality in the Loddon broadly reflects the pattern of urbanisation in the catchment, being of generally better quality (biological and chemical) in the more rural areas to the west. There are very few stretches that are classified as poor quality in the catchment.
Air
All four SDLs
3.35 A detailed assessment of air quality in Wokingham Borough in 2003 indicated that the annual mean objective for nitrogen dioxide would not be met in parts of the Borough - in particular, areas around the M4 motorway. Subsequently, an Air Quality Management Area was declared in the affected areas in 2004. Wokingham Borough Council’s Air Quality Progress Report 2008 acknowledged that whilst the hourly average objective for Nitrogen dioxide levels is being met, the annual mean objective value is being exceeded, although it is noted that at a number of locations within the AQMA the
23 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
objective is being met. Where the nitrogen dioxide annual mean has indicated potential exceedances outside the AQMA generally the predicted values for 2010 indicate that the objective value will be met. The Linear Wokingham Town average is below the annual mean NO2 level and is predicted to remain below this level.
Climatic factors
All four SDLs
3.36 To meet the challenges of climate change Wokingham Council seeks to reduce greenhouse gas emissions and reduce vulnerability to the effects of climate change.
3.37 The ecological footprint is a measure of human demand on the Earth's ecosystems. It compares human demand with the Earth's ecological capacity to regenerate. The Ecological Footprint of the UK is 5.3 gha/per person. The ecological footprint for the South East region stands at 5.65 gha/per person, higher that the UK as a whole. Whilst Wokingham Borough has an ecological footprint of 5.88 gha /per person.
3.38 Carbon dioxide is the main man-made contributor to global warming. In 2007, 40% of carbon dioxide emissions were from the energy supply sector, 22% from road transport, 17% from business and 14% from residential fossil fuel use. Most of Wokingham’s emissions are derived from the domestic sector accounting for 391 Kt CO2 emissions in 2007. Apart from West Berkshire, this represented the highest emissions level in Berkshire and is well above the county average of 349 Kt CO2. This is due to relatively high energy usage and a higher than average proportion of detached dwellings (46%).
3.39 The Borough has high levels of car ownership (53.2% of households have 2 cars or more) and because of the semi rural nature of the area and lack of public transport, Wokingham residents have a propensity to use their cars more frequently than in other areas.
3.40 The Green Park wind turbine is a landmark of renewable energy in the Borough and surrounding areas, which contributes to the Council’s Government target to produce 10% of electricity from renewable sources by 2010. Although the Borough is exceeding this Government target for wind electricity it is falling short in terms of other renewable energy technologies, such as, biomass, hydro and solar power generation.
3.41 For the South East of England, the UK Climate Impacts Programme predicts that over the next 30 years there will be an increase in average annual temperatures of between 2-2.5 ºC and 4-4.5 ºC and decreases in annual average rainfall of up to 10%. This masks seasonal variations - wetter winters and drier summers with rain increasing by 20% in winter and decreasing by between 8% - 23% in summer.
Population and human health
24 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
All four SDLs
3.42 Wokingham Borough lies at the heart of a strong south-east economy, which is predominately made up of IT, communications and pharmaceutical sectors. Major international companies such as Oracle, Microsoft and BG Group are located within the borough, many situated in the five main business parks. Attracted by the excellent communication links with London, Heathrow and the motorway network, other large companies including Johnson and Johnson, Jacobs, ING Direct and Foster Wheeler, as well as part of the University of Reading, are also situated within the borough.
3.43 There were an estimated 61,800 employee jobs available in the borough in 2005; 73% of which were full-time. The borough also experiences very high economic activity rates for both men and women, greater than neighbouring boroughs and the South East. In fact, 81.2 % of working age males (aged 16-64) and females (aged 16-59) are either employed or available for work. Figures published in June 2007 show only 663 people registered as unemployed and claiming unemployment benefits - 0.7% of the population. 6% of people of working age were claiming key benefits that compares with 11% for the South East and 15% for England in 2009.
3.44 A key issue for the Council will be the growing number of older people in the local population. The number of residents aged 75 or above is projected to more than double from 8,300 in 2004 to 17,100 by 2029. Those aged 65 to 74 are projected to increase from 11,100 to 15,200. Overall, those aged over 65 will approach 20% of the local population by 2029. The ethnic minority population is approximately 10% of the population.
3.45 The Borough is ranked as one of the least deprived in the country with a rank of Average Score of 325 (Indices of Deprivation 2010: Local Authority Summaries, ONS). The average household income is high at £54,000 per annum (CACI Annual Wealth of the Nation survey conducted in 2006). In 2005 a total of 61,800 employee jobs were recorded within the borough; of which 86% were within the service sector. A significant proportion of these jobs were within finance, IT or other business activities (34.4%) (Source: 2005 ONS annual business inquiry employee analysis).
3.46 Current projections indicate that the population of the Borough continues to increase; by 2014 the borough can expect a population of around 159,000 which may increase further to some 167,400 by 2029.
3.47 The Borough faces intense pressure for development as a result of its desirable location (including its proximity to London), its excellent schools and the quality of the local environment. Based on ONS 2001 census, 84% of households are owner-occupiers (69% nationally) with 90% of the housing stock being houses and bungalows (80% nationally). The challenge facing the Borough is to balance the need for housing development with the protection and enhancement of the pleasant semi-rural environment. The Wokingham Borough is vulnerable because it lacks brownfield sites and protected areas compared with other parts of Berkshire.
North Wokingham
25 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
3.48 The SDL area is located within two Electoral Wards called Emmbrook and Norreys. In 2001 the population for Emmbrook was 7,574 people of which 3,755 were male and 3,819 female whilst the population for Norreys was 8,138 people of whom 3,880 were male and 4,258 were female. The total number of households in Emmbrook was 3,040 in 2001 and 3,466 in Norreys. 74.8% of the population for Emmbrook was registered as economically active whilst 74.7% of people in Norreys identified themselves as economically active in 2001. 86.7% of households in Emmbrook were owner occupied whilst 5.19% were rented from the Council and Housing Association, whilst 74.9% of households were owner occupied and 16.4% rented from the Council and Housing Association.
South Wokingham
3.49 The SDL area is located within Wokingham Without and Westcott Ward (data for Westcott was not available). In 2001 the population in the Ward was 8,097 people of whom 4,141 were male and 3,956 female. The total number of households in Wokingham Without was 3,005 in 2001. 84.5% of the population for Wokingham Without was registered as economically active in 2001. 90.28% of households in Wokingham Without were owner occupied whilst 5.19% were rented from the Council and Housing Association, whilst 74.9% of households were owner occupied and 2.56% rented from the Council and Housing Association.
South of the M4
3.50 The SDL area is located within Shinfield South Ward. In 2001 the population in the Ward was 5,039 people of whom 2,534 were male and 2,505 female. The total number of households in Shinfield South was 1,985 in 2001. 76.7% of the population for Shinfield South was registered as economically active in 2001. 81.4% of households in Shinfield South were owner occupied whilst 5.19% were rented from the Council and Housing Association, whilst 74.9% of households were owner occupied and 7.31% rented from the Council and Housing Association.
Arborfield Garrison
3.51 The SDL area is located within three Wards called Barkham, Arborfield and Finchampstead South. In 2001 the population for Barkham was 4,175 people of whom 2,450 were male and 1,725 female. The population for Arborfield was 2,042 people of whom 1,063 were male and 979 were female, whilst the population for South Finchampstead was 5,730 of whom 2,823 were male and 2,907 were female in 2001. The total number of households in Barkham was 1,208 in 2001, 715 in Arborfield and 2,088 in South Finchampstead. 83.5% of the population for Barkham was registered as economically active, 72.2% of people in Arborfield and 73.4% in South Finchampstead identified themselves as economically active in 2001. 74.3% of households in Barkham were owner occupied whilst 4.47% were rented from the Council and Housing Association. In Arborfield 74.9% of households were owner occupied and 16.4% rented from the Council and Housing Association whilst 81.6% were owner occupied and 11.6% rented from the Council and Housing Association.
Material assets
26 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
All four SDLs
3.52 Housing need estimates for Wokingham in 2007, have shown that there is a need for between 290 and 610 additional units of affordable housing per annum that is placing greater pressure on the Council to maximise all available opportunities to increase the provision of affordable housing. There are some 2,800 council houses, spread throughout the Borough. They are generally in a good state of repair and there are no concentrated areas of deprivation, measured against government indices.
3.53 Affordable housing accounted for 18% of total housing completions in 2004-2005, 24% if only those sites that fall above the threshold for affordable housing are considered. Wokingham has a relatively limited stock of social rented accommodation and despite relatively high turnover achieved to provide re-lets, the authority will be unable to meet the totality of housing need identified in this assessment. Average house prices in February 2011 for Wokingham for a detached house was £397,457; £248,952 for a semi-detached; £209,181 for a terraced house; £167,591 for a flat / maisonette.
Cultural, heritage and landscape
North Wokingham
3.54 Located within Wokingham-Winnersh Settled and Farmed Clay Landscape Character Area this area is believed to have remained predominantly wooded until Saxon times when settlement expanded onto previously marginal areas. Wokingham was first recorded in 1146 and was the only medieval town in east Berkshire not sited along the Thames. It relied for its livelihood on the agricultural regions to its north and east, as well as looking to the heathland areas to the south. The streets and burgage plots of the new town were probably laid out in the early 13th century and it was granted a market in 1219. In the rural areas outside the town, settlement consisted primarily of farmsteads with few villages, the whole district being part of Windsor Forest. The earliest editions of OS maps show that much of the farmland around Wokingham consisted of an irregular field system indicating early enclosure, which have now been built over by 20th century residential development on greenfield land. By 1930, Wokingham was the county’s fifth largest town, the growth continuing in the post-war period with the construction of the A329 (M) motorway which bounds the area to the north.
3.55 Today, the areas of farmland include areas within the SDL north of Matthews Green, which have straight-sided rectangular fields characteristic of early 19th century Parliamentary enclosure.
3.56 The SDL comprises open farm land to the east either side of Warren House Road together with additional farm land towards the west of the SDL up to Matthews Green. The Landscape Character Area is identified to be of low quality overall with a weak character and is in moderate condition. The weak character arises from the highly fragmented landscape which lacks a sense of unity and any particularly distinctive characteristics to afford it
27 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
with a strong sense of place. The dominant elements of the character area are the influences of the adjacent urban areas - the presence of views to the edges of Wokingham and Winnersh, and the associated urban fringe land uses including significant transport corridors.
3.57 The landscape is also considered by the Landscape Character Assessment of overall low sensitivity. Within this context, the most sensitive factors are identified as the Emm Brook and its floodplain and the role of the undeveloped agricultural land defining the edge of and providing a context for the built-up areas of Wokingham and Winnersh.
South Wokingham
3.58 The SDL is located within the Holme Green Pastoral Sandy Lowland landscape character area, which identified as moderate quality. Due to the moderate landscape character and moderate condition. The strongest elements are identified as being the undulating landform peaceful character and the open pastoral farmland and paddocks. Weaker elements are the historic field patterns which have virtually disappeared (except for some areas close to Wokingham) and urban fringe influences. Key opportunities for enhancement relate to historic field patterns and hedgerows – with potential for replanting and management of boundaries, and enhancement of ecological character.
3.59 The most sensitive components are the perceptual characteristics of the landscape including the sense of openness and the generally peaceful character. Other characteristics with some sensitivity are the setting to the edge of Wokingham.
3.60 There is no evidence of prehistoric, Romano-British or recorded Domesday settlements in this area. It is believed the area first formed the agricultural hinterland to Wokingham recorded in 1146. The earliest edition OS map demonstrates small irregular field patterning for much of the area, reflecting early enclosure. By the 20th century considerable boundary loss had been seen as fields were amalgamated, although surprisingly the areas closest to the urban edge of Wokingham have remained the best preserved.
3.61 A small hamlet set within the rural area called Holme Green suggests that it grew and established itself around a village green that likely developed in the late Medieval/Post-medieval periods. A number of surviving 16th and 17th century rural buildings still exist. The Lucas Hospital Grade I listed almshouses, in the former grounds of Luckley Park, were built in 1666 and since run for the shelter of the "poor men" of the area. In 1759 the Windsor Forest Turnpike Trust created a new road through Wokingham. In 1849 the branch of the South Western Railway line between Staines and Reading was opened and the South Eastern Railway passed through the area, subsequently stimulating the urban development of Wokingham.
South of the M4
3.62 The SDL is located within the Spencers Wood Settled and Farmed Clay Landscape Character Area, which is judged to be of moderate quality overall. A number of distinctive characteristics such as the landform and the pastoral land use within a wooded setting help give this area its moderate standing. Also notable are the remnants of historic parklands and commons, habitats, views (particularly of the Loddon Valley). Some elements of
28 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
the former field patterns, ancient woodland copses and presence of relatively well- managed hedgerows also survive. With the exception of the ancient woodlands most of the characteristics are valued at the local level.
3.63 In common with clay soils found elsewhere in the district there is little evidence for extensive prehistoric or Romano-British settlement of this area at the edge of the Loddon river valley. By Saxon times however, it appears likely that settlement and agriculture expanded onto previously marginal areas: the “-feld ” element in the name of Shinfield, a Domesday settlement, suggesting a largely open and cultivated landscape in the Saxon period.
3.64 During the Medieval period it is believed that in this area forest law protected the Crown’s hunting, timber and other rights over both private and common land in the face of pressure from assart incursions into the woodland for cultivation and pasture. The piecemeal clearance of woodland to form cultivable land by assarting, and later by agreement, continued until the 18th century. The earliest OS maps show the area to contain numerous small irregular fields indicative of early enclosure of former open fields, as well as of heath and common as at Spencers Common. Some of the common still existed at the time the map was drawn. Many of the boundaries of these small fields have been lost in the modern amalgamation of fields, although a considerable area of this field system survives particularly around Three Mile Cross and Spencers Wood.
3.65 There are a number of moated sites around Shinfield, the construction of moats in the Post-medieval period being a commonly practiced way of enhancing the status and appearance of a manor or other large house. Early maps of the area show that settlements consisted primarily of quite closely-spaced Medieval/Post-medieval farmsteads, interspersed with country houses and areas of landscaped parkland, traces of which are still evident to varying degrees around Shinfield Park (The Grove), Stanbury Park, Highlands and Loddon Court. In this area there was a loose network of winding country lanes, but few major roads until the 18th century. The road between Reading and Basingstoke was one of the earliest turnpikes in Berkshire, established in 1718. The settlement character changed markedly from the late 19th century to the early 20th century with new developments at Spencers Wood, Three Mile Cross and Shinfield.
3.66 Today, the ability to see from one settlement to the other varies greatly due to topographical variation and the varying pattern of woodland, trees and hedgerows in the vicinity – restricting views more in some parts than others. The prominent clay ridge between Shinfield Village and Spencers Wood provides substantial visual separation between these settlements and also between Shinfield Village and Three Mile Cross. This is a prominent feature of the area and as such any development that would occur here would be clearly visible. In particular the central, northeastern and southeastern parts of the separation possess an open character due to the large-scale nature of most of the fields, the scarcity of hedgerows and trees and, in the case of the central parts of the gap, the elevated nature of most of the land.
3.67 The Assessment of Gaps and Green Wedges undertaken on behalf of the Council states that the distance between Spencers Wood and Shinfield Village provides significant physical and visual separation between the settlements. Notwithstanding this, visual enclosure is also provided in this location by trees and hedgerows lining the network of roads that cross the gap. The views northwards to Whitley Wood, Shinfield North and Lower Earley from Shinfield tend to be enclosed by intervening vegetation and the ridgeline. Views north-east and north-west of Three Mile Cross tend to be restricted to the near distance by the substantial hedgerows and trees that line the boundaries of the smaller, pastoral fields found in the north-
29 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
western parts. Whilst the larger fields in the central and southern parts to the south east of Three Mile Cross tend to provide more open, middle and long distance views due to the scarcity of field boundary hedgerows, although substantial hedgerows help enclose views to the east. Open views may be obtained across the small gap between Three Mile Cross and Spencers Wood and measures will be needed to mitigate these. To the east of Shinfield, a tree belt provides substantial enclosure of views of Shinfield North and Lower Earley.
Arborfield Garrison
3.68 Located within the Arborfield Cross and Barkham Settled and Farmed Clay Landscape Character Area this area was believed to have remained predominantly wooded until Saxon times and were not settled during the prehistoric or Romano-British periods. There was a Domesday settlement at Barkham, although the present village has shifted from its original site and there is a second possible moat at the site of the former Biggs Farm, now within Arborfield Garrison. Later developments have considerably changed the landscape. In particular the development of the Garrison which can trace its development to the early 20th century. The headquarters of the Corps Royal Electrical and Mechanical Engineers Training Establishment in World War II underlined the establishment of the Arborfield Garrison, which now covers a large area of the former farmland.
3.69 The Arborfield Garrison SDL contains a number of Listed Buildings and two Scheduled Ancient Monuments. The Listed Buildings, all Grade II listed, are: Hogwood Farm which is a timber framed farmhouse dating from the 17th century and is timber framed with a hipped, tiled roof. The Farm is now used in association with the Hogwood Industrial estate and is centrally located within the SDL accessed from Sheerlands Road. Lea Farmhouse which is part brick, part timber framed with the earliest parts dating from the 16th century and in use as a private dwelling. The farmhouse is located adjoining the southern edge of the SDL. Shepperlands Cottage which is a timber framed cottage dating from the 17th century, also in use as a private dwelling. The cottage is located on the eastern edge of the SDL, close to the junction between Nine Mile Ride and Park Lane. West Court, a 19th century brick built house, extended in the 1930’s and currently used as the Officer’s Mess. West Court is centrally located in the southern most part of the SDL at the centre of the proposed site for the SANG. Westwood Farmhouse comprises three separate buildings – the timber framed farmhouse dating from the 17th century; the granary, also timber framed, dating from the 18th century, and the cottage the earliest parts of which were a hall house dating from the early 16th century. The buildings are privately owned and occupied. They are located on the western edge of the SDL. West Court is a Grade II Listed Building in the southern part of the SDL site. Reference should be made to its character and materials in determining the built form of Arborfield Garrison.
3.70 The 2 Scheduled Ancient Monuments (SAMs) within the SDL each have a very different character. The first is a Medieval Moat (SAM number 20335) located adjoining Princess Marina Drive towards the centre of the SDL. It is currently used for informal landscape amenity and incidental open space. The second is the Arborfield Infirmary Stables (SAM number 199) which were constructed in 1911–12.
30 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
3.71 The Arborfield Cross and Barkham Settled and Farmed Clay landscape is identified by the Landscape Character Assessment as being of moderate quality with few features of particular uniqueness or distinctiveness - the exception being the moats and ‘the coombes’ wooded valleys. The area’s moderate condition is related to factors such as fragmentation of the field system (due to the declining hedgerow structure) and the maintenance of the areas in institutional use. Its landscape is also judged to be of moderate sensitivity with key features identified as the pattern of older settlements, the areas of intact, historic field system and the rural qualities of the roads.
Evolution of the Baseline
3.72 Table 6 below summarises how the baseline may evolve without the implementation of the SDL SPDs within the Borough:
Table 3.1: Evolution of the baseline SEA Topic Evolution
Biodiversity, flora and fauna Identified wildlife sites, ancient woodlands and SSSIs within and adjacent to the four separate SDLs will unlikely face significant changes as a result of a do nothing approach. Increased likelihood that redevelopment of urban green spaces such as parks and back gardens may increase as a result of housing pressures not being met through developing on Greenfield sites as part of the SDLs that will lead to reduced levels of biodiversity within the urban settlements.
Water and soil The frequency of flood events could likely increase as a result of climate change. Development on brownfield land will likely continue at similar rates as a result of Wokingham Council’s preference to redevelop these areas before greenfield. The use of greenfield land within the SDLs is likely to continue to be used for agricultural purposes that may adapt to the changing climatic conditions and the market dynamic.
Air Vehicle emissions are likely to continue to impact on the air quality in the Borough in the short term the predicted values are expected to be met.
31 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Climatic factors Climate predictions indicate that in the future the Borough will likely see wetter winters; hotter, drier summers and more extreme weather events.
Population and human health By national and sub regional standards Wokingham’s workplace economy and working residents are prosperous and productive. However, it is likely that the economic downturn is likely to affect employment opportunities and this could impact on female and male economic activity rates however, with higher proportions of residents with qualifications and skills, are likely to help the Borough to adapt to alternative employment opportunities. Housing affordability will remain an issue within the Borough to reflect the higher earning potentials of residents. However, the position for lower paid workers could worsen as high housing costs lead to local skill shortages in the lower paid sectors and longer commutes. The pressures to build more housing within existing urban settlements may result in fewer green open spaces that provide amenity and leisure and recreation for residents and users.
Challenges associated with housing affordability will likely continue and could be compounded by the reluctance of Material assets lenders to supply mortgages in the short-term. The shortage of affordable homes could lead to over crowding within the social rented sector as a result of lower numbers of social housing being delivered on the back of lower overall house-building rates.
The archaeological heritage is likely to be protected whilst land remains un-developed and landscape changes are Cultural, heritage and predicted as a result climate change. landscape
3.73 The environmental characteristics of areas likely to be significantly affected are reported within Appendix A for each SDL against the SA objectives 10 – 19.
Key Sustainability Issues
3.74 Under the SEA Directive the Environmental Report should include: “any existing environmental problems which are relevant to the plan or programme including, in particular, those relating to any areas of a particular environmental importance, such as areas designated pursuant to Directives 79/409/EEC and 92/43/EEC” (Annex 1(d)).
32 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
3.75 This section identifies the most significant sustainability issues affecting the Borough and the SDLs having regard to the 2008 Scoping Report for the Core Strategy, which identified a number of Borough-wide sustainability issues. The Council accepts that the number of homes within 7km of the Thames Basin Heaths SPA will likely to generate significant effects and the SPDs would require an assessment pursuant to Article 6 of the Habitats Directive. This is due to the likely significant effects from residential development and the potential recreational disturbance impacting upon the breeding success of the birds for which the SPA was designated. Such impacts could arise through residential development (as currently envisaged) by the SDL SPD. The current expectation is that the SPDs could require an Assessment pursuant to Article 6 of the Habitats Directive (due to the likely significant effects upon the SPA). This expectation that the SPDs will require an assessment under the Habitats Directive indicates that an SEA of the SDL SPD will also be necessary. The Assessment will be conducted separately by the Local Authority and will be consulted separately.
Economic
3.76 Wokingham has witnessed the loss of industrial and manufacturing businesses in the past decade and an increase in high-tech administrative and business services with total floorspace completed for B1 (Business) between 1991/92 and 2002/03 at 359,130 sq m compared to 15,660 sq m for B2- B7 (General & Special Industry). Wokingham has very low unemployment levels with only 2.0% of the population claiming Job Seekers Allowance at October 2009 and the average unemployment rate in the Borough recorded for the period 2009-2010 was 5.1% which was below the regional (6.2%) and national (7.9%) averages.
3.77 The Borough’s workforce is relatively well qualified and skilled with a small percentage of workers with no qualifications. The most prominent employment sectors in Wokingham are Business Activities & Finance and Public Services which accounts for 29% and 22% of employees respectively. However, it possesses fewer working residents in skilled trade occupations (8.2%) compared with the average for Berkshire (9.6%) and the South East (11%). Improving the level of education attainment and skill of the workforce is a key objective with improvements to the general skill levels, in particular hi-tech and IT skills to capitalise on existing strengths.
3.78 Continued economic growth within the Borough remains a key objective. In particular, maintaining the town, Borough and village centres viable and as the focus for the community is a concern, especially vacant units, loss of traditions users and concentration of other uses. As is the risk posed by the competing larger centres of Bracknell and Reading and the continuing high house prices that could lead to a shortage of key workers living in the area.
3.79 Wokingham Borough has a high level of car ownership with 90.8 % of households owning one or more cars. Over 50% of its households owning two or more cars, which is the third highest proportion in England and Wales. Only 9.2% of households having no car. A very high proportion of people in Wokingham Borough travel to work by car (65.2 %) and a small proportion travel by public transport (9.8%), by foot (6%) and bicycle (2.65%).
Implications for the SDLs
33 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
3.80 The SPDs should encourage economic growth within their SDL boundaries. Sites identified as suitable development areas for economic development should be carefully considered by the spatial development framework and should be well served by infrastructure, including public transport. The skills of the Wokingham workforce should be supported and encouragements given to the diversification of existing local economies that create new jobs that match or could further develop those skills.
3.81 The daily needs of its residents should be catered for through provision of a mix of services and employment opportunities which are easily and safely accessible. Planning for efficient and convenient public transport for those undertaking journeys beyond the SDL should be evident, and the use of alternative modes of travel should be made appealing and attractive for local trips. Wokingham Borough Council will need to be reassured that incentives and innovations are in place to encourage residents to adopt sustainable travel patterns from the scheme’s inception.
3.82 The SPDs should also be mindful of the proposed improvements to the Strategic Transport Network, such as the re-building of Wokingham Station as a public transport interchange, provision of park and ride facilities at Coppid Beech roundabout and in the vicinity of J11 of the M4 and high quality express bus services or Mass Rapid Transit on key routes and to connect with Green Park and Reading.
Social Including Housing
3.83 The SPDs should seek to support sustainable communities. Such communities should have access to a range of housing types and tenures including affordable housing for key workers. The provision of housing in Wokingham is a very important issue affecting the Borough. House prices in the area are high with the average house price in the Borough estimated to be £275,152 compared to the national average of £187,971, making it difficult for people to afford to buy. Wokingham has a much lower proportion of affordable housing than elsewhere in the South East or England as a whole. There is also a growing proportion in single person households causing a drop in average household size, with the average number of people per household falling from 3.2 in 1961 to 2.6 in 2001. Wokingham also has the second lowest proportion of any Borough in the country of households containing only one person which was 22.6 per cent in 2001.
3.84 Wokingham Borough Council aims to ensure that those requirements for housing numbers help to provide sufficient homes for all sections of the community including those eligible for Key Worker Housing where appropriate and help maintain access, mobility and appropriate housing in order to meet the diverse needs of its community: 11% of households contain someone who suffers from a long-term illness, health problem, mental health problem or disability that limits housing requirements.
3.85 The percentage of elderly (aged 75 or above) in the Borough has also risen in the Borough from 4.4% in 1991 to 5.1% in 2001 which was less than that for Berkshire (5.8%), the South East (8.0%) and in England and Wales (7.6%). Wokingham Borough Council seeks to ensure that the needs of an increasing ageing population are supported and reflected in its Local Development Documents and other programmes to assess and plan for housing, facilities and services, including dentists.
34 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
3.86 The health of the Borough is good, with the number of ‘people who consider their own health to be good’ (77.6%) above the national average (68.6%). Wokingham has the largest percentage of its population reporting general good health and the least percentage of its population reporting health was not good in England and Wales. The Borough also has the lowest incidence of long-term illness in England and Wales with only 10.9% of its population reporting a long-term illness. Wokingham District Council New Householder Survey (2004) identified that the average distance travelled to the doctors is less than 4km. There are 71 registered care homes in Wokingham Borough that provide nursing or residential care, some provide both.
3.87 There are 60 schools in the Wokingham Borough that consist of 49 primary schools, 8 secondary schools and 2 special schools and 1 nursery accommodating approximately 4,000 students. Results in Wokingham Borough schools are above the national average and many good schools provide high quality education. Results continue to improve in LEA primary and secondary schools, with 82.5% of children gaining 5 or more GCSEs A* to C in 2010 (76.1% achieved this result for England) and 97.2% (for England 94.7%) of pupils achieved five or more GCSEs at grade G or above. Results maintain the Borough’s high standards in GCSE results (ONS: GCSE and Equivalent Results for Young People by Gender, Referenced by Location of Pupil Residence 2009-2010). These results show Wokingham Borough Council to be one of the top performing LEAs in the country.
Implications for the SDLs
3.88 Accessibility to services and facilities for all members of the community is important and it should be promoted through the appropriate spatial development framework for each SDL. In addition, the development of the SDLs should provide the opportunities to support the introduction of new services and facilities. The SPDs should also recognise the need for additional affordable housing and housing types that meet the diverse needs of the community. The requirements of “Building for Life” and Lifetime Homes should be taken into account in preparing applications for the SDL. A wide range of housing types, sizes and tenures should be made available to ensure housing choice and inclusivity for the widest possible group of residents. The layout and design of residential areas should create local distinctiveness in response to the setting of the site and the preferred spatial framework plan structure. Variety will be evident as people move through the SDL; however, a sense of cohesion should prevail as a result of the materials used. All new housing should be planned effectively to support economic growth and is of sufficient high quality to improve the quality of life of residents.
Environment
3.89 The quality and balance between job opportunities, the standard of living and the quality of the natural environment in the Borough is recognised by Wokingham Borough’s Local Strategic Partnership and is identified within the ‘Community Strategy – Building on Success’ as a key theme.
3.90 The Sites of Special Scientific Interest (SSSI’s) in Wokingham Borough are Heath Lake, Longmoor Bog, Sandford Mill, Lodgewood and Stanford End Mill and River Loddon). There are also a number of other SSSIs within 2km of the Borough boundary that include Temple Island Meadows, Rodbed
35 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Wood, Harpsden Woods, Bramshill, Wellington College Bog, Sandhurst to Owlsmoor Bogs and Heaths, Broadmoor to Bagshot Woods and Heaths, Wykery Copse).
3.91 The Borough also contains 3 Country Parks, 124 Wildlife Heritage Sites (WHS) and 7 Local Nature Reserves (LNR) covering an area of 79.4ha. 4.2% of the Borough is covered by woodland, which amounts to 2,550ha (Berkshire Nature Conservation Forum BCNF). The Borough also has 17 priority Biodiversity Action Plan (BAP) species emphasising local wildlife value. The extent and condition of all habitats and species, included in Habitat Action Plans or Species Action Plans, has been produced at national, county or local level and should guide the SPDs.
3.92 The Thames Basin Heath Special Protection Area (SPA) borders Wokingham Borough and areas of the consultation zones lie within the Borough. In the context of Natural England guidance and Delivery Framework, WBC’s Appropriate Assessment concludes that all proposals with a net increase of one dwelling within 5 km (linear) and over 50 dwellings of 7 km (linear) of the Thames Basin Heath Special Protection Area (SPA) will need to be assessed to establish whether they are likely to generate significant impacts.
3.93 There has also been a Landscape Character Assessment, Flood Risk Assessment and Assessment of Gaps and Green Wedges within Wokingham District. The latter document identifies the landscape sensitivity of land which physically and visually separates settlements across the Borough. These documents should inform the appraisal of the SPDs. The Open Space and Sports Assessment recommends the improvement and enhancement of public open space in the Borough, particularly in Wokingham Town and rural villages.
3.94 The historic environment has a key part to play in the quality of life/ sense of place attributes of areas in Wokingham Borough. There are 16 Conservation Areas and 6 English Heritage Registered Parks and Gardens of Special Historic Interest. The Borough has 630 listed buildings (Grade I: 9, Grade II: 38, Grade II*: 580 and other: 3). The Borough also has 18 Scheduled Monuments. The Berkshire Sites and Monuments Record (SMR) currently notes over 1000 archaeological sites existing within the Borough, and that there are many more unidentified. There is a wealth of archaeology sites existing within the Borough that are currently undesignated but form an important part of the Borough’s heritage.
3.95 Wokingham Borough Council seeks to promote the installation of renewable energy systems and promote the sustainable use and disposal of resources. An 85m high wind turbine on land within Green Park business area, granted planning permission by the Council, has now been built and will generate enough electricity to power 1,063 homes, saving over 3,018 tonnes of carbon dioxide and 35 tonnes of sulphur dioxide.
3.96 An Air Quality Management Area (AQMA) was declared for the motorway network M4, A329 (M) and A3290. Wokingham Borough Council’s draft Air Quality Action Plan (AQAP) has been completed (January 2005) and was developed following the declaration of a revised AQMA in May 2004. The 2004 AQMA relates to a 60m buffer either side of the M4, within an extended area along the A329, Reading Road, where it underpasses the M4. Within Wokingham Borough the annual mean NO2 objective is still not likely to be met in 2005 in the vicinity of the M4 motorway. It is estimated that excluding background concentrations, the M4 motorway contributes approximately 93% of the NO2 total, with the A329 and B3270 contributing the remaining 7%, (with background concentrations considered, these contribute%, the M4 55% and the A329 and B3270 5%).
36 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
3.97 The amount of water used by households in the South East has increased over the past decade, as has the abstraction of water on a national level. This is in conjunction with declining levels of precipitation meaning the South East is one of the driest regions in the country. Planned improvements, by Thames Water, to water resources will improve water supply in Wokingham Borough and work towards meeting the needs of housing growth. Concern over waste water standards in surrounding areas where they are already at the lowest permitted levels for discharge in the country.
Implications for the SDLs
3.98 The SPDs should seek to reduce the amount of greenhouse gases generated through the reduction in vehicle movements and provide support of renewable energy generation. This could mean designing the spatial development frameworks to provide opportunities for daily needs of residents to be catered for a provision of a mix of services and employment opportunities which are easily and safely accessible and improving the existing transport network within the SDLs to encourage public transport usage. The scale of the development also offers an opportunity for local energy generation and improved provision of renewable energy and waste management schemes.
3.99 All the SDLs propose more than 50 dwellings within the 7km linear of the SPA and therefore are required to include mitigation measures to avoid significant impacts. The SDLs should provide opportunities to access open space play and sports facilities. Connected by safe walking and cycling routes, there will be an emphasis on promoting opportunities for healthy and active lifestyles.
3.100 All the SPDs should seek to provide an attractive landscape framework which embodies a green infrastructure and open space strategy, including provision for Suitable Alternative Natural Greenspace (SANG). Natural features and groups of trees and hedgerows should be incorporated, and the framework should integrate seamlessly with the rural surrounds at the edges of the SDLs. Provision for additional sports, play and recreation is to be a priority. The spatial development frameworks should also consider the potential for flooding due to climate change that avoids any development on the floodplain. Consideration should also be had to the likely impact that development may have on the setting of historic buildings and any negative impacts should be mitigated where possible.
3.101 The environmental protection objectives relevant to the SPDs are set out in the accompanying Environmental Report.
Testing the Strategic Development Locations Objectives against the Sustainability Objectives
3.102 In accordance with the SEA Directive the objectives of the plan or programme should be tested against the SEA objectives to identify both potential synergies and inconsistencies. Each of the SPDs set out strategic objectives that function as guiding statements of what is intended, specifying Wokingham Borough Council’s desired direction of change to guide future development within the four SDLs. It is important that the aims and objectives of the SPDs are in accordance with sustainability principles agreed by Wokingham Borough Council. To help achieve this, the SPDs have
37 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
been integrated with the sustainability appraisal, so the objectives of the four separate SPDs are informed by the same evidence and key issues as the sustainability objectives.
3.103 We are confident therefore that the SPD objectives are broadly compatible with the sustainability objectives (see Appendix B). The SPD objectives are set out in the accompanying Environmental Report and testing of their internal compatibility with the sustainability objectives are set out in the framework in Appendix 2.
Data Limitations
3.104 Indicators and baseline information are quantified information that helps explain how things are changing over time. However, they are not explicit in explaining explain why particular trends are occurring and the secondary effects of any change. The baseline and indicators have been chosen to monitor particular objectives and refine the broader issues into a measurable figure. Consultation on the SA Scoping Report that accompanied the Core Strategy enabled the Council to gain consensus on which indicators are most representative of and relevant to monitoring progress towards meeting the objective. There are gaps in the data collected as not all information is available at a local level for recent time periods.
3.105 The SPDs and SA/SEA respond to the most up to date information as possible and relate to recently adopted Core Strategy and other policy documents. Other recent work has been undertaken (e.g. Traffic Modelling and a revised Strategic Flood Risk Assessment) to assess the impact of the proposals. The Council sets out a clear commitment to continue to monitor and update the SPDs and SA/SEA and HRA where necessary.
Sustainability Objectives
3.106 Sustainability objectives are used as tests of sustainability or to prompt questions about sustainability. They can also be used to compare the effects of alternatives. Wokingham Borough Council has already developed a SA framework for use in appraising its Core Strategy that puts forward 22 SA objectives covering social, environmental and economic issues. These objectives represent the long term aspirations for Wokingham Borough with regard to social, environmental and economic considerations and reflect a process that considered by the South East England Regional Assembly and partners in the Integrated Regional Development Framework 2004 (IRF) and refined by examination alongside other relevant policy documents.
3.107 Using the objectives as a guide and information provided by the baseline data, Wokingham Borough Council developed approved indicators, which can be used to guide collection of baseline and monitoring information. The sustainability objectives and indicators will be used consistently to appraise the SDL SPDs and these are outlined below.
38 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Table 3.2: SA Objectives and indicators Wokingham Borough Council Indicator Baseline SA Objective Social 1. To make provision for local Number of housing completions. Meet the housing completion targets in the South East Plan: housing needs by ensuring that WBC: 12,460 [2006-2026 Annual completions appear to be everyone has the opportunity to live The supply of affordable housing (both in slightly below target. numbers and as a proportion of total in a decent sustainably constructed Increase the supply of affordable housing both in numbers and as and affordable home housing stock). a proportion of total housing stock Average property price compared with No decrease in affordability from 2004 levels average incomes. Reduce number of households in housing need on Housing Households on the Housing Register. Register. These have been up 14% in the South East since 1999 Number of unfit homes per 1,000 dwellings. No local authority or Registered Social Landlord unfit homes. Maintain at current levels. 2. To reduce the risk of flooding and Properties at risk of flooding. Wokingham Borough Council Strategic Flood Risk Assessment the resulting detriment to public well- (SFRA). Number of planning permissions granted being, the economy and the PPS25 contrary to the advice of the Environment environment by ensuring no Prevent inappropriate development within the floodplain. inappropriate development in areas Agency on either flood defence grounds or at risk of flooding water quality. 3. Safe and secure environment Fear of crime. Reduce the perception of crime. Wokingham Borough has one
39 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Level of domestic burglaries, violent Super Output Area (SOA) in the worst 20% of all National SOA for offences and vehicle crimes. crime and disorder. 22 SOA are in the top 50% and 34 in the top 20% for the lack of crime and disorder. Wokingham Borough Community Safety Strategy 2002-2005: Reduce the incidence of domestic burglaries by 26% by March 2008. Reduce the incidence of car crime by 35% by the end of March 2008. Reduce the incidence of robbery by 53% by the end of March 2008. 4. To improve the health and well- Death rates from circulatory disease, The average life expectancy for males in Wokingham Borough is being of the population cancer, accidents and suicide. 78.5 years, which is above the national average of 77.3 years. Life expectancy. The life expectancy for females is 82.4 years, which is above the national average of 81.6 years. Percentage of eligible open space managed Mortality due to cancer in the South East is below the national to green flag standard average for 1993-2001. Similarly the mortality rate due to circulatory disease in the South East was also below the national average 1993-2001. No sites in Wokingham Borough have a green flag award. 5. To create and sustain vibrant and Percentage of people satisfied with their 89% of people in Berkshire were satisfied with their local area as a locally distinctive communities local area as a place to lives. place to live. Percentage of people who feel their local Wokingham Borough Council’s Community Strategy Consultation area is a place where people from different revealed that 56.4% of respondents believe that the Borough is a backgrounds and communities can live welcoming place for people regardless of age, ethnicity and together harmoniously. background. 6. To reduce poverty and social Proportion of children under 16 who live in 70% of primary school children eligible for free school meals had exclusion low-income households. taken free school meals in 2005 and 68% of secondary school Percentage of population of working age children eligible for free school meals took meals. claiming key benefits 0.6% of the Borough was claiming Job Seekers Allowance in 2008 Percentage of households in fuel poverty compared with 1.6% for the region and 2.2 nationally. Wokingham Borough is the third least deprived area in Borough in Number of areas that rank within the most the Country. deprived 20% of areas in the country. 5 Super Output Areas (SOAs) are outside the 50% nationally, with
40 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
87 in the best 20% (2004).
