Edge of Settlement Analysis Draft Borough Local Plan January 2014
Royal Borough of Windsor and Maidenhead Planning & Property Services Town Hall St Ives Road Maidenhead SL6 1RF
Housing: Edge of Settlement Analysis (Jan 2014) Contents
Contents
1 Introduction 1
2 Methodology 5
3 Area Analysis 22
Area 1A Cookham Rise - Area north and west of Cookham Rise 22
Area 1B Cookham Rise - Area west of Whyteladyes Lane 24
Area 2 Maidenhead - Area north of Furze Platt Road 30
Area 3A Maidenhead - Area around Spencers Farm; East of Cookham Road 32
Area 3B Maidenhead - Area east of Spencers Farm 36
Area 3C Maidenhead - North of Maidenhead Court 38
Area 3E Maidenhead - Area north of Summerleaze Road 40
Area 3F Maidenhead - Area west of Sheephouse Road 42
Area 4A Cox Green - West of Cox Green; North of the Railway Line 47
Area 4B Cox Green - West of Woodlands Park; South of the Railway Line 52
Area 4C Cox Green - South of Woodlands Park 57
Area 4D Cox Green - South of Cox Green; East of Woodlands Park 59
Area 5A Maidenhead - Area including Maidenhead Golf Course 61
Area 5B Maidenhead - Area west of A404M 66
Area 5C Maidenhead - Triangle M4, A308(M) and Ascot Road 70
Area 5D Maidenhead - Area north of Kimbers Lane 75
Area 5E Maidenhead - Area south of Harvest Hill Road and east of Kimbers Lane 79
Area 6A Maidenhead - Braywick, Stafferton Way 85
Area 6B Maidenhead - Area east of A308 Bray Wick 89
Area 7A Land west of Holyport - Area between Ascot Road and Holyport Road 91
Area 7B Maidenhead/Holyport - Area south of A308 95
Area 7C Maidenhead/Holyport - Area east of Gays Lane and south of Stroud Farm Road 97
Area 7D Maidenhead - Area between A308 and Bray Lake 99
Area 7E Maidenhead - Area between Monkey Island Lane and Bray Lake 101
Area 8A Windsor - Area north of A308, south of Maidenhead Road 103
Area 8B Windsor - Area south of A308, east of Oakley Green Road and north of Dedworth Road 107
Area 8C Windsor - Area south of Dedworth Road and west of Broom Farm Estate 112
Area 9A Windsor - Area at Lower Farm & St Leonard's Farm/west of Wilton Crescent 116
Area 9C Windsor - Area north and east of Legoland 118
Area 10A Datchet - Area south of M4, north of War Memorial 120 Housing: Edge of Settlement Analysis (Jan 2014) Contents
Area 10B Datchet - Area north of Churchmead School 122
Area 11A Wraysbury - Area south of Old Ferry Drive 124
Area 11B Wraysbury - Area south of the Drive 128
Area 11C Wraysbury - Area south of Waylands 132
Area 11E Wraysbury - Area east of St Andrew's Close 136
Area 11F Wraysbury - Area around Tithe Farm 141
Area 12A Old Windsor - Area north of Church Road 145
Area 12B Old Windsor - Area west of Old Windsor and north of Crimp Hill 150
Area 12C Old Windsor - Area west of Burfield Road 154
Area 13A Ascot - Area east of Winkfield Road 156
Area 13B Ascot - Area east of Cheapside Road and south of Silwood Close 158
Area 13C Ascot - Area south of High Street 160
Area 13F Sunninghill - Area north of London Road / east and west of Church Lane 165
Area 13I Sunningdale - Area around Tittenhurst Park 167
Area 13J Sunningdale - Area north of Bedford Lane 169
Area 13K Sunningdale - Area south of the A30 London Road 171
Area 13L Area part of Sunningdale Golf Course 173
Area 13N Sunningdale - Area around Lynwood Care Home 175
Area 13O Sunningdale - Area east of Hancocks Mount and south of the railway 177
Area 13P Sunningdale - Area around Charters School/south of Charters Road 179
Area 13S Sunningdale - Area east of Bagshot Road around Broadlands Farm 181
Area 13T Suninghill - Area around St Mary's School/east of Coronation Road 183
4 Interim Conclusions 185 Housing: Edge of Settlement Analysis (Jan 2014) 1 Introduction 1
1 Introduction
1.1 The aim of this Housing: Edge of Settlement Analysis is to assess the potential for development of Green Belt land adjoining our settlements. This study forms part of the evidence base for the emerging Borough Local Plan and will be used alongside other studies to inform policy options and choices. The council is required to positively seek opportunities to meet the development needs of the area (NPPF, paragraph 14). This study considers land that abuts an existing settlement (that is itself excluded from the Green Belt) on at least one edge and tests its suitability for release for development against a range of criteria.
1.2 The key objectives of this study are:
To provide an analysis of the contribution of specific broad areas of land adjoining excluded settlements to the purposes of the Green Belt; To recommend broad areas of land to be included for subsequent public consultation.
1.3 As a consequence of this study a number of areas in the Green Belt have been identified for public consultation through the Borough Local Plan.
1.4 The report is structured as follows:
Chapter 2: Methodology - a summary of the research process that was followed including summary maps indicating the initial broad areas that were assessed, maps showing those areas that were rejected during the assessment of primary considerations and maps showing areas for public consultation Chapter 3: Area Analysis - 52 individual broad area assessments Chapter 4: Interim Conclusions - including a list of 23 areas to go forward for public consultation.
Background
1.5 The following background explains the context within which this analysis work has been undertaken.
1.6 The extent of the Green Belt in the Royal Borough is set out in the following map. 2 Housing: Edge of Settlement Analysis (Jan 2014) 1 Introduction
Map 1 Green Belt Extent
National Planning Policy Framework
1.7 The National Planning Policy Framework (NPPF) sets out the government’s policy on planning and sustainable development including the context in which the Borough Local Plan must be prepared.
1.8 The Framework requires (at paragraph 157) that local plans should:
positively seek opportunities to meet the development needs of their area; meet objectively assessed development needs, with sufficient flexibility to adapt to rapid change, unless;
Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole; or Specific policies in the NPPF indicate the development should be restricted.(1)
1 For example, those policies relating to sites protected under the Birds and Habitats Directives and/or designated as Sites of Special Scientific Interest; land designated as Green Belt, Local Green Space, an Area of Outstanding Natural Beauty, Heritage Coast or within a National Park (or the Broads Authority); designated heritage assets; and locations at risk of flooding or coastal erosion. Housing: Edge of Settlement Analysis (Jan 2014) 3 Introduction 1
1.9 The NPPF also sets out 12 principles that should underpin plan-making and decision-taking. These include the principle that planning should:
Proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs. Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth.
1.10 To boost significantly the supply of housing, local planning authorities should use their evidence base to ensure that their Local Plans meet the full, objectively assessed needs for market and affordable housing in the housing market area, as far as consistent with the policies set out in the NPPF, including the identification of key sites (paragraph 47).
1.11 The level of housing provision delivered by the Local Plan must be based on evidence. Local planning authorities are expected to demonstrate a clear understanding of housing needs in their area primarily through two studies:
1. Through a Strategic Housing Market Assessment (SHMA) there should be an assessment of housing need across the housing market area and identification of the scale and mix of housing and range of tenures that are needed. 2. Through a Strategic Housing Land Availability Assessment (SHLAA) there should be an assessment of the availability, suitability and viability of land to meet housing need.
Housing Requirements and Objectively Assessed Needs
1.12 Since March 2013, through the RBWM SHMA, the Council has sought to measure the potential development requirements in the borough through further analysis of the 2011 Census and demographic data; an assessment of economic scenarios on the borough; and the potential need required for other housing to meet more likely demographic and economic scenarios within the context of the housing market area.
1.13 The SHMA’s projected housing requirement for the housing market area(2) is the equivalent of 5,394 households or 5,589 household spaces per annum of which 672 households or 701 household spaces would arise per annum within the Royal Borough.
Potential Housing Supply
1.14 Housing supply is made up of housing completions and extant planning permissions, allocated sites within a development Plan (in the case of RBWM, the Maidenhead Town Centre Area Action Plan), non-allocated identified sites (sites that have been promoted to the council that are considered by the landowner to be available for future development), and an anticipated supply from windfall sites of less than 0.25 hectare.
1.15 Great importance has been placed to ensure sites with development potential are maximised. In order to achieve this, through the preparation of the Borough Local Plan:
there has been a continued approach for an open call for site suggestions; refused, withdrawn and lapsed planning permissions have been revisited; RBWM owned sites have been examined; current employment designations have been considered; challenging constraints such as flooding have been reviewed; and existing developed sites in Green Belt have been reviewed.