7. To raise educational attainment, Key Stage 2 Performance: Level 4 or In 2006/07 69.9% of 16 year old pupils in Wokingham Borough skills and training opportunities above. achieved 5+ GCSE’s grades A* to C, which is higher than the national average of (58.4%). Key Stage 3 Performance: Level 5 or A low proportion of people In Wokingham have limited or no above. qualifications. In 2006 5% of the population had no qualifications, compared to 13.8% nationally. GCSE or equivalent performance. Proportion of adults with poor literacy and numeracy skills 8. To improve accessibility for all to Distance of households from key service Percentage of new residential development in Wokingham services, amenities and facilities e.g. post office, school, doctors. Borough within 30 minutes public transport time of: GP (75%). Hospital (11%). Primary School (76%) Secondary school (60%) Employment Centre (55%) Major Retail Centre (58%) 9. To reduce road congestion and Average daily motor vehicle flows. 69.6% of people in Wokingham Borough travel to work by car. pollution levels on the local and The proportion of people in Wokingham Borough that travel to strategic road network (SRN) by Proportion of travel by mode. work by bus (4.4%) is comparable to the region (4.4%) but is improving travel facilities and choices Monetary investment in public transport, lower compared with the Country (7.4%). walking and cycling. 5.37% of people in Wokingham travel to work by train compared with 5.7% regionally and 7.1% nationally. The total capital budget as part of the Transport Spending Programme for Wokingham Borough in 2004/05 was £9.264 million 10. To improve efficiency in land use Development on previously developed land 78% of gross new homes were built on previously developed land through the re-use of previously (PDL). in 2006/07, which compares with the Government target to developed land, existing buildings, Derelict land and empty properties. develop 60% of all forms of development on appropriate including the re-use of resources and previously used land. remediation of previously developed Derelict land and buildings comprised 13ha in Wokingham
41 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
land. Borough. Environmental 11. To minimise the impacts arising Levels of main air quality pollutants and Average levels of main air quality pollutants 2001: from pollution and improve and forecasts Benzene (0.5ug/m3) prevent where possible Days when air pollution is moderate or high. Butadene (0.3ug/m3) Carbon monoxide (0.4mg/m3) Nitrogen oxides 53.9ug/m3) Particulate matter (21.1ug/m3) Sulphur dioxide (3.4ug/m3) 12. To conserve and enhance the Populations of wild birds, particularly key Wokingham Borough has a change of 0.5 from the baseline index Borough’s biodiversity, including farmland, woodland species and Thames of 1.0 which indicates a decline in farmland birds, compared with wildlife, river corridors and networks Basin Heaths Special Protection Area Berkshire’s change index of 1.3 indicating a positive change. and to maximise opportunities for species (Dartford Warbler, Nightjar and Condition of SSSIs in Wokingham Borough from 1999-2005: building-in beneficial features for Woodlark). 7 units favourable. biodiversity. Condition of Sites of Special Scientific 0 units unfavourable declining. Interest (SSSI’s). 2 units unfavourable no change. Extent of key habitats for which Biodiversity 1 units unfavourable recovering. Action Plans (BAPs) have been SPA – 13,000 ha within the 2km consultation zone. established. LNR – 87.27ha Extent of ancient woodlands. Woodland – 2,550ha. Number, area and condition of Wildlife 33 UK BAP priority species have been discovered in Wokingham Heritage Sites and Local Nature Reserves Borough, compared with 99 in Berkshire and 382 in the UK. within the plan area. Wokingham Borough currently has 2607.65 ha of ancient Number and distribution of characteristic woodland. rare species (e.g. butterfly species, bats, 124 Wildlife Heritage Sites exist in Wokingham Borough great crested newts, Water voles). (2005/06). 22 Garden Species of butterflies found in Wokingham. Wokingham Borough scored 8.35 out of a maximum of 22 in the species diversity index. 13. To protect and enhance the Land covered by management schemes. 627 Listed Buildings in the Borough. Borough's countryside and historic Buildings of Grade I and II* at risk of decay. 16 Conservation Areas in the Borough. environment Total number of Conservation Areas in Landscape Character Areas of Sensitivity in the Borough:
42 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Wokingham Borough. Areas of high sensitivity = 3. Total number of Village Design Statements Areas of Moderate Sensitivity = 24. (VDS’s) in Wokingham Borough. Areas of Low Sensitivity = 3. Landscape/ townscape character of Landscape Character Areas of Quality: Wokingham Borough. Areas of High Quality = 10. Percentage of properties built on green belt Areas of Moderate Quality = 19. land. Areas of Low Quality = 1. Number of planning applications identified 151 applications in 2004/05 appraised against the Sites and as having archaeological implications. Monuments Record. 55 proposals found to have potential archaeological implications. 14. To sustainably use resources Percentage of new build and retrofit homes Since the EcoHomes inception in 2000, 1,098 of the 6,665 (including renewable and non- meeting EcoHomes Very Good standards housing units assessed were rated Very Good in the South East renewable resources) or same level in a similar accredited Region. scheme. Out of 35 assessments in 2002 for the South East Region, 25 Percentage of commercial buildings scored Very Good and 4 Excellent against the BREEAM standard meeting BREEAM Very Good standard or in the South East Region. same level in a similar accredited scheme. 15. To address waste by: minimising Percentage of the total tonnage of In 2006.07 22.82% of household waste in Wokingham Borough waste as a priority, re-use then municipal waste that has been recycled, was recycled. recycle, compost or energy recovery composted, landfilled or used to recover In 2006/07 11.17% of household waste in Wokingham Borough heat, power and other energy sources. was composted. Number of kilograms of household waste In 2006/07 65.6% of household waste in Wokingham Borough collected per head of the population (BVPI was sent to landfill. 84a). 470kg of household waste was collected in Wokingham Borough Number of kilograms of household waste per head of the population. collected per head of the population (BVPI 84a). 16. To maintain, and, where Chemical river water quality. 91% of river length to comply with Environment Agency (EA) River appropriate improve water quality Quality Objectives (2005) (including groundwater) and to Biological river water quality. achieve sustainable water resource management Incidents of major and significant water pollution.
43 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Per capita consumption of water.
17. To maintain and where Agricultural land quality. 8000ha of land in use for agriculture in 2003. appropriate improve soil quality, and In 2006/07 365 sites in Wokingham were identified as ‘sites of Number of ‘sites of potential concern’ to ensure land affected by potential concern’ in respect of land contamination. contamination is remediated to a (within Wokingham Borough), with respect condition suitable for use to land contamination. 18. To increase energy efficiency and Household energy use per capita – The HECA returns show a reduction in household energy use. the proportion of energy generated Standard Assessment Procedure (SAP) Overall 8% improvement in domestic energy efficiency (1/4/96 to from renewable sources in the rating from HECA returns. 31/3/03). National average is 12%. Borough Emissions of greenhouse gases from At 2007 Wokingham was exceeding the target for wind electricity energy consumption, transport and land by far, due to the installation of the wind turbine at Green Park. use and waste management. Biogas capacity (250kWe) is provided by generators at Wargrave Installed capacity for energy production Sewage Treatment Works. from renewable sources: How much renewable energy is supplied by this method and to what extent does it meet ideal of zero carbon development? 19. Appropriate new development Quality New Development The Landscape Character Assessment identifies the South makes a positive contribution or Wokingham SDL as the Holme Green Pastoral Sandy Lowland, makes no material harm to the which is a landscape of moderate quality due to the moderate character, environment, landscape landscape character and moderate condition. This relates to the and heritage within the Borough combination of different characteristics with the strongest elements being the undulating landform, peaceful character and the open pastoral farmland and paddocks. Weaker elements are the historic field patterns which have virtually disappeared (except for some areas close to Wokingham) and urban fringe influences. The overall moderate condition relates to the good condition of some elements set against the poor survival of historic patterns and habitats and the loss of field boundaries. Development should be sensitive to the need to retain separation from Binfield/Bracknell, Finchampstead North and Pinewood. Economic
44 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
20. To ensure high and stable levels Proportion of people of working age in In 2006/07 85% of the working age population in Wokingham of employment employment. Borough were economically active. Employment self-sufficiency capacity. Local The total number of jobs in Wokingham in 2005 was recorded at balance between available employment and 73,000 jobs. number of people of working age. There were 565 business registrations in 2005 and 505 de- Percentage of population claiming registrations. unemployment benefits who have been out of work for more than a year. Business Start-ups: Percentage increase or decrease in the total number of VAT registered businesses in the area. 21. To encourage ‘smart’ economic Gross Value Added (GVA) per worker. In 2001 the GVA per worker was £17,074, which is above the UK growth Economic Activity with Economic GVA figure (£14,852). Partnership Areas. 22. Maintaining a buoyant and GVA per capita. GVA per capita for the South East was £17,345 in 2001. competitive economy with a range of Percentage of population of working age All levels of NVQ level and other qualifications for Oct 06- Sept 07: jobs without adversely affecting the qualified to National Vocational Qualification 41.2% NVQ4+ quality of life (NVQ) Level 3 or equivalent 61.7% NVQ3+ 78.8% NVQ2+ 7.0% NVQ1+ 5.0% No Qualification
45 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
4.0 THE PLAN: ISSUES AND ALTERNATIVES
Assessment of Alternatives and Why the Preferred Options Were Chosen
4.1 Identifying options is a critical element of a sound plan-making approach. The SA can help refine options and aid decision makers in the identification of alternative options. The SEA Directive requires a reasoned consideration of alternative options for the plan. Under the SEA Directive, plan and programme proponents should ensure that: “reasonable alternatives taking into account the objectives and the geographical scope of the plan or programme, are identified, described and evaluated” (Article 5(1)) and the Environmental Report should include “an outline of the reasons for selecting the alternatives dealt with” (Annex I(h)). Only reasonable, realistic and relevant options that are achievable need to be proposed.
4.2 A key element of the adopted Wokingham Core Strategy is the identification of four Strategic Development Locations (SDLs) within the Borough for the development of new homes that goes hand in hand with the provision of essential physical and community infrastructure. To deliver the necessary development within the borough, the Council has identified four SDLs (Core Strategy policies CP18-21) to provide the dwellings required. The objective is not simply to meet housing targets, but to plan for the long term delivery of sustainable urban communities, and to avoid piecemeal small scale housing development.
4.3 The Wokingham Core Strategy (WCS) allocated four SDLs, totalling up to 10,000 new homes that together reflected the vision for the area through locating schemes where they can provide easy access to both existing facilities or where improvements are readily deliverable. The SDLs were identified at: North Wokingham (1,500 dwellings); South Wokingham (2,500 dwellings);
46 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
South of the M4 (2,500 dwellings); and, Arborfield Garrison (3,500 dwellings):
4.4 The WCS contained Concept Statements, prepared by David Lock Associates (DLA) that set out a broad framework of the type of development envisaged. To guide the SDL proposals, Development Brief Supplementary Planning Documents (SPD) (incorporating a Master Plan) would be produced. Subsequently, Wokingham Borough Council (WBC) commissioned DLA to prepare the Development Brief SPDs. The purpose of these documents will be to provide more detailed guidance to the developers of the sites on the production of their illustrative master plans and outline planning applications.
4.5 Wokingham Borough Council has also prepared an Infrastructure Delivery and Contributions SPD that sits alongside the four SDL SPDs setting out the necessary infrastructure, phasing, funding and application of planning obligations to allow the sustainable development of the four SDLs.
4.6 The preparation of the SDL SPDs and Infrastructure SPD reflected choices that needed to be made as part of the plan-making process to accommodate sustainably the quantum of development (that was agreed and adopted by the Council in its Core Strategy) to meet the Borough-wide housing need and future growth agenda within the four SDL locations and met the requirements set out in Core Strategy policies CP4, CP10 CP18- CP21 and Appendix 7.
4.7 In preparing options for each SDL, decision makers recognised that their were alternative ways to deliver the SPD objectives and the choices made dealt with: alternative locations and quantum of key component parts of each preferred spatial framework plan that included suitable areas for residential development, district and neighbourhood centres, primary and secondary schools, potential green open space and SANG and an access and movement framework; and, phasing.
4.8 These choices were also framed by the known constraints that affected each SDL, which are highlighted below:
Constraints and Opportunities
North Wokingham
4.9 In summary the key constraints affecting the preparation of the SPD are considered to be: Accessibility via the existing residential road network, which is a suburban layout characterised by cul-de-sac and internal distributor roads. The effect of this layout is that all traffic is channeled onto a limited number of connected streets, thus leading to a perception of congestion (even whilst the ‘network’ carries a relatively low volume of traffic).
47 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The existing Sewage Treatment Works (STW) at Ashridge Farm, on land of approximately 4 hectares, may exclude residential development in some parts of the SDL due to odours. It is understood that Thames Water has no plans to relocate the STW at the current time. The A329 (M) and M4 are sources of noise pollution which should be addressed through a creative and sensitive design solution. The level of noise is, in part, dependent on distance from the roads and on topography. It is proposed that noise attenuation measures will be provided as necessary as part of any development scheme. Innovative and appropriate design solutions should be used for mitigating against noise pollution for residential developments closest to the A329 (M). The SDL comprises open farm land to the east either side of Warren House Road together with additional farm land towards the west of the SDL up to Matthews Green. The majority of the SDL sits within the 7km Thames Basin Heath Special Protection Area (TBH SPA) but with the eastern area sitting within the 5km zone. Flood zone areas 2 and 3 run through the heart of the SDL following an existing water course. This area is approximately 20m wide either side of the water course. There is also a surface water sewer within this area which would require retention as part of the overall drainage strategy. The flood risk zone is not considered to pose any significant problem in development terms and can contribute to the green infrastructure strategy for the SDL. There are other uses or proposed uses which need to be taken into account in the SPD. This includes Cantley Recreation Ground (northern part), and Toutley Industrial Estate (both owned by Wokingham Borough Council). In addition, there is an area of land to the east of Toutley Industrial Estate, owned by WBC, which provides potential for further employment uses in accordance with the WCS. Measures to maintain separation from Binfield/Bracknell and Winnersh.
South Wokingham
4.10 In summary the key constraints affecting the preparation of the SPD are considered to be: There are areas subject to flood risk within the SDL which are precluded from development but can be interwoven into the green infrastructure strategy for the SDL. There is also a WBC-owned balancing pond within the SDL which needs to be considered as part of the open space strategy, although it cannot be included as part of the development nor used in conjunction with the drainage strategy for the development. Existing landscape features of value, including mature woodlands and hedgerows, need to be given careful thought on how they can not only be retained but can provide a clear green structure to the development. In particular, in the south of the SDL the development proposals should seek to provide visible boundaries and a clear transition between town and country. Overhead power lines run east west through the SDL south of the railway line. They could be partially or fully under-grounded or could be set within a green swathe away from housing and other sensitive developments. There is a Grade I Listed Building in the SDL (at the former Lucas Hospital) as well as, archaeological sites and other buildings (at Wood’s Farm, Ludgrove School and Lock’s House). Development in these areas will need to be sensitive to the context and setting of the sites and buildings. Measures should be used to maintain separation from Binfield/Bracknell, Crowthorne/Pinewood (Crowthorne) and Finchampstead North.
48 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The main access concerns include: severance caused by the railway line running through SDL, limiting access points for pedestrians and cyclists from south of railway to Wokingham Town Centre; the inability of existing level crossings at Waterloo Road and Easthampstead Road to cope with traffic numbers, and also the Network Rail long-term objective to close the level crossings; the possible impact and practicality of a junction onto London Road in the light of existing traffic flows and residential neighbourhoods to the north of London Road; and the need to improve and enlarge the railway bridge at the western edge in accessing Finchampstead Road. the Wokingham to London railway line running through the SDL severs the land to the south from Wokingham town, with limited crossing points. Careful attention will also have to be given to the potential effects of noise and vibration on properties close to the line, and the Reading to Guildford line at the western edge.
Arborfield Garrison
4.11 In summary the key constraints affecting the preparation of the SPD are considered to be: existing residential areas at Buttenshaw Close and around Whitehall Farm which will need to be carefully integrated into the SDL; small watercourses which run across the SDL including a number of ponds which form part of a network of drainage. There is also a balancing pond to the north of the SDL which should be retained; pockets of mature woodland, trees and hedgerows, including formal avenues of trees on parts of the Garrison and green corridors along watercourses and drainage ditches, which would need to be incorporated into the overall landscape strategy for the SDL; overhead power lines running east west across the southern part of the SDL; a gas pipeline running across the SDL; Measures to maintain separation from Arborfield Cross, Barkham Hill and Finchampstead North; a number of Listed Buildings and two Scheduled Ancient Monuments; and, existing buildings and facilities associated with the Garrison and the School of Electrical and Mechanical Engineers.
The principal access constraints include: the need to establish better cycle, pedestrian and public transport links, as well as vehicular, between the SDL and Finchampstead North; the relative isolation from other parts of the Borough and from Wokingham Town Centre; and, limited capacity and resulting congestion on the A327 through Arborfield Cross and other local roads.
49 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
South of the M4 Motorway
4.12 In summary the key constraints affecting the preparation of the SPD are considered to be: There is a ridgeline that runs southwest – northeast across the SDL. This is a prominent feature of the area and as such any development that would occur here would be clearly visible. The impact on the SPD process has been to ensure that careful decisions are made in terms of location and appearance of development around this area. South of the M4 is typified by the rural settlements of Shinfield, Spencers Wood and Three Mile Cross, each with small historic cores. New development in this area should be sensitive to its context and reflect an organic settlement growth pattern as well as local building styles. Open space provides separation between and distinction of the different settlements. Measures to maintain separation of these settlements from each other and from Green Park Business Park (Reading), settlements within the administrative Borough of Reading, Shinfield (North of M4) and Swallowfield; The M4 separates the South of the M4 SDL and Reading, and as such, it acts as a barrier to movement with limited crossing points. This adds to congestion and, consequently, the high volumes of through traffic are beginning to have a significant impact on the quality of life in the three settlements. Queuing at key points of the local road network, specifically the A327 and A33, during peak periods delays travel times and increases local air pollution. The flat Loddon Valley to the east of Shinfield is a functional floodplain. This constrains development in this part of the SDL, but also provides an opportunity for a strategic landscape and leisure corridor.
4.13 It is common practice when developing a plan to propose different options that that set out alternative approaches of fulfilling its objectives. The overall approach to the production of the options was to pursue a design review in tandem with stakeholder and community consultation. The options that were generated represented a combined view of: the consortia’s preferred proposals, and discussions with the consortia; the Concept Statements contained in the WCS; the application of DLA’s own master planning expertise and interpretation of the key challenges/constraints and priorities at each site; and through a synthesis of ideas generated through the consultation workshops.
4.14 An iterative approach was adopted by DLA and Wokingham Borough Council that rejected alternative options at different stages of the plan-making process, providing that there were no change of circumstance, to decide that it was necessary to revisit them. The outcomes of the series of informal and formal consultations were also a significant part of the process and were influential in preparation of options for the SDL SPDs.
4.15 The alternatives that have been subject to the sustainability appraisal have been chosen from the range of options that were generated as part of previous consultation stages of the SDL SPDs. These options reflect reasonable and realistic alternative approaches that can meet the need for growth within the allocated SDLs.
50 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
4.16 Whilst no reasonable alternative options could be generated for the Infrastructure Delivery and Contributions SPD, it is integral to the successful delivery of the SDLs by supporting the delivery of necessary on-site and off-site infrastructure, and as a result has been assessed alongside each of the different SDL SPD options. Each Option has been assessed by this SA/SEA for its likely sustainability performance. A brief description of each option and is provided below.
Alternatives and Preferred Options
South Wokingham:
Compact development pattern with Northern SANG
4.17 This option was generated as one of the three strategic options as part of the initial issues and options stage. It represents the alternative option appraised by this SA/SEA. It shows residential neighbourhoods distributed in a linear form mostly to the south of the proposed primary route running through the site, except for land north of the railway where the route bisects the development areas. A road alignment is also indicated which forms the eastern boundary of development, responding to an alternative bridge crossing point, and would be less able to be designed as an urban street with active frontages. The proposed SANG is shown as weaving along the Emm Brook except for an area defining the southern and north eastern edges. SANG would not be continuous between the land north of the railway and south of the railway. A large area of land in the south eastern corner, and a smaller area to the north east near to Coppid Beech has been excluded from development because it is not being actively promoted for development and therefore is not considered deliverable in the plan period.
4.18 Including Tesco at Finchampstead Road, all residential neighbourhoods are located within about 5 minute walking time of local centres, but no one larger centre is planned, representing a localised, sustainable provision for the SDL. Two primary schools are proposed, one north of the railway and adjoining the local centre, and another adjoining the existing facilities at Wood’s Farm. Movement is concentrated on the primary route making its way from Finchamstead Road, over the railway line and up to London Road; although a further primary access route is proposed along the existing access on Waterloo Road heading east towards Old Wokingham Road. Furthermore, a potential future rail halt is indicated at the proposed new bridge over the railway and the Waterloo Road Level crossing is closed in its entirety (this would occur once the new railway bridge has been opened). The level crossing at Easthampstead Road would be retained as a secondary route towards the town centre.
51 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Figure 2: Compact development pattern with Northern SANG
52 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
South Wokingham Strategic Development Location SPD, June 2011
53 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
4.19 This option was adopted in October 2010 by Wokingham Borough Council. The Council has decided to update and produce a new North Wokingham SPD that forms part of a six week consultation and is the preferred option appraised by this SA/SEA. It represents the Council’s preferred approach for the SDL and tested by this SA/SEA. Residential development is also distributed in a linear form that follows the primary route running through the SDL site with residential neighbourhoods located just south of the railway line forming a continuous form of development that broadly follows the Emm Brook. The proposed SANG is shown to be located in the south-east, south and eastern parts of the SDL, helping to define the southern and eastern edges. SANG is not located to the south of the railway as in the alternative option. Large areas of land in the south eastern corner, and a smaller area to the north east near to Coppid Beech has been excluded from development. Potential green open space is located to the north of the railway that incorporates existing mature trees that line footpaths.
4.20 Residential neighbourhoods are located within about 5 minute walking time of local centres, but no one larger centre is planned, representing a localised, sustainable provision for the SDL. Two primary schools are proposed, one north of the railway and adjoining the local centre, and another adjoining the existing facilities at Wood’s Farm. Movement is concentrated on the primary route making its way from Finchamstead Road, over the railway line and up to London Road; although a further access route is proposed along the existing access on Waterloo Road heading east towards Old Wokingham Road is proposed as a pedestrian, cycle and public transport connection. Furthermore, a potential future rail halt is indicated at the proposed new bridge over the railway and the Waterloo Road Level crossing is closed in its entirety (this would occur once the new railway bridge has been opened).
Figure 3: South Wokingham Strategic Development Location SPD, June 2011
54 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Arborfield Garrison:
55 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Central Area Focus
4.21 This option was generated as one of the three strategic options as part of the initial issues and options stage and represents the alternative option appraised by this SA/SEA. It accommodates 3,500 dwellings together with associated facilities. The development is at an average density of up to 35 dwellings per hectare. The district centre is focused on the central part of the SDL site with the possibility of creating a ‘high street’ environment that is more accessible to the community and co-located with a secondary school and public transport interchange. The location would also be accessible to Finchampstead North residents although less so than locations in the south of the SDL. The alternative option also identifies proposed development areas at Area B – a location near the heart of the proposed scheme. Development at this location benefit from convenient and easy access to the proposed District Centre, secondary school and other community facilities as part of the new village core; providing opportunities for educational, leisure, retail and community activities that are attractive for new residents to access by non car-based travel.
4.22 An east/west link is provided between the A327 and Nine Mile Ride however the nature of the link as a primary route is downgraded. The section between the A327 and the central north/south spine remains a primary route. However the section between the central route and Nine Mile Ride is designated as a secondary route giving more local access to the south eastern quadrant of the SDL and the Hogwood Industrial Estate. The junction arrangements and detail design of the link would aim to discourage rat running to Wokingham. This option reflects concerns raised by local residents and stakeholders in the community workshops regarding the extension to Nine Mile Ride.
Figure 4: Central Area Focus
56 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Arborfield Garrison Strategic Development Location SPD, June 2011
57 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
4.23 This option represents an updated and new draft SDL SPD for the Arborfield Garrison SDL, which is being consulted upon as the Council’s preferred option as part of the six week consultation period and appraised by this SA/SEA. It reflects output from the previous statutory consultation stage conducted in February and March 2010 that includes a number of changes to the text and the preferred spatial framework plan. The district centre is focused on the central part of the SDL site together with the proposed secondary school and community facilities such as a public transport interchange. This central location provides the most accessible and convenient location for the district centre that affords easy access to existing residents at Arborfield, new residential areas proposed by the SPD and residents further afield such as Finchampstead North. New neighbourhood centres are also proposed to the north and south of the SDL – co-located to new primary schools that will help encourage users to access these services and facilities by non-car based modes of transport. The framework plan also identifies suitable residential development Area B, whose location at the heart of the proposed scheme would benefit from convenient and easy access to the proposed District Centre, secondary school and other community facilities as part of the new village core; providing opportunities for educational, leisure, retail and community activities that are attractive for new residents to access by non car-based travel.
4.24 An east/west link is provided between the A327 and Nine Mile Ride, which reflects an alternative route alignment that runs through the centre of the SDL and designated as a primary route, designed to limit rat running. A primary route alignment also runs through the centre of the SDL connecting the southern and northern halves. SANG is located to the south of the SDL and proposed green open spaces integrate into the spatial development framework. Transition areas are also proposed that will soften the relationship between existing neighbourhoods/settlements and new the development.
Figure 5: Arborfield Garrison Strategic Development Location SPD, June 2011
58 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
South of the M4 Motorway:
59 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Draft South of the M4 SDL SPD, February 2010
4.25 This option represents the Draft SDL SPD that was consulted on in February 2010 and reflects the alternative option appraised by this SA/SEA. It shows residential neighbourhoods distributed to the east of Three Mile Cross, to the north-east of Spencers Wood and west and east of Shinfield. At Shinfield, a substantial volume of development will wrap closely around the south-western part of the village where it will be closest to existing primary road infrastructure and local facilities. In addition, a further area of development will be sought north-east of the village adjacent to Cutbush Lane. At Spencers Wood development will be concentrated to the east of the village to form a new village edge adjacent to the gap. At Three Mile Cross the village will expand eastwards to form a new settlement edge with the countryside.
4.26 A potential new public transport only route is proposed between Spencers Wood and Shinfield and a new eastern strategic link road connecting the A327 and Black Boy Junction in Reading to respond to travel demand generated by both the South of M4 and Arborfield Garrison SDLs. The SDL also proposes to deliver a new Park & Ride facility south of Junction 11 of the M4 on the A33 to provide direct bus access to Reading via the proposed Reading Mass Rapid Transit (RMRT) scheme. The proposed SANG is shown between Three Mile Cross and Spencers Wood and to the south of Shinfield along the boundary of the SDL. SANG in these locations is connected by proposed green open spaces that separate the three settlements.
4.27 Development at Shinfield will include a new neighbourhood centre. The centre should be located to ensure easy access for both new and existing residents, and is intended to complement the existing village centre. A new primary school is also proposed to be closely related to this centre. A second primary school is also proposed as part of the northern extension to Spencers Wood. Both primary school buildings must have a visual and physical relationship with the centre, its playing fields can be located at the village edge so that they add to the sense of openness and contribute to the perception of separation between the villages.
Figure 6: Draft South of the M4 Spatial Framework Plan February 2010
60 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
South of the M4 Strategic Development Locations SPD, June 2011
61 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
4.28 This SPD reflects output from the previous statutory consultation stage conducted in November and December 2010 and a number of changes to the text and the preferred spatial framework plan have been required. The Council has taken this opportunity to up date and produce a new draft South of the M4 SPD that forms part of a six week consultation and is considered the preferred option in the SA/SEA’s appraisal.
4.29 It shows residential neighbourhoods distributed to the east of Three Mile Cross, to the north-east of Spencers Wood and west and east of Shinfield. At Shinfield, a reduced amount of development is proposed around the south-western part of the village where it will be closest to existing primary road infrastructure and local facilities. In addition, a larger area of residential development is proposed to the north-east of the village adjacent to Cutbush Lane. At Spencers Wood development will be concentrated to the east of the village to form a new village edge adjacent to the gap. At Three Mile Cross the village will expand eastwards to form a new settlement edge with the countryside.
4.30 A new eastern strategic link road connecting the A327 and Black Boy Junction in Reading to respond to travel demand generated by both the South of M4 and Arborfield Garrison SDLs. The SDL also proposes to deliver a new Park & Ride facility south of Junction 11 of the M4 on the A33 to provide direct bus access to Reading via the proposed Reading Mass Rapid Transit (RMRT) scheme. The proposed SANG is shown between Three Mile Cross and Spencers Wood and to the south of Shinfield along the boundary of the SDL. SANG is proposed in areas to the south-east and north-west within the SDL, which are connected by proposed green open spaces that separate the three settlements. Transition areas are also proposed that will soften the relationship between existing neighbourhoods/settlements and new the development and 15m buffer zones are required around existing ancient woodland.
4.31 Developments at Shinfield will include two new neighbourhood centres. The centre as part of the south-western extension is located to ensure easy access for both new and existing residents, and is intended to complement the existing village centre. A new primary school is also proposed to be closely related to this centre. A second new neighbourhood centre is also proposed as part of the expanded north-eastern extension of Shinfield. A second primary school is also proposed as part of the northern extension to Spencers Wood. Both primary school buildings must have a visual and physical relationship with the centre, its playing fields can be located at the village edge so that they add to the sense of openness and contribute to the perception of separation between the villages.
4.32 An alternative option for partial delivery of the SDL was put forward by the Oxford Diocese. This option, contained within Outline Planning Application O/2010/0281, submitted in May 2010, proposed the development of up to 175 dwellings with associated play space, landscaping and access together with Suitable Alternative Natural Greenspace (SANG) at Shinfield Glebe, Church Lane, Shinfield.
62 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Figure 7: South of the M4 Strategic Development Locations SPD, June 2011
63 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
North Wokingham:
64 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Neighbourhood Focus
4.33 Initial options generated for the North Wokingham SDL were kept at a broad level of detail and reflected feedback from stakeholders and interpretation by DLA. These options were assessed against known physical constraints and policy requirements set out by the adopted Core Strategy to ascertain whether the main differences between these options could be considered and documented to allow comparison between possible suitable alternatives. The results of this analysis revealed that a reasonable alternative could be tested against the SA/SEA objectives, with positive and negative effects being considered (reported in Appendix A).
4.34 This alternative option was generated as one of the three strategic options as part of the issues and options stage. Development is concentrated west of Dowlesgreen and is focused on extending existing residential neighbourhoods at Norreys and Emmbrook. This negates the issues associated with land in multiple ownerships east of Dowlesgreen, while allowing for the provision of a full link road across this land at a later date, although not identified by this option within the planned period. Cantley Recreation Ground is retained but also used as part of the open space provision required for the site. SANG is positioned against the A329 (M) but is separated from the Cantley Recreation Ground by a proposed development area. This reduces the continuity of the green space.
4.35 The option does support the expansion of the local centre at Matthews Green and also development at Dowlesgreen supports the existing local centre within the area. A primary school is provided adjacent to the expanded local centre. The existing Toutley Industrial Estate is shown as expanded eastwards on WBC land. This option does not include a full link road or Ashridge Interchange.
Figure 8: Neighbourhood Focus
65 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
North Wokingham Strategic Development Locations SPD, June 2011
66 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
4.36 This option was adopted in October 2010 by Wokingham Borough Council. The Council has decided to update and produce a new North Wokingham SPD that forms part of a six week consultation and is the preferred option appraised by this SA/SEA. It shows residential neighbourhoods distributed in two locations on land adjoining the existing neighbourhoods of Kentwood and Matthews Green and south of the A329 (M). A new Northern Relief Road is proposed by the SDL SPD that runs through the middle of the SDL to carry vehicles travelling through the development to connect neighbourhoods and to give access and exposure to the neighbourhood centre and Toutley Road. Beyond this an aspirational link is proposed to London Road close to the Coppid Beech roundabout. The SDL also includes a new Ashridge Interchange to incorporate access to the A329(M) westbound, and access to the SDL from the westbound carriageway and/or will allow for future extensions of the Northern Relief Road to Coppid Beech Round about in order to better disperse traffic movements (including those generated by the development) within North Wokingham and the town centre
4.37 The development will provide for one neighbourhood centre. It will be located in the western neighbourhood close to the existing residential area. The neighbourhood centre is proposed to make provision for a new primary school and local shops and community services and facilities. The proposed SANG is located in the northern part of the SDL to reinforce the green wedge into the town already created by the Cantley Recreation Ground and open space surrounding the Cantley House Hotel and runs along the southern boundary of the A329(M). A linear bund designed to mitigate noise from the A329 (M) is required to be brought forward through a noise mitigation strategy. Transition areas are also proposed that will soften the relationship between existing neighbourhoods/settlements and new the development.
Figure 9: North Wokingham Strategic Development Locations SPD, June 2011
67 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
68 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Reasons for Selecting the Preferred Options
4.38 As part of an iterative design approach, feedback from the workshops and exhibition event was used by Wokingham Council and the consultant team to help inform the generation of optimum design solutions – sensitive to views expressed at the community engagement events – for each of the SDLs. The sustainability performance of each of the alternative options was assessed against each of the preferred options by the SA. No suitable alternative was generated for the Infrastructure SPD, which was considered in conjunction with the different options generated for the four SDLs.
4.39 The detailed findings of the assessment for each of the alternative options are set out in Appendix A.
The Assessment of Alternatives
4.40 The alternative development configurations set out by the different spatial options for the separate SDLs reflected mainly modest differences with regards to the location, type and scale of various structural elements that informed the spatial framework plans and which influenced their sustainability performance. In the following section a summary of the main differences between the different alternative options are set out and highlight the principal reasons for eliminating the alternative options.
South Wokingham
4.41 The two spatial development options; South Wokingham Strategic Development Locations SPD, June 2011 (preferred option), and Compact development pattern with Northern SANG (alternative option), share many similarities that has resulted in modest differences in sustainability performance being identified between the two options. The assessment for both options for this SDL, as shown in Appendix A, identifies the sustainability performance of each option. The findings of the analysis have shown that key features regarding the alternative option would likely result in more adverse affects upon the baseline and sustainability framework – informed by the SA objectives – compared with the preferred option. In particular, the SA predicted that the alternative option presented a weaker approach as it would:
Lead to coalescence between Wokingham and Bracknell, providing development that would adversely impact on the separation between these two settlements and their local distinctiveness – a permanent effect that could not be reversed (issues that were mitigated by the preferred option by locating SANG to the south and east of within the SDL). Result in a greater number of new dwellings being located further away from the neighbourhood centres and bus priority route, reflected by the strategic framework plan identifying larger proposed development in area C. The SA/SEA predicted that this would make it less attractive to walk, or use other more sustainable travel options compared to the car and have negative effects on the environmental baseline by increasing emissions (issues that were mitigated by the preferred option through proposing a series of smaller and more walkable neighbourhoods). Result in development on greenfield land causing permanent negative effects on the environmental baseline (a similar effect associated with the preferred option).
69 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Result in development that would be more likely to present negative effects upon the setting of historic buildings, in particular the Grade I Listed Building in the SDL (at the former Lucas Hospital) as well Lock’s House in development area C.
North Wokingham
4.42 The two spatial development options; North Wokingham Strategic Development Locations SPD, June 2011 (preferred option), and Neighbourhood Focus (alternative option), share a similar design approach that has resulted in differences in terms of the sustainability performance between these two options being identified by the SA/SEA. The findings of the appraisal for both options are shown in Appendix A. The findings of the analysis have shown that key features regarding the alternative option would likely result in more adverse affects upon the baseline and sustainability framework – informed by the SA objectives – compared with the preferred option. In particular, the SA predicted that the alternative option presented a weaker approach as it would:
Locate a greater number of new properties closer to the A329(M) and junction and expose a greater number of new residents to the negative effects caused by the levels of noise associated with this busy route (the preferred option mitigates this effect by avoiding new development areas so close to the A329(M)). More likely lead to negative effects upon the environmental baseline through increased emissions and congestion caused by not including an Ashridge Interchange to help enhance the strategic road network (this is proposed by the preferred option). More likely lead to negative effects upon the environmental baseline through increased emissions and congestion caused by not including a future link to Coppid Beech roundabout for cyclists and pedestrians (this is proposed by the preferred option). Not create a well connected green open space network as a result of proposed development areas severing the connection between Cantley Recreation Ground and proposed SANG and green open spaces that would lead to negative effects against SA objective 4 and 12 (the preferred option mitigates this effect by proposing a well connected network of green spaces, including SANG). Not provide a linear park along the A329 (M) creating negative effects against the baseline and SA objectives 4 and 12 (the preferred option provides opportunities for a linear park to be provided). The alternative option provides development closer to the A329 (M) raising issues relating to the separation of Wokingham from neighbouring settlements such as Binfield.
South of the M4
4.43 The outcomes from the sustainability assessment for both options for the South of the M4 SDL that included the South of the M4 Strategic Development Locations SPD June 2011 (preferred option) and the Consultation Draft February 2010 (alternative option) showed many similarities in terms of their sustainability performance that reflected the many similar structural elements that informed their spatial framework plans. However, the SA’s findings (shown in Appendix A), predict that the alternative option would result in more significant negative effects upon the baseline and
70 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
sustainability framework compared with the preferred option. In particular, the SA predicted that the alternative option presented a weaker approach as it would:
More likely result in significantly greater coalescence between Shinfield, Spencers Wood and Three Mile Cross as a result of the larger western extension to Shinfield, which would have a permanent negative effect on the local distinctiveness of each of the village settlements (the preferred option mitigates this effect by proposing a reduced western extension to Shinfield allowing a minimum 500m separation between Shinfield and Spencers Wood and a minimum of 350m separation between Shinfield and Ryeish Green). More likely result in permanent negative effects upon the environmental baseline by the loss of more open green space between the existing settlements (mitigated by the preferred option through an increased quantum of enhanced open green space between the settlements More likely result in negative visual impacts upon the rural character and landscape setting caused by the larger western extension to Shinfield (the preferred option proposes a reduced extension). Result in permanent negative effects upon the environmental baseline by developing upon greenfield land (a similar effect is caused by the preferred option). Not provide a new neighbourhood centre on the eastern side of Shinfield village to allow the day to day needs of existing and future residents to be met (the preferred option proposes a new neighbourhood centre to the east of the village). The Oxford Diocese proposed alternative option, as contained in Outline planning application O/2010/0281, was subject to an appeal under section 78 of The Town and Country Planning Act 1990 against a refusal to grant outline planning permission (appeal reference APP/X0360/A/10/2133804). The appeal was dismissed by the Secretary of State (26 May 2011) on the grounds that it was not in accordance with the development plan. On this basis it was not considered reasonable to test this alternative option within the SA/SEA.
Arborfield Garrison
4.44 Following the sustainability assessment of both options the sustainability performance of the Arborfield Garrison Strategic Development Location SPD June 2011 (preferred option) showed similar positive and negative effects that reflected the many shared structural elements of both spatial framework plans. However, the SA’s findings (shown in Appendix A), predict that the alternative option would result in more significant negative effects upon the baseline and sustainability framework compared with the preferred option. In particular, the SA predicted that the alternative option presented a weaker approach as it would:
Likely increase the probability for rat running along the proposed extension to Nine Mile Ride, creating negative effects against SA objective 4 (this is less likely under the preferred option due to an alternative movement strategy that encourages users through the centre of the SDL at reduced speed limits). Reduce the vitality of new local and district centres as a result of the modest disconnect between education facilities and the proposed community hubs (the preferred option proposes the co-location of the secondary school and district centre)..
71 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Reduce the potential benefits to users from co- locating different uses and the synergies gained from locating next to a school (the preferred option would maximise these benefits).
5.0 SUSTAINABILITY APPRAISAL OF THE SDL SPDS AND INFRASTRUCTURE DELIVERY AND CONTRIBUTIONS SPD
5.1 The four Development Brief SPDs and Infrastructure Delivery and Contributions SPD have been the focus of this sustainability appraisal in order to understand the likely social, environmental and economic impact that could arise as a result of their implementation. The SA appraised the likely impacts of the preferred and alternative options in conjunction with the Infrastructure SPD – as it forms an integral part for the successful delivery for four sustainable SDLs – and the findings are set out in Appendix A.
5.2 This section first summarises the benefits of the overall approach to bringing forward development within the four SDLs before moving on towards evaluating the predicted effects of the SPDs.
Summary
5.3 The SPDs set out visions, objectives and design principles that aim to provide a framework to guide new development within each of the different SDLs. In keeping with the adopted Core Strategy it is the Council’s intention to allocate large-scale mix-use developments to each of the SDLs within the Borough. The ability of the Council to allocate large areas of land for the delivery of new growth within the Borough has enabled the Council to provide a diverse range of land uses, which provide sustainability benefits in terms of providing opportunities such as:
Greater use of sustainable modes of travel – bridging together substantial numbers of new homes within walking and cycling distance to neighbourhood and district services and facilities that include new primary and secondary schools; clustering demand for public transport uses will help improve the viability of encouraging more investment in bus provision; and, providing improved bus services that link to Wokingham town centre and regional destinations and discourage single-user driving; Implementation of an integrated transport strategy – policy CP10 of the Core Strategy identifies a range of improvements to the Strategic Transport Network, such as the re-building of Wokingham Station as a public transport interchange, provision of park and ride facilities at Coppid Beech roundabout and J11 of the M4 and high quality express bus services or Mass Rapid Transit on key routes and to connect with Green Park and Reading. A more strategic approach is helpful to ensure necessary contributions to the wider transport strategy. Brining greater certainty to the delivery of key Borough-wide infrastructure – the delivery of physical, green and social infrastructure within each SDL of the right kind, in the right place and at the right time is critical to ensuring successful sustainable communities are created. Greater scope for establishing and supporting environmentally sensitive energy generation through combined heat and power – the critical mass generated by large-scale developments can make alternative energy generation more viable;
72 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Greater provision of accessible services and facilities – through the provision of new neighbourhood and district centres – will play an important role in helping to create greater vibrancy and a more active community whose day to day needs can be met locally - that can be supported and enhanced by higher numbers of residents; Greater opportunities for larger and more comprehensive measures of green infrastructure, including SANG, that build upon and enhance existing natural assets that can be coordinated and designed thoughtfully; Greater opportunities for the provision of new sport, recreational and amenity green spaces that will provide opportunities for a more active and healthy population; and, Promoting a viable local economy through the introduction of new jobs locally within each SDL and providing accommodation (including key worker and affordable homes of different tenures) that is accessible to Wokingham’s and the sub-region’s labour market.
Likely Significant Effects of the Preferred Options and Infrastructure SPD
5.4 This section sets out in the following tables the predicted effects which are judged to likely be environmentally significant for each SDL. In predicting effects the approach used by the SA/SEA has also considered the likely cumulative impacts associated with the delivery of the four SDLs and their likely effects upon each of the separate SDLs.
Table 5.1: Likely significant effects – Arborfield Garrison Arborfield Garrison Strategic Development Location SPD June 2011 and Infrastructure Delivery and Contributions SPD
SEA Directive Short Med Long Permanent and Secondary, Cumulative, Synergistic and Environmental term Term Term Temporary Indirect Effects Commentary/Mitigation Receptors 2012- 2016- 2021- 2016 2021 2026 The SDL is located within 5km of the Thames - Overall effects should be neutral but is dependent on Biodiversity, Basin Heath a Special Protection Area (SPA). implementation. Development on greenfield land will flora and fauna - - -/ Permanent The development at the SDL may indirectly likely have negative impacts on existing biodiversity, affect the SPA by creating an increase in particularly in the short-medium term. However the SPDs potential visitors. mitigate some of these effects by protecting and enhancing existing important landscape features and
The cumulative impact of developing Arborfield ecological habitats to provide an enhanced Garrison within the same planned period as comprehensive landscape framework. the other three SDLs will also likely increase Redevelopment of the Garrison will also limit the amount visitor numbers to the SPA. of greenfield land lost. The provision of SANG is important as it will help to protect areas of countryside and mitigate indirect and
73 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
cumulative harmful effects on the Thames Basin Heath as a result of developing the four SDLs. Development should also be in accordance with Policies CP1, CP7, CP8, CP 18 and Appendix 7.
Water and soil -/ - -/ Unknown – the Contamination can spread significant -/ There are no known soil contamination issues. likelihood of reversing distances through leaching. Remediating However, the redevelopment of brownfield land presents the effects of pollution contaminated sites can therefore have the the greatest opportunity for remediation of contaminated varies widely important secondary effect of preventing the sites and thereby improving both soil and water quality.
depending on its type, spread of contaminated material. The development will not result in the loss of high quality scale and location. agricultural land. The time span for any There are no identified increased risks of Flood risk is mitigated by the SPDs through avoiding pollution can also be flooding within or outside of the SDL as a development on land at high risk from flooding and dependent on these result of the development. However, providing strategic flood risk mitigation measures that will factors and the cumulative effects of developing the four SDLs likely help to manage cumulative impacts of the four availability of funds to will likely reduce the quantum of land available SDLs. resolve the issue. within the Borough to naturally absorb surface The impact of flooding water flooding. would be difficult to reverse Cumulative impacts of water abstraction on The SPD seeks reduced water consumption and retrospectively. Natura 2000 sites and foul water capacity. recommends Code for Sustainable Homes and requires discussions with Thames Water to resolve the issue of foul water. Development should also be in accordance with Policies CP1, CP4, CP 18 and Appendix 7.
74 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Air -/x - - Temporary - Poor air Impacts on air quality are likely to be - Potential for negative impact - and careful mitigation quality is not, associated with the cumulative effects of will be required to prevent this happening. Impacts on air irreversible although it increased users on the strategic and local road quality likely to be triggered by the increased users on the is more difficult to network as a result of developing Arborfield road network will be reduced through measures set out improve air quality Garrison SDL and the three other SDLs. by the SPDs to encourage more sustainable travel retrospectively. Cumulative effects from dust during patterns and providing new transport infrastructure that construction. responds to the cumulative effects created by developing Poor air quality can have significant adverse the separate SDLs. Developing the Arborfield Garrison impacts on health. and South of the M4 SDLs will result in the need to provide specific pieces of transport infrastructure to mitigate any cumulative impacts on congestion levels as resulting from developing these two SDLs e.g. the Shinfield Eastern Relief Road and Arborfield Bypass.
Development should also be in accordance with Policies CP1, CP4, CP 18 and Appendix 7. Climatic factors - - -/ Permanent – A body Construction and management of - Development will increase greenhouse gas emissions of research buildings can have a worldwide impact through and will likely add to climatic factors causing global demonstrates that for instance increasing greenhouse gas warming. However, both SPDs propose a raft of global emissions and waste. It is important that measures to help move towards a more sustainable warming is a materials are obtained from development. These include enhanced public transport complex long-term sustainably managed sources. infrastructure to help lower carbon dioxide emissions; issue that will likely The cumulative impact of developing the four walkable neighbourhoods; opportunities that encourage affect the climate and SDLs upon green house gas emissions local energy generation from renewable sources, which is thought to be emitted from vehicular traffic will likely be an are more likely in the medium to longer term; allotments irreversible for a long influential contributor. to encourage locally grown food; water and waste period of time. management schemes as an essential component of the development; sustainable construction methods where materials are sustainably sourced; green and brown roofs; and, 10% renewable energy use. These benefits will likely improve over the course of the planned period as they become more established as part of the new development. Development should also be in accordance with Policies CP1, CP 18 and Appendix 7.
75 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Population and -/ Permanent - The The most significant cumulative impact is the The cumulative effect of delivering the four SDLs is likely human health provision of health likely increased pressure on health facilities as to be positive. The SPDs require that development facilities and other a result of the development of the 3,500 provides new affordable housing and a more diverse community services is dwellings in the Arborfield SDL over the same range of housing types and tenures, better access to likely to have planned period as the additional proposed existing and new services and facilities, open space, long lasting benefits. 6,500 dwellings to come forward through the cycling and walking provision will encourage healthy three other SDLs within the Borough living. Development should also be in accordance with Policies Improved housing accommodation for a range CP1, CP 18 and Appendix 7. of housing types across the Borough as a result of the combined impacts of the four SDLs will likely meet a diverse range of need. New healthcare facilities, open space and sporting facilities is likely to improve people’s health and reduce the number of people requiring healthcare and thereby making it easier to provide adequate healthcare for those in ill health.
Material assets -/ The increase in If new school facilities are not provided Overall effect of development of the Arborfield housing numbers as part of new development at Arborfield Garrison is likely to be positive as the SPDs require the will result in the need Garrison it can be difficult to ensure their provision of new and improved educational facilities, a for more services and provision retrospectively. Developing the four community centre, new housing that includes affordable facilities e.g. schools SDLs will cumulatively result in a greater need housing, neighbourhood and district centres, employment and increase in for school places within the Borough. provision at Hogwood Industrial Estate. The delivery of a school capacity. new secondary school at Arborfield is also important to The Arborfield Garrison SDL would ensure that help manage the cumulative effects of developing the over the planned period a significant proportion other SDLs within the Borough and the associated of new housing would consist of affordable increase in school children. housing that could reduce the cumulative need Development should also be in accordance with Policies for affordable housing. CP1, CP4, CP 18 and Appendix 7.
76 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Cultural, heritage -/ - -/ New buildings Leisure and cultural facilities may serve a -/ The proposals within the SPDs would further and landscape are long-term wider than the SDL catchment. There are improve the range of cultural, leisure and recreational features of the benefits in that this may make the facility more facilities open and accessible by the public. environment, viable and disbenefits as it may lead to The amount of development proposed is likely to lead to which it is very increased traffic in Arborfield. a substantial change in Arborfield’s landscape character. difficult to reverse. The cumulative effects as a result of the This is likely in some circumstances to be positive, such population increase will likely support as the provision of SANG, green spaces and improved shopping, commercial and leisure activities in landscape features. the SDL, Wokingham town centre and wider To mitigate these effects on the countryside and rural afield. setting the SDLs are not located within the Green Belt, the SPDs propose that settlement edges should be carefully considered to reflect the rural context where development should not back onto open space or surrounding countryside, to ensure a positive address of these areas. Transition areas are also required that aim to soften the relationship between new and existing settlements. There are eight historically important buildings and monuments in the SDL, which the SPDs identify as key areas for a sensitive approach to protect aspects of the historic environment that contributes significantly to the SLD’s local character. Development should also be in accordance with Policies CP1, CP4, CP9, CP 18 and Appendix 7.
Interrelationship The proposals will produce positive social and cultural benefits within the Borough, in particular through the provision of new homes, associated services between issues and facilities, open space and recreation, and improved public transport. Adherence through design guidance to the policies of the Core Strategy will mitigate against the overall environmental impact of the development, for example improvements to public transport will mitigate against effects on air quality and will limit the overall effect on climate change.
Likely to have a very positive impact - Neutral (positive and/or negative dependent on its implementation) X likely to have a negative impact Likely to have a positive impact O No significant effect/no clear link XX Likely to have a very negative impact
77 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Table 5.2: Likely significant effects – South of the M4
South of the M4 Strategic Development Location SPD June 2011 and Infrastructure Delivery and Contributions SPD
SEA Directive Short Med Long Permanent and Secondary, Cumulative, Synergistic and Environmental term Term Term Temporary Effects Indirect Effects Commentary/Mitigation Receptors 2012- 2016- 2021- 2016 2021 2026
The SDL is located within 5km and 7km of the - Given the level of development proposed Biodiversity, Thames Basin Heath a Special Protection the overall effect is unlikely to be and will likely be flora and fauna -/x -/x - Permanent Area (SPA). The development at the SDL may neutral but is dependent on implementation. indirectly affect the SPA by creating an Development is principally on greenfield land, which will increase in potential visitors. likely have negative impacts on existing biodiversity, particularly in the short-medium term. However the SPDs The cumulative impact of developing South of mitigate these effects by protecting and enhancing the M4 within the same planned period as the existing important landscape features and ecological other three SDLs will also likely increase visitor habitats to provide an improved comprehensive numbers to the SPA. landscape framework. The provision of SANG will also protect areas of countryside and mitigate harmful effects on the Thames Basin Heath. Full implementation of the biodiversity preferred approach set out in the SPDs will be needed to prevent a significant impact. Development should also be in accordance with Policies CP1, CP7, CP8, CP 19 and Appendix 7.
78 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Water and soil - -/ -/ Unknown – the Contamination can spread significant -/ There are no known soil contamination issues. likelihood of reversing distances through leaching. Remediating The development will not result in the loss of high quality the effects of pollution contaminated sites can therefore have the agricultural land. varies widely important secondary effect of preventing the Level of housing and employment growth could increase depending on its type, spread of contaminated material. the risk of flooding i.e. rates of water run-off and scale and location. There are no identified increased risks of development in areas of flood risk. However flood risk is The time span for any flooding within or outside of the SDL as a mitigated by the SPDs through avoiding development on pollution can also be result of the development. However, land at high risk from flooding – reducing the significance dependent on these cumulative effects of developing the four SDLs of increased runoff – and providing strategic flood risk factors and the will likely reduce the quantum of land available mitigation measures. The provision of strategic flood risk availability of funds to within the Borough to naturally absorb surface mitigation measures that will likely help to manage resolve the issue. water flooding. cumulative impacts of the four SDLs. The impact of flooding would be difficult to Cumulative impacts of water abstraction on The SPD seeks reduced water consumption and
79 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
reverse Natura 2000 sites and foul water capacity. recommends Code for Sustainable Homes and requires retrospectively. discussions with Thames Water to resolve the issue of foul water. Development should also be in accordance with Policies CP1, CP4, CP 19 and Appendix 7.
Air -/x - - Temporary - Poor air Impacts on air quality are likely to be - Potential for negative impact - and careful mitigation quality is not, associated with the cumulative effects of will be required to prevent this happening. Impacts on air irreversible although it increased users on the road network. quality likely to be triggered by the increased users on the is more difficult to Cumulative effects from dust during road network will be reduced through measures set out improve air quality construction. by the SPDs to encourage more sustainable travel retrospectively. Poor air quality can have significant adverse patterns. impacts on health. Development should also be in accordance with Policies CP1, CP4, CP 18 and Appendix 7.
80 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Climatic factors -/x - -/ Permanent – A body Construction and management of - Development will increase greenhouse gas emissions of research buildings can have a worldwide impact through and will likely add to climatic factors causing global demonstrates that for instance increasing greenhouse gas warming. However, the SPDs propose a raft of measures global emissions and waste. It is important that to help move towards a more sustainable development warming is a materials are obtained from and limit cumulative impacts on global warming. These complex long-term sustainably managed sources. include enhanced public transport infrastructure to help issue that will likely The cumulative impact of developing the four lower carbon dioxide emissions; walkable affect the climate and SDLs upon green house gas emissions neighbourhoods; opportunities that encourage local is thought to be emitted from vehicular traffic will likely be an energy generation from renewable sources, which are irreversible for a long influential contributor. more likely in the medium to longer term; allotments to period of time. encourage locally grown food; water and waste management schemes as an essential component of the development; sustainable construction methods where materials are sustainably sourced; green and brown roofs; and, 10% renewable energy use. These benefits will likely improve over the course of the planned period as they become more established as part of the new development. Development should also be in accordance with Policies CP1, CP 19 and Appendix 7.
Population and -/ Permanent - The The most significant cumulative impact is the The cumulative effect of delivering the four SDLs is human health provision of health likely increased pressure on health facilities as likely to be positive. The SPDs require that development facilities and other a result of the development of the 2,500 provides new affordable housing and a more diverse community services is dwellings in the South of M4 SDL over the range of housing types and tenures, better access to likely to have long same planned period as the additional existing and new services and facilities, open space, lasting benefits. proposed 6,500 dwellings to come forward cycling and walking provision will encourage healthy through the three other SDLs within the living. Borough
Improved housing accommodation for a range Development should also be in accordance with Policies of housing types across the Borough as a CP1, CP 19 and Appendix 7. result of the combined impacts of the four SDLs will likely meet a diverse range of need. New healthcare facilities, open space and sporting facilities is likely to improve people’s health and reduce the number of people
81 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
requiring healthcare and thereby making it easier to provide adequate healthcare for those in ill health.
Material assets -/ The increase in If new school facilities are not provided as part Overall effect of development of the South of the M4 housing numbers will of new development at South of the M4 SDL it is likely to be positive as the SPDs require the provision result in the need for can be difficult to ensure their of new and improved educational facilities, a community more services and provision retrospectively. Developing the four centre, new housing that includes affordable housing, facilities e.g. schools SDLs will cumulatively result in a greater need neighbourhood centres and employment provision. The and increase in for school places within the Borough. delivery of a new secondary school at Arborfield is also school capacity. important to help manage the cumulative effects of The South of the M4 SDL would ensure that developing the other SDLs within the Borough and the over the planned period a significant proportion associated increase in school children. of new housing would consist of affordable housing that could reduce the cumulative need Development should also be in accordance with Policies for affordable housing. CP1, CP4, CP 19 and Appendix 7.
Cultural, -/x - -/ New buildings are Leisure and cultural facilities may serve a -/ The proposals within the SPDs would further heritage and long-term features of wider than the SDL catchment. There are improve the range of cultural, leisure and recreational landscape the environment, benefits in that this may make the facility more facilities open and accessible by the public. which it is very viable and disbenefits as it may lead to The amount of development proposed is likely to lead to difficult to reverse. increased traffic in the existing villages within a substantial change in semi-rural landscape character of the South of the M4 SDL. the South of the M4 SDL. This is likely in some The cumulative effects as a result of the circumstances to be positive, such as the provision of population increase will likely support increase SANG, green spaces and improved landscape features. shopping, commercial and leisure activities in However, to mitigate these effects on the countryside and the SDL, Wokingham town centre and wider rural setting of the SDL, SPDs propose that a reduced afield, western extension to Shinfield allowing a minimum 500m separation between Shinfield and Spencers Wood and a minimum of 350m separation between Shinfield and Ryeish Green. Also settlement edges should be carefully considered to reflect the rural context where development should not back onto open space or surrounding countryside, to ensure a positive address of these areas. Transition areas are also required that aim to soften the
82 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
relationship between new and existing settlements. Development should also be in accordance with Policies CP1, CP4, CP9, CP 19 and Appendix 7.
Interrelationship The proposals will produce positive social and cultural benefits within the Borough, in particular through the provision of new homes, associated services between issues and facilities, open space and recreation, and improved public transport. Adherence through design guidance to the policies of the Core Strategy will mitigate against the overall environmental impact of the development, for example improvements to public transport will mitigate against effects on air quality and will limit the overall effect on climate change.
Likely to have a very positive impact - Neutral (positive and/or negative dependent on its implementation) X Likely to have a negative impact Likely to have a positive impact O No significant effect/no clear link XX Likely to have a very negative impact
83 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Table 5.3: Likely significant effects – North Wokingham
North Wokingham Strategic Development Location SPD June 2011 and Infrastructure Delivery and Contributions SPD
SEA Directive Short Med Long Permanent and Secondary, Cumulative, Synergistic and Environmental term Term Term Temporary Effects Indirect Effects Commentary/Mitigation Receptors 2012- 2016- 2021- 2016 2021 2026
Biodiversity, The SDL is located within 7km of the Thames - Given the level of development proposed flora and fauna -/x -/x - Permanent Basin Heath a Special Protection Area (SPA). the overall effect is unlikely to be and will likely be The development at the SDL may indirectly neutral but is dependent on implementation. affect the SPA by creating an increase in Development is principally on greenfield land, which will potential visitors. likely have negative impacts on existing biodiversity, particularly in the short-medium term. However the SPDs
mitigate these effects by protecting and enhancing The cumulative impact of developing North existing important landscape features and ecological Wokingham within the same planned period as habitats to provide an improved comprehensive the other three SDLs will also likely increase landscape framework. visitor numbers to the SPA. The provision of SANG will also protect areas of countryside and mitigate harmful effects on the Thames Basin Heath. Full implementation of the biodiversity preferred approach set out in the SPDs will be needed to prevent a significant impact. Development should also be in accordance with Policies CP1, CP7, CP8, CP 20 and Appendix 7.
84 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Unknown – the Contamination can spread significant -/ There are no known soil contamination issues. Water and soil -/ -/ -/ likelihood of reversing distances through leaching. Remediating The development will not result in the loss of high quality the effects of pollution contaminated sites can therefore have the agricultural land. varies widely important secondary effect of preventing the Level of housing and employment growth could increase depending on its type, spread of contaminated material. the risk of flooding i.e. rates of water run-off and scale and location. There are no identified increased risks of development in areas of flood risk. However flood risk is The time span for any flooding within or outside of the SDL as a mitigated by the SPDs through avoiding development on pollution can also be result of the development. However, land at high risk from flooding – reducing the significance dependent on these cumulative effects of developing the four SDLs of increased runoff – and providing strategic flood risk factors and the will likely reduce the quantum of land available mitigation measures that will likely help to manage availability of funds to within the Borough to naturally absorb surface cumulative impacts of the four SDLs. resolve the issue. water flooding. The impact of flooding The SPD seeks reduced water consumption and would be difficult to Cumulative impacts of water abstraction on recommends Code for Sustainable Homes. The SPD reverse Natura 2000 sites and foul water capacity. proposes sustainable water resource management and a retrospectively. comprehensive system for water management is required as part of the overall scheme. Development should also be in accordance with Policies CP1, CP4, CP 20 and Appendix 7.
85 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Temporary - Poor air Impacts on air quality are likely to be - Potential for negative impact - and careful mitigation Air -/x - - quality is not, associated with the cumulative effects of will be required to prevent this happening. Impacts on air irreversible although it increased users on the road network. quality likely to be triggered by the increased users on the is more difficult to Cumulative effects from dust during road network will be reduced through measures set out improve air quality construction. by the SPDs to encourage more sustainable travel retrospectively. Poor air quality can have significant adverse patterns and improvements to the strategic transport impacts on health. network. Development should also be in accordance with Policies CP1, CP4, CP 20 and Appendix 7.
Permanent – A body Construction and management of - Development will increase greenhouse gas emissions Climatic factors -/x - -/ of research buildings can have a worldwide impact through and will likely add to climatic factors causing global demonstrates that for instance increasing greenhouse gas warming. However, both SPDs propose a raft of global emissions and waste. It is important that measures to help move towards a more sustainable warming is a materials are obtained from sustainably development and limit cumulative impacts on global complex long-term managed sources. warming. These include enhanced public transport issue that will likely The cumulative impact of developing the four infrastructure to help lower carbon dioxide emissions; affect the climate and SDLs upon green house gas emissions walkable neighbourhoods; opportunities that encourage is thought to be emitted from vehicular traffic will likely be an local energy generation from renewable sources, which irreversible for a long influential contributor. are more likely in the medium to longer term; allotments period of time. to encourage locally grown food; water and waste management schemes as an essential component of the development; sustainable construction methods where materials are sustainably sourced; green and brown roofs; and, 10% renewable energy use. These benefits will likely improve over the course of the planned period as they become more established as part of the new development. Development should also be in accordance with Policies CP1, CP 20 and Appendix 7.
86 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Population and -/ Permanent - The The most significant cumulative impact is the The cumulative effect of delivering the four SDLs is human health provision of health likely increased pressure on health facilities as likely to be positive. The SPDs require that development facilities and other a result of the development of the 1,500 provides new affordable housing and a more diverse community services is dwellings in the North Wokingham SDL over range of housing types and tenures, better access to likely to have long the same planned period as the additional existing and new services and facilities, open space, lasting benefits. proposed 6,500 dwellings to come forward cycling and walking provision will encourage healthy through the three other SDLs within the living. Borough
Improved housing accommodation for a range Development should also be in accordance with Policies of housing types across the Borough as a CP1, CP 20 and Appendix 7. result of the combined impacts of the four SDLs will likely meet a diverse range of need. New healthcare facilities, open space and sporting facilities is likely to improve people’s health and reduce the number of people
Material assets The increase in If new school facilities are not provided as part Overall effect of development of the North housing numbers will of new development at North Wokingham SDL Wokingham is likely to be positive as the SPDs require result in the need for it can be difficult to ensure their provision the provision of new and improved educational facilities, a more services and retrospectively. Developing the four SDLs will community centre, new housing that includes affordable facilities e.g. schools cumulatively result in a greater need for school housing, neighbourhood centres and employment and increase in places within the Borough. provision. The delivery of a new secondary school at school capacity. Arborfield is also important to help manage the The North Wokingham SDL would ensure that cumulative effects of developing the other SDLs within over the planned period a significant proportion the Borough and the associated increase in school of new housing would consist of affordable children. housing that could reduce the cumulative need for affordable housing. Development should also be in accordance with Policies CP1, CP4, CP 20 and Appendix 7.
Cultural, - -/ New buildings are Leisure and cultural facilities may serve a -/ The proposals within the SPDs would further heritage and long-term features of wider than the SDL catchment. There are improve the range of cultural, leisure and recreational landscape the environment, benefits in that this may make the facility more facilities open and accessible by the public. which it is very viable and disbenefits as it may lead to The development at North Wokingham will impact difficult to reverse. increased traffic towards the North Wokingham
87 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
SDL neighbourhoods. negatively upon the landscape as the SDL undergoes The cumulative effects as a result of the construction. However, over the longer term the population increase will likely support increase landscape improvements as part of the SPD shopping, commercial and leisure activities in requirements will likely impact positively by implementing the SDL, Wokingham town centre and wider a landscape and development strategy the will enhance afield, the existing character and condition of the landscape – improving the interface between the urban edges and open fields – a weakness identified by the Landscape Character Assessment. Also settlement edges should be carefully considered to reflect the rural context where development should not back onto open space or surrounding countryside, to ensure a positive address of these areas. Transition areas are also required that aim to soften the relationship between new and existing settlements. Development should also be in accordance with Policies CP1, CP4, CP9, CP 20 and Appendix 7. Interrelationship The proposals will produce positive social and cultural benefits within the Borough, in particular through the provision of new homes, associated services between issues and facilities, open space and recreation, and improved public transport. Adherence through design guidance to the policies of the Core Strategy will mitigate against the overall environmental impact of the development, for example improvements to public transport will mitigate against effects on air quality and will limit the overall effect on climate change.
Likely to have a very positive impact - Neutral (positive and/or negative dependent on its implementation) X Likely to have a negative impact Likely to have a positive impact O No significant effect/no clear link XX Likely to have a very negative impact
88 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Table 5.4: Likely significant effects South Wokingham
South Wokingham Strategic Development Location SPD June 2011 and Infrastructure Delivery and Contributions SPD
SEA Directive Short Med Long Permanent and Secondary, Cumulative, Synergistic and Environmental term Term Term Temporary Effects Indirect Effects Commentary/Mitigation Receptors 2012- 2016- 2021- 2016 2021 2026
Biodiversity, The SDL is located within 5km of the Thames - Given the level of development proposed the overall flora and fauna -/x -/x - Permanent Basin Heath a Special Protection Area (SPA). effect is unlikely to be and will likely be neutral but is The development at the SDL may indirectly dependent on implementation. Development is affect the SPA by creating an increase in principally on greenfield land, which will likely have potential visitors. negative impacts on existing biodiversity, particularly in the short-medium term. However the SPDs mitigate The cumulative impact of developing South these effects by protecting and enhancing existing Wokingham within the same planned period as important landscape features and ecological habitats to the other three SDLs will also likely increase provide an improved comprehensive landscape visitor numbers to the SPA. framework. The provision of SANG will also protect areas of countryside and mitigate harmful effects on the Thames Basin Heath. Full implementation of the biodiversity preferred approach set out in the SPDs will be needed to prevent a significant impact. Development should also be in accordance with Policies CP1, CP7, CP8, CP 21 and Appendix 7.
89 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Water and soil -/ -/ -/ Unknown – the Contamination can spread significant -/ There are no known soil contamination issues. likelihood of reversing distances through leaching. Remediating The development will not result in the loss of high quality the effects of pollution contaminated sites can therefore have the agricultural land. varies widely important secondary effect of preventing the Level of housing and employment growth could increase depending on its type, spread of contaminated material. the risk of flooding i.e. rates of water run-off and scale and location. There are no identified increased risks of development in areas of flood risk. However flood risk is The time span for any flooding within or outside of the SDL as a mitigated by the SPDs through avoiding development on pollution can also be result of the development. However, land at high risk from flooding – reducing the significance dependent on these cumulative effects of developing the four SDLs of increased runoff – and providing strategic flood risk factors and the will likely reduce the quantum of land available mitigation measures that will likely help to manage availability of funds to within the Borough to naturally absorb surface cumulative impacts of the four SDLs. resolve the issue. water flooding. The impact of flooding The SPD seeks reduced water consumption and would be difficult to Cumulative impacts of water abstraction on recommends Code for Sustainable Homes. The SPD reverse Natura 2000 sites and foul water capacity. proposes sustainable water resource management and a retrospectively. comprehensive system for water management is required as part of the overall scheme. Development should also be in accordance with Policies CP1, CP4, CP 21 and Appendix 7.
Air -/x - -/ Temporary - Poor air Impacts on air quality are likely to be - Potential for negative impact - and careful mitigation quality is not, associated with the cumulative effects of will be required to prevent this happening. Impacts on air irreversible although it increased users on the road network. quality likely to be triggered by the increased users on the is more difficult to Cumulative effects from dust during road network will be reduced through measures set out improve air quality construction. by the SPDs to encourage more sustainable travel retrospectively. Poor air quality can have significant adverse patterns and improvements to the strategic transport impacts on health. network. Development should also be in accordance with Policies CP1, CP4, CP 21 and Appendix 7.
90 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Climatic factors -/x - -/ Permanent – A body Construction and management of - Development will increase greenhouse gas emissions of research buildings can have a worldwide impact through and will likely add to climatic factors causing global demonstrates that for instance increasing greenhouse gas warming. However, both SPDs propose a raft of global emissions and waste. It is important that measures to help move towards a more sustainable warming is a materials are obtained from sustainably development and limit cumulative impacts on global complex long-term managed sources. warming. These include enhanced public transport issue that will likely The cumulative impact of developing the four infrastructure to help lower carbon dioxide emissions; affect the climate and SDLs upon green house gas emissions walkable neighbourhoods; opportunities that encourage is thought to be emitted from vehicular traffic will likely be an local energy generation from renewable sources, which irreversible for a long influential contributor. are more likely in the medium to longer term; allotments period of time. to encourage locally grown food; water and waste management schemes as an essential component of the development; sustainable construction methods where materials are sustainably sourced; green and brown roofs; and, 10% renewable energy use. These benefits will likely improve over the course of the planned period as they become more established as part of the new development. Development should also be in accordance with Policies CP1, CP 21 and Appendix 7.
Population and -/ Permanent - The The most significant cumulative impact is the The cumulative effect of delivering the four SDLs is human health provision of health likely increased pressure on health facilities as likely to be positive. The SPDs require that development facilities and other a result of the development of the 2,500 provides new affordable housing and a more diverse community services is dwellings in the South Wokingham SDL over range of housing types and tenures, better access to likely to have long the same planned period as the additional existing and new services and facilities, open space, lasting benefits. proposed 6,500 dwellings to come forward cycling and walking provision will encourage healthy through the three other SDLs within the living. Borough
Improved housing accommodation for a range Development should also be in accordance with Policies of housing types across the Borough as a CP1, CP 21 and Appendix 7.
91 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
result of the combined impacts of the four SDLs will likely meet a diverse range of need. New healthcare facilities, open space and sporting facilities are likely to improve people’s health and reduce the number of people.
Material assets -/ The increase in If new school facilities are not provided as part Overall effect of development of the North housing numbers will of new development at South Wokingham SDL Wokingham is likely to be positive as the SPDs require result in the need for it can be difficult to ensure their provision the provision of new and improved educational facilities, a more services and retrospectively. Developing the four SDLs will community centre, new housing that includes affordable facilities e.g. schools cumulatively result in a greater need for school housing, neighbourhood centres and employment and increase in places within the Borough. provision. The delivery of a new secondary school at school capacity. Arborfield is also important to help manage the The South Wokingham SDL would ensure that cumulative effects of developing the other SDLs within over the planned period a significant proportion the Borough and the associated increase in school of new housing would consist of affordable children. housing that could reduce the cumulative need for affordable housing. Development should also be in accordance with Policies CP1, CP4, CP 21 and Appendix 7.
92 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Cultural, -/x -/ New buildings are Leisure and cultural facilities may serve a -/ The proposals within the SPDs would further heritage and long-term features of wider than the SDL catchment. There are improve the range of cultural, leisure and recreational landscape the environment, benefits in that this may make the facility more facilities open and accessible by the public. which it is very viable and disbenefits as it may lead to The development at South Wokingham will impact difficult to reverse. increased traffic towards the South negatively upon the landscape as the SDL undergoes Wokingham SDL neighbourhoods. construction. However, over the longer term the landscape improvements as part of the SPD The cumulative effects as a result of the requirements will likely impact positively by implementing population increase will likely support increase a landscape and development strategy the will enhance
shopping, commercial and leisure activities in the existing character and condition of the landscape – the SDL, Wokingham town centre and wider improving the interface between the urban edges and afield, open fields – a weakness identified by the Landscape Character Assessment. Also settlement edges should be carefully considered to reflect the rural context where development should not back onto open space or surrounding countryside, to ensure a positive address of these areas. Transition areas are also required that aim to soften the relationship between new and existing settlements. Development should also be in accordance with Policies CP1, CP4, CP9, CP 21 and Appendix 7. Interrelationship The proposals will produce positive social and cultural benefits within the Borough, in particular through the provision of new homes, associated services between issues and facilities, open space and recreation, and improved public transport. Adherence through design guidance to the policies of the Core Strategy will mitigate against the overall environmental impact of the development, for example improvements to public transport will mitigate against effects on air quality and will limit the overall effect on climate change.
93 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
6.0 CONCLUSIONS
Summary
6.1 This document forms the sustainability report to accompany the five SPD documents. It provides a qualitative assessment of the SPDs’ contribution towards the sustainability objectives by highlighting strengths and weaknesses of the SPDs. The SPDs operate within Wokingham’s wider planning and development framework that sets out the agreed spatial development strategy to take place within the urban and rural areas of the Borough. The key role of the SPDs is to act as a guide for future development of the SDLs, by helping to ensure delivery of the necessary infrastructure and establish the Borough Council’s expectations for masterplanned applications, design quality and infrastructure requirements. This has required the preparation of Preferred Spatial Framework Plans, which reflect the most sustainable design solutions for each of the four SDLs. The SPDs do not contain detailed proposals but, once adopted, will be used as material consideration in determining the appropriateness of planning applications and in moving forward through implementation.
6.2 The exact development areas are to be agreed through ongoing discussions with the Council and will be set out in the forthcoming Managing Development Delivery Development Plan Document (DPD) and will define the development limits within the SDLs and provide further clarification regarding where the development envisaged within each SDL would occur. It also provides design principles that will form a policy framework to guide developers and the Council to ensure that a positive development is secured and negative impacts are mitigated.
6.3 The SA/SEA is founded upon the Core Strategy’s sustainability appraisal and evidence base, which has been held to be sound after independent examination. The objectives of the SPDs set out how the plan is designed to achieve and help guide the future implementation of the SDLs.
6.4 The appraisal of the five SPD consultation documents has been undertaken and concludes that their approach to the future development of the four SDLs in Wokingham Borough is generally positive in sustainability terms and would play a key role in the delivery of new sustainable neighbourhoods, which would include a mix of uses that include residential, employment, social, educational and leisure facilities. The sustainability appraisal also reconfirms the Council’s position regarding the approach to delivering large-scale developments and key benefits as a result of the critical mass generated to support the provision of new infrastructure. It also provides opportunities for a comprehensive design approach that can provide a holistic approach to planning, design and delivery.
6.5 Each of the SPDs has been appraised individually against the sustainability objectives. The SPDs do share a degree of commonality with regards to some aspects of their sustainability performances. These include the negative effects resulting from the loss of greenfield land, agricultural land, the
94 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
need for resources during construction and issues relating to increases in car usage over the baseline conditions. These sorts of challenges are not unique to the SPDs and would arise with developments proposed in most other parts of the Borough. Other key issues have included the potential detrimental impact that new development would have upon the existing landscape character and the separation between existing settlements that help provide their distinct identities. In the case of South of the M4, revisions to the SPD responded to concerns that the separation between the existing settlements would be significantly reduced and raise issues regarding coalescence and settlement distinctiveness. In this regard, the separation between Shinfield and Spencers Wood has been increased as a result of revisions to the western extension to Shinfield and the careful distribution of development to avoid the ridge also addresses this sensitive issue by avoiding development on visually prominent locations within the SDL.
6.6 The SPDs also share a number of positive impacts which include supporting either directly or indirectly economic development, providing a significant proportion of affordable housing to meet the housing pressures in the Borough, encouraging sustainable transport measures, improving the accessibility to community services and facilities, protection and enhancement of important biodiversity sites and providing opportunities for the delivery of renewable energy.
6.7 A general finding from the analysis shows that trade-offs are made between the positive economic and social benefits that the four SDLs will bring and the environmental-orientated SA objectives. The SPDs seek to balance these competing interests thoughtfully and sensitively by requiring a variety of measures to mitigate the impact on the environment and to enhance natural features and habitat creation whenever possible. The following section sets out the main conclusions for each of the SDLs.
South Wokingham:
Environmental Performance
6.8 The loss of greenfield agricultural land as a result of new development in the SDL is contrary to the criteria of some SA objectives that in particular relate to the protection and enhancement of the environment and its biodiversity. This however is a common feature for all of the SDLs and should be considered in the light of an adopted Core Strategy that seeks their implementation to meet acknowledged Borough-wide housing need.
6.9 There are no protected sites for biodiversity, flora and fauna within the SDL and the new development will not impact directly on Big Wood, located on the western edge of the SDL. Both SPDs are particularly sensitive in seeking measures that limit the negative effects of the new development upon the environment and enhancing biodiversity where possible within the SDL. Existing natural features that may act as habitats for local wildlife such as mature woodlands, hedgerows and the Emm Brook are given careful thought by the SDL SPD on how they can be retained and help establish a clear green structure to the development. However subsequent EIA assessments will need to be undertaken to verify if any of the natural features within the SDL provide habitat to important species.
95 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
6.10 Development could have a short term negative impact on wildlife corridors and river corridors. However, the SPD seeks new planting to enhance the existing planting. New native woodland and tree planting, new hedgerows, grasslands and wild flower meadows are measures recommended by the SDL SPD to be implemented through the landscape framework as part of the development that will in the medium to long-term provide opportunities for the protection and enrichment of habitat and biodiversity across the SDL.
6.11 The SDL SPDs and Infrastructure SPD seek to provide new wildlife corridors and green infrastructure and recognise areas of biodiversity importance. The landscape framework which will embody a green infrastructure and open space strategy will also include Suitable Alternative Natural Green space (SANG) that is intended to mitigate the impact of new residents upon the Thames Basin Heath Special Protection Area (SPA), which borders Wokingham Borough.
6.12 There is no known soil contamination in this location however, developers would have to ensure that any contaminated land within an SDL was remediated to a condition suitable for use. Proposals should be in accordance with PPS23 and Core Strategy Policy CP1 Sustainable Development. The development of agricultural greenfield land within the SDL will not result in the loss of high grade agricultural land quality (Grades 1 and 2) as within the SDL area land is predominantly Grade 3 with small central areas of agricultural Grade 4.