1.16 Thus within the context of the components of housing supply including the SHLAA and as an output in relation to the considerations in paragraph 1.14 above, the Council has assessed the amount of housing that can be shown to be deliverable on existing developed sites across the borough. This shows a capacity of around 7,415 dwellings can be delivered in the period 2011/12-2029/30 without intruding on areas where the NPPF indicates that development should be restricted. This equates to around 390 dwellings per year. This capacity is made up of:
370 dwellings which have been completed 1,866 dwellings for which planning permission has been granted
2 includes all adjoining local authorities plus Reading Borough Council 4 Housing: Edge of Settlement Analysis (Jan 2014) 1 Introduction
733 dwellings on sites designated for housing within the Maidenhead Town Centre Area Action Plan 2,237 dwellings on sites which are proposed to be allocated within the Borough Local Plan where the NPPF advises that development is not restricted 431 dwellings on sites which are considered developable but not proposed to be allocated within the Borough Local Plan 1,778 dwellings on small sites under 0.25 hectares which have not been identified
1.17 Whilst taking all these component parts of supply together results in a potential housing supply of 7,415 dwellings over the plan period, there is still a gap of just under 6,000 household spaces compared to the projected housing requirement. Thus clearly other mechanisms (such as the Royal Borough's constraints) need to be examined in order to see whether this gap in provision can be legitimately reduced, and this study seeks to establish whether there is any potential for development occurring on land adjoining settlements excluded from the Green Belt. In seeking to achieve this aim, the study allows for the impact of potential development on the edge of the borough’s settlements to be objectively considered. It assists the Borough Local plan preparation process by showing where potential development would be considered unacceptable based on national and/or local considerations and indicates locations where the acceptability of development is more finely balanced by drawing on earlier work. As such, this report should be read in conjunction with the following other background studies:
Green Belt Boundary Study (Proposals for New Green Belt Land) 2009 Green Belt Purpose Analysis 2013 Strategic Flood Risk Assessment (SFRA) 2009 Landscape Character Assessment 2004 Townscape Character Assessment 2010 Open Space Study 2008 Housing: Edge of Settlement Analysis (Jan 2014) 5 Methodology 2
2 Methodology
2.1 This section sets out the approach taken in assessing land on the edge of settlements. The methodology ensures that areas are comprehensively assessed in a structured, transparent and consistent manner taking account of the National Planning Policy Framework (NPPF) and local characteristics.
2.2 The approach involved three stages which are set out in detail later in this section. At stages 1 and 2, land subject to significant constraints or assessed as being unsuitable for development is rejected and not considered further. An overview of the methodology is provided below.
Overview of Methodology
Stage 1: Land that is assessed as unsuitable because of strategic constraints is dismissed at Stage 1 and is not considered further. A series of maps are provided demonstrating the extent of these constraints (see Maps 2-7).
Stage 2: For land that passes to Stage 2, individual maps are provided (see Section 3 of this report ), that indicate the broad area annotated with a black line boundary. These maps also include land that has been promoted to the Council through the Strategic Housing Land Availability Assessment (SHLAA) (shown as a red line boundary, filled with diagonal red lines).
Figure 1 Key
At Stage 2 the assessment results in one of three possible conclusions:
Pass Reject Pass in part / Reject in part
Areas that pass, or pass in part, are then assessed against criteria in stage 3. Where an area is only passed in part, a new map is provided in order to illustrate the area proceeding to stage 3. Amended maps also have the black line boundary of the area and show land promoted through the SHLAA. The reasons for rejecting an area/ part of an area is provided at the end of stage 2.
For the avoidance of doubt: a 'pass' at Stage 2 means only that an area is assessed as being suitable for further consideration and for public consultation, in other words, for it to pass to the next stage of consideration, Stage 3, and; it does not mean an area has completed the assessment process and is or should necessarily be considered suitable for development.
Stage 3: Land that is subject to Stage 3 is reviewed against further detailed criteria. No conclusions are drawn at this stage. The information gathered will be used to inform the public consultation.
Stage 1: Strategic Constraints and the Identification of Areas
2.3 Land subject to a strategic constraint is rejected as unsuitable for development and therefore undeliverable. Strategic constraints are considered to be:
Environmental:
Special Protection Areas Land within 400m of the Thames Basin Heaths Special Protection Area 6 Housing: Edge of Settlement Analysis (Jan 2014) 2 Methodology
Special Areas of Conservation Sites of Special Scientific Interest Wetlands of international Importance (Ramsar sites) National Nature Reserves Functional floodplain (floodzone 3b), where it land cannot be accessed from the existing excluded settlement.(3)as set out in the Strategic Flood Risk Assessment Woodlands (4)
Infrastructure:
Airport Public Safety Zones Strategic Priority Transport Projects
Ownership:
The Crown Estate National Trust landholdings or land over which they hold a restrictive covenant(5)
Settlement Gaps:
Gaps between settlements excluded from the Green Belt of less than 1km (as identified in the Green Belt Purpose Analysis). In the Ascot area, the locally identified gaps from the proposed Neighbourhood Plan were used instead. (6)
Heritage Assets:
Conservation Areas, Historic Parks and Gardens and Scheduled Ancient Monuments
Other:
Existing extensively developed areas(7)
2.4 Large areas of land across the borough are rejected as unsuitable for development and not considered further as part of the study.
2.5 Stage 1 applied the 15 constraints, and maps 2 to 7 demonstrate the extent to which large areas of land are considered unsuitable for development. These constraints were chosen to reflect national and international guidance and regulations and also ownership. For example Special Protection Areas (SPA) are protected by a European Community Directive which is transposed into UK law by the Conservation of Habitats and Species Regulations 2010 (commonly referred to as the Habitat Regulations). Preventing neighbouring settlements merging into one another is one of the purposes of Green Belt set out in the National Planning Policy Framework (NPPF, paragraph 80).