6.13 There is potential for the development at South Wokingham to impact on water quality, particularly in the short term during construction. However, the SDL SPD makes clear that the future development proposals will be required as part of their Outline planning application to be supported by an Environmental Impact Assessment and sufficient information should be provided for the Authority to undertake a Habitats Regulations Appropriate Assessment. New development will be required to demonstrate that it will not adversely affect the water quality of the Emm Brook, which flows into the Loddon. Over the medium to long-term the SA does not anticipate that the chemical, biological and aesthetic quality of the river will be adversely affected as a result of the development.
6.14 Air quality within Wokingham Borough is highly dependent on the level of vehicular traffic on its road network and their associated emissions – the Air Quality Management Area established around the M4 motorway in 2004 is testament to this. By increasing development in the Borough and directing growth towards the South Wokingham SDL it is likely that it will result in further increases in emissions. Vehicle journeys will likely increase as a result of the development and the South Wokingham SPD and Infrastructure SPD will need to provide tools to mitigate these effects. As a result both SPDs call for a range of measures to limit the number car-based journeys through designing walkable neighbourhoods that are convenient and accessible and providing enhanced public transport provision that includes a new bus corridor and potential new rail halt.
6.15 The SDL SPDs and Infrastructure SPD propose improvements to the road network that will include a new southern distributor road running through the SDL connecting neighbourhoods in the west to neighbourhoods in the north-east and Coppid Beech Roundabout that will likely improve congestion in the town centre by removing some through traffic. It also supports patterns of settlement and economic development – through a series of village-like settlements running along a proposed bus corridor - that could reduce dependence on the car. Taking these measures comprehensively it is believed that they will help reduce the impacts of air pollutant levels that may see higher levels of car journeys in the short-term before the public
96 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
transport and new services and facilities are delivered and their use becomes more established in the medium to longer term. Modest-scale air quality improvements may also be provided through low carbon technologies and renewable energy generation.
6.16 The UK Climate Impacts Programme predicts that for the South East of England, over the next 30 years seasonal variations in the weather are likely that will include wetter winters with rain increasing by 20% in winter that may increase the risks of flooding. The majority of the SDL is located within an area of low flood risk area (Flood Zone 1) with flood zone areas 2 and 3 running through the SDL following the Emm Brook water course. These areas subject to flood risk within the SDL will be precluded from development but can be interwoven into the green infrastructure strategy for the SDL. To help manage the risks of flooding the SDL SPDs and Infrastructure SPD proposals include the development of sustainable urban drainage, new balancing ponds and wetland areas, which can also enhance the recreational and visual qualities of the SDL. The delivery of the SPD will be dependent on flood risk modelling to be undertaken and development that is reflective of advice from the Environment Agency and PPS25. The SA findings show that the risks of flooding are not increased by the South Wokingham development proposal.
6.17 Changing the way people use the built environment to help reduce individual’s ecological footprint is a significant challenge. Both SPDs propose a raft of measures to help move towards this goal. These include enhanced public transport infrastructure to help lower carbon dioxide emissions; walkable neighbourhoods; opportunities that encourage local energy generation from renewable sources, which are more likely in the medium to longer term; and, water and waste management schemes as an essential component of the development that will likely provide key sustainability benefits from the short-term onwards. These initiatives score highly against the SA objectives.
6.18 New buildings at the SDL will need to demonstrate the use of sustainable building techniques to ensure high levels of energy efficiency and should seek to achieve carbon neutrality. Both SPDs propose that the SDL should strive to become an exemplar scheme where public buildings demonstrate best practice in green building design. All buildings will demonstrate the use of sustainable building techniques to ensure high levels of energy efficiency and seek to secure at least 10% of energy from decentralised and renewable or low carbon sources.
6.19 Development could have a negative impact on the open character of the area and short term negative impact on wildlife and river corridors. However, the SDL SPD seeks to create high quality environments to live and work in and public transport improvements which could improve accessibility to jobs. With regards to the wider impacts on Wokingham’s urban landscape both SPDs are considered to have positive impacts for the urban areas of the Borough by releasing greenfield land for development that could ease pressures to meet housing need through urban intensification that would lead to the loss of urban green spaces and gardens. The SDL SPD is regarded as being marginally positive in its objective of obtaining landscape features due to the SPD’s proposal for a landscape design that should draw on the existing landscape context which is a unique and distinctive element of the SDL and assist in delivering a strong character providing an enviable setting for development. Furthermore, the SDL SPD acknowledges the importance of landscape as a key structural element in the design and layout of the new development e.g. the continuation of green corridors such as the Ancient Woodland (Big Wood) to the east of the SDL. To mediate between the built-up area and the open countryside the SDL SPD proposes careful management of densities and built form, and the character of open spaces and SANG. The design principles of the SPD provide opportunities for key views to be maintained both in and out, between the development and the open countryside.
97 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
6.20 The proposed development at South Wokingham presents coalescence issues between Wokingham and Bracknell due to limited natural or modest boundary edge of the SDL. This could impact on the distinctiveness of the different communities. This impact is limited by both SPDs through the allocation of SPA mitigation to the south and east of the proposed development locations and by the indicative built form proposed. Design solutions to mitigate the impacts on Wood’s Farm should be sought. To help create a sense of place and distinction the SDL SPD proposes that the landscape design for South Wokingham draw upon all existing landscape features, including the local topography, hedgerows, the existing tree pattern, watercourses, ponds, wetland areas, grassland, footpaths and bridleways. The SDL SPD seeks high quality materials for the new development that should firmly establish the character and identity of the SDL, both in respect of the public realm and the built form of buildings and structures. Impacts on the SDLs heritage are also mitigated by the SPD through the provision of SANG and potential green open spaces that help to buffer important buildings and historical sites.
Economic Performance
6.21 The SDL SPDs and Infrastructure SPD provide opportunities for new employment generation through two new neighbourhood centres and two primary schools designed to act as community hubs within the SDL that will provide local retail, community, health and recreation. Developing at South Wokingham also presents an opportunity for a new community to be established that can access jobs, services and improved public transport services within close reach of home – providing the Borough and the immediate locale with an expanded workforce that will make the Borough more competitive in the medium to longer term.
6.22 Construction during all phases of development will also provide local employment opportunities in the construction industry. Locating development towards the south of Wokingham within Wokingham Without and Westcott Ward wards which show high levels of economic activity may create opportunities for building on its economic strength, helping to attract and support inward investment and create new jobs. The Infrastructure SPD seeks to improve community Wi-Fi access which could allow for home working. It is acknowledged by the SA that severance caused by the rail line will cause issues regarding the ease by which individuals may move from the SDL to Wokingham’s town centre. However, the SPD emphases the importance of enhancing the connectivity of the SDL to the town centre by cycle, footpaths and public transport routes. These improvements will allow better access to the town centre and train station that could improve accessibility to jobs wider afield. The proposed train halt will further improve access to jobs wider afield in Reading and London.
Social Performance
6.23 Significantly positive effects are considered against the SA objective to improve the provision of key worker and affordable housing in the Borough. The development of new housing within the South Wokingham Strategic Development Location (SDL) would contribute towards housing requirements for Wokingham Borough, which is located within a high growth area of the UK’s economy. The SDL SPDs and Infrastructure SPD indicate that the SDL will provide around 2,500 dwellings phased approximately 1,000 dwellings between 2011-2016 with 1,500 in subsequent phases up to 2026. A
98 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
mix of residential developments, sizes and tenures that will be made available to ensure housing choice and inclusivity for the widest possible group of residents that includes at least 35% of affordable housing. All housing should be tenure blind.
6.24 Both SPDs are likely to be able to support lower income groups, the elderly and families with children: The Infrastructure SPD recommends extra care housing. The provision of a comprehensive range of public transport and new services and facilities will be beneficial to achieving a more balanced and attractive community. Both SPDs are also considered to have a positive impact on the SA objective to help improve access to health and welfare facilities through the provision new health facilities (a possible new GP within the community centre) and new open spaces and formal play and sports facilities. These facilities will also be accessible by existing neighbouring residents and are envisaged to be phased from the early stages of the development.
6.25 The SPD will enhance the provision of services and facilities within the area by proposing two neighbourhood centres to act as community hubs. One smaller centre will be located north of the railway, and one larger centre to the south that will make provision for new primary schools, local shops including convenience retailing, health facilities, community uses, nursery or crèche facilities, a public house, hot food takeaway, and financial and professional services. The Infrastructure SPD sets out early provision for the first primary school 2012-2015. The new neighbourhood centres will be within easy access for both new and existing residents through a network of pedestrian and cycle routes. Higher order needs can be met through ensuring safe and attractive accessibility to Wokingham town centre and the railway station. This approach is assessed positively against SA objective 6 that will provide opportunities for a mixed community to access more easily the jobs market, education and community services and facilities.
6.26 The South Wokingham SDL SPD proposes facilities which will help create and sustain a more vibrant community through new community facilities, schools, shops and health care provision that are arranged by the SDL SPD in a way to form part of the street frontage. The aim being to establish a “high street” or “village square” around which development is located would be accessible by a new network of pedestrian, cycle and vehicular routes and opportunities for greater social interaction can occur.
North Wokingham
Environmental Performance
6.27 The loss of greenfield agricultural land as a result of new development in the SDL is contrary to the criteria of some SA objectives that relate to the protection and enhancement of the environment and its biodiversity. This however is a common feature for all of the SDLs and should be considered in the light of an adopted Core Strategy that seeks their implementation. Development could have a short term negative impact on wildlife corridors and river corridors that include new planting to enhance the existing planting. However the SDL SPD seeks to minimise the trade-off between the environment and the need for growth by proposing new native woodland and tree planting, new hedgerows, grasslands and wild flower meadows as
99 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
part of the new landscape framework. The SDL SPD seeks to provide new wildlife corridors and green infrastructure and recognises areas of biodiversity importance that would improve biodiversity over the longer term.
6.28 There is one Wildlife Heritage/ Ancient Woodland site found within the SDL boundary called Pebblestone Copse, which crosses the A329(M) that forms the northern boundary of the SDL, which further investigation will be needed as part of an EIA to clarify if it as well as other natural features provide habitat for important species. The impact of new development upon this sensitive area is mitigated by the provision of open space in this location. The SDL SPD provides significant sustainability benefits through its acknowledgment of the importance to support and enhance existing natural features that may act as habitats for local wildlife and semi-natural habitats such as hedgerows, woodlands and the Emm Brook and Ashridge Brook, which both run through the SDL and could also provide habitat for a number of BAP species found in the district.
6.29 Despite the loss of greenfields the SDL SPD emphasises establishing green infrastructure that build on and improves the wildlife habitats within the SDL, which may likely lead to a more diverse biodiversity compared with existing levels: agricultural improvement to the land, most commonly through the addition of artificial fertilizers, herbicides, pesticides and re-seeding, could influence the diversity of species found within the SDL. The SDL SPD seeks to provide new wildlife corridors and green infrastructure and recognises areas of biodiversity importance. The landscape framework which will embody a green infrastructure and open space strategy will also include Suitable Alternative Natural Green space (SANG) that is intended to mitigate the impact of new residents upon the Thames Basin Heath Special Protection Area (SPA), which borders Wokingham Borough.
6.30 The majority of the land within the SDL boundary is identified as Flood Zone 1 although Flood Zone areas 2 and 3 run through the heart of the SDL following an existing water course. This area is approximately 20m wide either side of the water course. However, the SPD provides sustainability benefits by not proposing any land for development that is at risk from flooding. To help manage the risks of flooding the SDL SPD and Infrastructure SPD include the development of sustainable urban drainage, new balancing ponds and wetland areas, which can also enhance the recreational and visual qualities of the SDL. Both SPDs also seek sustainable water resource management and Code for Sustainable Homes in construction. There is potential for the development at North Wokingham to impact on water quality, particularly in the short term during construction. However, both SPDs make clear that future development proposals will be required as part of the Outline planning application will need to be supported by an Environmental Impact Assessment and sufficient information should be provided for the Authority to undertake a Habitats Regulations Appropriate Assessment. New development will be required to demonstrate that it will not adversely affect the water quality of the Emm Brook, which flows into the Loddon. Over the medium to long-term the SA does not anticipate that the chemical, biological and aesthetic quality of the river will be adversely affected as a result of the development. Water quality will need to be monitored and managed according to the requirements of Wokingham Borough Council.
6.31 The North Wokingham SDL comprises brownfield and greenfield land. Development upon greenfield land will not result in the loss of high grade agricultural land as land within the SDL is identified as Grade 3. There is no known soil contamination in this location however, developers would have to ensure that any contaminated land within an SDL was remediated to a condition suitable for use. Proposals should still be in accordance with PPS23 and Core Strategy Policy CP1 Sustainable Development.
100 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
6.32 Air quality within Wokingham Borough is highly dependent on the level of vehicular traffic on its road network and their associated emissions – the Air Quality Management Area declared around the M4 motorway in 2004 is testament to this. Indeed, locating development close to the A329(M) may expose new residents to higher levels of air pollutants. By increasing development in the Borough and directing growth towards the North Wokingham SDL it is likely that it will result in further increases in car based emissions. The number of vehicle journeys will likely increase as a result of the development and possibly reducing air quality in the short term. North Wokingham SPD will therefore need to provide measures to mitigate these effects. As a result both SPDs call for a range of measures to limit the number car-based journeys through designing walkable neighbourhoods that are convenient and accessible, providing footpaths and cycle routes that connect to the town centre and enhanced public transport provision. These initiatives after time will become more established and used by new residents thus helping to lower the emissions in the SDL over the longer term.
6.33 The increasing number of users expected on the highway network as a result of the new development is also proposed by the SPD to be managed through improvements to the road network that include the development of a primary street within the SDL, the northern relief road, initially connecting to Toutley Road. Beyond this an aspirational link is proposed to London Road close to the Coppid Beech roundabout and the proposed Coppid Beech Park & Ride that will better disperse traffic movements (including those generated by the development) within North Wokingham and the town centre.
6.34 The SDL contains an existing Sewage Treatment Works (STW) at Ashridge Farm, which excludes residential development in some parts of the SDL due to odours. Consequently, both SPDs recognise that very rigorous testing will be required to establish odour contours and demonstrate where development can suitably occur. Development is recommended by the SPD to be directed outside of these odour contours. The increased risk from flooding may rise as a result of wetter and heavier rain storms during the winters that are predicted as a result of climate change. The SPD provides measures to reduce the risk from flooding through a comprehensive water drainage strategy and avoiding development in areas of Flood Zone 3.
6.35 Green house gas emissions will likely to rise as a result of the development at North Wokingham as a result of the construction of the SDL, increased vehicular movement and new resident’s behavioral patterns and in this context the SPD faces significant challenges but which are not unique to this single development proposal. The Infrastructure SPD and SDL SPDs do however acknowledge the importance of delivering a more climate responsive development and does provide scope for the delivery of a more sustainable development. For instance both SPDs recommend that the new development encourage residents to use modes of transport that are alternative to the car through providing new public transport and accessible cycle and public footpaths. New buildings at the SDL will need to demonstrate the use of sustainable building techniques to ensure high levels of energy efficiency and should seek to achieve carbon neutrality. Both SPDs propose that the SDL should strive to become an exemplar scheme where public buildings demonstrate best practice in green building design. All buildings will demonstrate the use of sustainable building techniques to ensure high levels of energy efficiency and seek to secure at least 10% of energy from decentralised and renewable or low carbon sources. Water and waste management schemes are also seen by both SPD as an essential component of the development that will likely provide key sustainability benefits from the short-term onwards.
101 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
6.36 The proposed development within the North Wokingham SDL could present coalescence issues between Wokingham and Bracknell that could impact on the distinctiveness of separate communities. This impact is limited by the SDL SPD through the allocation of SPA mitigation and by the indicative built form proposed. To help create a sense of place and distinction the SDL SPD proposes that the landscape design for North Wokingham draw and seek to retain all existing landscape features, including the local topography, hedgerows, the Cantley Recreation Ground, the existing tree pattern, watercourses, ponds, wetland areas, grassland, footpaths and bridleways. The integration of the Cantley Recreation ground is viewed by the SA as a particularly significant opportunity to provide new residents a facility to undertake sporting activities.
6.37 The SDL is characterised by the rural-urban interface that comprises open farm land to the east either side of Warren House Road together with additional farm land towards the west of the SDL up to Matthews Green abutting suburban style estates. However, over the longer term the preferred option is likely to impact positively by implementing a landscape and development strategy the will enhance the existing character and condition of the landscape – improving the interface between the urban edges and open fields – a weakness identified by the Landscape Character Assessment.
Economic Performance
6.38 Both SPDs provide opportunities for new employment generation through a new neighbourhood centre and primary school designed to act as community hub within the SDL that will provide local retail, community, health and recreation. Developing at North Wokingham also presents an opportunity for a new community to be established that can access jobs, services and improved public transport services within close reach of home – providing the Borough and the immediate locale with an expanded workforce that will make the Borough more competitive in the medium to longer term. The proposed development at North Wokingham will provide the expansion of Toutley Industrial Estate within the SDL that would ensure a closer co-location of homes and jobs, so that the opportunity to live and work in close proximity is provided.
6.39 Construction during all phases of development will provide local employment opportunities in the construction industry. Locating development towards the North Wokingham within Emmbrook and Norreys wards which show high levels of economic activity may create opportunities for building on its economic strength, helping to attract and support inward investment and create new jobs. The Infrastructure SPD also seeks to improve community Wi-Fi access which could allow for home working. Public transport improvements that include buses to Wokingham Town Centre and train station could improve accessibility to jobs wider afield.
Social Performance
6.40 Significantly positive effects are considered against the SA objective to improve the provision of key worker and affordable housing in the Borough. The development of new housing within the North Wokingham SDL would contribute towards meeting housing needs for Wokingham Borough, which is located within a high growth area of the UK’s economy. The SDL SPD and Infrastructure SPD indicate that the SDL will provide around 1,500 dwellings by 2026 that will include a mix of residential developments, sizes and tenures that will be made available to ensure housing choice and inclusivity for the widest possible group of residents that includes at least 35% of affordable housing.
102 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
6.41 The SPD is likely to be able to support lower income groups, the elderly and families with children. The provision of a comprehensive range of public transport and new services and facilities will be beneficial to achieving a more balanced and attractive community. Both SPDs are considered to have positive impacts on the SA objective to help improve access to health and welfare facilities through the provision new health facilities and new open spaces and play and sports facilities. The Infrastructure SPD seeks phasing between 2012-2015 to ensure community uses are in place to help provide sustainable communities – a key objective of the SA. These facilities will also be accessible by existing neighbouring residents. Both SPDs will have significant benefits in tackling housing need for Wokingham that is placing greater pressure on the Council to maximise all available opportunities to increase the provision of affordable housing and extra care homes.
6.42 Both SPDs will also enhance the provision of services and facilities within the area by proposing two neighbourhood centres to act as community hubs. One smaller centre will be located north of the railway, and one larger centre to the south that will make provision for new primary schools, local shops including convenience retailing, health facilities, community uses, nursery or crèche facilities, a public house, hot food takeaway, and financial and professional services. The new neighbourhood centres will be within easy access for both new and existing residents through a network of pedestrian and cycle routes. Higher order needs can be met through ensuring safe and attractive accessibility to Wokingham town centre and the railway station.
South of the M4
Environmental Performance
6.43 This section summarises the assessment’s findings in regards to the SDL SPD and Infrastructure SPD’s likely performance against the SA objectives relating to environmental protection and enhancement that also includes impacts on the SDL’s landscape and cultural heritage. The resulting development will lead to the loss of agricultural greenfields which the SA acknowledges is contrary to the criteria of some of the SA’s environmental objectives, although there may be scope for providing further employment provision utilising unimplemented floorspace in Shinfield and the expansion of Wellington Industrial Estate in Spencers Wood. However, it is also noted by this SA that this feature is common to all of the SDLs and reflects the agreed objectives and vision for the Borough set out in the adopted Core Strategy in 2008. It is also noted that the majority of land within the SDL is identified as being Grade 3 agricultural land although parts of the SDL to the east of Three Mile Cross are identified as Grade 4. Development of the SDL will not result in the loss of high quality agricultural land. There area also no known soil contamination issues.
6.44 The SA anticipates that both SPDs will result in some negative environmental impacts as a result of higher levels of green house gas emissions generated by greater numbers of traffic. However the SDL SPD and Infrastructure SPD have responded by setting out measures that will limit congestion and pollution levels by supporting patterns of settlement and economic development that reduce dependence on the car through providing enhanced public transport provision. These will limit adverse effects on congestion and pollution levels by creating accessible neighbourhoods in
103 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
which all homes are within approximately 5-10 minutes walking distance of a new or existing Neighbourhood Centre. The promotion of cycling, walking and use of public transport is also clearly expressed as a key tenet of both SPDs.
6.45 The Infrastructure SPD also requires developers to ccontribute towards the delivery of a new Park and Ride facility south of Junction 11 of the M4 on the A33 to provide direct bus access to Reading via the proposed Reading Mass Rapid Transit (RMRT). Improvements to the road network that include enhanced ttransport capacity along the A327/A33, and, a Shinfield Eastern Relief Road are also set out by the SPD to manage the impact of new users on the road network. Due to the scale of development both SPDs are also sensitive to the potential impacts resulting from construction traffic and other construction impacts that the SPD makes clear should be carefully considered in terms of protecting the amenities of existing residents. These compensatory measures should reduce the significance of negative impacts to the environment in terms of air quality and levels of emissions and encourage more sustainable travel patterns to emerge over the longer term.
6.46 The SDL contains Clare’s Green Field a Wildlife Heritage Site that is recognised for its botanical interest. However, the spatial pattern of development proposed by the SDL includes land with modest biodiversity value. A fundamental principle set out by the SDL SPD requires the retention and enhancement of existing landscape features, and to protect all important ecological habitat and biodiversity features within the SDL. No development is allowed within 15m of copses and ancient woodlands and all development should demonstrate proposals for the protection and enrichment of habitat and biodiversity across the SDL. The provision of SANG will also protect areas of countryside as set out by the SDL and Infrastructure SPDs.
6.47 The SDL SPD recognises that the new development will have minor negative impact on the existing rural character of the SDL as each village expands. However, to limit this impact the SPD proposes a design response at the urban-rural edge that avoids ribbon development along frontages, and which should be informed by the character of the landscape, including its existing features, topography and views. To soften the transition between the built edge and the countryside proposals by the SDL SPD seek a built form with larger, wider plots with larger semi-detached and detached forms and more spacing between plots. The SPD also stipulates the importance of avoiding development along the ridgeline that runs southwest – northeast across the SDL to limit visual impacts and limits the effects of any sense of coalescence and threat to the setting and separate identity of the settlements by retaining separation between the villages. This is a prominent feature of the area and as such any development that would occur here would be clearly visible. The impact on the SPD process has been to ensure that careful decisions are made in terms of location and appearance of development around this area and are assessed positively by the SA mitigating the effects on views caused by the trade-off between the competing objectives of growth in a rural setting.
6.48 Negative environmental impacts arising from the impacts of new development upon the historic setting of the existing villages is judged by the SA to modest as the allocation of development sites do not lie in close proximity to listed buildings and the SDL SPD requires new development in this area to be sensitive to its context as well as local building styles and should reflect the organic settlement growth pattern of the village historic cores.
6.49 Both SPDs are considered to be marginally positive in its objective for creating opportunities for sustainable use of resources and waste and water management. Both SPDs make clear that new buildings will need to demonstrate the use of sustainable building techniques to ensure high levels of
104 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
energy efficiency which includes an objective for reaching a carbon neutral development. The SPDs propose that the SDL should strive to become an exemplar scheme where public buildings demonstrate best practice in green building design. All buildings will demonstrate the use of sustainable building techniques to ensure high levels of energy efficiency and seek to secure at least 10% of energy from decentralised and renewable or low carbon sources. Both SPD recognises that the scale of the development also offers an opportunity for local energy generation, and water and waste management schemes.
6.50 The majority of the land within the SDL boundary is identified as Flood Zone 1 with parts of the SDL – the flat Loddon Valley to the east of Shinfield – identified as functional floodplain (Flood Zone 3b): constraining development in this part of the SDL. The SDL SPD seeks development outside of Zone 3 and proposes the development of sustainable urban drainage, new balancing ponds and wetland areas, which can also enhance the recreational and visual qualities of the SDL, which will also limit the risk from flooding.
Economic Performance
6.51 Both SPDs are considered to have positive impacts when appraised against the SA objectives and criteria relating to economic development. The influence upon the rural economy of the existing villages within the SDL is considered to be significant that derive from the jobs created from delivering two new neighbourhood centres designed to act as community hubs within the SDL that will provide local retail, community, health, recreation and education facilities for new and existing residents of the SDL. In addition, there is scope for further employment provision utilising unimplemented floorspace in Shinfield and the expansion of Wellington Industrial Estate in Spencers Wood, which new growth as a result of the SPD may help catalyse. The South of the M4 SDL SPD would also create a more diverse employment portfolio for the area through the provision of a wider variety of employment opportunities and create a high quality environment for a new workforce to live and work in and new public transport improvements will improve accessibility to jobs wider afield for an enlarged workforce
Social Performance
6.52 The SDL SPD and Infrastructure SPD will improve accessibility for existing and new residents to services and facilities within the SDL. The size of the development proposed by both SPDs will provide a critical mass of users that will help support a range of new local facilities and services including a multi use community centre, retail and educational facilities that will help resist the requirement to travel to facilities elsewhere in the area. The SDL SPD’s spatial solution is therefore to locate a new neighbourhood west of Shinfield in close proximity of existing residents and services at the village such that users can gain easy access to them. A new link road and proposed bus route and improvements to cycle and footpath networks are also proposed that would improve access and convenience.
6.53 Both SPDs score positively against the objective to provide opportunities to raise educational attainment by the provision of a two primary schools within the SDL. At Shinfield a new primary school is proposed to be located alongside the new neighbourhood centre to ensure it adds to the vitality of the centre and offers opportunities for dual purpose trips. It will also be connected to the nearby residential neighbourhoods via pedestrian and
105 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
cycle routes. A new proposed bus route will also provide public transport for young people from wider afield to access the school. The Infrastructure SPD envisages early provision of the schools in the development circa 2011.
6.54 Both SPDs are also judged to have positive effects against the SA objective for encouraging more affordable housing as a result of development allocations within the SDL that will need to be in line with the Core Strategy requirement of at least 35% of affordable housing. This option would also provide opportunities for a mix of residential (size and type) to respond to demographic changes and meet Wokingham Borough Council’s Lifetime Homes standard that would help support lower income groups such as pensioners and young families. An improved public transport offer that provides improved access to the wider employment market would also help provide opportunities to reduce social exclusion. Both SPDs are also considered to have positive influences upon the SA objective to improve access to health and welfare facilities through the provision of new healthcare facilities within the neighbourhood centres and through the design principles of the SPD that propose new open spaces and play and sports facilities.
Arborfield Garrison
Environmental Performance
6.55 This section summarises the assessment’s findings in regards to the SDL and Infrastructure Delivery SPDs’ likely performance against the SA objectives relating to environmental protection and enhancement that also includes impacts on the SDL’s landscape and cultural heritage. The resulting development will lead to the loss of agricultural greenfields which the SA acknowledges is contrary to the criteria of some of the SA’s environmental objectives. However, the SDL SPD does include significant brownfield development of the Garrison site and is appraised positively against the SA objective for reuse of previously developed land and measures are set out by both SPDs to limit adverse effects from the loss of Greenfields, which the SA balances in its assessment.
6.56 The SA anticipates that the both SPDs will result in some negative environmental impacts as a result of higher levels of green house gas emissions generated by greater levels of traffic. The SPDs have responded by setting out measures that will limit congestion and pollution levels by supporting patterns of settlement that reflect a planned new development that can achieve a good degree of self-containment whereby the daily needs of its residents can be catered for through provision of a mix of services and employment opportunities, which are easily and safely accessible, resulting in fewer car journeys with and beyond the SDL. The provision of services / facilities and employment in the SDL will be accessed via the proposed network of footpaths and cycleways that should help encourage residents to walk or cycle short journeys and reduce the need to travel by car. Both SPDs also seeks the planning for an efficient and convenient public transport for those undertaking journeys beyond the SDL. The SPDs propose that the new District Centre should incorporate a high quality bus interchange facility in order to facilitate easy and efficient use of public transport and to encourage longer journeys to be undertaken by this mode. Improvements to the road network that include three new primary streets within the SDL and a potential bypass will help manage increases in traffic. These compensatory measures should reduce the significance of negative impacts to the environment in terms of air quality and levels of emissions and encourage more sustainable travel patterns to emerge over the longer term.
106 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
6.57 The SDL also contains six wildlife heritage sites and an area of ancient woodland. These areas would need to be protected from any development. A fundamental principle set out by the SDL SPD requires the existing landscape context including the local topography, hedgerows, the existing tree pattern including avenues of trees associated with the Garrison, watercourses, ponds, wetland areas, grassland, footpaths and bridleways to be incorporated sensitively and thoughtfully. It proposes new wildlife corridors and green infrastructure and recognises areas of biodiversity importance, providing species populations are sustainable and linked. The SDL SPD also proposes the protection of special landscape design and ‘protected’ sites such as Longmoor Bog (SSSI) as well as the California Country Park. The SDL SPD therefore appraises marginally positive over the longer term against the SA objectives that seek to conserve and enhance the Borough’s biodiversity, and make a positive contribution to the character, environment and landscape.
6.58 The SDL contains 5 Listed Buildings and 2 Scheduled Ancient Monuments. However, the negative environmental impacts arising from the impacts of new development upon the historic setting of the existing settlement are judged by the SA to be modest as the SPD pays particular emphasis on the need for development to pay attention to the character and setting of these buildings through the master planning process to ensure that they are sensitively and appropriately integrated into the SDL. This will mean careful consideration of the location and alignment of key infrastructure for example, the edge treatment of development parcels and the overall landscape framework for the SDL.
6.59 Both SPDs are considered to be marginally positive in its objective for creating opportunities for sustainable use of resources and waste and water management. Both SPDs make clear that new buildings will need to demonstrate the use of sustainable building techniques to ensure high levels of energy efficiency which includes an objective for reaching a carbon neutral development. The SDL SPD and Infrastructure SPD propose that the SDL should strive to become an exemplar scheme where public buildings demonstrate best practice in green building design. All buildings will demonstrate the use of sustainable building techniques to ensure high levels of energy efficiency and seek to secure at least 10% of energy from decentralised and renewable or low carbon sources. Both SPDs recognise that the scale of the development also offers an opportunity for local energy generation, and water and waste management schemes. The scale of the development provides opportunities for local energy generation and also for the new development to achieve carbon neutrality.
6.60 The majority of the SDL is located within a low flood risk area (Flood Zone 1) with parts of the SDL to north east located within Flood Zones 2 and 3 of land liable to flooding. The SDL SPD seeks development outside of Zone 3 and proposes the development of sustainable urban drainage, new balancing ponds and wetland areas, which can also enhance the recreational and visual qualities of the SDL, which will also limit the risk from flooding. The majority of land within the SDL is identified as being Grade 3 and 4 agricultural land. Development of the SDL will not result in the loss of high quality agricultural land. There area also no known soil contamination issues.
Economic Performance
6.61 Both SPDs are considered to have positive impacts when appraised against the SA objectives and criteria relating to economic development. The influence upon Arborfield’s economy is considered to be significant and derive from the jobs created from delivering two new neighbourhood centres
107 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
and one district centre that are designed to act as community hubs within the SDL that will provide local retail, community, health, recreation and education facilities for new and existing residents of the SDL. In addition, there is scope for further employment provision through the expansion of Hogwood Industrial Estate, which would also contribute to the range and overall increase in job creation and the supply of new housing would enlarge the local workforce. The SDL SPD would create a more diverse employment portfolio for the area through the provision of a wider variety of employment opportunities and create a high quality environment for a new workforce to live and work in and new public transport improvements will improve accessibility to jobs wider afield for an enlarged workforce
Social Performance
6.62 The SDL SPD and Infrastructure SPD will improve accessibility for existing and new residents to services and facilities within the SDL. The size of the development proposed by the SPD will provide a critical mass of users that will help support a range of new local facilities and services including multi use community centre, retail and educational facilities that will help resist the requirement to travel to facilities elsewhere in the area. The SDL SPD’s spatial solution is therefore to locate a new district centre at the heart of the new development to allow easy access for existing residents to new services and facilities. Smaller neighbourhood centres collocated with educational provision will also help encourage vibrant new communities and allow the day to day needs of residents to be met. A new link road and proposed bus route and improvements to cycle and footpath networks are also proposed that would improve access and convenience. Both SPDs score positively against the objective to provide opportunities to raise educational attainment by the provision of a two primary schools and a secondary school within the SDL. These facilities will be accessible via pedestrian and cycle routes and public transport.
6.63 Both SPDs are also judged to have positive effects against the SA objective for encouraging more affordable housing as a result of development allocations within the SDL that will need to be in line with the Core Strategy requirement of at least 35% of affordable housing. This option would also provide opportunities for a mix of residential (size and type) to respond to demographic changes and meet Wokingham Borough Council’s Lifetime Homes standard that would help support lower income groups such as pensioners and young families. An improved public transport offer that provides improved access to the wider employment market would also help provide opportunities to reduce social exclusion.
6.64 The SPD is also considered to have positive influences upon the SA objective to improve access to health and welfare facilities through the provision of new healthcare facilities within the neighbourhood centres and through the design principles of the SPD that propose new open spaces and play and sports facilities.
108 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
7.0 IMPLEMENTATION
Proposals for Monitoring
7.1 Monitoring allows the actual significant environmental effects of implementing the plan or programme to be tested against those predicted. It thus helps to ensure that any problems which arise during implementation, whether or not they were foreseen, can be identified and future predictions made more accurately. Monitoring and evaluation of progress towards objectives and targets can also form a crucial part of the feedback mechanism that can help provide more relevant information to identify specific performance issues and significant effects. It can also prepare information that would be needed for subsequent EIA applications.
7.2 Wokingham Borough Council’s Core Strategy Appendix 5 makes provision for monitoring. This ensures the Council will monitor and where necessary review the adopted SPDs and supporting SA/SEA/HRA documents (as necessary) over its anticipated 15 year lifespan in relation to key issues that arise to ensure it provides the optimum guidance based on the best information available at that time, and taking into account any development and infrastructure as it occurs, in order to achieve the best possible outcome from the Development Management process.
7.3 This document recommends that such an arrangement can be performed through the Annual Monitoring Report and should broadly include measures that: consider exactly what needs to be monitored and clearly linked to the SA objectives, indicators and baseline information; reflect the appropriate type and level of detail of environmental, social and economic monitoring; seek to fill any gaps in existing information; and, set out what type of remedial action should be undertaken and when.
7.4 As part of the management of the delivery of the four SDLs, the Borough Council will set up a Delivery Board Structure. The Consortia will be encouraged to set up a corresponding structure as a primary point of liaison between the respective parties with the principal aim of taking forward the guidance in this document into detailed design and planning applications. This would provide an opportunity for monitoring the sustainability criteria of the SPDs.
109 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
8.0 APPENDICES
110 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
APPENDIX A
111 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Arborfield Garrison
Scoring Criteria
Likely to have a very positive impact - Neutral (positive and/or negative dependent on its implementation) X Likely to have a negative impact Likely to have a positive impact O No significant effect/no clear link XX Likely to have a very negative impact
Preferred Option: Arborfield Garrison Strategic Development Location Alternative Option: Central Area Focus and the Draft SPD and the Draft Infrastructure Delivery and Contributions SPD Infrastructure Delivery and Contributions SPD
Compatibility score Compatibility score SA Commentary Commentary Objective Short Med Long Short Med Long 2012- 2016- 2021- 2012- 2016- 2021- 2016 2021 2026 2016 2021 2026 The development of new housing within the The development of new housing within the Arborfield Garrison SDL will contribute Arborfield Garrison Strategic Development significantly towards housing requirements for Location (SDL) will contribute significantly Wokingham Borough, which is located within a towards housing requirements for Wokingham high growth area of the UK. The preferred Borough, which is located within a high growth option indicates that the SDL will provide area of the UK. The alternative option will also around 3,500 dwellings by 2026 as outlined in provide around 3,500 dwellings by 2026 as Core Strategy Policy CP18. outlined in Core Strategy Policy CP18. 1 The Infrastructure SPD indicates a phasing of Phasing indicates 750-850 dwellings between 750-850 dwellings between 2012-2016 with 2012-2016 with subsequent phases providing subsequent phases providing 2,650-2,750. 2,650-2,750.
Both SPDs acknowledge proposals that will This option would promote the provision of include the phased development of a wide affordable housing and housing essential service
SOCIAL range of housing types, sizes and tenures that workers.
112 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
will be made available to ensure housing choice and inclusivity for the widest possible This option would provide opportunities for a mix group of residents that includes at least 35% of of residential (size and type) to respond to affordable housing in line with Policy CP5, demographic changes and meet Wokingham Housing Mix, Density and Affordability. The Borough Council’s Lifetime Homes standard. Draft Infrastructure SPD envisages a provision of extra care housing of mixed tenures As a result this option will reflect positively between 2012-2020. against this SA objective throughout the course of the planned period. As a result this option will reflect positively against this SA objective throughout the course of the planned period. The risk of flooding on the whole is not The risk of flooding on the whole is not believed believed to be increased as a result of the to be increased as a result of the proposed proposed preferred option. The majority of the alternative option. The majority of the SDL is SDL is located within a low flood risk area located within a low flood risk area (Flood Zone (Flood Zone 1) with parts of the SDL to north 1) with parts of the SDL to north east located east located within Flood Zones 2 and 3 of within Flood Zones 2 and 3 of land liable to land liable to flooding. flooding.
The preferred option does not identify suitable The alternative option also does not identify development areas on land that resides within suitable development areas on land that resides the floodplain (Flood Zone 3). within the floodplain (Flood Zone 3).
The loss of open green fields that currently act The loss of open green fields that currently act as as a natural soak away for surface water -/ -/ -/ a natural soak away for surface water would be 2 -/ -/ -/ would be reduced as a result of the preferred reduced as a result of the alternative option. option. However, to help mitigate the risks of However, to help mitigate the risks of flooding the flooding the preferred option will include the preferred option will include the development of development of sustainable urban drainage, sustainable urban drainage, new balancing new balancing ponds and wetland areas, ponds and wetland areas, which can also which can also enhance the recreational and enhance the recreational and visual qualities of visual qualities of the SDL. the SDL.
113 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Small watercourses which run across the SDL Small watercourses which run across the SDL including a number of ponds which form part of including a number of ponds which form part of a a network of drainage will be considered network of drainage will be considered carefully. carefully. There is also a balancing pond to There is also a balancing pond to the north of the the north of the SDL which the preferred option SDL which the preferred option retains. retains. The alternative option proposes the inclusion of The Draft SDL SPD proposes the inclusion of surface water drainage, new balancing ponds, surface water drainage, new balancing ponds, which can enhance the recreational and visual which can enhance the recreational and visual qualities of the SDL, and, wetland areas qualities of the SDL, and, wetland areas arrangements including sustainable urban arrangements including sustainable urban drainage systems in accordance with drainage systems in accordance with Environment Agency advice. The Draft Environment Agency advice. The Draft Infrastructure SPD also recommends flood risk Infrastructure SPD also recommends flood risk modelling as part of the EIA and the Core modelling as part of the EIA and the Core Strategy policy CP1 requires the need for Strategy policy CP1 requires the need for adequate drainage and avoiding development adequate drainage and avoiding development from all forms of flooding (including from from all forms of flooding (including from groundwater). Surface water drainage groundwater). Surface water drainage arrangements are proposed by the alternative arrangements are proposed by the SDL SPD option for the SDL, which should ensure volumes for the SDL, which should ensure volumes and and peak flow rates of surface water leaving the peak flow rates of surface water leaving the SDL are no greater than the rates prior to the SDL are no greater than the rates prior to the proposed development. proposed development. The delivery of the alternative option will be The delivery of the preferred option will be dependent on flood risk modelling to be dependent on flood risk modelling to be undertaken and development that is reflective of undertaken and development that is reflective advice from the Environment Agency and of advice from the Environment Agency and PPS25. PPS25. Developers are expected to make contributions Developers are expected to make to the construction and maintenance of SUDS in contributions to the construction and accordance with Environment Agency advice.
114 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
maintenance of SUDS in accordance with Environment Agency advice. Regard will also need to be given to the Flood and Water Management Act 2010 in regards to Regard will also need to be given to the Flood SUDs maintenance. and Water Management Act 2010 in regards to SUDs maintenance. Whilst this assessment does not consider that Whilst this assessment does not consider that the design of urban spaces can directly the design of urban spaces can directly determine human behaviour in a rigid cause determine human behaviour in a rigid cause and and effect manner, the preferred option does effect manner, the preferred option does provide provide for facilities that go beyond the scope for facilities that go beyond the scope of physical of physical design that include personal and design that include personal and social social development activities. These include development activities. These include facilities facilities that provide childhood and parenting that provide childhood and parenting support, support, education and leisure facilities. education and leisure facilities.
The preferred option also provides The alternative option also provides opportunities opportunities for the development of integrated for the development of integrated public spaces 3 0 0 0 public spaces that are easily accessible to all 0 0 0 that are easily accessible to all users. users. The alternative option also states that future The Draft SDL SPD also states that future proposals observe the principles set out in proposals observe the principles set out in Secure by Design and development should be in Secure by Design and development should be accordance with Core Strategy Policy CP3: in accordance with Core Strategy Policy CP3: General Principles for Development. General Principles for Development. The Draft Infrastructure SPD requires up to one The Draft Infrastructure SPD requires up to on site neighbourhood police office to be one on site neighbourhood police office to be provided by the developer. provided by the developer. The assessment finds that overall the The assessment finds that overall the alternative preferred option would have a positive impact option would have a positive impact upon the SA upon the SA objective particularly over the objective particularly over the medium to long medium to long term as community services term as community services and facilities are
115 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
and facilities are built and the frequency of built and the frequency of their use becomes their use becomes more established by new more established by new and existing residents. and existing residents. The proposals for Arborfield would likely improve The proposals for Arborfield would improve access to health facilities and raise the quality of access to health facilities and raise the quality health provision in the area. The alternative of health provision in the area. The SDL SPD option includes the provision of a District Centre, includes the provision of a District Centre, located centrally, and two Neighbourhood located centrally, and two Neighbourhood Centres, positioned in the north and south of the Centres, positioned in the north and south of SDL, which will provide a range of services that the SDL, which will provide a range of services will include a health centre and non-residential that will include a health centre and non- institutions such as community rooms and a residential institutions such as community crèche. These facilities will be accessible from 4 -/ rooms and a crèche. These facilities will be -/ -/ all parts of the proposed residential accessible from all parts of the proposed neighbourhoods via the proposed network of residential neighbourhoods via the proposed pedestrian, cycle and bus routes. network of pedestrian, cycle and bus routes. Opportunities for formal and informal open The proposals for Arborfield Garrison include spaces similar to the preferred option are also the provision of formal and informal open provided by this option. space uses, including local sports pitches, NEAPs, LEAPs and LAPs within the SDL. The The future proposals for Arborfield Garrison Draft Infrastructure SPD states that phasing of would be required to meet the policy open space provision should be from 2012 and recommendations of the Core Strategy, in explains that the phasing for the refurbishment particular policy CP2. of existing formal sports facilities could be by 2013-2015 dependent on secondary school This option presents higher risks of rat running provision. These facilities will provide along Nine Mile Ride. opportunities for residents and the wider communities to exercise, play, relax and socialise - activities which benefit people’s physical and mental health and well-being.
The SDL SPDs seek formal sports facilities,
116 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
playing fields to Fields in Trust and Sport England standards, open space and green infrastructure and provision and improvements to cycle and footpath networks.
The future proposals for Arborfield Garrison would be required to meet the policy recommendations of the Core Strategy, in particular policy CP2. The assessment finds that over the course of The assessment finds that over the course of the the planned period the preferred option planned period the alternative option provides provides significant opportunities to engender significant opportunities to engender a vibrant a vibrant and distinctive new community. In and distinctive new community. In particular the particular the medium to long term as new medium to long term as new green infrastructure green infrastructure and landscape features and landscape features mature and new services mature and new services and facilities become and facilities become more widely used and more widely used and established as part of established as part of the new community. the new community. The alternative option sets out a diverse range of The preferred option sets out a diverse range facilities and services to meet the needs of a of facilities and services to meet the needs of a wide range of different users that can also act as wide range of different users that can also act places for people to meet and help promote a as places for people to meet and help promote convivial and integrated public space – in a convivial and integrated public space – in keeping with the Core Strategy policy CP2. For keeping with the Core Strategy policy CP2. example: For example: formal sports facilities, and playing fields, formal sports facilities, and playing open space and green infrastructure – fields, open space and green for leisure, recreation and amenity. 5 - -/ infrastructure – for leisure, recreation - -/ allotments - to promote local food and amenity. production and can form attractive and allotments - to promote local food interesting focal points within residential production and can form attractive and neighbourhoods. interesting focal points within new housing of a wide range of housing residential neighbourhoods. types, sizes and tenures that will be
117 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
new housing of a wide range of made available to ensure housing choice housing types, sizes and tenures that and inclusivity for the widest possible will be made available to ensure group of residents. housing choice and inclusivity for the two new neighbourhood centres widest possible group of residents. providing a wide range of new two new neighbourhood centres community services, facilities – including providing a wide range of new a two primary schools – and retail community services, facilities – opportunities for new and existing including a two primary schools – and residents to use. retail opportunities for new and A new district centre and secondary existing residents to use. school - the Draft Infrastructure SPD A new district centre and secondary identifies a district centre to be phased school - the Draft Infrastructure SPD between 2012-2015. identifies a district centre to be phased improved cycle and footpath networks between 2012-2015. linking the different elements of the new improved cycle and footpath networks development together, aiding improved linking the different elements of the accessibility for all users. new development together, aiding improved accessibility for all users. This option proposes that the landscape design for Arborfield draw on the existing landscape The Draft SDL SPD proposes that the context of the SDL to assist in delivering a strong landscape design for Arborfield draw on the character and distinctive character. The existing landscape context of the SDL to assist alternative option will seek high quality materials in delivering a strong character and distinctive for the new development that should firmly character. The Draft SDL SPD seeks high establish the character and identity of the SDL, quality materials for the new development that both in respect of the public realm and the built should firmly establish the character and form of buildings and structures. identity of the SDL, both in respect of the public realm and the built form of buildings and High quality materials for the new development is structures. also set out by the preferred option to aid and establish the character and identity of the SDL, High quality materials for the new development both in respect of the public realm and the built is also set out by the preferred option to aid form of buildings and structures. and establish the character and identity of the
118 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
SDL, both in respect of the public realm and Developing the Arborfield Garrison does present the built form of buildings and structures. risk of coalescence between Arborfield and Finchampstead. The alternative Developing the Arborfield Garrison does option provides more SANG to the east that present risk of coalescence between would help lessen the risk of coalescence Arborfield and Finchampstead. However, this between the new development and the existing impact is mitigated by SANG and open space settlement at Finchampstead. provision. This option does not propose transition areas to Sensitivity to existing neighbourhoods is also mitigate the visual impact of new and existing reflected by the preferred option through the developments. retention of open spaces and provision of transition areas. This option may reduce vitality and benefits of collocating district centre uses with the secondary school. The Draft SDL SPD includes the development The alternative option accommodates 3,500 of a range of housing to meet local needs, dwellings together with associated commercial including smaller units, family housing, mixed and community services and facilities. The range tenure and affordable housing. All housing of housing would need to meet WBC should be “tenure blind” so as not to requirements. This option would not prevent the distinguish between private ownership, social provision of affordable housing. rented and shared ownership properties in the appearance and setting of the dwelling. The alternative option would increase the employment provision at Hogwood Farm A bus route is proposed through the centre of Industrial Estate and could also provide public the SDL providing access to the wider job transport to open the wider job market. These 6 -/ -/ -/ market. -/ -/ -/ features would contribute positively towards creating an inclusive, mixed and balanced The proposals also seek the provision of community over the planned period. community facilities and services including multi use community centre, retail, GP surgery, The Draft Infrastructure SPD acknowledges that and increase in employment provision at an element of the new retail units within the Hogwood Farm Industrial Estate within the district centre should below market rent for use SDL. These features would contribute by the voluntary sector.
119 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
positively towards creating an inclusive, mixed and balanced community over the planned period.
The Draft Infrastructure SPD acknowledges that an element of the new retail units within the district centre should below market rent for use by the voluntary sector. The Draft SDL SPD and Draft Infrastructure The alternative option and the Draft Infrastructure SPD seek the provision of two primary schools SPD seek the provision of three primary schools, ,a relocated secondary school, a children’s a relocated secondary school, a children’s centre centre and increase in employment provision and increase in employment provision at at Hogwood Farm, all within the Arborfield Hogwood Farm, all within the Arborfield SDL. SDL. Whilst this option would provide more primary Access to training at a community level and schools, three schools do not reflect the increasing opportunities to lifelong learning not Council’s intentions for education provision within directly addressed. However, the the SDL and as such is not deemed to Infrastructure SPD identifies the inclusion of reasonably deliverable. labour/apprenticeships schemes to be phased 7 -/ between 2012-2015. -/ Access to training at a community level and increasing opportunities to lifelong learning not The Draft Infrastructure SPD sets out that the directly addressed. However, the Infrastructure first primary school should be phased in the SPD identifies the inclusion of short term (2011-2014). The secondary labour/apprenticeships schemes to be phased school to be operational in the short term between 2012-2015. (2013-2015) – the Infrastructure SPD sets out that the delivery may be in 2 phases that will The Draft Infrastructure SPD sets out that the bring the school up to full capacity of 1,500. first primary school should be phased in the short The second primary school will be reserved for term (2011-2014). The secondary school to be post 2026. operational in the short term (2013-2015) – the Infrastructure SPD sets out that the delivery may Improved public transport provision (see SA be in 2 phases that will bring the school up to full Obj 9) will also increase accessibility to new capacity of 1,500. The second primary school
120 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
educational facilities for users from outside the will be reserved for post 2026. SDL boundary. Improved public transport provision (see SA Obj 9) will also increase accessibility to new educational facilities for users from outside the SDL boundary.. Arborfield Garrison is situated approximately 4 Arborfield Garrison is situated approximately 4 km south west of Wokingham town centre and km south west of Wokingham town centre and about 5 km south east of M4 Junction 11 and about 5 km south east of M4 Junction 11 and the the edge of Reading. These features present edge of Reading. These features present challenges in scoring positively against this SA challenges in scoring positively against this SA objective, particularly in the short term, as objective, particularly in the short term, as existing facilities are further afield. existing facilities are further afield.
Notwithstanding this, the Draft SDL SPD Notwithstanding this, the alternative option proposes new development that will provide proposes new development that will provide significant levels of new community services significant levels of new community services and and facilities and new retail and employment facilities and new retail and employment land at land at Hogwood Farm Industrial Estate within Hogwood Farm Industrial Estate within walkable walkable distances from new and existing distances from new and existing neighbourhoods. This enhanced provision will neighbourhoods. This enhanced provision will help mitigate the initial negative impact on this help mitigate the initial negative impact on this 8 - -/ SA objective as the development is completed - -/ SA objective as the development is completed over the planned period. over the planned period.
The Draft Infrastructure SPD envisages the The Draft Infrastructure SPD envisages the delivery of a Community Centre in the short/ delivery of a Community Centre in the short/ medium term (2015) to meet housing trajectory medium term (2015) to meet housing trajectory of of 750-850 and for further employment at 750-850 and for further employment at Hogwood Hogwood farm from 2012 onwards. farm from 2012 onwards.
The Draft Infrastructure SPD also indicates the The Draft Infrastructure SPD also indicates the requirement for a new police station and some requirement for a new police station and some retail/business uses to be co-located in the retail/business uses to be co-located in the
121 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
community building. community building.
A new secondary school and two primary A new secondary school and two primary schools schools within the Arborfield Garrison SDL will within the Arborfield Garrison SDL will also be also be easily accessible to new and existing easily accessible to new and existing residents - residents - connected to the nearby residential connected to the nearby residential neighbourhoods via pedestrian and cycle neighbourhoods via pedestrian and cycle routes. routes. The new proposed public transport The new proposed public transport provision set provision set out by this option and the Draft out by this option and the Draft Infrastructure Infrastructure SPD will also provide public SPD will also provide public transport for young transport for young people from wider afield to people from wider afield to access the schools. access the schools. Improvements to the SRN (see SA Obj 9) set out Improvements to the SRN (see SA Obj 9) set by both Draft SPDs will improve access to out by both Draft SPDs will improve access to services and facilities further afield. services and facilities further afield. The new development will increase the The new development will increase the number number of users expected on the highway of users expected on the highway network that network that will impact negatively against this will impact negatively against this SA objective, SA objective, particularly in the short term - particularly in the short term - before measures to before measures to mitigate increasing traffic mitigate increasing traffic are established. are established. Over the medium to long term however, as Over the medium to long term however, as alternatives modes of transport to the car are alternatives modes of transport to the car are created and new residents’ travel patterns adapt created and new residents’ travel patterns accordingly, the assessment finds that the adapt accordingly, the assessment finds that enhancements to the movement network the enhancements to the movement network proposed by the alternative option would also proposed by the preferred option will likely limit likely limit emission levels and reduce the impact emission levels and reduce the impact on road on road congestion. congestion. The Draft SDL SPD also seeks a planned new development that can achieve a The alternative option also sets out a planned good degree of self-containment whereby the new development that can achieve a good daily needs of its residents can be catered for degree of self-containment whereby the daily
122 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
through provision of a mix of services and needs of its residents can be catered for through employment opportunities (see SA Objective provision of a mix of services and employment 4), which are easily and safely accessible, opportunities (see SA Objective 4), which are resulting in fewer car journeys with and easily and safely accessible, resulting in fewer beyond the SDL. The provision of services / car journeys with and beyond the SDL. The facilities and employment in the SDL will be provision of services / facilities and employment accessed via the proposed network of in the SDL will be accessed via the proposed footpaths and cycleways that should help network of footpaths and cycleways that should encourage residents to walk or cycle short help encourage residents to walk or cycle short journeys and reduce the need to travel by car. journeys and reduce the need to travel by car.
To help manage these additional users the The alternative Option proposes a movement Core Strategy policy CP10, this preferred strategy that links north through the site and west option and the Draft Infrastructure SPD to the A327. An eastern link is provided to Nine propose improvements to mitigate congestion Mile Ride however this is not a primary but a levels through measures such as: secondary route that would be designed to accessibility by non car modes along discourage rat running to Wokingham. 9 -/x - - A327, B3030, B3349,B3430 corridors -/x - - Extensions to Nine Mile Ride could have including works to Barkham Bridge; negative impacts on the locality due to increased works to upgrade Park Lane; emissions. Arborfield Cross Relief Road triggered after 750 dwellings; Early engagement with bus operators is essential Contributions to Eastern Relief Road to maximise the potential of the opportunity to anticipated by 2016; establish sustainable travel patterns and Improvements to transport capacity behaviour from the early phases of the along A327; development. Offsite highway works relating to necessary transport infrastructure; and, Demand management to preserve operational performance of the SRN.
The preferred option seeks improvements to the road network, including three primary
123 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
streets within the SDL: Biggs Lane, which can be upgraded to meet the requirements of primary streets; and, A north/south street, acting as a bus priority corridor and providing important connections between the three residential neighbourhoods, plus access to the district centre.
Road congestion through Arborfield Cross will likely to be reduced once the Nine Mile Ride extension to the A327 has been completed. The Infrastructure SPD envisages a phasing strategy between 2012 and 2015. Although the extension could have localised increases in air pollution.
Road schemes also likely to impact on the countryside and biodiversity. The preferred option will seek to mitigate these by providing wildlife corridors adjacent to road schemes.
The infrastructure SPD envisages phasing to take account of the housing trajectory. The SDL SPD proposes that the new District Centre should incorporate a high quality bus interchange facility in order to facilitate easy and efficient use of public transport and to encourage longer journeys to be undertaken by this mode. The infrastructure SPD proposes a segregated bus and cycle route that will reduce congestion and pollution.
124 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The Arborfield Garrison presents an The alternative option proposes the reuse of opportunity within Wokingham Borough to previously developed land and encouraging the redevelop a previously used site for a new reuse of buildings and conversion of redundant community. The Draft SDL SPD seeks to buildings for new uses. bring existing buildings and previously 10 -/ x developed land back into use in the early -/ x The later phases of development will focus phase and seeks proposals for the reuse of development on mainly greenfield land. existing buildings.
The later phases of development will focus development on mainly greenfield land The new development will increase the The new development will increase the number number of users expected on the highway of users expected on the highway network that network that will impact negatively against this will impact negatively against this SA objective, SA objective, particularly in the short term - particularly in the short term - before measures to before measures to mitigate increasing traffic mitigate increasing traffic are established – see are established – see SA objective 9. Due to SA objective 9. Due to the scale of development the scale of development the potential impact the potential impact of the resultant construction of the resultant construction traffic and other traffic and other construction impacts (e.g. dust construction impacts (e.g. dust and emissions) and emissions) should be carefully considered in should be carefully considered in terms of terms of protecting the amenities of existing protecting the amenities of existing residents. residents. 11 -/x - - -/x - - The preferred option emphasises that new The alternative option emphasises that new development should have regard to issues development should have regard to issues such such as Air Quality Management and Noise. as Air Quality Management and Noise.
Air borne pollutants from private cars could be Air borne pollutants from private cars could be lessened through strategies that encourage lessened through strategies that encourage public transport usage e.g. proposals for a bus public transport usage e.g. proposals for a bus route through the site and a series of new and route through the site and a series of new and improved pedestrian and cycle routes will be improved pedestrian and cycle routes will be included, which link to existing routes (see SA included, which link to existing routes (see SA
Environmental Environmental Obj 9). Obj 9).
125 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The preferred option will impact negatively Development as a result of the alternative option upon this SA objective as existing farmland is would also impact negatively as a proportion of lost to development. existing green open spaces are lost to development. However, developing at Arborfield Garrison will redevelop brownfield land – minimising the However, these impacts will be mitigated by amount of greenfield land to be developed to policy requirements within the Core Strategy and meet the Borough-wide housing shortage. design and green infrastructure requirements set by this option and the Draft Infrastructure SPD. Developing the SDL will also provide opportunities for creating new enhanced The layout works with existing landscape wildlife corridors that include new planting to features to create a network of formal and enhance the existing planting – in keeping with informal open spaces. SANG is provided to the CP7. A key feature of the preferred option is east presenting less chance of adverse impacts the provision of landscape framework, which - -/x -/ from development on this sensitive area. 12 - -/x -/ will draw on the existing landscape context including the local topography, hedgerows, the It proposes new wildlife corridors and green existing tree pattern including avenues of trees infrastructure and recognises areas of associated with the Garrison, watercourses, biodiversity importance, providing species ponds, wetland areas, grassland, footpaths populations are sustainable and linked. and bridleways.
It proposes new wildlife corridors and green infrastructure and recognises areas of biodiversity importance, providing species populations are sustainable and linked. The SDL also contains wildlife heritage sites and an area of ancient woodland that will be protected and sensitively integrated into the broader scheme. The Draft SDL SPD also proposes the protection of special landscape design and ‘protected’ sites such as Longmoor Bog (SSSI) as well as the California Country Park.
126 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The Core Strategy policy CP8, CP18, the Draft Infrastructure SPD and Draft SDL SPD require the provision of SANG to mitigate for impact on Thames Basin Heaths SPA.
These measures are likely to improve the preferred option’s relationship with this SA objective over the longer term as a new and enhance landscape that provides wildlife habitats is established and matures. The preferred option overall will lead to a loss The alternative option proposes the protection of of existing farm land and green open spaces, special landscape design and ‘protected’ sites particularly in the medium/long term. such as Longmoor Bog (SSSI) as well as the California Country Park. Additional protection is However, the preferred option proposes a provided through the allocation of SANG to the landscape design that draws on the existing east. The SPD also retains existing areas of landscape context which is a unique and ecological value of the landscape. distinctive element of the SDL that will assist in delivering a strong character providing an No development is proposed within the Green enviable setting for development. Belt.
No development is proposed within the Green Analysis of the existing landscape character Belt. should clearly be used to explain how these have 13 -/ - -/ -/ - -/ influenced the new development schemes and There are eight historically important buildings how the new development will respond to this and monuments in the SDL, which the important context. preferred option identifies as key areas for a sensitive approach to protect aspects of the There are eight historically important buildings historic environment that contributes and monuments in the SDL, which the alternative significantly to the SLD’s local character. option would also be required to protect and enhance - aspects of the historic environment The Draft SDL SPD also proposes that that contribute significantly to local character. settlement edges should be carefully
127 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
considered to reflect the rural context. The alternative option would also be required to Development should not back onto open pay particular care to settlement edges and their space or surrounding countryside, to ensure a relationship with the rural context. Development positive address of these areas. should not back onto open space or surrounding countryside, to ensure a positive address of these areas. The preferred option and Draft Infrastructure The alternative option proposes opportunities for SPD seek high environmental performance of new buildings at Arborfield Garrison to new development within the SDL, which demonstrate the use of sustainable building includes an objective for reaching a carbon techniques to ensure high levels of energy neutral development – this reflects Core efficiency. Opportunities for the use of green or Strategy CP1 – thus increasing the proportion brown roofs and green walls exist, as does the of houses within the Borough that meet higher potential for buildings to demonstrate the use of environmental standards. sustainable building techniques to ensure high levels of energy efficiency. The preferred option proposes that new buildings at Arborfield Garrison will Initiatives to mitigate greenhouse gas emissions demonstrate the use of sustainable building are reflected in the option’s promotion of self- techniques to ensure high levels of energy -/ containment and promotion of public transport 14 -/ efficiency. In addition it proposes that travel. opportunities for the use of green or brown roofs and green walls should be pursued for The scale of the development presents schools, community buildings and for the opportunities for renewable energy supermarket. All buildings will demonstrate developments however, there are no specific the use of sustainable building techniques to proposals highlighted by the alternative option. ensure high levels of energy efficiency. This option does not directly address issues of The scale of the development presents fuel poverty. opportunities for renewable energy developments however, there are no specific proposals highlighted by the Draft SDL SPD.
The Infrastructure SPD identifies the need for allotment use of 0.52ha per 1000 to encourage
128 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
sustainably grown food.
The SPD does not however directly address issues of fuel poverty. The new development will create increased The new development will create increased levels of waste from construction and new levels of waste from construction and new users users of the SDL, which will impact negatively of the SDL, which will impact negatively upon this upon this SA objective. Need to resolve issues SA objective. Need to resolve issues relating to relating to sewage works with Thames Water sewage works with Thames Water before before development on sites can proceed. development on sites can proceed.
However, to mitigate these impacts, the However, to mitigate these impacts, the preferred preferred option – in keeping with Core option – in keeping with Core Strategy policy 15 -//x -/x - Strategy policy CP1 – seeks measures to -/x -/x - CP1 – seeks measures to minimise waste. The minimise waste. The preferred option provides alternative option provides opportunities for water opportunities for water and waste and waste management schemes. management schemes. The alternative option would also require new The preferred option requires new development to be acquired from sustainable development to be acquired from sustainable sources. Where the building design allows, sources. Where the building design allows, buildings could be manufactured off-site and buildings could be manufactured off-site and assembled on-site in order to reduce waste assembled on-site in order to reduce waste during construction. The Draft Infrastructure SPD during construction. The Draft Infrastructure also seeks the provision of home composters or SPD also seeks the provision of home food digesters for each property. composters or food digesters for each property. Small watercourses which run across the SDL Small watercourses which run across the SDL including a number of ponds which form part of including a number of ponds which form part of a a network of drainage should also be network of drainage should also be considered considered carefully including the balancing carefully including the balancing pond to the pond to the north of the SDL. There is north of the SDL. New development may also potential for the development at Arborfield place pressure on existing foul water capacity. Garrison to impact on water quality, The Draft Infrastructure SPD acknowledges that
129 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
particularly in the short term during the consortia are in discussions with Thames construction. New development may also Water and a phasing plan should reflect its place pressure on existing foul water capacity. advice. There will be a need to resolve issues The Draft Infrastructure SPD acknowledges relating to sewage works with Thames Water that the consortia are in discussions with before development on sites can proceed. Thames Water and a phasing plan should reflect its advice. There will be a need to There is potential for the development at resolve issues relating to sewage works with Arborfield Garrison to impact on water quality, Thames Water before development on sites particularly in the short term during construction. can proceed. During construction the impact on the water quality will need to be monitored and managed The preferred option in keeping with Core according to the requirements of Wokingham 16 - -/ Strategy policy CP1 requires new development - -/ Borough Council. to limit any adverse effects on water quality (including ground water) and for water quality The SDL SPD proposes sustainable water to be monitored and managed according to the resource management and a comprehensive requirements of the Council. During system for water management is required as part construction the impact on the water quality of the overall scheme that will mitigate negative will need to be monitored and managed impacts against this SA objective over the longer according to the requirements of Wokingham term. Borough Council.
The preferred option also seeks sustainable water resource management Code for Sustainable Homes in construction.
The preferred option also requires sustainable water resource management and a comprehensive system for water management is required as part of the overall scheme. The Arborfield Garrison SDL comprises The Arborfield Garrison SDL comprises brownfield and greenfield land. The preferred brownfield and greenfield land. Land within the option proposes to redevelop brownfield land SDL is Grade 3 and 4 agricultural land. No during the earliest phases of development. known soil contamination in this location
130 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
17 -/x - There are no known soil contamination issues -/x - however, developers would have to ensure that identified for the Garrison, although further any contaminated land within an SDL was investigative work will be required as part of remediated to a condition suitable for use. any planning application. Proposals should be in accordance with PPS23 and Core Strategy Policy CP1 Sustainable The development on Greenfield land will not Development. result in the loss of high quality agricultural land as it is identified as Grade 3 and 4. There are also no known soil contamination issues on these areas however; developers would have to ensure that any contaminated land within an SDL was remediated to a condition suitable for use. Proposals should be in accordance with PPS23 and Core Strategy Policy CP1 Sustainable Development. Developing the Arborfield Garrison SDL will The alternative option would also present likely increase greenhouse gases from energy negative effects against this SA objective. consumption, transport and land use and Although measures to mitigate these effects waste management that will impact negatively would help improve the SDLs performance in the upon this SA objective. longer term. Such initiatives include, securing at least 10% of energy from decentralised and However, the preferred option, Core Strategy renewable or low carbon sources, opportunities policies CP1 and CP20 and the Draft for local energy generation and also for the new Infrastructure SPD propose measures to development to achieve carbon neutrality. 18 -/x - -/ increase energy efficiency and to provide -/x - -/ opportunities for renewable energy consumption – see SA objective 9 and 14 that will help mitigate negative effects and will likely reduce household energy use per capita of new residents in the SDL that will be likely become more effective over time.
The preferred option will secure at least 10% of energy from decentralised and renewable or
131 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
low carbon sources. The scale of the development provides opportunities for local energy generation and also for the new development to achieve carbon neutrality. Early phases of development that focus upon The alternative option provides opportunities to the Garrison are unlikely to cause adverse protect special landscape design and protected impacts against this SA objective, although as sites including natural and historic environment. the development proceeds through the medium term the tranquilly and air quality in However, tranquilly and air quality in the rural the rural area may be impacted upon by the area will however be impacted by the new new development and development of new development. and enhanced road network – as construction focuses upon the wider SDL. The alternative option will also provide a positive contribution to the character of the SDL and Overall the preferred option will provide seeks provision of new green corridors, river 19 -/ - significant opportunities to retain and enhance -/ - corridors and enhancements to biodiversity. It the important natural features and provide a will also seek to protect the built heritage within high quality network of green infrastructure. the SDL. – see SA Objective 13 above. The provision of SANG will also help manage the The preferred option will provide a positive impact of the new development upon the wider contribution to the character of the SDL and countryside. seeks provision of new green corridors, river corridors and enhancements to biodiversity. It will also seek to protect the built heritage within the SDL. – see SA Objective 13 above. The provision of SANG will also help manage the impact of the new development upon the wider countryside.
132 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The preferred option proposes a large scale This alternative option would also provide mixed use development incorporating housing, opportunities for large scale mixed use education facilities, commercial uses, development incorporating housing, education community facilities and increased employment facilities, commercial uses, community uses. These features would provide local facilities and increased employment uses. employment opportunities and a variety of job These features would provide local opportunities. employment opportunities and a variety of job opportunities. Construction during all phases of development 20 will provide local employment opportunities in Construction during all phases of development the construction industry; transport will provide local employment opportunities in improvements that include public transport will the construction industry; transport provide accessibility to the wider employment improvements that include public transport will market and improve equality of opportunity in provide accessibility to the wider employment the labour market. market and improve equality of opportunity in the labour market. Improvements to Nine Mile Ride as set out by the Draft Infrastructure SPD will likely Improvements to Nine Mile Ride will likely encourage investment towards Arborfield at encourage investment towards Arborfield at Hogwood Farm Industrial Estate. Hogwood Farm Industrial Estate. The Draft SDL SPD seeks to improve This alternative would provide opportunities to community Wi-Fi access which could allow for improve community Wi-Fi access which could home working. Public transport improvements allow for home working. Public transport and improved road highway infrastructure improvements and improved road highway 21 - -/ -/ could improve accessibility to high skilled jobs - -/ -/ infrastructure could improve accessibility to wider afield within Wokingham Borough and high skilled jobs wider afield within
Economic Berkshire. Wokingham Borough and Berkshire.
133 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The preferred option would create a more This option would also create a more diverse diverse employment portfolio for the area employment portfolio for the area through the through the provision of a wide variety of provision of a wide variety of employment employment opportunities as a result of the opportunities as a result of the new new neighbourhood centres and district centre, neighbourhood centres and district centre, 22 -/ education and community facilities. The -/ education and community facilities. The expansion of Hogwood Industrial Estate would expansion of Hogwood Industrial Estate would also contribute to the range and overall also contribute to the range and overall increase in job creation and the supply of new increase in job creation. The supply of new housing would enlarge the local workforce. housing would enlarge the local workforce. These would provide opportunities to help These would provide opportunities to help maintain a competitive economy. maintain a competitive economy.
134 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
South of the M4
Scoring Criteria
Likely to have a very positive impact - Neutral (positive and/or negative dependent on its implementation) X Likely to have a negative impact Likely to have a positive impact O No significant effect/no clear link XX Likely to have a very negative impact
Preferred Option: South of the M4 Strategic Development Locations SPD, Alternative Option: Draft South of the M4 SDL SPD, February June 2011 and Infrastructure Delivery and Contributions SPD 2010 and Infrastructure Delivery and Contributions SPD
Compatibility score Compatibility score SA Commentary Commentary Objective Short Med Long Short Med Lon 2012- 2016- 2021- 2012- 2016- g 2016 2021 2026 2016 2021 202 1- 202 6 The development of new housing within the The alternative option would also provide SDL would contribute significantly towards development of new housing within the SDL that housing requirements for Wokingham would contribute towards housing requirements Borough. The preferred option indicates that for Wokingham Borough. This option would the SDL will provide around 2,500 dwellings provide around 2,500 dwellings by 2026 as by 2026 as outlined in Core Strategy Policy outlined in Core Strategy Policy CP19. CP19. Phasing indicates 1,250 dwellings between 2012- The Draft Infrastructure SPD indicates phasing 2016 with subsequent phases providing 1,250. of 1,250 dwellings between 2012-2016 with subsequent phases providing 1,250. This This option would promote the provision of option would promote the provision of affordable housing and housing essential service affordable housing and housing essential workers. 1 service workers that includes at least 35% of
SOCIAL affordable housing. This option would provide opportunities for a mix
135 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
of residential (size and type) to respond to This option would provide opportunities for a demographic changes and meet Wokingham mix of residential (size and type) to respond to Borough Council’s Lifetime Homes standard. demographic changes and meet Wokingham Borough Council’s Lifetime Homes standard. This option would also provide opportunities for a It could also include extra care housing and mix of residential developments, sizes and dementia care housing. tenures to be made available to ensure housing choice and inclusivity for the widest possible The design principles propose a mix of group of residents and would need to meet at residential developments, sizes and tenures least 35% of affordable housing in line with Policy that will be made available to ensure housing CP5, Housing Mix, Density and Affordability. choice and inclusivity for the widest possible group of residents. The assessment therefore considers that the preferred option would score positively against The assessment therefore considers that the this objective throughout the course of the preferred option would score positively against development. this objective throughout the course of the development. The majority of the SDL is located within an The majority of the SDL is located within an area area of low flood risk (Flood Zone 1) with parts of low flood risk (Flood Zone 1) with parts of the of the SDL – the flat Loddon Valley to the east SDL – the flat Loddon Valley to the east of of Shinfield – identified as functional floodplain Shinfield – identified as functional floodplain (Flood Zone 3b): constraining development in (Flood Zone 3b): constraining development in this this part of the SDL. The preferred option part of the SDL. The SDL SPD seeks however does not seek development outside development outside of Zone 3. of Zone 3 thus limiting the risks of flooding. This option does not identify suitable The potential negative effects that the loss of development areas on land to the east of green fields that act as soak away for rainfall Shinfield; an area closer to the flood plain. The will be mitigated by the preferred option proposed eastern link road is located close to the through the development of sustainable urban flood plain and will require flood attenuation drainage, new balancing ponds and wetland measures in line with EA requirements. areas, which can also enhance the recreational and visual qualities of the SDL. To help manage the risks of flooding the
136 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The Draft Infrastructure SPD and Core proposals include the development of sustainable Strategy emphasise the importance of flood urban drainage, new balancing ponds and risk modeling to accompany development that wetland areas, which can also enhance the is part of the EIA prior to outline planning recreational and visual qualities of the SDL. consent and in line with EA advice and PPS25. The delivery of the SPD will be dependent on flood risk modelling to be undertaken and The proposed eastern link road is located development that is reflective of advice from the close to the flood plain although the Draft Environment Agency and PPS25. Infrastructure SPD sets out that it will require 2 - -/ -/ flood attenuation measures in line with EA - -/ -/ Surface water drainage arrangements are requirements. proposed by the SPD for the SDL, which should ensure volumes and peak flow rates of surface Surface water drainage arrangements are water leaving the SDL are no greater than the proposed by the Draft SDL SPD for the SDL, rates prior to the proposed development. which should ensure volumes and peak flow rates of surface water leaving the SDL are no Developers are expected to make contributions to greater than the rates prior to the proposed the construction and maintenance of SUDS in development. Developers are expected to accordance with Environment Agency advice. make contributions to the construction and maintenance of SUDS in accordance with Regard will also need to be given to the Flood Environment Agency advice. and Water Management Act 2010 in regards to SUDs maintenance. Regard will also need to be given to the Flood and Water Management Act 2010 in regards to SUDs maintenance. Whilst this assessment does not consider that Whilst this assessment does not consider that the the design of urban spaces can directly design of urban spaces can directly determine determine human behaviour in a rigid cause human behaviour in a rigid cause and effect and effect manner, the preferred option does manner, the preferred option does provide for provide for facilities that go beyond the scope facilities that go beyond the scope of physical of physical design that include personal and design that include personal and social social development activities. These include development activities. These include facilities facilities that provide childhood and parenting that provide childhood and parenting support,
137 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
support, education and leisure facilities. education and leisure facilities.
The preferred option provides opportunities for The alternative option also provides opportunities the development of integrated public spaces for the development of integrated public spaces that are easily accessible to all users. The that are easily accessible to all users. The new new development could provide resources and development could provide resources and reassurances for the rural area, business and reassurances for the rural area, business and residential investment. residential investment. 3 0 0 0 0 0 0 The Draft SDL SPD also states that future This option would also require future proposals to proposals observe the principles set out in observe the principles set out in Secure by Secure by Design and development should be Design and development should be in in accordance with Core Strategy Policy CP3: accordance with Core Strategy Policy CP3: General Principles for Development. General Principles for Development.
The SDL SPD proposes improvements to The alternative option proposes improvements to transport safety and security. The Draft transport safety and security. The Draft Infrastructure SPD seeks the provision of a Infrastructure SPD seeks the provision of a new new neighbourhood police office that could neighbourhood police office that could form part form part of the new multi use community of the new multi use community centre. centre. The preferred option proposes to improve the The alternative option also provides health and wellbeing of existing and new improvements to infrastructure, services and residents by providing new services and facilities that would enhance the health and facilities which are easily and safely wellbeing of existing and new residents and accessible on foot, bike or by public transport. users. It proposes the provision of a mix of services which are easily and safely accessible At Shinfield, a substantial volume of on foot, bike or by public transport. development will wrap closely around the south-western part of the village where it will At Shinfield, a larger proportion of development is be closest to existing primary road proposed that will wrap closely around the south- infrastructure and local facilities. Development western part of the village – placing more at this location in Shinfield will include a new pressure on the existing primary road community hub that will be within easy access infrastructure and local facilities. Development at
138 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
for both new and existing residents, and this location in Shinfield will include a new should be developed to complement the community hub that will be within easy access for existing village centre. The new both new and existing residents, and should be neighbourhood centre would improve access developed to complement the existing village to health facilities and provide opportunities for centre. The new neighbourhood centre would improving the quality of health facilities in the improve access to health facilities and provide locale. The infrastructure SPD envisages opportunities for improving the quality of health contributions from the developer to be phased facilities in the locale. throughout the development. A provision is made for the development of new The two neighbourhood centres will provide open spaces and play and sports facilities. The local retail, community, health, recreation and proposals for South of the M4 include the education facilities for the residents of the SDL provision of formal and informal open space uses, to enable them to access local facilities including local sports pitches, NEAPs, LEAPs and without the need to travel. The centres will be LAPs within the SDL. designed to include good quality public realm. The greenspace network, and in particular the The design principles of the Draft SDL SPD open land between the villages, creates 4 - require new open spaces and play and sports - opportunities to provide useable space in a facilities. The proposals for South of the M4 central location which is accessible to all include the provision of formal and informal residents – this area is smaller in this option. open space uses, including local sports Connected by safe walking and cycling routes, pitches, NEAPS, LEAPs and LAPs within the these facilities will provide opportunities for SDL. The Draft Infrastructure SPD anticipates residents and the wider community to exercise, that formal sports facilities could be phased play, relax and socialise, activities which benefit between 2010-2013 to ensure community people’s physical and mental health and well- facilities are in place to maxismise self being. containment and promote health.