3 Land in the functional floodplain may therefore be within a wider broad area 4 Where there is extensive coverage across the area. 5 There is a restrictive covenant on land around Ockwells Manor which is not shown on map 4. 6 The Green Belt Purpose Analysis gaps were not used for the Ascot area since the existing settlement pattern results in much of the area having gaps of less than 1km. 7 Residential gardens are included within the definition of developed areas. Housing: Edge of Settlement Analysis (Jan 2014) 7 Methodology 2
Map 2 Environmental Constraints 8 Housing: Edge of Settlement Analysis (Jan 2014) 2 Methodology
Map 3 Infrastructure Constraints Housing: Edge of Settlement Analysis (Jan 2014) 9 Methodology 2
Map 4 Ownership 10 Housing: Edge of Settlement Analysis (Jan 2014) 2 Methodology
Map 5 Gaps between Settlements - Windsor and Maidenhead areas Housing: Edge of Settlement Analysis (Jan 2014) 11 Methodology 2
Map 6 Local Gaps - Ascot (as identified in the Proposed Neighbourhood Plan) 12 Housing: Edge of Settlement Analysis (Jan 2014) 2 Methodology
Map 7 Heritage Assets
2.6 Residual areas of land that were not subject to strategic constraints were subsequently defined (refer to maps 8 and 9). Due to the large extent of some of the areas that were not subject to Stage 1 constraints, further subdivision of the area was considered appropriate. This sub-division was done using physical features such as roads, paths, water edges, mature hedges or tree lines, in order to assist in Stage 2 of the analysis. As a result 52 identified broad areas were defined for further investigation as illustrated in maps 8 and 9. Housing: Edge of Settlement Analysis (Jan 2014) 13 Methodology 2
Map 8 Areas for Stage 2 Assessment - Maidenhead 14 Housing: Edge of Settlement Analysis (Jan 2014) 2 Methodology
Map 9 Stage 2 Assessment - Windsor and Ascot Housing: Edge of Settlement Analysis (Jan 2014) 15 Methodology 2
Stage 2 Assessment
2.7 The 52 broad areas not subject to Stage 1 strategic constraints were subject to further assessment using the 7 criteria listed below.
Contribution to gaps between settlements and defensibility of boundaries(8) Countryside character and topography of land Agricultural land classification Grades 1 and 2(9) Local nature designations and Ancient woodland Heritage assets and their settings (not covered in Stage 1) Pollution, including potential contamination Minerals safeguarding zones
2.8 The Stage 2 criteria ensured a range of further development constraints were assessed based on guidance set out in the NPPF.
2.9 The NPPF advises that two of the main purposes of the Green Belt is to 'assist in safeguarding the countryside from encroachment' and 'to prevent neighbouring towns merging into one another' (paragraph 80). Therefore this Stage 2 assessment looks at the broad area's contribution to gaps between settlements and the strength of new boundaries from further encroachment. It should be noted that the study only considered the strength of potential new boundaries, not those already abutting the existing settlement.
2.10 The NPPF states that Green Belt boundaries should be defined having regard to their intended permanence. This Stage 2 assessment of boundaries has been informed by the Green Belt Boundary Study 2009 (proposals for new Green Belt land) which set out an order of preference for boundaries as set out below:
A road edge, typically the road should be included within the settlement unless a more logical line would include the road in the Green Belt, A building line that provides a straight logical line and clearly represents the edge of the urban area, A pathway, stream, ridge, car park, playground or other physical feature, An ownership boundary marked by physical features such as a hedgerow or fence line. In the absence of any features to follow on the ground, a straight line between two permanent features.
2.11 In principle, any change to boundaries should not result in a less defensible boundary than currently exists.
2.12 The NPPF states that the design of new development should 'respond to local character and history, and reflect the identity of local surroundings'. Therefore the assessment looks at countryside character and topography.
2.13 The NPPF states that poorer quality agricultural land should be used in preference to that of higher quality land.
2.14 The NPPF states that wildlife protection should be 'commensurate with their status and give appropriate weight to their importance and the contribution that they make to wider ecological networks'. Therefore the assessment looks at local nature designations and ancient woodland.
2.15 The draft National Planning Guidance states that heritage assets are an irreplaceable resource which should be conserved in a manner appropriate to their significance.
2.16 New development should not be put at unacceptable risk from pollution.
2.17 Minerals resources of local importance should not be needlessly sterilised by non-mineral development.
2.18 These criteria may not wholly inhibit development and it is important to consider whether the likely impact of any potential development in these broad areas could be mitigated, or whether irreversible harm would occur.