The greenspace network, and in particular the open land between the villages – a key feature of the preferred option - creates opportunities to provide useable space in a central location which is accessible to all residents. Connected
139 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
by safe walking and cycling routes, these facilities will provide opportunities for residents and the wider community to exercise, play, relax and socialise, activities which benefit people’s physical and mental health and well- being. The overall development proposed within the The alternative option presents greater risk of SDL will see modest coalescence of Shinfield, coalescence between Shinfield, Spencers Wood Spencers Wood and Three Mile Cross, which and Three Mile Cross, which could have a lasting will impact on the distinctiveness of negative impact on the distinctiveness of communities but which will be mitigated by communities that will be harder to mitigate. measures set out by the preferred option. The ability to see from one settlement to the other The ability to see from one settlement to the varies greatly due to topographical variation and other varies greatly due to topographical the varying pattern of woodland, trees and variation and the varying pattern of woodland, hedgerows in the vicinity – restricting views more trees and hedgerows in the vicinity – in some parts than others. The prominent clay restricting views more in some parts than ridge between Shinfield Village and Spencers others. The prominent clay ridge between Wood provides substantial visual separation Shinfield Village and Spencers Wood provides between these settlements and also between substantial visual separation between these Shinfield Village and Three Mile Cross. This is a settlements and also between Shinfield Village prominent feature of the area and as such any and Three Mile Cross. This is a prominent development that would occur here would be feature of the area and as such any clearly visible. In particular the the central, development that would occur here would be northeastern and southeastern parts of the gap clearly visible. In particular the central, posses a open character due to the large-scale northeastern and southeastern parts of the nature of most of the fields, the scarcity of separation possess an open character due to hedgerows and trees and, in the case of the the large-scale nature of most of the fields, the central parts of the gap, the elevated nature of scarcity of hedgerows and trees and, in the most of the land. case of the central parts of the gap, the elevated nature of most of the land. The alternative option proposes development to To limit these effects the Draft SDL SPD the east and west of Three Mile Cross; north-east proposes development to the east and west of of Spencers Wood; and, west and north-east of
140 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Three Mile Cross; north-east of Spencers Shinfield. Wood; and, west and north-east of Shinfield. The alternative option proposes more These locations are best placed to limit the development to the west of Shinfield that would effects of any sense of coalescence and threat impact more on the distance between Shinfield to the setting and separate identity of the and Spencers Wood and the sense of settlements. coalescence between these two settlements.
The Draft SDL SPD also proposes that the The Draft SDL SPD proposes that the primary primary school playing fields be located at the school playing fields be located at the village village edge so that they add to the sense of edge so that they add to the sense of openness openness and contribute to the perception of and contribute to the perception of separation separation between villages. The expansion between villages. The expansion of Spencers of Spencers Wood will accommodate a new Wood will accommodate a new primary school, primary school, and again whilst the school and again whilst the school building will form part building will form part of the physical and of the physical and visual fabric of the village, the visual fabric of the village, the playing fields playing fields can flow out towards the open 5 -/x - can flow out towards the open space to add to -/x -/x -/x space to add to greenspace continuity. greenspace continuity. The alternative option sets out a diverse range of The Draft SDL SPD proposes that between facilities and services to meet the needs of a wide the expanded residential developments of range of different users that can also act as Spencers Wood and Shinfield the open area places for people to meet and help promote a should be a minimum of 500m, and between convivial and integrated public space. For Ryeish Green and Shinfield it should be a example: minimum of 150m. formal sports facilities, and playing fields, open space and green infrastructure – for The preferred option sets out a diverse range leisure, recreation and amenity. of facilities and services to meet the needs of allotments - to promote local food a wide range of different users that can also production and can form attractive and act as places for people to meet and help interesting focal points within residential promote a convivial and integrated public neighbourhoods. space. For example: new housing of a wide range of housing formal sports facilities, and playing types, sizes and tenures that will be
141 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
fields, open space and green made available to ensure housing choice infrastructure – for leisure, recreation and inclusivity for the widest possible and amenity. group of residents. allotments - to promote local food apartments and townhouse should be production and can form attractive and included in the centre in order to increase interesting focal points within the use mix within each centre. residential neighbourhoods. a new neighbourhood centre providing a new housing of a wide range of wide range of new community services, housing types, sizes and tenures that facilities – including two new primary will be made available to ensure schools – and retail opportunities for new housing choice and inclusivity for the and existing residents to use. widest possible group of residents. improved cycle and footpath networks apartments and townhouse should be linking the different elements of the new included in the centre in order to development together, aiding improved increase the use mix within each accessibility for all users. centre. a new neighbourhood centre providing The alternative option does not include a new a wide range of new community neighbourhood centre to the north-east of the services, facilities – including two new village adjacent to Cutbush Lane. At Spencers primary schools – and retail Wood a new primary school is also proposed. opportunities for new and existing residents to use. improved cycle and footpath networks linking the different elements of the new development together, aiding improved accessibility for all users.
In addition, a further area of development will be sought north-east of the village adjacent to Cutbush Lane that will also include a new local centre. At Spencers Wood a new primary school is also proposed. The Draft SDL SPD proposes development at The alternative option proposes development at the SDL, which would improve services and the SDL, which would improve services and
142 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
facilities that would help encourage community facilities that would help achieve better integration; opportunities for reduced travel; community integration, opportunities for reduced and, good quality, viable local facilities and travel and good quality, viable local facilities and services. The Draft Infrastructure SPD services. The Draft Infrastructure SPD expects expects phasing of these facilities early in the phasing of these facilities early in the development to take account of housing development to take account of housing trajectories. trajectories.
The preferred option also includes the A range of housing to meet local needs, including development of a range of housing to meet smaller units, family housing, mixed tenure and local needs, including smaller units, family affordable housing. All housing should be “tenure housing, mixed tenure and affordable housing. blind” so as not to distinguish between private All housing should be “tenure blind” so as not ownership, social rented and shared ownership to distinguish between private ownership, properties in the appearance and setting of the social rented and shared ownership properties dwelling. The new development will also need to in the appearance and setting of the dwelling. consider the 20 Building for Life criteria. The new development will also need to consider the 20 Building for Life criteria. A bus route is also proposed through the centre of the SDL linking Shinfield and Spencers Wood The proximity to Reading is proposed to be and providing access to the wider job market. 6 -/ -/ -/ exploited through the provision of buses, -/ The proposals also seek the provision of which will allow residents to travel to Reading community facilities and services including multi town centre and employment areas without use community centre, primary schools and retail. the need to drive. The proposed A33 Park & These features would contribute positively Ride south of Junction 11 should be easily towards creating a more inclusive, mixed and accessible to residents via non-car modes of balanced community. travel. Additionally, a new connection east of Shinfield from the A327 across the M4 and The proximity to Reading is proposed to be into Reading will be delivered and will include exploited through the provision of excellent bus priority measures. access to buses, which will allow residents to travel to Reading town centre and employment areas without the need to drive. The proposed A33 Park & Ride south of Junction 11 should be easily accessible to residents via non-car modes
143 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
of travel. Additionally, a new connection east of Shinfield from the A327 across the M4 and into Reading will be delivered and will include bus priority measures. The preferred option seeks the provision of This option also seeks the provision of two new two new primary schools. The Draft primary schools. The Draft Infrastructure SPD Infrastructure SPD anticipates that a school anticipates that a school will be phased early on will be phased early on in development circa in development circa 2011 to ensure adequate 7 -/ 2011 to ensure adequate provision of primary -/ provision of primary school places. Contributions school places. Contributions towards special towards special education needs and children’s education needs and children’s centre will be centre will be sought through developer sought through developer contributions. contributions. Opportunities for training at the Opportunities for training at the community community level and increasing opportunities for level and increasing opportunities for lifelong lifelong learning are not set out in detail. learning are not set out in detail. The Draft SDL SPD improves accessibility to The alternative option also improves accessibility services and facilities (highlighted previously to existing and new residents to services and against SA objective 5) for new and existing facilities through the provision of community residents that results in positive effects scored facilities and services including multi use against this SA objective. community centre, retail and educational facilities. A new link road and proposed bus route and The South of the M4 development will also improvements to cycle and footpath networks are contribute towards the Arborfield secondary also proposed that would improve access and school – improving access to secondary convenience. education provision within the wider locale. Higher order needs can be met through the The infrastructure SPD anticipates phasing of provision of safe and attractive accessibility to 8 -/ a multi use community centre between 2010- -/ Reading and Wokingham town centres and the 2013 reflecting anticipated housing railway stations. development levels. The local centre and other retail and business uses and local The SDL SPD seeks the provision of a two employment uses are anticipated to be primary schools within the SDL. At Shinfield a phased between 2010-2013. new primary school is proposed to be located alongside the new neighbourhood centre to
144 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Higher order needs can be met through the ensure it adds to the vitality of the centre and provision of safe and attractive accessibility to offers opportunities for dual purpose trips. It will Reading and Wokingham town centres and also be connected to the nearby residential the railway stations. neighbourhoods via pedestrian and cycle routes. A new proposed bus route will also provide public transport for young people from wider afield to access the school. The impacts of increased road users as a The alternative option also proposes measures result of the preferred option will likely impact that would limit congestion and pollution levels negatively upon the SA objective, particularly through the promotion of cycling, walking and use during the early phases of development; of public transport. before alternative modes of transport have been fully developed and sustainable travel It supports the development of new footpaths and patterns for new residents established. cycle ways and road layouts that give greater priority to cyclists and pedestrians that promote However, the preferred option does set out good connections with the existing community to measures to help address these issues that ensure a good degree of integration. It also include the promotion of cycling, walking and addresses public transport access to services use of public transport. The Draft SDL SPD that affect the rural area and promotes patterns of supports the development of new footpaths settlement and economic development that and cycle ways and road layouts that give reduce dependence on the car. greater priority to cyclists and pedestrians that promote good connections with the existing It also proposes that developers ccontribute community to ensure a good degree of towards the delivery of a new Park and Ride integration. New neighborhood centres and facility south of Junction 11 of the M4 on the A33 community services within walking distance. to provide direct bus access to Reading via the proposed Reading Mass Rapid Transit (RMRT). It also addresses public transport access to services that affect the rural area and supports To help manage these additional users the Core patterns of settlement and economic Strategy policy CP10, CP19 and Appendix 7, the development that reduce dependence on the Draft SDL SPD and Draft Infrastructure SPD car. propose improvements to the road network including: Both SPDs also propose that developers improvements to transport capacity along
145 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
contribute towards the delivery of a new Park the A327/A33, and Ride facility south of Junction 11 of the improved bus corridor provision linking M4 on the A33 to provide direct bus access to Spencers Wood and Shinfield to improve Reading via the proposed Reading Mass sustainability of site and offer choice; 9 -/x - - Rapid Transit (RMRT). Phasing anticipated -/x - - a Shinfield Eastern Relief Road that will around 2015/16 to mitigate increased traffic respond to the travel demand generated levels on routes into Reading. by both the South of M4 and Arborfield SDLs. It will incorporate bus priority To help manage these additional users the measures which will generate favourable Core Strategy policy CP10, CP19 and travel times for bus passengers. Appendix 7, the Draft SDL SPD and Draft Infrastructure SPD propose improvements to the road network including: improvements to transport capacity along the A327/A33 – the Infrastructure SPD phases the first section from 2010 and remaining improvements likely by 2016; a potential bus corridor linking Spencers Wood and Shinfield to improve sustainability of site and offer choice; a Shinfield Eastern Relief Road that will respond to the travel demand generated by both the South of M4 and Arborfield SDLs. It will incorporate bus priority measures which will generate favourable travel times for bus passengers.
146 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Much of the development is proposed on Much of the development is proposed on greenfield land although there may be scope greenfield land although there may be scope for 10 x x x for providing further employment provision x x x providing further employment provision utilising utilising unimplemented floorspace in Shinfield unimplemented floorspace in Shinfield and the and the expansion of Wellington Industrial expansion of Wellington Industrial Estate in Estate in Spencers Wood. Spencers Wood. The new development will increase the The new development will increase the number of number of users expected on the highway users expected on the highway network that will network that will impact negatively against this impact negatively against this SA objective, SA objective, particularly in the short term - particularly in the short term - before measures to before measures to mitigate increasing traffic mitigate increasing traffic are established – see are established – see SA objective 9. Due to SA objective 9. Due to the scale of development the scale of development the potential impact the potential impact of the resultant construction 11 -/x - - of the resultant construction traffic and other -/x - - traffic and other construction impacts (e.g. dust construction impacts (e.g. dust and emissions) and emissions) should be carefully considered in should be carefully considered in terms of terms of protecting the amenities of existing protecting the amenities of existing residents. residents.
The preferred option requires development to The alternative option requires development to have regard to issues such as Air Quality have regard to issues such as Air Quality Management and Noise. Management and Noise. The preferred option will impact negatively Development could have a short term negative upon this SA objective as existing greenfields impact on wildlife corridors and river corridors. are developed upon. However, developing at South of the M4 also However, developing at South of the M4 also provides opportunities for creating new enhanced provides opportunities for creating new wildlife corridors, which the preferred option sets enhanced wildlife corridors, which the out to provide. These include new native preferred option sets out to provide. These woodland and tree planting, new hedgerows, include new native woodland and tree grasslands and wild flower meadows that can planting, new hedgerows, grasslands and wild also be considered through a new landscape flower meadows that can also be considered framework. The alternative option seeks to through a new landscape framework. The provide new wildlife corridors and green
Environmental Environmental preferred option seeks to provide new wildlife infrastructure and recognises areas of biodiversity
147 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
corridors and green infrastructure and importance in keeping with new planting to recognises areas of biodiversity importance in improve the existing planting – in keeping with keeping with new planting to improve the CP7. existing planting – in keeping with CP7. SANG is also provided by the scheme to mitigate SANG is also provided by the scheme to the impact of the scheme upon the Thames Basin mitigate the impact of the scheme upon the Heath. 12 -/x - -/ Thames Basin Heath. -/x - -/ This option will not allow development within 15m The preferred option will not allow of copses and ancient woodlands and all development within 15m of copses and development will need to demonstrate that ancient woodlands and all development will proposals for the protection and enrichment of need to demonstrate that proposals for the habitat and biodiversity across the SDL are protection and enrichment of habitat and capable of delivery and, where necessary, biodiversity across the SDL are capable of ongoing maintenance, within the wider landscape delivery and, where necessary, ongoing framework. The SDL also contains a local wildlife maintenance, within the wider landscape site called Clare’s Green, which the alternative framework. The SDL also contains a local option will avoid impacting upon. wildlife site called Clare’s Green, which the preferred option will avoid impacting upon. The SDL also proposes opportunities for the use of green and brown roofs and green walls for The SDL also proposes opportunities for the public and community buildings. use of green and brown roofs and green walls for public and community buildings. The proposal for an additional 2,500 dwellings The proposal for an additional 2,500 dwellings will will impact on the existing rural character of impact on the existing rural character of the SDL the SDL as each village expands. To limit this as each village expands. The alternative option impact the SDL SPD proposes a design of also proposes a design of development and its development and its edges that avoids ribbon edges that avoids ribbon development along development along frontages, and which frontages, and which should be informed by the should be informed by the character of the character of the landscape, including its existing landscape, including its existing features, features, topography and views. topography and views. However, this option will likely impact greater on
148 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The preferred option sets out that the the character and setting due to the larger development form of the new settlement amount of development that is proposed between edges should allow for a transition between Shinfield and Spencers Wood. development and the open countryside that would include larger, wider plots with larger The development form of the new settlement semi-detached and detached forms and more edges should allow for a transition between spacing between plots. development and the open countryside that softens this transition through larger, wider plots South of the M4 is typified by the rural with larger semi-detached and detached forms settlements of Shinfield, Spencers Wood and and more spacing between plots. Three Mile Cross, each with small historic cores. The SPD proposes that new The transport connection linking Spencers Wood development in this area should be sensitive and Shinfield will impact on the character of the to its context and reflect an organic settlement area and will need to be designed sensitively. 13 - -/ -/ growth pattern as well as local building styles. -/x -/x -/x South of the M4 is typified by the rural The SDL SPD has regard to the historic settlements of Shinfield, Spencers Wood and environment and seeks to provide new wildlife Three Mile Cross, each with small historic cores. corridors and green infrastructure and The SPD proposes that new development in this recognises areas of biodiversity importance. area should be sensitive to its context and reflect The provision of SANG will also protect areas an organic settlement growth pattern as well as of countryside. local building styles.
The preferred option mitigates this effect by This option also has regard to the historic proposing a reduced western extension to environment and seeks to provide new wildlife Shinfield allowing a minimum 500m separation corridors and green infrastructure and recognises between Shinfield and Spencers Wood and a areas of biodiversity importance. The provision of minimum of 350m separation between SANG will also protect areas of countryside. Shinfield and Ryeish Green The preferred option and Draft Infrastructure This option seeks high environmental SPD seek high environmental performance of performance of new development within the SDL, new development within the SDL, which which includes an objective for reaching a carbon includes an objective for reaching a carbon neutral development as set out by the neutral development – Core Strategy CP1: Infrastructure SPD and Core Strategy.
149 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
increasing the proportion of houses within the Borough that meet higher environmental New buildings at the SDL will need to standards. demonstrate the use of sustainable building techniques to ensure high levels of energy New buildings at the SDL will need to efficiency. The option proposes that the SDL demonstrate the use of sustainable building should strive to become an exemplar scheme techniques to ensure high levels of energy where public buildings demonstrate best practice efficiency. This option would require the new in green building design. All buildings will development to become an exemplar scheme demonstrate the use of sustainable building where public buildings demonstrate best techniques to ensure high levels of energy practice in green building design. All buildings efficiency and seek to secure at least 10% of will need to demonstrate the use of energy from decentralised and renewable or low sustainable building techniques to ensure high carbon sources. levels of energy efficiency and seek to secure at least 10% of energy from decentralised and The scale of the development also offers an renewable or low carbon sources. opportunity for local energy generation, and water 14 -/ -/ -/ -/ -/ -/ and waste management schemes. Developers The scale of the development also offers an should comply with the requirements for opportunity for local energy generation, and sustainable development and climate change as water and waste management schemes. The set out in the Council’s Draft Infrastructure Draft Infrastructure SPD encourages Delivery SPD. developers to seek district heating infrastructure. Phasing should be from 2012. In addition to open space requirements, proposals for allotments and orchards are made Developers should comply with the in order to promote local food production. requirements for sustainable development and climate change as set out in the Council’s Draft Infrastructure Delivery SPD, which also requires recycling facilities to be provided. It also requires food digesters for each property.
In addition to open space requirements, proposals for allotments and orchards are made in order to promote local food
150 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
production.
The new development will create increased The new development will create increased levels levels of waste from construction and from the of waste from construction and from the new new residents and users of the SDL, which will residents and users of the SDL, which will impact impact negatively upon this SA objective. negatively upon this SA objective.
However, to mitigate these impacts, the However, to mitigate these impacts, the 15 -/x -/x - preferred option – in keeping with Core -/x -/x - alternative option – in keeping with Core Strategy Strategy policy CP1 – seeks measures to policy CP1 – seeks measures to minimise waste. minimise waste. The preferred option requires The alternative option requires new development new development to be acquired from to be acquired from sustainable sources. Where sustainable sources. Where the building the building design allows, buildings should be design allows, buildings should be manufactured off-site and assembled on-site in manufactured off-site and assembled on-site order to reduce waste during construction. in order to reduce waste during construction. The SDL SPD seeks sustainable water This option proposes sustainable water resource resource management and seeks Code for management and seeks Code for Sustainable Sustainable Homes in construction. There is Homes in construction. There is potential for the potential for the development at South of the development at South of the M4 to impact on M4 to impact on water quality, particularly in water quality, particularly in the short term during the short term during construction. During construction. During construction the impact on 16 - -/ -/ construction the impact on the water quality - -/ -/ the water quality will need to be monitored and will need to be monitored and managed managed according to the requirements of according to the requirements of Wokingham Wokingham Borough Council This option Borough Council. The SDL SPD proposes proposes sustainable water resource sustainable water resource management and management and a comprehensive system for a comprehensive system for water water management is required as part of the management is required as part of the overall overall scheme. scheme.
151 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The South of the M4 SDL comprises The South of the M4 SDL comprises greenfield greenfield land and will result in the loss of land and will result in the loss of agricultural land agricultural land that conflicts with the that conflicts with the aspiration of this objective. aspiration of this objective. However, the However, the majority of land within the SDL is majority of land within the SDL is identified as identified as being Grade 3 Agricultural land with being Grade 3 Agricultural land with parts of parts of the SDL to the east of Three Mile Cross the SDL to the east of Three Mile Cross identified as Grade 4. Thus developing here 17 - - - identified as Grade 4. Thus developing here - - - would not result in the loss of high quality would not result in the loss of high quality agricultural land. agricultural land. No known soil contamination exists in this area No known soil contamination exists in this although developers would have to ensure that area although developers would have to any contaminated land within an SDL was ensure that any contaminated land within an remediated to a condition suitable for use. SDL was remediated to a condition suitable for Proposals should be in accordance with PPS23 use. Proposals should be in accordance with and Core Strategy Policy CP1 Sustainable PPS23 and Core Strategy Policy CP1 Development. Sustainable Development. Developing the South of the M4 SDL will Developing the South of the M4 SDL will likely likely increase greenhouse gases from energy increase greenhouse gases from energy consumption, transport and land use and consumption, transport and land use and waste waste management that will impact negatively management that will impact negatively upon this upon this SA objective. SA objective.
However, the preferred option, the Core However, the preferred option, the Core Strategy 18 -/x - - Strategy CP1, CP20 and the Draft -/x - - CP1, CP20 and the Draft Infrastructure SPD Infrastructure SPD propose measures to propose measures to increase energy efficiency increase energy efficiency and to provide and to provide opportunities for renewable energy opportunities for renewable energy consumption – see SA objective 9 and 14 that will consumption – see SA objective 9 and 14 that help mitigate negative effects and will likely will help mitigate negative effects and will reduce household energy use per capita of new likely reduce household energy use per capita residents in the SDL that will be likely become of new residents in the SDL that will be likely more effective over time. become more effective over time.
152 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The development at South of the M4 will The SDL SPD seeks to provide a positive impact moderately against this SA objective as contribution to the character of the SDL and seek the SDL undergoes construction. However, provision of new green corridors, river corridors over the longer term the preferred option is and enhancements to biodiversity. The SDL SPD likely to impact positively by implementing a also seeks to protect the built heritage within the landscape and development strategy that will SDL. However, this option will likely impact enhance the existing character and condition greater on the character and setting due to the of the landscape – improving the interface larger amount of development that is proposed 19 -/x - -/ between the urban edges and open fields. -/x -/x -/x between Shinfield and Spencers Wood – see SA Objectives 5 and 13 above. The preferred option will also provide opportunities to renew or create landscape character through a landscape design that draws on the existing landscape context which is a unique and distinctive element of the SDL.
The Draft SDL SPD also seeks to protect the built heritage within the SDL. – see SA Objective 13 above.
153 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The preferred option proposes two new neighbourhood centres and two primary The alternative option also proposes two new schools designed to act as community hubs neighbourhood centres and two primary within the SDL that will provide local retail, schools designed to act as community hubs community, health, recreation and education within the SDL that will provide local retail, facilities for new and existing residents of the community, health, recreation and education SDL to enable them to access local facilities facilities for new and existing residents of the without the need to travel. In addition, there is SDL to enable them to access local facilities scope for further employment provision utilising without the need to travel. In addition, there is unimplemented floorspace in Shinfield and the scope for further employment provision expansion of Wellington Industrial Estate in utilising unimplemented floorspace in Shinfield Spencers Wood. These new facilities will and the expansion of Wellington Industrial 20 generate additional local jobs across the Estate in Spencers Wood. planned period of the scheme. Construction during all phases of development Construction during all phases of development will provide local employment opportunities in will provide local employment opportunities in the construction industry. The proximity to the construction industry. The proximity to Reading should be exploited through the Reading should be exploited through the provision of excellent access to buses, which provision of excellent access to buses, which will allow residents to travel to Reading town will allow residents to travel to Reading town centre and employment areas without the need centre and employment areas without the need to drive. The local centre and other retail and to drive. business uses and local employment uses are anticipated to be phased between 2010-2013. The local centre and other retail and business uses and local employment uses are anticipated to be phased between 2010-2013. The preferred option and Draft Infrastructure The alternative option and Draft Infrastructure SPD seek to improve community Wi-Fi access SPD seek to improve community Wi-Fi access which could allow for home working. which could allow for home working. 21 - -/ -/ Furthermore, Policy CP16 identifies a science - -/ -/ Furthermore, Policy CP16 identifies a science park on land adjoining the SDL and proposals park on land adjoining the SDL and proposals for both the science park and SDL proposals for both the science park and SDL proposals
Economic should relate well to each other in terms of should relate well to each other in terms of
154 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
transport and sustainability. transport and sustainability. The preferred option will create a more diverse The South of the M4 SPD would create a more employment portfolio for the area through the diverse employment portfolio for the area provision of a wider variety of employment through the provision of a wider variety of opportunities as a result of the new employment opportunities as a result of the neighbourhood centres and education and new neighbourhood centres and education and community facilities. This option seeks to community facilities. The SPD seeks to create create a high quality environment to live and - -/ a high quality environment to live and work in. 22 - -/ work in. New public transport improvements New public transport improvements will will improve accessibility to jobs wider afield for improve accessibility to jobs wider afield for an an enlarged workforce. enlarged workforce.
However, new development will have a However, new development will have a negative impact on existing environment and negative impact on existing environment and measures to manage these will need to be measures to manage these will need to be demonstrated in particular through the demonstrated in particular through the establishment of a new multi-functional establishment of a new multi-functional landscape framework. landscape framework.
155 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
North Wokingham
Scoring Criteria
Likely to have a very positive impact - Neutral (positive and/or negative dependent on its implementation) X Likely to have a negative impact Likely to have a positive impact O No significant effect/no clear link XX Likely to have a very negative impact
Preferred Option: North Wokingham Strategic Development Locations SPD Alternative Option: Neighbourhood Focus and Infrastructure June 2011 and Infrastructure Delivery and Contributions SPD Delivery and Contributions SPD
Compatibility score Compatibility score SA Commentary Commentary Objective Short Med Long Short Med Lon 2012- 2016- 2021- 2012 2016- g 2016 2021 2026 - 2021 202 2016 1- 202 6 The development of new housing within the Throughout the course of the development, the North Wokingham Strategic Development alternative option would contribute positively Location (SDL) would contribute significantly towards the sustainability objective by towards housing requirements for increasing housing completions within the Wokingham Borough, which is located within Borough that would help alleviate some of the a high growth area of the UK’s economy. pressure to meet housing needs: The SDL SPD The SDL SPD and Infrastructure SPD and Infrastructure SPD indicates that the SDL indicates that the SDL will provide around will provide around 1,500 dwellings by 2026. 1,500 dwellings by 2026. This option would also help increase the supply 1 The proposals include the phased of affordable housing (at least 35% as set out development of a wide range of housing by policy CP5 of the Core Strategy; the types, sizes and tenures that will be made Infrastructure and SDL SPDs) – helping to available to ensure housing choice and reduce the numbers of households in housing
SOCIAL inclusivity for the widest possible group of need on the Housing Register and address the
156 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
residents that includes at least 35% of problem of housing affordability within the affordable housing extra care and possibly Borough. dementia care – phased between 2012-2020 – as set out by the Infrastructure and SDL Phasing indicates 850 dwellings between 2011- SPDs and policy CP5 of the Core Strategy. 2016 with 650 in subsequent phases.
Phasing indicates 850 dwellings between 2011-2016 with 650 in subsequent phases. The majority of the SDL is located within an The risk of flooding on the whole is not believed area of low flood risk area (Flood Zone 1) to be increased as a result of the proposed with flood zone areas 2 and 3 running alternative development option since the through the heart of the SDL following the majority of the SDL is located within an area of Emm Brook water course. This area is low flood risk area (Flood Zone 1) with flood approximately 20m wide either side of the zone areas 2 and 3 running through the heart of water course. There is also a surface water the SDL following the Emm Brook water course. sewer within this area which would require This area is approximately 20m wide either side retention as part of the overall drainage of the water course. strategy. The flood risk zone is not considered to pose any significant problem The alternative option also avoids identifying in development terms and can contribute to proposed development areas within Flood Zone the green infrastructure strategy for the SDL. 3: areas considered to be in the flood plain. As 2 -/ -/ -/ -/ -/ -/ such the chance of flooding are not believed to The Infrastructure SPD sets out that flood be detrimentally increased as a result of this risk modelling should be undertaken and option. follow the advice of the EA. There is a surface water sewer within this area The SDL SPD seeks development outside of which would require retention as part of the Zone 3. overall drainage strategy. The loss of open green fields that currently act as a natural soak To help manage the risks of flooding the away for surface water would be reduced as a proposals include the development of result of the alternative option. However, to sustainable urban drainage, new balancing help mitigate the risks of flooding the alternative ponds and wetland areas, which can also option would include the development of enhance the recreational and visual qualities sustainable urban drainage, new balancing
157 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
of the SDL. ponds and wetland areas, which can also enhance the recreational and visual qualities of Surface water drainage arrangements for the SDL. The delivery of the alternative option North Wokingham SDL should ensure would also be dependent on flood risk modelling volumes and peak flow rates of surface to be undertaken and development that is water leaving the SDL are no greater than reflective of advice from the Environment the rates prior to the proposed development. Agency and PPS25 – as set out by the Draft In this regard, developers will be expected to Infrastructure SPD. make contributions to the construction and maintenance of Sustainable Drainage The alternative option would also be required to Systems (SUDS) in accordance with ensure that surface water drainage Environment Agency advice. Regard will arrangements for North Wokingham SDL in also need to be given to the Flood and Water terms of volumes and peak flow rates of surface Management Act 2010 in regards to SUDs water leaving the SDL were no greater than the maintenance. rates prior to the proposed development. In this regard, developers will be expected to make contributions to the construction and maintenance of Sustainable Drainage Systems (SUDS) in accordance with Environment Agency advice. Regard will also need to be given to the Flood and Water Management Act 2010 in regards to SUDs maintenance. Whilst this assessment does not consider Whilst this assessment does not consider that that the design of urban spaces can directly the design of urban spaces can directly determine human behaviour in a rigid cause determine human behaviour in a rigid cause and effect manner, the preferred option does and effect manner, the preferred option does provide for facilities that go beyond the provide for facilities that go beyond the scope of scope of physical design that include physical design that include personal and social personal and social development activities. development activities. These include facilities These include facilities that provide that provide childhood and parenting support, childhood and parenting support, education education and leisure facilities. and leisure facilities. The preferred option also provides opportunities The preferred option also provides for the development of integrated public spaces
158 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
opportunities for the development of that are easily accessible to all users. integrated public spaces that are easily accessible to all users. The SPD also states that future proposals 3 0 0 0 0 0 0 observe the principles set out in Secure by The SPD also states that future proposals Design and development should be in observe the principles set out in Secure by accordance with Core Strategy Policy CP3: Design and development should be in General Principles for Development. accordance with Core Strategy Policy CP3: General Principles for Development. The Draft Infrastructure SPD requires up to two drop in Neighbourhood Police/Management The Draft Infrastructure SPD requires up to facilities to be phased in line with advice from two drop in Neighbourhood Thames Valley Police. Police/Management facilities to be phased in line with advice from Thames Valley Police. The assessment finds that overall the The assessment finds that overall the preferred option would have a positive alternative option would have a negative impact impact upon the SA objective particularly upon the SA objective particularly over the over the medium to long term as the bund is medium to long term as new homes are built created to mitigate noise pollution and closer to the A329 (M) and are affected by community services and facilities are built noise. The alternative option also fails to and become established. maximise the benefits of linking Cantley Recreation ground with new proposed SANG To help improve the health and wellbeing of and green space to create a well connected existing and new residents and users the network of green open spaces to enhance preferred option proposes that the local amenity. needs of residents should be catered for through the provision of a mix of services However, this option does seek to provide the which are easily and safely accessible on local needs of residents through the provision of foot, bike or by public transport. a mix of services which are accessible on foot, bike or by public transport, although proposed At Matthews Green the SPD proposes a new development areas are more remote from neighbourhood centre that will seek the existing and proposed neighbourhood centres provision of new health facilities. The Draft compared with the preferred option. Infrastructure SPD states that the possible
159 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
provision of GP surgery could be as part of At Matthews Green the SPD proposes a new the multi use community centre. neighbourhood centre that will seek the provision of new health facilities. The Draft The siting of the SDL at the edge of the Infrastructure SPD states that the possible settlement and it position adjacent to the provision of GP surgery could be as part of the A329(M) will result in new dwellings being multi use community centre. located closer to the A329(M) and its associated noise pollution that could The siting of the SDL at the edge of the contribute negatively against this SA settlement and it position adjacent to the objective. However, to mitigate these effects A329(M) will result in new dwellings being the preferred option avoids locating suitable located closer to the A329(M) and its associated areas for residential development directly noise pollution that could contribute negatively alongside the A329(M) – identifying potential against this SA objective. Although a linear SANG and green open spaces instead. It bund is required as part of a noise mitigation also requires a linear bund as part of a noise strategy that should also be designed to 4 - mitigation strategy that should also be -/x -/x -/x enhance the visual qualities and green open designed to enhance the visual qualities and space of the SDL ensuring its integration within green open space of the SDL ensuring its the landscape framework. integration within the landscape framework. The alternative option could provide new open The design principles of the preferred option spaces and play and sports facilities. The propose the development of new open proposals for North Wokingham include the spaces and play and sports facilities as a provision of formal and informal open space priority. The proposals for North Wokingham uses, including local sports pitches, NEAPs, include the provision of formal and informal LEAPs and LAPs within the SDL, although less open space uses, including local sports connected within this option. pitches, NEAPs, LEAPs and LAPs within the SDL. Connected by safe walking and Access to Cantley Recreation Ground and its cycling routes, these facilities will provide connectivity within a wider green open network opportunities for residents and the wider is reduced by this alternative option. community to exercise, play, relax and socialise, activities which benefit people’s Shared and dual use of sports facilities between physical and mental health and well-being. new schools and clubs should be thoroughly explored with the Local Education Authority,
160 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Access to Cantley Recreation Ground is also local stakeholders and community groups. seen as an opportunity for local sports and amenity value by the preferred option. The Draft Infrastructure SPD anticipates formal Shared and dual use of sports facilities sport facilities phased between 2012-2015. between new schools and clubs should be thoroughly explored with the Local Education Authority, local stakeholders and community groups.
The Draft Infrastructure SPD anticipates formal sport facilities phased between 2012- 2015. The assessment finds that over the course of The assessment finds that over the course of the planned period the preferred option the planned period the alternative option provides significant opportunities to provides opportunities to create a vibrant and engender a vibrant and distinctive new distinctive new community. However, the community. In particular the medium to long proposed development approach is less term as new green infrastructure and focused upon existing and new neighbourhoods landscape features mature and new services – spreading development away from areas and facilities become more widely used and where services/facilities are located. It also established as part of the new community. presents development closer to the A329 (M) and closer to neighbouring settlements at The preferred option sets out a diverse Binfield, which does not reflect Core Strategy range of facilities and services to meet the policy CP20 that requires measures to maintain needs of a wide range of different users that separation. These features therefore reduce can also act as places for people to meet the impact of the alternative option upon this SA and help promote a convivial and integrated objective. public space. For example: formal sports facilities, and playing However, the alternative option does set out a fields, open space and green diverse range of facilities and services to meet infrastructure – for leisure, recreation the needs of a wide range of different users that and amenity. can also act as places for people to meet and allotments - to promote local food help promote a convivial public space similar to production and can form attractive the preferred option. Although less integrated in
161 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
and interesting focal points within terms of a multi-use green network that linking residential neighbourhoods. Cantley with new green open spaces. new housing of a wide range of housing types, sizes and tenures The alternative option also provides that will be made available to ensure opportunities for new development to be housing choice and inclusivity for the designed to ensure architectural and design widest possible group of residents. excellence, where the built form should apartments and townhouse should positively respond to and draw references from be included in the centre in order to the many fine buildings and rich townscape increase the use mix within each which is a strong characteristic of the Borough. centre. Important design references include the fine a new neighbourhood centre family homes and varied buildings found in the providing a wide range of new town centre and the northern section of the community services, facilities – town. including a new primary school – 5 - -/ and retail opportunities for new and - -/ -/ High quality materials for the new development existing residents to use. is also set out by the preferred option to aid and improved cycle and footpath establish the character and identity of the SDL, networks linking the different both in respect of the public realm and the built elements of the new development form of buildings and structures. together, aiding improved
accessibility for all users.
To help create a sense of place and
distinction the preferred option also seeks a landscape design for North Wokingham that draws and seeks to retain all existing landscape features, including the local topography, hedgerows, the Cantley Recreation Ground, the existing tree pattern, watercourses, ponds, wetland areas, grassland, footpaths and bridleways.
The preferred option also emphasises that
162 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
new development should be designed to ensure architectural and design excellence, where the built form should positively respond to and draw references from the many fine buildings and rich townscape which is a strong characteristic of the Borough. Important design references include the fine family homes and varied buildings found in the town centre and the northern section of the town.
High quality materials for the new development is also set out by the preferred option to aid and establish the character and identity of the SDL, both in respect of the public realm and the built form of buildings and structures.
Developing the North Wokingham SDL does present risks of coalescence between Wokingham, Binfield/Bracknell and Winnersh that could impact on the distinctiveness of separate communities. However, this impact is mitigated by Core Strategy policy CP20 that requires measures to maintain separation. The preferred option responds positively by limiting its impact through the location of SANG and green open space and the indicative built form that focuses new development away from the boundaries between neighbouring settlements. The preferred option includes the The alternative option includes the development development of a range of housing to meet of a range of housing to meet local needs, local needs, including smaller units, family including smaller units, family housing, mixed
163 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
housing, mixed tenure and affordable tenure and affordable housing. All housing housing. All housing should be “tenure should be “tenure blind” so as not to distinguish blind” so as not to distinguish between between private ownership, social rented and private ownership, social rented and shared shared ownership properties in the appearance ownership properties in the appearance and and setting of the dwelling. The new setting of the dwelling. The new development will also need to consider the 20 development will also need to consider the Building for Life criteria and all buildings should 6 - -/ -/ 20 Building for Life criteria and all buildings - -/ -/ comply with the Council’s requirements for should comply with the Council’s Lifetime Homes. requirements for Lifetime Homes. The proposals also seek the provision of The proposals also seek the provision of community facilities and services including multi community facilities and services including use community centre, a primary school, retail multi use community centre, a primary and extension to existing employment at school, retail and extension to existing Toutley. A key route is proposed through the employment at Toutley. A bus route is centre of the SDL that could accommodate proposed through the centre of the SDL buses providing access to the wider job market. providing access to the wider job market. These features would contribute positively These features would contribute positively towards creating a more inclusive, mixed and towards creating a more inclusive, mixed balanced community. and balanced community. The preferred option provides a new primary The alternative option provides a new primary school that will be based on agreed trigger school that will be based on agreed trigger points for delivery. The proposed expansion points for delivery. The proposed expansion of of the existing secondary school from 1000 the existing secondary school from 1000 to to 1500 is expected early on in the 1500 is expected early on in the development. 7 - development. - Access to expanded secondary school provision Access to expanded secondary school within Wokingham will also be accessible to provision within Wokingham will also be new residents of the SDL. accessible to new residents of the SDL. The The developer will be expected to contribute to developer will be expected to contribute to the provision of special educational needs and the provision of special educational needs expansion of existing children’s centre. and expansion of existing children’s centre. The preferred option proposes community The alternative option provides new community
164 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
facilities and services including multi use facilities and services within a new local centre community centre, retail, health centre, located next to an existing neighbourhood increase in employment provision at Toutley centre. Increase in employment provision at Industrial Estate within the SDL and Toutley Industrial Estate within the SDL is also improvements to cycle and footpath proposed and a key route linking new networks. The Draft Infrastructure SPD neighbourhoods with existing and new facilities. seeks phasing between 2012-2015 to ensure community uses are in place to help provide However, the design approach for the new sustainable communities. neighbourhood at Matthews Green does not reflect the policy aspiration of the Core Strategy The Draft Infrastructure SPD requires the set out in Appendix 7 for the North Wokingham developer to provide the multi use SDL, as it provides an overall scheme that is 8 -/ community centre to be phased early in the -/ -/ -/ less encouraging to a walkable neighbourhood. development between 2012-2015 to meet expected need from new users. The The Draft Infrastructure SPD seeks phasing developer will also be required to contribute between 2012-2015 to ensure community uses to Library provision. are in place to help provide sustainable communities. Higher order needs can be met through ensuring safe and attractive accessibility to The Draft Infrastructure SPD requires the Wokingham town centre and the railway developer to provide the multi use community station. centre to be phased early in the development between 2012-2015 to meet expected need The Infrastructure SPD also proposes that from new users. The developer will also be the use of the new schools by formal clubs in required to contribute to Library provision. line with 21st Century schools programme should be considered. Higher order needs can be met through ensuring safe and attractive accessibility to Wokingham town centre and the railway station. The Infrastructure SPD also proposes that the use of the new schools by formal clubs in line with 21st Century schools programme should be considered. The new development will increase the The new development as a result of the
165 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
number of users expected on the highway alternative option will increase the number of network that will impact negatively against users expected on the highway network that will this SA objective, particularly in the short impact negatively against this SA objective over term - before measures to mitigate the course of the planned period. increasing traffic are established. The alternative option does provide Over the medium to long term however, as opportunities to enhance the movement network alternatives modes of transport other than and to provide more sustainable modes of travel the car are created and new residents’ travel to help alleviate road congestion and limit patterns adapt accordingly the assessment emission levels. finds that the enhancements to the movement network proposed by the It development pattern for the new preferred option will likely limit emission neighbourhood at Matthews Green also levels and reduce the impact on road provides new development further away from congestion. new and existing facilities that would make it 9 -/x - - -/x - - less attractive to walk or cycle to reach these To help manage these additional users the areas. Core Strategy policy CP10, preferred option and Draft Infrastructure SPD propose To help manage these additional users the improvements to the road network that preferred option and Draft Infrastructure SPD include the development of a primary street propose improvements to the road network that within the SDL, the northern relief road, include the development of a primary street initially connecting to Toutley Road – phased within the SDL, the northern relief road, initially between 2012-2015. Beyond this an connecting to Toutley Road – phased between aspirational link is proposed to London Road 2012-2015. close to the Coppid Beech roundabout and the proposed Coppid Beech Park & Ride The development will also contribute to the (provided by the developer) that will better provision of a Station Link Road indicative disperse traffic movements (including those phasing 2012 and the southern distributor road. generated by the development) within North Wokingham and the town centre. SANG is also provided by the scheme to limit the number people travelling to use the Thames The preferred option also proposes an Basin Heath. Ashridge Interchange to be accessed
166 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
northwards from the proposed primary street to the A329 (M).
The development will also contribute to the provision of a Station Link Road indicative phasing 2012 and the southern distributor road.
The preferred option also proposes a street network that promotes good connections with the existing community to ensure a good degree of integration. This includes pedestrian and cycle routes as well as vehicular streets.
SANG is also provided by the scheme to limit the number people travelling to use the Thames Basin Heath. The preferred option impacts negatively on The alternative option impacts negatively on this 10 x x x this SA objective as much of the x x x SA objective as much of the development development proposed is on greenfield land. proposed is on greenfield land. The new development will increase the The new development will increase the number number of users expected on the highway of users expected on the highway network that network that will impact negatively against will impact negatively against this SA objective, this SA objective, particularly in the short particularly in the short term - before measures term - before measures to mitigate to mitigate increasing traffic are established – increasing traffic are established – see SA see SA objective 9. Due to the scale of objective 9. Due to the scale of development development the potential impact of the the potential impact of the resultant resultant construction traffic and other construction traffic and other construction construction impacts (e.g. dust and emissions) impacts (e.g. dust and emissions) should be should be carefully considered in terms of carefully considered in terms of protecting protecting the amenities of existing residents. the amenities of existing residents.
Environmental Environmental The alternative option would also require new
167 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The preferred option emphasises that new development to have regard to issues such as development should have regard to issues Air Quality Management and Noise. 11 -/x - - such as Air Quality Management and Noise. -/x -/x -/x This option proposes a greater proportion of The close proximity of the proposed development closer to the A329 (M) raising development to the A329 (M) raises noise noise pollution concerns. pollution concerns. The preferred option proposes mitigation measures that include a The existing Sewage Treatment Works (STW) ridge and design solutions for properties at Ashridge Farm, on land of approximately 4 located closest to the A329 (M) that address hectares, may exclude residential development noise pollution. in some parts of the SDL due to odours. It is understood that Thames Water has no plans to The existing Sewage Treatment Works relocate the STW at the current time. (STW) at Ashridge Farm, on land of Consequently, very rigorous testing will be approximately 4 hectares, may exclude required to establish odour contours and residential development in some parts of the demonstrate where development can suitably SDL due to odours. It is understood that occur. Thames Water has no plans to relocate the STW at the current time. Consequently, very rigorous testing will be required to establish odour contours and demonstrate where development can suitably occur. The preferred option will impact negatively The alternative option will impact negatively upon this SA objective as existing farmland upon this SA objective as existing farmland is is lost to development. lost to development.
However, developing at North Wokingham The alternative option does not create a well also provides opportunities for creating new connected green open space network as a enhanced wildlife corridors and river result of proposed development areas severing corridors that include new planting to the connection between Cantley Recreation 12 -/x - -/ enhance the existing planting – in keeping -/x - - Ground and proposed SANG and green open with CP7. New native woodland and tree spaces that would lead to negative effects planting, new hedgerows, grasslands and against this objective. wild flower meadows can also be considered
168 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
by the preferred option through its new SANG is also provided by the scheme to landscape framework. The preferred option mitigate the impact of the scheme upon the seeks to provide new wildlife corridors and Thames Basin Heath. green infrastructure and recognises areas of biodiversity importance e.g. .small areas of semi-natural habitat such as hedgerows and woodlands are identified to be retained as is the Pebblestone Copse. The Emm Brook and Ashridge Brook that run through the SDL are also identified as key natural features to structure a new landscape framework.
SANG is also provided by the scheme to mitigate the impact of the scheme upon the Thames Basin Heath. The preferred option will result in the loss of The alternative option will result in the loss of existing farm land. However, the preferred existing farm land. However, it provides option proposes a landscape design that opportunities for a landscape design that draws draws on the existing landscape context on the existing landscape context which is a which is a unique and distinctive element of unique and distinctive element of the SDL and the SDL and assist in delivering a strong assist in delivering a strong character providing 13 - character providing an enviable setting for - an enviable setting for development. development. The SDL is not identified as Green Belt land. The SDL is not identified as Green Belt land. The preferred option also has regard to the The preferred option also has regard to the historic environment and seeks to provide new historic environment and seeks to provide wildlife corridors and green infrastructure and new wildlife corridors and green recognises areas of biodiversity importance. infrastructure and recognises areas of The provision of SANG will protect areas of biodiversity importance. The provision of countryside. SANG will protect areas of countryside. As a result the assessment finds that the new
169 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
As a result the assessment finds that the development will impact positively on this SA new development will impact positively on objective. this SA objective. The preferred option and Draft Infrastructure The alternative option and Draft Infrastructure SPD seek high environmental performance SPD seek high environmental performance of of new development within the SDL, which new development within the SDL, which includes an objective for reaching a carbon includes an objective for reaching a carbon neutral development – Core Strategy CP1: neutral development – Core Strategy CP1: increasing the proportion of houses within increasing the proportion of houses within the the Borough that meet higher environmental Borough that meet higher environmental standards. standards.
New buildings at the SDL will need to New buildings at the SDL will need to demonstrate the use of sustainable building demonstrate the use of sustainable building techniques to ensure high levels of energy techniques to ensure high levels of energy efficiency. This option would require the new efficiency. This option would require the new development to become an exemplar development to become an exemplar scheme scheme where public buildings demonstrate where public buildings demonstrate best best practice in green building design. All practice in green building design. All buildings 14 -/ -/ buildings will need to demonstrate the use of -/ -/ will need to demonstrate the use of sustainable sustainable building techniques to ensure building techniques to ensure high levels of high levels of energy efficiency and seek to energy efficiency and seek to secure at least secure at least 10% of energy from 10% of energy from decentralised and decentralised and renewable or low carbon renewable or low carbon sources. sources. The scale of the development also offers an The scale of the development also offers an opportunity for local energy generation, and opportunity for local energy generation, and water and waste management schemes. The water and waste management schemes. Draft Infrastructure SPD recommends district The Draft Infrastructure SPD recommends heating infrastructure where appropriate and district heating infrastructure where phasing between 2012 onwards. appropriate and phasing between 2012 onwards. Developers should comply with the requirements for sustainable development and
170 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Developers should comply with the climate change as set out in the Council’s requirements for sustainable development Infrastructure Delivery SPD. and climate change as set out in the Council’s Infrastructure Delivery SPD. In addition to open space requirements, proposals for allotments and orchards are made In addition to open space requirements, in order to promote local food production. The proposals for allotments and orchards are Draft Infrastructure SPD seeks a provision of made in order to promote local food 0.52ha per 1000 in accordance of Open Space production. The Draft Infrastructure SPD Standards in the Core Strategy. seeks a provision of 0.52ha per 1000 in accordance of Open Space Standards in the Core Strategy. The new development will create increased The new development will create increased levels of waste from construction and from levels of waste from construction and from the the new residents and users of the SDL, new residents and users of the SDL, which will which will impact negatively upon this SA impact negatively upon this SA objective. objective. However, to mitigate these impacts, the However, to mitigate these impacts, the alternative option – in keeping with Core preferred option – in keeping with Core Strategy policy CP1 – seeks measures to Strategy policy CP1 – seeks measures to minimise waste. The preferred option requires minimise waste. The preferred option new development to be acquired from 15 -/x -/x - requires new development to be acquired -/x -/x - sustainable sources. Where the building design from sustainable sources. Where the allows, buildings should be manufactured off- building design allows, buildings should be site and assembled on-site in order to reduce manufactured off-site and assembled on-site waste during construction. in order to reduce waste during construction. The Draft Infrastructure SPD requires recycling The Draft Infrastructure SPD requires facilities to brought forward and home recycling facilities to brought forward and composting and food digestors, which is also home composting and food digestors, which encouraged by Policy CP1. is also encouraged by Policy CP1. The assessment finds that the impacts of the The assessment finds that the impacts of the new development upon this SA objective will
171 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
new development upon this SA objective will become more positive over time as become more positive over time as opportunities for recycling and reuse of waste, opportunities for recycling and reuse of provided by the preferred option, becomes a waste, provided by the preferred option, more established part of new residents’ habits. becomes a more established part of new residents’ habits. The Emm Brook runs through the SDL and The Emm Brook runs through the SDL and presents the development of the SDL with presents the development of the SDL with the the important task of avoiding the pollution of important task of avoiding the pollution of this this watercourse. There is potential for the watercourse. There is potential for the development at North Wokingham to impact development at North Wokingham to impact on on water quality, particularly during water quality, particularly during construction. construction. The alternative option in keeping with Core The preferred option in keeping with Core Strategy policy CP1 requires new development Strategy policy CP1 requires new to limit any adverse effects on water quality development to limit any adverse effects on (including ground water) and for water quality to 16 -/ water quality (including ground water) and -/ be monitored and managed according to the for water quality to be monitored and requirements of the Council. managed according to the requirements of the Council. The alternative option states that attention should be given to the existing network of The preferred option states that attention watercourses and drainage ditches in the North should be given to the existing network of Wokingham SDL as part of the overall flood watercourses and drainage ditches in the attenuation and open space strategy. North Wokingham SDL as part of the overall flood attenuation and open space strategy. The alternative option also seeks sustainable water resource management and Code for The preferred option also seeks sustainable Sustainable Homes in construction. water resource management and Code for Sustainable Homes in construction. Developing the North Wokingham SDL as Developing the North Wokingham SDL as set set out by the preferred option does not out by the preferred option does not reflect an reflect an approach that will maximise soil approach that will maximise soil quality and will
172 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
quality and will likely cause some negative likely cause some negative impacts upon this impacts upon this SA objective – caused by SA objective – caused by the loss of agricultural the loss of agricultural fields to mix-use fields to mix-use development. development. However, to mitigate these adverse effects, However, to mitigate these adverse effects, development is located to the North Wokingham development is located to the North SDL, which comprises land that is identified as 17 - - - Wokingham SDL, which comprises land that - - - Grade 3 Agricultural land and as such avoids is identified as Grade 3 Agricultural land and development upon the most versatile as such avoids development upon the most agricultural land – a policy objective of the Core versatile agricultural land – a policy objective Strategy CP1. of the Core Strategy CP1. There are also no known soil contamination There are also no known soil contamination issues associated with this location however, issues associated with this location however, developers would have to ensure that any developers would have to ensure that any contaminated land within an SDL was contaminated land within an SDL was remediated to a condition suitable for use. remediated to a condition suitable for use. Proposals should be in accordance with PPS23 Proposals should be in accordance with and Core Strategy Policy CP1 Sustainable PPS23 and Core Strategy Policy CP1 Development. Sustainable Development. Developing the North Wokingham SDL will Developing the North Wokingham SDL will likely increase greenhouse gases from likely increase greenhouse gases from energy energy consumption, transport and land use consumption, transport and land use and waste and waste management that will impact management that will impact negatively upon negatively upon this SA objective. this SA objective.
18 -/x - - However, the preferred option, the Core -/x - - However, the alternative option, the Core Strategy CP1, CP20 and the Draft Strategy CP1, CP20 and the Draft Infrastructure Infrastructure SPD propose measures to SPD propose measures to increase energy increase energy efficiency and to provide efficiency and to provide opportunities for opportunities for renewable energy renewable energy consumption – see SA consumption – see SA objective 9 and 14 objective 9 and 14 that will help mitigate
173 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
that will help mitigate negative effects and negative effects and will likely reduce household will likely reduce household energy use per energy use per capita of new residents in the capita of new residents in the SDL that will SDL that will be likely become more effective be likely become more effective over time. over time. The development at North Wokingham will The development at North Wokingham will impact moderately against this SA objective impact moderately against this SA objective as as the SDL undergoes construction. the SDL undergoes construction. However, However, over the longer term the preferred over the longer term the preferred option is option is likely to impact positively by likely to impact positively by implementing a implementing a landscape and development landscape and development strategy the will strategy the will enhance the existing enhance the existing character and condition of character and condition of the landscape – the landscape – improving the interface improving the interface between the urban between the urban edges and open fields – a edges and open fields – a weakness weakness identified by the Landscape identified by the Landscape Character Character Assessment. Assessment. The preferred option will also provide The preferred option will also provide opportunities to renew or create landscape opportunities to renew or create landscape character through a landscape design that character through a landscape design that draws on the existing landscape context which draws on the existing landscape context is a unique and distinctive element of the SDL 19 - which is a unique and distinctive element of - -/ -/ including the value of the Emm Brook. Although the SDL including the value of the Emm the benefits of this approach are not Brook. maxismised by this option due to the severance of a linear park along the A329 (M) and Existing residential areas need to be disconnect between Cantley Recreation Ground carefully considered by the new and new SANG and open space provision. development. As such the preferred option proposes that the new development reflect Existing residential areas need to be carefully the character of the existing residential considered by the new development. As such neighbourhoods to generate an identity the preferred option proposes that the new which is compatible with the surrounding development reflect the character of the existing town, yet distinctive as a contemporary residential neighbourhoods to generate an development. The preferred option will identity which is compatible with the
174 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
encourage diversity and distinction within the surrounding town, yet distinctive as a SDL through the application of character contemporary development. The preferred typologies, which will reinforce the option will encourage diversity and distinction settlement structure. within the SDL through the application of character typologies, which will reinforce the The setting of existing settlements, settlement structure. particularly the sense of separation between Winnersh and Wokingham is also respected The setting of existing settlements, particularly by this option. the sense of separation between Winnersh and Wokingham is also respected by this option. Efforts to mitigate the impacts of the new Although development closer to the A329 (M) development on the environment are raises issues regarding the separation from proposed by the preferred option as set out Binfield. in previous SA objectives. Efforts to mitigate the impacts of the new development on the environment are proposed by the preferred option as set out in previous SA objectives.
175 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The North Wokingham SDL lies within close The North Wokingham SDL lies within close proximity of Wokingham town centre – its proximity of Wokingham town centre – its amenities, transport infrastructure and amenities, transport infrastructure and employment areas. Developing at North employment areas. Developing at North Wokingham presents an opportunity for a Wokingham presents an opportunity for a new new community to be established that can community to be established that can access access jobs, services and improved public jobs, services and improved public transport transport services within close reach of services within close reach of home. home. 20 The proposed development at North Wokingham The proposed development at North will provide the expansion of Toutley Industrial Wokingham will provide the expansion of Estate within the SDL that would ensure a closer Toutley Industrial Estate within the SDL that co-location of homes and jobs, so that the would ensure a closer co-location of homes opportunity to live and work in close proximity is and jobs, so that the opportunity to live and provided. The Draft Infrastructure SPD sets out work in close proximity is provided. The that the new employment opportunity will require Draft Infrastructure SPD sets out that the a phasing strategy to be submitted as part of the new employment opportunity will require a application. phasing strategy to be submitted as part of the application. The preferred option seeks to improve The alternative option seeks to improve community Wi-Fi access which could allow community Wi-Fi access which could allow for for home working. Public transport home working. Public transport improvements improvements could improve accessibility to could improve accessibility to jobs wider afield. 21 -/ -/ -/ jobs wider afield. -/ -/ -/
Economic
176 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The preferred option seeks to create high The alternative option seeks to create high quality environments to live and work in and quality environments to live and work in and public transport improvements which could public transport improvements which could improve accessibility to jobs. A wider variety improve accessibility to jobs. A wider variety of of employment opportunities are also likely employment opportunities are also likely to arise to arise due to the development of new due to the development of new neighbourhood 22 neighbourhood centres and education and centres and education and community facilities. community facilities. Employment Employment opportunities already exist adjacent opportunities already exist adjacent to the to the SDL at Toutley that will expand. The SDL at Toutley that will expand. supply of housing would also enlarge the local The supply of housing would also enlarge workforce and initiatives to mitigate the impacts the local workforce and initiatives to mitigate of development on the local environment should the impacts of development on the local be made. environment should be made.
177 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
South Wokingham
Scoring Criteria
Likely to have a very positive impact - Neutral (positive and/or negative dependent on its implementation) X Likely to have a negative impact Likely to have a positive impact O No significant effect/no clear link XX Likely to have a very negative impact
Preferred Option: South Wokingham Strategic Development Location SPD Alternative Option: Compact development pattern with Northern and Infrastructure Delivery and Contributions SPD SANG and Infrastructure Delivery and Contributions SPD
Compatibility score Compatibility score SA Commentary Commentary Objective Short Med Long Short Med Long 2012- 2016- 2021- 2012- 2016- 2021- 2016 2021 2026 2016 2021 2026 The development of new housing within the The development of new housing within the South Wokingham Strategic Development South Wokingham Strategic Development Location (SDL) would contribute towards Location (SDL) would contribute towards housing housing requirements for Wokingham requirements for Wokingham Borough, which is Borough. The Draft SDL SPD indicates that located within a high growth area of the UK. The the SDL will provide around 2,500 dwellings alternative option indicates that the SDL will by 2026 as outlined in Core Strategy Policy provide around 2,500 dwellings by 2026 as CP21. outlined in Core Strategy Policy CP21.
1 Phasing indicates approximately 1,000 Phasing indicates approximately 1,000 dwellings dwellings between 2011-2016 with 1,500 in between 2011-2016 with 1,500 in subsequent subsequent phases. phases.
This option would promote the provision of This option would promote the provision of affordable housing and housing essential affordable housing and housing essential service service workers that include at least 35% of workers. affordable housing, extra care housing.
SOCIAL This option would provide opportunities for a mix
178 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
This option would provide opportunities for a of residential (size and type) to respond to mix of residential (size and type) to respond to demographic changes and meet Wokingham demographic changes and meet Wokingham Borough Council’s Lifetime Homes standard. Borough Council’s Lifetime Homes standard. The design principles propose a mix of The design principles propose a mix of residential developments, sizes and tenures that residential developments, sizes and tenures will be made available to ensure housing choice that will be made available to ensure housing and inclusivity for the widest possible group of choice and inclusivity for the widest possible residents that includes at least 35% of affordable group of residents. housing in line with Policy CP5, Housing Mix, Density and Affordability. The majority of the SDL is located within an The majority of the SDL is located within an area area of low flood risk area (Flood Zone 1) with of low flood risk area (Flood Zone 1) with flood flood zone areas 2 and 3 running through the zone areas 2 and 3 running through the SDL SDL following the Emm Brook water course. following the Emm Brook water course. These These areas subject to flood risk within the areas subject to flood risk within the SDL will be SDL will be precluded from development but precluded from development but can be can be interwoven into the green infrastructure interwoven into the green infrastructure strategy strategy for the SDL. for the SDL.
The Draft SDL SPD identifies a WBC-owned This option also identifies a WBC-owned balancing pond within the SDL which could be balancing pond within the SDL which could be considered as part of the open space strategy, considered as part of the open space strategy, although it cannot be included as part of the although it cannot be included as part of the development nor used in conjunction with the development nor used in conjunction with the drainage strategy for the development. drainage strategy for the development. It also proposes SANG to the south west of The SDL SPD seeks development outside of development area B which abuts the flood plain. Zone 3. This option meets WBC’s recommendations for To help manage the risks of flooding the development to be located outside of the proposals include the development of floodplain. sustainable urban drainage, new balancing ponds and wetland areas, which can also To help manage the risks of flooding this option
179 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
enhance the recreational and visual qualities could accommodate proposals for sustainable of the SDL. The delivery of the SPD will be urban drainage, new balancing ponds and dependent on flood risk modelling to be wetland areas, which can also enhance the undertaken and development that is reflective recreational and visual qualities of the SDL. of advice from the Environment Agency and PPS25. Surface water drainage arrangements for South Wokingham SDL should ensure volumes and Surface water drainage arrangements for peak flow rates of surface water leaving the SDL 2 -/ -/ -/ South Wokingham SDL should ensure -/ -/ -/ are no greater than the rates prior to the volumes and peak flow rates of surface water proposed development. In this regard, leaving the SDL are no greater than the rates developers will be expected to make prior to the proposed development. In this contributions to the construction and regard, developers will be expected to make maintenance of Sustainable Drainage Systems contributions to the construction and (SUDS) in accordance with Environment Agency maintenance of Sustainable Drainage advice. Regard will also need to be given to the Systems (SUDS) in accordance with Flood and Water Management Bill 2010 in Environment Agency advice. Regard will also regards to SUDs maintenance. need to be given to the Flood and Water Management Bill 2010 in regards to SUDs The delivery of the SPD will be dependent on maintenance. flood risk modelling to be undertaken and development that is reflective of advice from the The delivery of the SPD will be dependent on Environment Agency and PPS25. flood risk modelling to be undertaken and development that is reflective of advice from the Environment Agency and PPS25. Whilst this assessment does not consider that Whilst this assessment does not consider that the design of urban spaces can directly the design of urban spaces can directly determine human behaviour in a rigid cause determine human behaviour in a rigid cause and and effect manner, the preferred option does effect manner, the preferred option does provide provide for facilities that go beyond the scope for facilities that go beyond the scope of physical of physical design that include personal and design that include personal and social social development activities. These include development activities. These include facilities facilities that provide childhood and parenting that provide childhood and parenting support, support, education and leisure facilities. education and leisure facilities.
180 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The preferred option set out that the The alternative option set out that the development consider carefully and apply the development consider carefully and apply the 3 0 0 0 principles outlined in urban design best 0 0 0 principles outlined in urban design best practice practice documents and Secure by Design. documents and Secure by Design. Development Development should be in accordance with should be in accordance with Core Strategy Core Strategy Policy CP3: General Principles Policy CP3: General Principles for Development. for Development. The Draft Infrastructure SPD seeks the phasing The Draft Infrastructure SPD seeks the of a neighbourhood police office to be phased in phasing of a neighbourhood police office to be line with Thames Valley Police. phased in line with Thames Valley Police.
To help improve the health and wellbeing of To help improve the health and wellbeing of existing and new residents and users the Draft existing and new residents and users is option SDL SPD proposes that the local needs of proposes that the local needs of residents should residents should be catered for through the be catered for through the provision of a mix of provision of a mix of services which are easily services which are easily and safely accessible and safely accessible on foot, bike or by public on foot, bike or by public transport. This could transport. This could include improved access include improved access to health facilities and to health facilities and the quality of health the quality of health facilities in the area. The facilities in the area. The Draft Infrastructure Draft Infrastructure SPD sets out a possible SPD sets out a possible provision of GP provision of GP surgery as part of a multi use surgery as part of a multi use centre or centre or contribution to upgrade existing GP contribution to upgrade existing GP surgeries. surgeries.
The preferred option proposes the development of new open spaces and play The alternative option provides new open spaces and sports facilities as a priority. The and play and sports facilities. The proposals for proposals for South Wokingham SDL include South Wokingham SDL could include the the provision of formal and informal open provision of formal and informal open space space uses, including local sports pitches, uses, including local sports pitches, NEAPs, NEAPs, LEAPs and LAPs within the SDL. LEAPs and LAPs within the SDL. Shared and Shared and dual use of sports facilities dual use of sports facilities between new schools
181 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
between new schools and clubs should be and clubs should be thoroughly explored with the thoroughly explored with the Local Education Local Education Authority, local stakeholders and Authority, local stakeholders and community community groups. Open space provision should groups. Open space provision should be be phased from 2012. phased from 2012. 4 -/ -/ Connected by safe walking and cycling routes, Connected by safe walking and cycling routes, these facilities will provide opportunities for these facilities will provide opportunities for residents and the wider community to exercise, residents and the wider community to play, relax and socialise, activities which benefit exercise, play, relax and socialise, activities people’s physical and mental health and well- which benefit people’s physical and mental being. health and well-being. SANG is provided directly to the south of the Overhead power lines run east west through railway line that could limit the effects of noise the SDL south of the railway line. The SPD and pollution on to residential areas. proposes different design solutions to dealing with the lines that include partially or fully Overhead power lines run east west through the under-grounded. Potential green open space SDL south of the railway line. This option is set out by the SPD where the power lines proposes different design solutions to dealing are located to that would provide opportunities with the lines that include partially or fully under- to set the power lines within a green swathe grounded. Potential green open space is set out away from housing and other sensitive by the SPD where the power lines are located to developments. that would provide opportunities to set the power lines within a green swathe away from housing and other sensitive developments. The proposed development at South The proposed development at South Wokingham Wokingham presents coalescence issues presents coalescence issues between between Wokingham and Bracknell due to Wokingham and Bracknell due to limited natural limited natural or modest boundary edge of the or modest boundary edge of the SDL. This SDL. This could impact on the distinctiveness could impact on the distinctiveness of the of the different communities. This impact is different communities. limited by the preferred option through the allocation of SANG to the south and east of SANG is not proposed to the east of the proposed development locations and by development area c or to the south of
182 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
the indicative built form proposed. development area d, which raises issues of coalescence and adversely impacting on the The preferred option proposes facilities which separation of the two settlements. will help create and sustain a more vibrant community through new community facilities, This option provides opportunities for facilities schools, shops and health care provision that which will help create and sustain a more vibrant are arranged by the SPD in a way to form part community through new community facilities, of the street frontage. The aim being to schools, shops and health care provision that establish a “high street” or “village square” could be arranged to form part of the street around which development is located would frontage. Housing, including apartments and be accessible by a new network of pedestrian, townhouse could be included in the centre to cycle and vehicular routes and opportunities increase the use mix within each centre. for greater social interaction can occur. To help create a sense of place and distinction To help create a sense of place and distinction the landscape design for South Wokingham is this option proposes that the landscape design proposed to draw upon all existing landscape for South Wokingham draw upon all existing features, including the local topography, landscape features, including the local hedgerows, the existing tree pattern, topography, hedgerows, the existing tree watercourses, ponds, wetland areas, grassland, 5 - -/ -/ pattern, watercourses, ponds, wetland areas, x x x footpaths and bridleways. grassland, footpaths and bridleways. This option could also provide opportunities for This option also seeks high quality materials high quality materials for the new development for the new development that should firmly that should firmly establish the character and establish the character and identity of the identity of the SDL, both in respect of the public SDL, both in respect of the public realm and realm and the built form of buildings and the built form of buildings and structures. structures.
Housing, including apartments and townhouse The SDL SPDs seek formal sports facilities, are recommended by the Draft SDL SPD to be playing fields to Fields in Trust and Sport included in the centre. Apartments are England standards, open space and green recommended to be located above ground infrastructure and provision and improvements to floor uses, in particular shops, in order to cycle and footpath networks. Proposals for increase the use mix within each centre. allotments in order to promote local food
183 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
production are also viable in this option. The Draft SDL SPD proposes that some provision should be made within at least one Housing, including apartments and townhouse neighbourhood for self-built plots to enable are recommended by the alternative option to be individuals to design and construct their own included in the centre. Apartments are dwellings that will add a distinctive character recommended to be located above ground floor to the area. uses, in particular shops, in order to increase the use mix within each centre.
The alternative option proposes that some provision should be made within at least one neighbourhood for self-built plots to enable individuals to design and construct their own dwellings that will add a distinctive character to the area. This option would likely impact positively This option could provide the development of a against this SA objective as it provides a range of housing to meet local needs, including range of housing to meet local needs, smaller units, family housing, mixed tenure and including smaller units, family housing, mixed affordable housing. All housing should be tenure and affordable housing. All housing “tenure blind” so as not to distinguish between should be “tenure blind” so as not to private ownership, social rented and shared distinguish between private ownership, social ownership properties in the appearance and rented and shared ownership properties in the setting of the dwelling. The new development appearance and setting of the dwelling. The will also need to consider the 20 Building for Life new development will also need to consider criteria and all buildings should comply with the 6 -/ the 20 Building for Life criteria and all buildings -/ Council’s requirements for Lifetime Homes. should comply with the Council’s requirements for Lifetime Homes. The proposals also seek the provision of community facilities and services including multi The proposals also seek the provision of use community centre, a primary school, and community facilities and services including commercial uses. A bus route is proposed multi use community centre, a primary school, through the centre of the SDL providing access and commercial uses. A bus route is to the wider job market. These features would proposed through the centre of the SDL contribute positively towards creating a more
184 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
providing access to the wider job market. inclusive, mixed and balanced community. These features would contribute positively towards creating a more inclusive, mixed and balanced community. The Draft SDL SPD and Draft Infrastructure This alternative option seeks the provision of two SPD seek the provision of two primary schools primary schools and funding towards the and funding towards the extension to existing extension to existing secondary school provision. secondary school provision. The first primary The first primary school is expected to be phased school is expected to be phased early in early in development 2012-2015. The second development 2012-2015. The second primary primary will delivered to meet need subsequent 7 -/ will delivered to meet need subsequent to -/ to monitoring. monitoring. The existing secondary school will be expanded The existing secondary school will be from 1000 to 1500 to meet increased need from expanded from 1000 to 1500 to meet the new development. increased need from the new development. Providing additional educational facilities to meet Providing additional educational facilities to new and existing need would likely impact meet new and existing need would likely positively. impact positively. The Draft SDL SPD would likely meet this SA The alternative option would also likely meet this objective over the longer term by providing SA objective over the longer term by providing new public and community uses that include new opportunities for new public and community two primary schools, primary health care uses that include two primary schools, primary provision, local community space and local health care provision, local community space and convenience shopping. The local centre is local convenience shopping. estimated to be phased between 2012-2015. The railway line running through the SDL limits The infrastructure SPD proposes possible use access for pedestrians and cyclists from south of of school for formal club uses in line with 21st railway to Wokingham Town Centre. However, a century schools programme and the phasing new public transport interchange and of the of a multi use community centre to be in improvements to the bus corridor would help keeping with a housing trajectory. connect the amenities and, services and facilities Contributions to library provision should be further afield in Wokingham. phased throughout the development.
185 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
A new southern distributor road that will carry The railway line running through the SDL limits vehicles travelling through the development, to access for pedestrians and cyclists from south connect neighbourhoods and to give access and of railway to Wokingham Town Centre. The exposure to the centres. Connections to preferred option proposes a new a public Wokingham along Easthampstead Road and transport interchange and improvements to Waterloo Crossing remain. the bus corridor provision that will connect to the amenities and, services and facilities The development proposes two Neighbourhood further afield in Wokingham. Centres to act as community hubs. One smaller centre will be located north of the railway, and This option also proposes a new southern one larger centre to the south that will make -/ distributor road that will carry vehicles -/ provision for new primary schools, local shops 8 travelling through the development, to connect including convenience retailing, health facilities, neighbourhoods and to give access and community uses, nursery or crèche facilities, a exposure to the centres. Connections to public house, hot food takeaway, and financial Wokingham along Easthampstead Road and and professional services. The new Waterloo Crossing are proposed by the SPD neighbourhood centres will be within easy access to remain. for both new and existing residents through a network of pedestrian and cycle routes. The development proposes two neighbourhood centres to act as community Higher order needs can be met through ensuring hubs. One smaller centre will be located north safe and attractive accessibility to Wokingham of the railway, and one larger centre to the town centre and the railway station. south that will make provision for new primary schools, local shops including convenience retailing, health facilities, community uses, nursery or crèche facilities, a public house, hot food takeaway, and financial and professional services. The new neighbourhood centres will be within easy access for both new and existing residents through a network of pedestrian and cycle routes.
Higher order needs can be met through
186 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
ensuring safe and attractive accessibility to Wokingham town centre and the railway station. The development of the SDL will increase the The development of the SDL will increase the numbers of users expected on the highway numbers of users expected on the highway network. That will impact negatively. network. That will impact negatively. To help manage these additional users To help manage these additional users address address issues of severance caused by the issues of severance caused by the railway line, railway line, the SDL SPD proposes the alternative option also proposes improvements to the road network that will improvements to the road network that will include a new southern distributor road include a new southern distributor road running running through the SDL connecting through the SDL connecting neighbourhoods in neighbourhoods in the west to the west to neighbourhoods in the north-east and neighbourhoods in the north-east and Coppid Coppid Beech Roundabout that will likely Beech Roundabout that will likely improve improve congestion in the town centre by congestion in the town centre by removing removing some through traffic. some through traffic. The Draft Infrastructure SPD foresees early The Draft Infrastructure SPD foresees early phasing of the SDR from 2011 to 2017 in line phasing of the SDR from 2011 to 2017 in line with the phasing strategy for housing. with the phasing strategy for housing. The settlement pattern for this option proposes a The Draft SDL SPD also supports patterns of larger development area c which would place settlement and economic development – some properties further away from the through a series of village-like settlements neighbourhood centre and the main bus priority running along a proposed bus corridor - that route. could reduce dependence on the car. The alternative option also supports cycling, 9 -/x - -/ This option also supports cycling, walking and -/x -/x - walking and use of public transport through use of public transport through proposing proposing footpaths, cycle ways and road layouts footpaths, cycle ways and road layouts that that give priority to cyclists and pedestrians. give priority to cyclists and pedestrians. Easthampstead Road is also to continue to carry Easthampstead Road is also to continue to traffic across the railway. This option does not
187 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
carry traffic across the railway, whilst the make proposals to downgrade Waterloo Crossing Waterloo Crossing could be downgraded to to a cycle, pedestrian and public transport only cycle, pedestrian and public transport only route. routes. Improvements to the northern rail bridge are expected to be phased from 2016. The southern distributor road would introduce a further bridge crossing over the railway and land The southern distributor road will introduce a is safeguarded by the SPD for a proposed further bridge crossing over the railway and railway bridge crossing for a future rail halt to land is safeguarded by the SPD for a provide services into Wokingham and to proposed railway bridge crossing for a future Bracknell and London. rail halt to provide services into Wokingham and to Bracknell and London. The A Park and Ride at Coppid Beech is expected to Infrastructure SPD estimates that the bridge be phased between 2012 and 2017. will be replaced between 2012-2014.
A public transport interchange, bus priority measures, bus transport corridors and improvements to local cycle and footpath network is expected to be phased early from 2012. It will also contribute to the Station Link Road and improvements to the train station as a transport hub.
A Park and Ride at Coppid Beech is expected to be phased between 2012 and 2017. Much of the development proposed in the SDL Much of the development proposed is on 10 x x x is on greenfield land. x x x greenfield land.
This option locates greater numbers of new SANG is proposed along the railway line. Fewer dwellings next to the rail line and associated new residential developments are located noise and vibration. Careful attention will alongside the rail line and its associated noise therefore need to be given to the potential and vibration. effects of noise and vibration on properties
Environmental Environmental close to the line, and the Reading to Guildford Air quality within Wokingham Borough is highly
188 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
line at the western edge. dependent on the level of vehicular traffic on its road network and their associated emissions – Air quality within Wokingham Borough is the Air Quality Management Area declared highly dependent on the level of vehicular around the M4 motorway in 2004 is testament to traffic on its road network and their associated this. By increasing development in the Borough emissions – the Air Quality Management Area and directing growth towards the South declared around the M4 motorway in 2004 is Wokingham SDL it is likely that it will result in testament to this. By increasing development further increases in emissions. Vehicle journeys in the Borough and directing growth towards will increase as a result of the development. As the South Wokingham SDL it is likely that it a result the Draft SPD calls for a range of will result in further increases in emissions. measures to limit the number car-based journeys Vehicle journeys will increase as a result of through designing walkable neighbourhoods that the development and will need to provide are convenient and accessible and providing measures to mitigate these effects. As a enhanced public transport provision that includes result the Draft SPD calls for a range of a new bus corridor and potential new rail halt. measures to limit the number car-based journeys through designing walkable Taking these measures comprehensively it is neighbourhoods that are convenient and believed that they will help reduce the impacts of accessible and providing enhanced public air pollutant levels in the air that may see higher 11 -/x - - transport provision that includes a new bus -/x - - levels of car journeys in the short-term before the corridor and potential new rail halt. public transport and new services and facilities are delivered and their use becomes more Taking these measures comprehensively it is established in the medium to longer term. believed that they will help reduce the impacts Modest-scale air quality improvements may also of air pollutant levels in the air that may see be provided through low carbon technologies and higher levels of car journeys in the short-term renewable energy generation. before the public transport and new services and facilities are delivered and their use becomes more established in the medium to longer term. Modest-scale air quality improvements may also be provided through low carbon technologies and renewable energy generation. Development could have a short term negative Development could have a short term negative
189 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
impact on wildlife corridors and river corridors impact on wildlife corridors and river corridors that include new planting to enhance the that include new planting to enhance the existing existing planting. planting.
New native woodland and tree planting, new New native woodland and tree planting, new 12 -/x - -/ hedgerows, grasslands and wild flower -/x - -/ hedgerows, grasslands and wild flower meadows meadows should be considered and proposed should be considered and proposed through the through the landscape framework. landscape framework.
The Draft SDL SPD seeks to provide new This option also seeks to provide new wildlife wildlife corridors and green infrastructure and corridors and green infrastructure and recognises recognises areas of biodiversity importance. areas of biodiversity importance. The SDL SPD proposes a landscape design This alternative option proposes a landscape that should draw on the existing landscape design that should draw on the existing context which is a unique and distinctive landscape context which is a unique and element of the SDL and assists in delivering a distinctive element of the SDL and assist in strong character providing an enviable setting delivering a strong character providing an for development. enviable setting for development.