8 The strength of potential new boundaries having regard to bullet point 5 of paragraph 85 of the NPPF. 9 The NPPF classifies Grades 1, 2 and 3A as Best and Most Versatile Agricultural Land (BMVAL) which should be avoided, and Grade 3B is not. It is unknown whether land classified as Grade 3 is Grade 3A or not, so therefore Grade 3 cannot be treated as a primary consideration and should proceed to detailed analysis where necessary. 16 Housing: Edge of Settlement Analysis (Jan 2014) 2 Methodology
2.19 As a result of Stage 2 of the 52 broad areas, 29 areas were rejected because it was considered that development of these would result in unacceptable impacts. Maps 10 and 11 show the 29 areas that were rejected at Stage 2 and the 23 areas that were considered suitable to advance to the next stage for review.
Map 10 Stage 2: pass and reject - Maidenhead Housing: Edge of Settlement Analysis (Jan 2014) 17 Methodology 2
Map 11 Stage 2 pass and reject - Windsor and Ascot 18 Housing: Edge of Settlement Analysis (Jan 2014) 2 Methodology
Stage 3 Assessment
2.20 At Stage 3, 23 areas were assessed against the 11 criteria listed below.
1. Green Belt and countryside setting 2. Settlement and townscape character 3. Historic environment 4. Biodiversity 5. Flood risk - if in area of flood risk sites will be sequentially tested 6. Other environmental considerations 7. Resources 8. Infrastructure 9. Highways and Accessibility 10. Sustainability(10) 11. Availability(11)
2.21 The assessment undertaken in Stage 3 builds on the assessment undertaken in Stage 2, and ensured that the development potential of areas was fully explored. Considering both new and existing criteria in more detail, enabled a full assessment of the areas. Thus some factors appeared in both Stage 2 and Stage 3, with additional detail added and discussed more fully.(12) Review of areas at Stage 3 also incorporated evidence from other studies available, including the Townscape Character Assessment, Open Space Study, Strategic Flood Risk Assessment and Landscape Character Assessment. (13)
2.22 Where relevant other professionals were consulted. These included: Highways, Archaeology, Education, Arboriculture officers and Thames Water. In the context of infrastructure and highways only, it was necessary to provide the consultees with an approximate dwelling capacity of each area, to estimate potential impact that development could have. The assessments covered the whole area and not land promoted inside them.
2.23 The impacts of potential development are discussed to help inform public consultation on the areas. It should be noted that the potential development area/ future site allocations could be smaller than the areas being considered in Stage 3, due to for example the availability of land. The public consultation will enable land owners to confirm the availability or otherwise of land in these areas. Areas for public consultation are defined in maps 12 and 13.
Areas proceeding to consultation
2.24 The areas for public consultation are listed below and are defined on maps 12 and 13. Summary maps showing areas that are recommended to go forward for consultation against those that have been rejected are included in Chapter 4: Interim Conclusions.
1B Area west of Whyteladyes Lane, Cookham Rise
3A Area around Spencers Farm; East of Cookham Road, Maidenhead
3F Area west of Sheephouse Road, Maidenhead
4A Strip of land west of Cannon Lane, Cox Green
4B Area south of railway and north of Breadcroft Lane, Cox Green
5A Area including Maidenhead Golf Course
10 A sustainability assessment was undertaken for the broad areas as part of the Sustainability Appraisal accompanying the Borough Local Plan. This document is available to view as part of the consultation. 11 Land owners/agents were contacted to establish availability of promoted land 12 New criteria/information include: Historic Environment: archaeology; Biodiversity: habitat characteristics, areas of ecological value nearby but outside the broad area; Resources: source protection zones (SPZ); Infrastructure: waste water capacity and waste water works, waste and recycling plants, school places, open space; Highways and Accessibility: Highways includes issues such as access points, visibility splays, road widening, upgrading of roundabouts; Accessibility includes proximity to facilities and services: shops, health, leisure, schools (less than 1km = good access) and proximity to bus routes, cycle routes and the strategic highway network. Calculations were undertaken based on linear distance from the nearest edge 13 http://www.rbwm.gov.uk/web/pp_evidence_base.htm Housing: Edge of Settlement Analysis (Jan 2014) 19 Methodology 2
5B Area west of A404M, Maidenhead
5C Triangle M4/A308(M)/Ascot Road, Maidenhead
5D Area north of Kimbers Lane, Maidenhead
5E Area south of Harvest Hill Road, Maidenhead
6A Stafferton Way, Braywick
7A Land west of Holyport - Area between Ascot Road and Holyport Road
8A Area north of A308, south of Maidenhead Road, Windsor
8B Area south of A308, east of Oakley Green Road and north of Dedworth Road, Windsor
8C Area south of Dedworth Road and west of Broom Farm Estate, Windsor
11A Area south of Old Ferry Drive, Wraysbury
11B Area south of the Drive, Wraysbury
11C Area south of Waylands, Wraysbury
11E Area east of St Andrew's Close, Wraysbury
11F Area around Tithe Farm, Wraysbury
12A Area north of Church Road, Old Windsor
12B Area west of Old Windsor and north of Crimp Hill, Old Windsor
13C Area south of Ascot High Street 20 Housing: Edge of Settlement Analysis (Jan 2014) 2 Methodology
Map 12 Areas for consultation - Maidenhead Housing: Edge of Settlement Analysis (Jan 2014) 21 Methodology 2
Map 13 Areas for consultation - Windsor and Ascot 22 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
3 Area Analysis
Area 1A Cookham Rise - Area north and west of Cookham Rise
Area Description
3.1 The area lies to the north of Lower Road and Burnt Oak, Cookham Rise. The area is approximately 26.5 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.2 Development of the area could lead to coalescence with nearby Cookham Dean, changing the identity of both distinct settlements. The Cookham VDS states that rural gaps “are a major factor in creating the open appearance of Cookham Dean” (page 57).