The SDL SPD has regard to the historic This option however raises concerns regarding environment. There is a Grade I Listed potential impacts on the setting of historic 13 - -/ Building in the SDL (at the former Lucas -/x -/x -/x buildings. In particular the proposed new Hospital) as well as, archaeological sites and development in development area d raises other buildings (at Wood’s Farm, Ludgrove concerns in terms of its impact on a Grade I School and Lock’s House). The SDL SPD Listed Building in the SDL (at the former Lucas sets out SANG and or green open space Hospital) as well Lock’s House in development around many of these buildings. Development area c. around Wood’s Farm will need to be sensitive to the context and setting of the site. This option also does not provide as extensive measures as the preferred approach to manage The SPD also provides new wildlife corridors the transition between town and country as and green infrastructure and recognises areas SANG.. The SPD proposes the lowest built of biodiversity importance. The SPD sets out intensity towards the southern edges of the SDL measures to manage the transition between in response to the open countryside and
190 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
town and country that also allows easy access identifies SANG to the south and east to help through the SDL to the countryside. The SPD protect areas of countryside and ensure are proposes the lowest built intensity towards the views of both town and countryside. southern edges of the SDL in response to the open countryside and identifies SANG to the south and east to help protect areas of countryside and ensure are views of both town and countryside. The SDL SPD and Infrastructure SPD seek The alternative option also provides opportunities high environmental performance of new for high environmental performance of new development within the SDL, which includes development within the SDL, which could include an objective for reaching a carbon neutral an objective for reaching a carbon neutral development. Phasing should begin from development. 2012. New buildings at the SDL will need to New buildings at the SDL will need to demonstrate the use of sustainable building demonstrate the use of sustainable building techniques to ensure high levels of energy 14 - techniques to ensure high levels of energy - efficiency for this option also. This option could efficiency. The SPD proposes that the SDL strive to become an exemplar scheme where should strive to become an exemplar scheme public buildings demonstrate best practice in where public buildings demonstrate best green building design. All buildings could practice in green building design. All buildings demonstrate the use of sustainable building will demonstrate the use of sustainable techniques to ensure high levels of energy building techniques to ensure high levels of efficiency and seek to secure at least 10% of energy efficiency and seek to secure at least energy from decentralised and renewable or low 10% of energy from decentralised and carbon sources. renewable or low carbon sources. The scale of the development also offers an The scale of the development also offers an opportunity for local energy generation, and opportunity for local energy generation, and water and waste management schemes. water and waste management schemes. Developers should comply with the requirements Developers should comply with the for sustainable development and climate change requirements for sustainable development and as set out in the Council’s Infrastructure Delivery climate change as set out in the Council’s SPD.
191 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Infrastructure Delivery SPD. In addition to open space requirements, the In addition to open space requirements, alternative option provides opportunities for proposals for allotments and orchards are allotments and orchards in order to promote local made in order to promote local food food production. production. The Infrastructure SPD seeks allotment use of 0.52ha per 1000 people. The Draft SDL SPD requires new The South Wokingham SPD requires new development to be acquired from sustainable development to be acquired from sustainable sources. Where the building design allows, sources. Where the building design allows, buildings should be manufactured off-site and buildings should be manufactured off-site and assembled on-site in order to reduce waste assembled on-site in order to reduce waste during construction. during construction.
15 -/x -/x - The scale of the development offers an -/x -/x - The scale of the development offers an opportunity for waste management schemes, opportunity for waste management schemes, which is seen as essential components of the which is seen as essential components of the development. In addition, proposals for local development. In addition, proposals for local food food production and composting should be production and composting should be formulated. formulated.
The infrastructure SPD requires the provision of recycling facilities and should include home composters or food digestor for each property. Attention should be given to the existing Attention should be given to the existing network network of watercourses and drainage ditches of watercourses and drainage ditches in the in the South Wokingham SDL as part of the South Wokingham SDL as part of the overall overall flood attenuation and open space flood attenuation and open space strategy. This strategy. The SDL SPD seeks sustainable option provides opportunities to seek sustainable water resource management. water resource management.
There is potential for the development at There is potential for the development at South South Wokingham to impact on water quality, Wokingham to impact on water quality, particularly in the short term during particularly in the short term during construction.
192 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
16 -/ -/ -/ construction. However, an Environmental -/ -/ -/ However, an Environmental Impact Assessment Impact Assessment and sufficient information and sufficient information should be provided for should be provided for the Authority to the Authority to undertake a Habitats Regulations undertake a Habitats Regulations Appropriate Appropriate Assessment to show that new Assessment to show that new development development will not adversely affect the water will not adversely affect the water quality of the quality of the Emm Brook, which flows into the Emm Brook, which flows into the Loddon. Loddon. During construction the impact on the During construction the impact on the water water quality will need to be monitored and quality will need to be monitored and managed managed according to the requirements of according to the requirements of Wokingham Wokingham Borough Council. Borough Council. The South Wokingham SDL comprises The South Wokingham SDL comprises predominantly greenfield land. Land within predominantly greenfield land. Land within the the SDL is identified as Grade 3 and Grade 4 SDL is identified as Grade 3 and Grade 4 agricultural land. No known soil contamination agricultural land. No known soil contamination in 17 - - - in this location however, developers would - - - this location however, developers would have to have to ensure that any contaminated land ensure that any contaminated land within an SDL within an SDL was remediated to a condition was remediated to a condition suitable for use. suitable for use. Proposals should be in Proposals should be in accordance with PPS23 accordance with PPS23 and Core Strategy and Core Strategy Policy CP1 Sustainable Policy CP1 Sustainable Development. Development. Developing the South Wokingham SDL as Developing the South Wokingham SDL as the proposed by the SPDs will likely increase alternative option proposes will likely increase greenhouse gases from energy consumption, greenhouse gases from energy consumption, transport and land use and waste transport and land use and waste management management that will impact negatively upon that will impact negatively upon this SA objective. 18 - this SA objective. - However, the preferred option, the Core Strategy However, the preferred option, the Core CP1, CP21 and the Draft Infrastructure SPD Strategy CP1, CP21 and the Draft propose measures to increase energy efficiency Infrastructure SPD propose measures to and to provide opportunities for renewable increase energy efficiency and to provide energy consumption – see SA objective 9 and 14 opportunities for renewable energy that will help mitigate negative effects and will consumption – see SA objective 9 and 14 that likely reduce household energy use per capita of
193 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
will help mitigate negative effects and will new residents in the SDL that will be likely likely reduce household energy use per capita become more effective over time. of new residents in the SDL that will be likely become more effective over time. Development could have a modest impact on Development could have a negative impact on the open character of the area. Development the open character of the area. Development could have a short term negative impact on could have a short term negative impact on wildlife and river corridors. wildlife and river corridors.
The SDL SPD proposes a landscape design This option also proposes a landscape design that should draw on the existing landscape that should draw on the existing landscape context which is a unique and distinctive context which is a unique and distinctive element element of the SDL and assist in delivering a of the SDL and assist in delivering a strong strong character providing an enviable setting character providing an enviable setting for for development. development.
To mediate between the built-up area and the This option raises concerns regarding potential open countryside the SPD proposes careful impacts on the setting of historic buildings. In management of densities and built form, and particular the proposed new development in the character of open spaces and SANG – see development area d raises concerns in terms of Sustainability Appraisal 13. The design its impact on a Grade I Listed Building in the SDL principles of the SPD provide opportunities for (at the former Lucas Hospital) as well Lock’s key views to be maintained both in and out, House in development area b. between the development and the open countryside. This option does not identify SANG to the east and south of the proposed development SANG located to the south and east of the boundary to help manage the transition between SDL also help ensure that the proposed town and country and mitigate impacts of developments respond sensitively to the development on environmental features such as existing settlements of Bracknell and provide Big Wood. continuation of green corridors such as the Ancient Woodland (Big Wood) to the east of This option could provide a built form that the SDL. provided the lowest built intensity towards the 19 -/x - -/ -/x -/x -/x southern edges of the SDL in response to the
194 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The SPD also retains many of the areas of open countryside. mature woodland and hedgerows within the SDL. This option does not retain as many of the areas of mature woodland and hedgerows within the Impacts on the SDLs heritage are also SDL – additional residential development is mitigated by the SPD through the provision of proposed in area a. SANG and potential green open spaces that help to buffer important buildings and historical Flood attenuation measures and the ongoing sites. Design solutions to mitigate the impacts management of water bodies such as the Emm on Wood’s Farm should be sought. Brook are proposed.
Flood attenuation measures and the ongoing Efforts to mitigate the impacts of the new management of water bodies such as the development on the environment are still Emm Brook are proposed by the SPD. available with this option such as carbon neutrality, the use of sustainable building Efforts to mitigate the impacts of the new techniques to ensure high levels of energy development on the environment are efficiency and strive to become an exemplar proposed by the SPD that include carbon scheme where public buildings demonstrate best neutrality; the use of sustainable building practice in green building design. techniques to ensure high levels of energy efficiency and strive to become an exemplar scheme where public buildings demonstrate best practice in green building design.
195 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
The South Wokingham SDL lies within close The South Wokingham SDL lies within close proximity of Wokingham town centre – its proximity of Wokingham town centre – its amenities, transport infrastructure and amenities, transport infrastructure and employment areas, although good physical employment areas, although good physical connections to Wokingham Town are hindered connections to Wokingham Town are hindered by the railway line. The SPD proposes a new by the railway line. This option proposes a southern distributor road that includes new southern distributor road that includes provision for public transport, which will provide provision for public transport, which will additional connectivity between the SDL and provide additional connectivity between the Wokingham Town Centre. SDL and Wokingham Town Centre.
Developing at South Wokingham presents an Developing at South Wokingham presents an opportunity for a new community to be opportunity for a new community to be 20 established that can access jobs, services and established that can access jobs, services and improved public transport services within close improved public transport services within close reach of home. reach of home.
The development principles for South The development principles for South Wokingham proposes two new neighbourhood Wokingham proposes two new neighbourhood centres and two primary schools designed to centres and two primary schools designed to act as community hubs within the SDL that will act as community hubs within the SDL that will provide local retail, community, health, provide local retail, community, health, recreation and education facilities for new and recreation and education facilities for new and existing residents of the SDL to enable them to existing residents of the SDL to enable them access local facilities without the need to to access local facilities without the need to travel. travel.
Construction during all phases of development Construction during all phases of development will provide local employment opportunities in will provide local employment opportunities in the construction industry. the construction industry. The SDL SPD seeks to improve community The option would provide opportunities for Wi-Fi access which could allow for home community Wi-Fi access which could allow for working. Public transport improvements that home working. Public transport improvements
Economic 21 - include buses to Wokingham Town Centre and - that include buses to Wokingham Town
196 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
train station could improve accessibility to jobs Centre and train station could improve wider afield. The proposed train halt will accessibility to jobs wider afield. The further improve access to jobs wider afield in proposed train halt will further improve access Reading and London. to jobs wider afield in Reading and London. Development could have a negative impact on Development could have a negative impact on the open character of the area. Development the open character of the area. Development could have a short term negative impact on could have a short term negative impact on wildlife and river corridors. However, the SDL wildlife and river corridors. However, this SPD seeks to create high quality environments option also seeks to create high quality to live and work in and public transport environments to live and work in and public improvements which could improve transport improvements which could improve accessibility to jobs. accessibility to jobs.
22 -/ -/ -/ A wider variety of employment opportunities -/ -/ -/ A wider variety of employment opportunities are also likely to arise due to the development are also likely to arise due to the development of new neighbourhood centres and education of new neighbourhood centres and education and community facilities. The supply of and community facilities. The supply of housing would also enlarge the local workforce housing would also enlarge the local workforce and improve the competitiveness and and improve the competitiveness and buoyancy of the economy. buoyancy of the economy.
197 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
APPENDIX B
198 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
South of the M4 SDL SA Objectives Objectives 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 New growth will create local distinctiveness in response to the - - - - ------ - - - setting of the SDL and the spatial framework plan’s structure. Shinfield to be expanded to the west, and east and to include a - - x x - - - - new primary school; Three Mile Cross to be expanded to the west and east. - - - - x x - - - - Spencers Wood to be expanded to the north east and the east - - x x - - - - including a new primary school Development adjoining the edges of settlements sensitively redefining the urban edge and the - - - - - - - x - - - - - - - - - transition between town and country. Designing new developments that have been informed by the built - - - - - - - ------form and public space characteristics of each village. Residential neighbourhoods, designed to integrate with and complete existing and suitable development areas for residential - - - - x - - - - - - - - - neighbourhoods, should be scaled and designed in accordance with the principles of walkable neighbourhoods. An open area of land should be
199 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
retained north-south through the centre of the SDL, linking with - - - - - - - - - - - - - - extensive open SANGs areas to the north and south and providing recreational links to that wider rural character. The north slopes of the ridge that separates Shinfield and Spencers - - - - - - - - - - - - - - - - - Wood from the main built-up area north of the M4 to be kept open. Integrated existing and new communities. - - - - - ------Enhance the existing villages as good places to live and work - - - ------through the integration with new development and facilities. The local needs of residents should be catered for through provision of a mix of services - - x - - ------which are easily and safely accessible on foot, bike or by public transport. Two new neighbourhood centres and two primary schools designed to act as community hubs within the SDL will provide local retail, community, health, recreation and - - x - - - - - education facilities for the residents of the SDL to enable them to access local facilities without the need to travel. The centres will be designed to include good quality public realm. To deliver good quality
200 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
connections to encourage walking and cycling through the provision - - - x - - - - - - - - - of safe routes between villages. An access and movement framework to include a hierarchy of routes which distinguish - - - - - - - x/------/x - - - between higher and lower order routes within each development area. To deliver a new route connecting Spencers Wood and Shinfield to - - - - - - -/x -/x - - - - -/x - - - be limited to buses, pedestrians and cyclists. The proximity to Reading should be exploited through the provision of excellent access to buses, - - - - -/x - - - - - - - - which will allow residents to travel / to Reading town centre and employment areas without the need to drive. The proposed A33 Park & Ride south of Junction 11 should be - - - - - -/ - - - - - - - - easily accessible to residents via non-car modes of travel. A new connection east of Shinfield from the A327 across the M4 and into Reading should ------/ - - -/x -/x -/x ------/x -/ - -/ be delivered that includes bus priority measures. Planning for efficient and convenient public transport for those undertaking journeys beyond the SDL, as part of a package of measures to manage - - -/ - -/ - - - -/ - - - -/ - -/ - -/
201 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
travel demand should be made appealing and attractive for local trips. To deliver a carbon neutral ------ ------development. To use sustainable building techniques to ensure high levels ------ - - - - - - - of energy efficiency. The SDL should strive to become an exemplar scheme where public buildings demonstrate best ------ - - - - - - - practice in green building design. Local energy generation and water and waste management - - - -/ -/ - -/ - - - - - - - - - schemes. A development that complies with the requirements for sustainable - - - - development and climate change. The requirements of “Building for Life” should be taken into account - - ------in preparing applications for the SDL. Local features of character are to influence the appearance of - - - - ------ - - - - - - - - contemporary architecture within the SDL. Long-term management of the - - ------ - - - - - - - landscape. A landscape framework which embodies a green infrastructure and open space strategy, including provision for Suitable Alternative Natural Green space - -/ - - - - -/ - - - - - - - - (SANG) and the maintenance of
202 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
the separation between villages. Natural features and groups of trees and hedgerows should be incorporated, and the framework should integrate sensitively with the surrounds at the edges of the SDL. SANGs located adjoining the River Loddon and north of the ridgeline which connects Shinfield - - - - - - - - - - - - - - and Spencers Wood along with land adjoining the Clares Green Local Wildlife Site. Access to open space, play and - - - -/ - -/ ------sports facilities will be a priority. A wide range of housing types, sizes and tenures will be made available to ensure housing - - - - ------ - choice and inclusivity for the widest possible group of residents.
Key
Potentially consistent Potentially inconsistent x No relationship -
203 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
South Wokingham SDL SA Objectives Objectives 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 To define the southern extent of the SDL according to the - - - - ------ - - - - - - - - landscape setting and notable buildings. Mediating between the built-up area and the open countryside through the careful management ------ - - - - - - - - of densities and built form, and the character of open space. To manage the transition between town and country, ensuring there is good access to the open countryside and maintaining key - - - - - - - - - - - - - - - - views both in and out, between the development and the open countryside. Ensuring that the proposed developments respond sensitively - - - - ------/ - - - - - - - - to the existing settlements. Protecting areas of mature - - - ------/ - - - - - - - - woodland and hedgerows. Ensuring the constraints imposed by the railway and overhead - - ------ - - - power lines are appropriately resolved. Providing certainty about flood attenuation and the ongoing - - ------ - - -/ - - - - - management of water bodies on site, such as the Emm Brook. The requirements of “Building for
204 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Life” should be taken into account - - ------in preparing applications for the SDL. Carbon neutrality should be seen ------/ -/ - - - - - - - - as an objective for the SDL. The opportunity for local energy generation, and water and waste management schemes should be - - - -/ ------ - - - - an essential component of the development. Long-term management of the landscape to include proposals for - - - - - - - -/ - - -/ - - - local food production and composting. To create a continuous network of open space including SANG, and - - - - - - - - - - - - - which also takes advantage of Emm Brook and flood mitigation. A landscape framework which embodies a green infrastructure and open space strategy, including provision for Suitable Alternative Natural Green space (SANG). Natural features and - - - - - - - - - - - - - groups of trees and hedgerows should be incorporated, and the framework should integrate seamlessly with the rural surrounds at the edges of the SDL. Provision for sports, play and - - - - - ------recreation is to be a priority. New buildings at South Wokingham will demonstrate the
205 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
use of sustainable building techniques to ensure high levels - - - - -/ - - - - - - - - - - - of energy efficiency. The style of the buildings is expected to be contemporary in -/ ------ - - - - - - - - so far as it reflects the influence of sustainable building design. The SDL should strive to become an exemplar scheme where public -/ ------ - - - - - - - buildings demonstrate best practice in green building design. The design of new residential areas should endeavour to replicate the following qualities such as housing choice, extensive - - - - - - - - - - - - - - planting, good and consistent use of a limited palette of materials, private gardens and safe and attractive streets. A wide range of housing types, sizes and tenures should be made available to ensure housing choice and inclusivity for the - - ------widest possible group of residents. This should be a place in which access to open space, play and sports facilities will be very - - - - ------important. The new development should be connected by safe walking and cycling routes, and promotes opportunities for healthy and - - - - ------active lifestyles, ensuring good
206 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
access from Wokingham town to the countryside for cyclists and pedestrians. Neighbourhood centres designed to act as community hubs for the residential areas, providing local retail, community, recreation and education facilities for the residents of South Wokingham to enable them to access local - - - - ------facilities without the need to travel. Centres will include well designed public spaces capable of catering for a variety of functions, as well as enhancing the quality of the public realm experience. Safe and attractive accessibility to Wokingham town centre and the railway station to provide access - - - - ------to higher order needs and employment opportunities. Planning for efficient and convenient public transport for those undertaking journeys beyond the SDL should be - - - -/ - - - - - - - - - - evident, and the use of alternative modes of travel should be made appealing and attractive for local trips. Residential areas located and designed in response to the - - - - ------ - - - - - - - - character of the SDL. Principles of walkable
207 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
neighbourhoods should be reflected in the design and layout - - - - ------of the SDL, to provide an appropriate mix of housing to suit the needs of the whole community. The intensity of development (density), the street types and the design of the public realm should - - - ------ - - - - - - - - combine to establish local distinctiveness. To create a continuous vehicle link through the SDL from London Road/Coppid Beech roundabout and Finchampstead Road, acting - - - - - - ------ - as a bus corridor, a key public street and relieve pressure on the town centre. To allow for access to the A329 and potential Park and Ride facilities at Coppid Beech - - - - - - - ------ - roundabout. To safeguard land at a proposed railway bridge crossing for a - - - - - - - ------ - future rail halt. The new southern distributor road should be of an urban character - - - - - - ------ - fronted by development and act as a key public transport corridor.
208 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
North Wokingham SDL SA Objectives Objectives 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 To create a series of well connected extensions to existing - - -/ -/ ------neighbourhoods. To create a well connected network of green spaces, including SANG and along the - -/ - - - - - - - - - - - - - - Emm Brook, moving outwards from the existing open spaces. Creating a development which is well connected to the existing highways and creates a network - - - - - -/x - -/x ------/x - -/ -/ -/ of streets which manages to disperse traffic away from the town centre. Provide new streets which are high quality residential streets, defined by development frontage, - - - - ------and principally for local movements. The creation of direct pedestrian and cycle connections to the proposed Coppid Beech ------ - ------roundabout, the town centre and other public transport interchanges. An access and movement framework to include a hierarchy of routes which distinguish between higher and lower order routes. The hierarchy should also
209 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
facilitate easy and safe walking - - - - - - - ------ - and cycling within the SDL and to adjacent areas. The proposed connector street will be an integral component of this hierarchy. It should be fronted - - - - - - - ------ - by development and act as a key public transport corridor. Essential for the new development to mirror characteristics of existing neighbourhoods that include integration with mature - - - ------ - - - - - - - - vegetation, houses set within often generous gardens, and historic lanes, buildings and open spaces well integrated with more modern developments. The SDL will generate an identity which is compatible with the - - - - ------ - - - - - - - - surrounding town, yet distinctive as a contemporary development. To deliver improvements to the existing highway network in order to limit any detrimental affect on existing residential areas. The spatial framework plan for the SDL should incorporate: • a primary access route connecting through the ------ - -/ ------/ - -/ development, to join with London Road close to Coppid Beech Roundabout; and • provision for a partial “Ashridge
210 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Interchange” to encourage easier access to the A329M for journeys beyond Wokingham. The statutory consultation raised issues of an alternative location. However, the Highways Agency maintain the view that an alternative location would not be acceptable. Carbon neutrality should be seen ------ ------as an objective for the SDL. New buildings at North Wokingham will demonstrate the use of sustainable building ------ - - - - - - - techniques to ensure high levels of energy efficiency. Whilst the character of the architecture and the finishing materials used should draw on the local context, the style of the buildings is expected to be - - - ------ - - - - - - - - contemporary in so far as it reflects the influence of sustainable building design. The SDL should strive to become an exemplar scheme where public ------ - - - - - - - - - buildings demonstrate best practice in green building design. The scale of the development offers an opportunity for local ------ - - - - - - energy generation, and water and waste management schemes. Long-term management of the landscape should include
211 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
proposals for local food - - - - - - - - - - - - - - - - - production and composting will be achieved. This will be a place in which access to open space, play and - - - - - ------sports facilities will be a priority. Cantley Recreation Ground is a great asset to the local area, and an opportunity to integrate the - - - - - ------ - - - development with established open space. In particular, ensuring good access from Wokingham town and local secondary schools to - - - - ------the SDL for cyclists and pedestrians. A wide range of housing types, sizes and tenures will be made available to ensure housing - - - ------ - choice and inclusivity for the widest possible group of residents. The layout and design of residential areas will create local distinctiveness in response to the - - - - ------ - - - - - - - - setting of the SDL and the spatial framework plan’s structure. Variety will be evident as people move through the SDL, however, a sense of cohesion should - - - - ------ - - - - - - - - prevail as a result of the materials used. The requirements of “Building for Life” should be taken into account
212 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
in preparing applications for the - - - ------SDL. The local needs of residents should be catered for through provision of a mix of services - - - -/ - - ------ - which are easily and safely accessible on foot, bike or by public transport. Higher order needs can be met through ensuring safe and attractive accessibility to - - - -/ - - ------ Wokingham town centre and the railway station. Planning for efficient and convenient public transport for those undertaking journeys beyond the SDL should be - - - - - -/ - ------ evident, and the use of alternative modes of travel should be made appealing and attractive for local trips. A landscape framework which embodies a green infrastructure and open space strategy, including provision for Suitable Alternative Natural Greenspace - - - - - - - - - - - - - (SANG). Natural features and groups of trees and hedgerows should be incorporated, and the framework should integrate seamlessly with the surrounds at the edges of the SDL. The intensity of development (density), the street types and the
213 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
design of the public realm will - - - - ------ - - - - - - - - combine to establish local distinctiveness.
Key
Potentially consistent Potentially inconsistent x No relationship -
214 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Arborfield Garrison SDL SA Objectives Objectives 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 Ensuring the overall scale of the settlement at Arborfield Garrison creates a sense of community through balancing the mix of - - -/ - ------ - dwelling types and sizes and providing local services and community facilities. One District and two Neighbourhood centres designed to act as community hubs within the residential neighbourhoods, providing local retail, community, recreation and education facilities for the residents of the SDL to - - -/ -/ -/ -/ - - - - - - -/ enable them to access local facilities without the need to travel. Centres will include well designed public spaces capable of catering for a variety of functions, as well as enhancing the quality of the public realm experience. Responding to the attractive rural setting ensuring that development is absorbed into the landscape maintaining physical separation - - -/ ------ - - - - - - - - with Arborfield Cross, Barkham Hill and Finchampstead North.
215 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Providing strategic and local transport linkages and enhancements including a public - - - -/ -/ - - -/ ------/ transport interchange facility. Integrating existing residential development on the periphery of the SDL to provide safe and - - -/ -/ -/ -/ -/ ------/ - convenient access to new services and facilities. Enhancing local employment opportunities to provide scope for - - - -/ - - ------ people who wish to live and work in close proximity. The integration of Listed Buildings, elements of military heritage, Scheduled Ancient - - - - -/ ------/ - - - - - - - - - Monument and other key buildings to be retained and re- used. The retention of natural and well established features such as large - - - - - - -/ - - - - - - - scale mature trees, watercourses and historic buildings is important. The requirements of “Building for Life” should be taken into account - -/ -/ -/ - -/ ------in preparing applications for the SDL. Carbon neutrality should be seen - - - -/ - - - - - - - - - - - - - as an objective for the SDL. The development should be planned and developed to - - - - -/ -/ -/ -/ -/ -/ - -/ ------/ - - - achieve a good degree of self- containment. New buildings at Arborfield
216 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Garrison will demonstrate the use of sustainable building techniques ------ - - - - - - to ensure high levels of energy efficiency. Whilst the character of the architecture and the finishing materials used should draw on the local context, the style of the - - - - ------ - - - - - - - - buildings is expected to be contemporary in so far as it reflects the influence of sustainable building design. The SDL should strive to become an exemplar scheme where public ------ - - - - - - - buildings demonstrate best practice in green building design. The scale of the development offers an opportunity for local ------ - - - - - - - - energy generation, and water and waste management schemes. Proposals for local food production and composting should be formulated and long- - - - -/ - -/ -/ -/ - - -/ -/ -/ - - - - term management of the landscape should encompass such activities and plans to demonstrate how this will be achieved. This will be a place in which access to open space, play and - - -/ - - -/ -/ -/ -/ ------sports facilities will be a priority. The local needs of residents should be catered for through safe walking and cycling routes. - - - - - -/ ------
217 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
There will be an emphasis on promoting opportunities for healthy and active lifestyles. A wide range of housing types, sizes and tenures will be made available to ensure housing choice and inclusivity for the - - - -/ ------/ - -/ widest possible group of residents. The layout and design of residential areas will create local distinctiveness in response to the - - - - ------ - - - - - - - - setting of the site and the spatial framework plan’s structure. Variety will be evident as people move through the SDL, however, a sense of cohesion should - - - - ------ - - - - - - - - prevail as a result of the materials used. A landscape framework which embodies a green infrastructure and open space strategy, including provision for Suitable Alternative Natural Greenspace (SANG). Natural features and - - - - - - - - - - - - - - - groups of trees and hedgerows should be incorporated, and the framework should integrate seamlessly with the rural surrounds at the edges of the SDL. Provision for additional sports, play and recreation is to be a priority. Character typologies which
218 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
reinforce the structure of the place. The intensity of - - - - ------ - - - - - - - - development (density), the street types and the design of the public realm will combine to establish local distinctiveness. Employment provision, through local services and facilities, within the District Centre (B1) and at - - - - -/ - -/ - -/ - ------ - designated employment sites (Use Classes B1, B2 and B8 at Hogwood Industrial Estate extension) to ensure a range of employment opportunities. An access and movement framework to include provision for a public transport interchange within the District Centre, and to facilitate easy and safe walking and cycling both within the - - - - -/ -/ -/ - -/ ------ - development and to adjacent areas. Movement is to be catered for through the provision of a hierarchy of routes which distinguish between higher and lower order connections. Physical connections to existing communities to ensure community integration and access to new and - - - - -/ -/ - -/ ------/ - -/ existing facilities.
219 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
APPENDIX C
220 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Wokingham Borough Council SA Objective
1. To make provision for local housing needs by ensuring that everyone has the opportunity to live in a decent sustainably constructed and affordable home
In line with the adopted Wokingham Core Strategy (WCS), each SDL SPD contains a Preferred Spatial Framework Plan which illustrates how the required housing numbers set out in policies CP18 – 21 can be accommodated.
The SDL SPDs address Climate Change and Sustainability at Section 5. Further detailed information is contained in the Council’s Sustainable Design & Construction SPD.
Design principle 2b in each SDL includes a requirement for housing to be tenure blind so as not to distinguish between different tenures. The SDL SPDs re- iterative the WCS Policy C5 requirement to provide 35% affordable housing.
2. To reduce the risk of flooding and the resulting detriment to public well-being, the economy and the environment by ensuring no inappropriate development in areas at risk of flooding
The SDL SPDs have been amended at Design principle 1c(i) to make specific the requirement for Outline planning applications to be accompanied by Flood Risk Assessment, and to prepare a water management plan to include a variety of measures for flood prevention, protection and drainage following consultation responses from the Environment Agency. These requirements must be met through discussions with the Environment Agency.
The Preferred Spatial Framework Plans indicate the Council’s preference for development to take place outside known areas of flooding.
3. Safe and secure environment
Principle 2a requires safe neighbourhoods be achieved through the careful consideration and application of the principles outlines in urban design best practice (for example the inclusion of opportunities for natural surveillance of the public realm of the SDL, as depicted in Figure 4.4 “Overlooking and Natural Surveillance”) and Secured by Design, which is a nationally recognised set of design standards drawn up between local authorities and police constabularies.
In addition Design Principle 2a contains requirements for pedestrians and cyclists to be given priority over motorised vehicles through the design of the streets.
The SPDs advocate a connected layout of streets to facilitate walking and cycling, in order to encourage a reduced reliance on motor vehicles. The Preferred
221 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Spatial Framework Plans indicate central and accessible locations for schools and local facilities in order to encourage travel by non-motorised methods.
The SPDs requires secure cycle parking and car parking which is designed to promote safety. (Principle 4b).
The SPDs indicate the requirement for lighting and signage at Principle 4a.
At Section 2 the SPDs have been amended to highlight the requirement for a safety audit of all highway proposals.
4. To improve the health and well-being of the population
Principle 1c(iv) of the SPDs highlights that the provision of sports and play is essential to promote opportunities for healthy and active lifestyles. The SPDs have been amended in light of comments from Sport England to distinguish between provision of sports facilities, (including sports pitches) and play areas (including opportunities for different play areas to suit different ages. The SPDs require all sports and play areas to be designed in accordance with nationally recognised standards.
The Preferred Spatial Framework Plans indicate scope for the provision of extensive areas of open space in accordance with WCS Policy C4. Design Principle 1e requires high levels of connectivity between open spaces in order to ensure good access and use.
The SPDs set out under Design Principle 4a the requirement for the provision of a range of facilities to support the new and expanded communities including local shops, schools, nurseries, health facilities, community spaces, and where appropriate police and library functions.
5. To create and sustain vibrant and locally distinctive communities
The SPDs set out under Design Principle 4a the requirement for the provision of a range of facilities to support the new and expanded communities including local shops, schools, nurseries, health facilities, community spaces, and where appropriate police and library functions.
Local distinction is a key theme of the SPDs. Reference is made to the requirement to use any Village Design Statements where these exist (these have been prepared with input from the community).
Design Principle 3a requires diversity and distinction within the built form through the application of character typologies.
222 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
6. To reduce poverty and social exclusion
In order to encourage social integration Design Principle 2b in each SDL includes a requirement for housing to be tenure blind so as not to distinguish between different tenures. The SDL SPDs re-iterative the WCS Policy C5 requirement to provide 35% affordable housing.
Design Principle 4a requires the SDLs to be laid out so as to ensure good levels of access to everyday needs, and to reinforce the integration of new and existing communities. Services and facilities provided within the SDLs should be accessible on foot and by bicycle so that they are within easy reach of all residents, and to reduce the costs involved in reaching such facilities.
Provision for public transport enhancements required by the WCS are supported by the SPDs. Principle 5c (6c in the case of Arborfield and North Wokingham) requires the design of the SDL to facilitate easy and efficient use of public transport. Principle 5a (accompanying table) (6a in the case of Arborfield) sets out design criteria to ensure main streets within the SDL can accommodate buses to allow access opportunities within the SDL and beyond.
7. To raise educational attainment, skills and training opportunities
Each SPD reiterates the requirements for education that are set out within the WCS. The SPDs highlight in the Preferred Spatial Framework Plans the preferred location for new schools. Schools are to be co-located with neighbourhood/district centres to ensure that they are easily accessible. Where necessary, the SPDs set out the site requirements for new schools.
8. To improve accessibility for all to services, amenities and facilities
Design Principle 4a requires the SDLs to be laid out so as to ensure good levels of access to everyday needs (shops, community facilities, schools etc.), and to reinforce the integration of new and existing communities. Services and facilities provided within the SDLs should be accessible on foot and by bicycle so that they are within easy reach of all residents, and to reduce the costs involved in reaching such facilities.
Provision for public transport enhancements required by the WCS are supported by the SPDs. Principle 5c (6c in the case of Arborfield and North Wokingham) requires the design of the SDL to facilitate easy and efficient use of public transport. Principle 5a (accompanying table) (6a in the case of Arborfield and North Wokingham) sets out design criteria to ensure main streets within the SDL can accommodate buses to allow access opportunities within the SDL and beyond. 9. To reduce road congestion and pollution levels on the local and strategic road network (SRN) by improving travel facilities and choices
Provision for public transport enhancements required by the WCS are supported by the SPDs. Principle 5c (6c in the case of Arborfield and North Wokingham) requires the design of the SDL to facilitate easy and efficient use of public transport. Principle 5a (accompanying table) (6a in the case of
223 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Arborfield and North Wokingham) sets out design criteria to ensure main streets within the SDL can accommodate buses to allow access opportunities within the SDL and beyond.
The SPDs advocate a connected layout of streets at design Requirement 5a (6a in the case of Arborfield and North Wokingham) to facilitate walking and cycling, in order to encourage a reduced reliance on motor vehicles. In addition Design Principle 2a contains requirements for pedestrians and cyclists to be given priority over motorised vehicles through the design of the streets.
The SPDs requires secure cycle parking which is designed to promote safety. (Principle 4b). 10. To improve efficiency in land use through the re-use of previously developed land, existing buildings, including the re-use of resources and remediation of previously developed land.
The Arborfield SDL is the only SDL to contain sufficient amounts of brownfield land (at the Arborfield Garrison) to be able to accommodate a sizeable portion of the housing numbers required by the WCS.
The Arborfield SPD Preferred Spatial Framework Plan indicates the Council’s preference for this land to be developed to provide in the region of 1200 dwellings (which is a considerable proportion of the 3,500 required by the WCS) along with a primary school and neighbourhood centre. Some existing areas of open space within the Garrison boundary will be retained for the amenity of nearby residents. 11. To minimise the impacts arising from pollution and improve and prevent where possible
The Section of each SPD dealing with “Centres” sets out the need to safeguard the amenity of all users of the neighbourhood centre, particularly the residents, by ensuring issues of noise transmission and vibration, refuse storage and collection, odour and light pollution are adequately addressed through the design process. Care must be taken in the siting of mechanical extraction equipment and external lighting sources, and apartments and townhouses will need to be designed to minimise noise and disturbance from adjoining uses through appropriate sound insulation measures. 12. To conserve and enhance the Borough’s biodiversity, including wildlife, river corridors and networks and to maximise opportunities for building-in beneficial features for biodiversity.
Principle 1d of the SPDs requires designs to contribute to the sustainability, ecology and amenity of the development. The SPDs require applicants to demonstrate how they will mitigate against the impact of development in a manner which enriches and enhances the overall habitat and biodiversity of the SDLs. Principle 1a requires the retention of existing landscape features including habitat, wildlife sites, watercourses, trees, wetland and grassland areas.
In light of consultation responses to the draft SA/SEA the SPDs have been amended to highlight the requirement for planning applications to be subject to Environmental Impact Assessment and The Conservation Regulations 1994 as amended.
224 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
13. To protect and enhance the Borough's countryside and historic environment
SPD Principle 1a requires the landscape design to draw on the existing landscape context, and the retention of existing landscape features.
The SPDs uphold the WCS requirement for development to be between 30 – 35 dwellings per hectare.
Existing site constraints are acknowledged in Section 2.2 of the SPDs. The SPD have been amended to highlight the significance of historic buildings and features, and for development to be in compliance with PPS5.
Arborfield SPD contains an additional section on existing buildings: Principle 7a sets out the requirements in relation to listed buildings and scheduled ancient monuments. 14. To sustainably use resources (including renewable and non-renewable resources)
Section 5 of the SPDs sets out requirements for addressing Climate Change and Sustainability. The SPDs refer readers to the Sustainable Design & Construction SPD as the main source of information on how the Council expects applicants to address the sustainable use of resources including renewable and non-renewable sources. 15. To address waste by: minimising waste as a priority, re-use then recycle, compost or energy recovery Section 5 of the SPDs sets out requirements for addressing Climate Change and Sustainability. The SPDs refer readers to the Sustainable Design & Construction SPD as the main source of information on how the Council expects applicants to address the issue of waste.
16. To maintain, and, where appropriate improve water quality (including groundwater) and to achieve sustainable water resource management.
Principle 1c(i) requires a plan for water management for each SDL. This has been expanded to include a requirement to stipulate intended maintenance measures, and to highlight the importance of discussions with the Environment Agency on the subject of water management.
225 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
17. To maintain and where appropriate improve soil quality, and to ensure land affected by contamination is remediated to a condition suitable for use
There is no known contamination within the SDLs. 18. To increase energy efficiency and the proportion of energy generated from renewable sources in the Borough
Section 5 of the SPDs sets out requirements for addressing Climate Change and Sustainability. The SPDs refer readers to the Sustainable Design & Construction SPD as the main source of information on how the Council expects applicants to address the sustainable use of resources including renewable and non-renewable sources.
19. Appropriate new development makes a positive contribution or makes no material harm to the character, environment, landscape and heritage within the Borough
Due to their scale the SDL developments will change the character of the Borough. However the SPDs are aimed at achieving high quality development with large areas of open space and retention of existing heritage and landscape features.
SPD Principle 1a requires the landscape design to draw on the existing landscape context, and the retention of existing landscape features.
The SPDs uphold the WCS requirement for development to be between 30 – 35 dwellings per hectare. This is in line with recent development in the Borough.
Existing site constraints are acknowledged in Section 2.2 of the SPDs. The SPD have been amended in light of comments from English heritage to highlight the significance of historic buildings and features, and for development to be in compliance with PPS5.
Arborfield SPD contains an additional section on existing buildings: Principle 7a sets out the requirements in relation to listed buildings and scheduled ancient monuments. 20. To ensure high and stable levels of employment
North Wokingham and South Wokingham lie adjacent to Wokingham town and will provide a possible choice of homes for workers in the town. North Wokingham SPD makes provision for the expansion of the Toutley employment area; the SPD includes requirements for this.
South of the M4 SDL lies in close proximity to Reading, which is a major employment centre.
226 October 2011
Strategic Development Locations Design Brief SPDs and Infrastructure Delivery and Sustainability Appraisal Contributions SPD Wokingham Borough Council
Arborfield SDL includes provision for the expansion of the existing Hogwood Industrial Estate. Design principle 5a, 5b and 5c address this requirement. 21. To encourage ‘smart’ economic growth
The five SPDs encourage the provision of wifi and opportunities for working from home and providing new accommodation for a labour force that can easily access the Borough’s high technology and IT industries.
22. Maintaining a buoyant and competitive economy with a range of jobs without adversely affecting the quality of life
Arborfield SDL includes provision for the expansion of the existing Hogwood Industrial Estate. Design principle 5a, 5b and 5c address this requirement. Collectively they require a high quality working environment in close proximity to homes. Buildings are to be designed to be sustainable and to offer healthy and attractive working environments. Design principle 5 of the North Wokingham SPD sets out guidance on the expansion of the Toutley employment area in accordance with the WCS.
227 October 2011