3.3 The area has limited defensible boundaries; for the most part demarcations take the form of open fencing and vegetation, although there is Hillgrove Wood in the north west and the narrow roads have high hedges running parallel. Development across the area would not relate to the existing settlement. Housing: Edge of Settlement Analysis (Jan 2014) 23 Area Analysis 3
Countryside setting and topography
3.4 The area lies to the north of Cookham Rise and is is characterised by open farmland, hedges and mature trees. It is considered that development to the north of Cookham Rise could therefore harm the setting of the area and appearance of the countryside and surrounding landscape.
3.5 The topography of the surrounding area is such that the area slopes northwards and in the west, westwards. Development would not be seen against existing buildings so would visually intrude into the countryside character. The Cookham VDS states that “Hillgrove Wood, off Bradcutts Lane, provides a backdrop to the open area between Cookham Dean and Cookham Rise.”(14)
Agriculture
3.6 The east of the area is classified as Grade 3 agricultural land, with a sliver in the far east classified as Grade 4. The remainder of the area is classified as Grade 2. According to national guidance, Grades 1, 2 and 3A are classified as Best and Most Versatile Agricultural Land (BMVAL) and Grade 3B is not. Development might therefore lead to the loss of some BMVAL.
Nature conservation and ancient woodland
3.7 The area is not designated for its ecological value.
3.8 The north west of the area abuts ancient woodland, consequently the north west of the area is within a 500m buffer of ancient woodland(15), however development is unlikely have an impact with the site being separated from the woodland by a road.
Historic environment
3.9 There are no known heritage assets in the immediate area, although the area is adjacent to a Conservation Area in the east.
Pollution
3.10 The area is constrained by contamination buffers to the north west and north east and consequently land in this area would be subject to remediation measures.
Minerals
3.11 There are no mineral workings in the area.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through assessment of the Stage 2 criteria. Development would harm openness of the Green Belt, the separation of Cookham Rise from Cookham Dean.
14 Cookham VDS, Page 18. 15 An ancient woodland buffer protects ancient woodland from intensive land uses. Many ancient woodlands are very small and have become increasingly isolated from other woodlands. This increases vulnerability to disturbances. The small size also means the woodlands are vulnerable to impacts from adjoining development. Ancient woodland over 2 hectares is recorded on Natural England's provisional inventory which is supplemented in this Borough by TVERC data showing probable ancient woodland under 2 hectares. The Local Planning Authority is required to consult the Forestry Commission on any development application within 500m of an ancient woodland. 24 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 1B Cookham Rise - Area west of Whyteladyes Lane
Area Description
3.12 The area lies to the west side of Whyteladyes Lane, Cookham Rise. The area is approximately 6.27 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.13 The area lies on the edge of Cookham Rise, between it and Cookham Dean. The boundary is formed by tracks and hedges / fences. Whilst being located between two settlements, the limited depth of the area would not lead to a significant reduction in their separation. At its closest point the gap is around 400m.
Countryside setting and topography
3.14 The area is characterised by open grassland, a cricket pitch to the north and mature hedges.
3.15 The land rises from Cookham Rise to Cookham Dean in the order of 20m to 45m. The area does not extend to the point where the increase becomes more marked, meaning development would be viewed against the existing housing on Whyteladyes Lane. Housing: Edge of Settlement Analysis (Jan 2014) 25 Area Analysis 3
Agriculture
3.16 Most of the area is classified as Grade 3 agricultural land, with land towards the north classified as Grade 2. Accordingly development in the north may lead to the loss of Best and Most Versatile Agricultural Land.
Nature conservation and ancient woodland
3.17 The area has no designations for ecological value.
3.18 The area is partly within a 500m buffer of ancient woodland however development is unlikely have an impact with the site being separated from the woodland a road and field. There there are few trees on or adjoining the area itself.
Historic environment
3.19 There are no known heritage assets in the immediate area.
Pollution
3.20 A very small piece of land north west of the area is classified as being within a potential contamination buffer owing to former quarrying of sand & clay, operation of sand & gravel pits.
Minerals
3.21 There are no mineral workings in the area.
Stage 2: Conclusion
Pass in part
Unacceptable adverse impacts of development have not been demonstrated through consideration of the Stage 2 criteria in the south of the area.
Reject in part
Adverse impacts have been demonstrated through the assessment of Stage 2 criteria in the north of the area. The land is classified as Grade 2 Best and Most Versatile Agricultural Land. 26 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Stage 3 Assessment (land to the south)
Planning History / Background
3.22 Part of the area was subject to an outline planning application (13/00834) in March 2013, for the construction of 23 affordable housing units. The application was refused on the basis that there was no signed planning obligation, the site was not within a recognised settlement in the Green Belt, and would result in an outward expansion of the existing settlement boundary into the Green Belt, which should only be revised through a Local Plan review.
Green Belt and Countryside Character
3.23 The area lies on the edge of Cookham Rise, between it and Cookham Dean. Whilst being located between two settlements, the limited depth of the area would not lead to a significant reduction in their separation. However, the site has clear boundaries which could act to avoid the future encroachment of development.
3.24 The area falls within farmed chalk slopes (11c) landscape character area. The landscape is influenced by the adjacent village of Cookham Rise, with visible views of the settlement. The landscape is characterised by a mosaic of large scale mixed arable, pasture and woodland landscapes. Remnant hedgerows, trees and ecologically rich grassland form both landscape features, biodiversity and contribute to a strong aesthetic character. The Landscape Character Assessment considers the condition of the landscape overall to be 'good-declining', with the settlement of Cookham Rise and continued expansion of Maidenhead's northern edge seen as increasingly impacting long distance views from this locality. The area is shown in the study to have a low capacity for change. Housing: Edge of Settlement Analysis (Jan 2014) 27 Area Analysis 3
3.25 Whist the landscape is open in character, the area does not extend westwards to the point where the increase levels becomes more marked. Development from someones perspective from within the countryside would therefore be viewed against the existing housing on Whyteladyes Lane.
Settlement and Townscape Character
3.26 Cookham Rise has a compact development form. The area would continue this pattern, being closely related to the existing settlement edge.
3.27 The adjacent settlement is predominantly post-war in character, comprising two storey dwellings (terrace and semi-detached dwellings) in a linear layout along Whyteladyes Lane. The Cookham VDS states "Whyteladyes Lane is completely residential with many areas of green and notable rural views at almost every point. The view westwards is to green spaces at the top of Cookham Dean" and along Whyteladyes Lane "two long red brick terraces are to be found, possessing considerable architectural interest" (page 48). Whyteladyes Lane saw piecemeal development in the early twentieth century. To the north west of the sub-area lie the pitch, practice areas and club house of the Cookham Dean Cricket Club. The Cookham VDS also states that "'glimpses of green’ are seen between and beyond properties and from numerous vantage points throughout the settlements. Green hillsides curve to the east and west." (page 10). As such it would require careful design to achieve a development that relates well to adjacent properties and the rest of the settlement.
3.28 The area is adjacent to five different townscape character areas, Inter War Suburbs (8A), Leafy Residential Suburbs (13A), Post War Suburbs (to 1960) (9A), Post War Residential Flats (11A) and Victorian Villages (5A). The townscape assessment recommends some strategic principles are considered for future development within the area. This includes:
the retention of the compact, contained village form; the maintenance of the distinction between the two settlements (Cookham and Cookham Rise) including the associated role of The Moor and Poundfield; the conservation of long views across The Moor and to the Cliveden Estate, including those views from The Moor and more elevated land as at Poundfield and in Cookham Dean; to consider the appearance of Cookham Rise in views from Cliveden and the elevated chalk landscape, as well as from the edge of The Moor; the conservation of the eastern approach from The Moor, the western approach at the junction with the Maidenhead Road and the railway station and gateways into the historic core of Cookham Rise.
3.29 The character of any development in relation to the adjacent settlement would therefore require careful consideration to enable integration with the current built form, and to carefully consider the impact on views from other areas to Cookham Rise.
Historic Environment
3.30 There are no known heritage assets in the immediate area.
3.31 The area has archaeological potential being situated on a gravel terrace known to have been favoured for settlement and other activities throughout the Prehistoric period. The Berkshire Historic Environment Record notes several Prehistoric artefacts found nearby, as well as a possible Roman road, and given the previously undeveloped nature of the area, archaeological deposits are likely to survive well. Therefore an archaeological desk-based assessment would be required at an early stage, and field evaluation is likely to be needed prior to determination of any planning application, to ensure that any impacts on important remains can be mitigated, either through preservation in situ or “by record” (through careful excavation, recording and analysis).
Biodiversity
3.32 None of the area itself or land adjoining it is designated for its ecological value. Whilst within 500m of an ancient woodland, development would be unlikely to have any impact as the site is separated from the woodland by road and field.
3.33 The area to the west and north this is semi-improved neutral grassland, and to the west cultivated/disturbed arable land.
3.34 There are Berkshire Protected species within the area. 28 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Flooding
3.35 The area is considered to be at low risk of flooding being located within floodzone 1 (less than 1 in 1000 chance of flooding (<0.1%) in any year.
Other Environmental Considerations
3.36 There are no known pollution issues in the area.
Resources
3.37 Most of the area is classified as Grade 3 agricultural land. According to national guidance, Grade 3A is classified as Best and Most Versatile Agricultural Land (BMVAL) and Grade 3B is not. It is unknown whether this area is Grade 3A or 3B and therefore a cautious approach must be applied, and the higher classification used. Development might therefore lead to the loss of BMVAL.
3.38 The area is located in proximity to a groundwater Source Protection Zone (SPZ). Whilst within the inner protection zone, residential development is considered unlikely to cause an adverse impact on water quality. Activities which might lead to pollution would be unsuitable.
Infrastructure
3.39 Thames Water have advised that there have been a number of issues with the sewerage network in the immediate vicinity to this area. The network is believed to have sufficient capacity for the existing dwellings, however this may not be the case if additional dwellings are built. Further investigations and impact studies would be required and a Drainage Infrastructure report would be likely required to ensure sufficient capacity is brought forward ahead of any development. Whilst these issues are not deemed insurmountable, in the event of an upgrade to Thames Water assets being required, up to three years lead in time will be potentially necessary for the delivery of the infrastructure.
3.40 Development of the area should be acceptable in terms of school places and existing capacity in the Cookham area, although it may make it more difficult for children from outside the area to get a place in one of the village primary schools in the future. If a larger number of homes were built, it may be necessary to extend existing schools to increase provision.
3.41 Cookham Dean Cricket Club occupy land immediately to the north of the area, but there would be no loss of community recreation facilities in the area being considered.
3.42 According to the Open Space Strategy the wider Cookham area, located in the northern parishes of the borough, has the greatest total amount of open space provision when balanced against the recommended local standard for each typology. This equates to a total of nearly 90 hectares of open space above the recommended minimum total level of provision. A significant proportion of this total amount of open space comprises natural and semi-natural greenspace. The study states that this natural and semi-natural greenspace mitigates against the shortfalls in other open space provision such as parks and gardens or children’s play provision. Notably Cookham has two allotments, and whilst the area appears to have limited sports pitch provision, there are accessible pitches outside the borough boundaries.
Highways and Accessibility
3.43 The area is served by Whyteladyes Lane, a classified un-numbered road in Cookham Rise. There are two existing access points to the area 1) access to The Whyte House to the south which joins the public highway at an acute angle and 2) a field gate access off a car parking area located some 250 metres north of the Lesters Road junction with Whyteladyes Lane. Most of the traffic likely to be generated by the development of this area is likely to be from the south and accordingly the surrounding highway network is considered suitable to accommodate such traffic.
3.44 There is enough space and the road alignment is such for available visibility to exceed the minimum required visibility splays. Development could require Transport Assessment and a Residential Travel Plan. Although the area has local highway issues, suitable mitigation measures can be sought to overcome these issues.
3.45 The area is approximately 800m away from the nearest existing local centre. The nearest health facilities area within approximately 500m. Housing: Edge of Settlement Analysis (Jan 2014) 29 Area Analysis 3
3.46 The area is approximately 800m away from Cookham train station, the area is within 1.4km of the national cycle route, and is within 70m of a bus route along Whyteladyes Lane.
Sustainability Appraisal
3.47 The area was scored -1 when assessed against sustainability objectives.
Availability
3.48 Part of the south east of the area has been promoted (SHLAA ref: WM CO 0017), though the promoted land continues south outside of the assessment area. 30 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 2 Maidenhead - Area north of Furze Platt Road
Area Description
3.49 The area lies to the north of Furze Platt Road, Maidenhead. The area is approximately 80.7 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.50 The area lies in an important local gap between the Maidenhead and Cookham settlements; the gap is approximately 1.3km at its closest point.
3.51 The area has defensible boundaries. The area could create a logical boundary along from the excluded settlement to its east and south.
Countryside setting and topography
3.52 The area is characterised by open farmland, mature woodlands and hedges with hills beyond to the north west. Development of the area could harm the setting of the area owing to its open character, and the topography of nearby areas is such that it could bring the bulk of the urban settlement visually closer to villages beyond Maidenhead. Housing: Edge of Settlement Analysis (Jan 2014) 31 Area Analysis 3
Agriculture
3.53 The area is classified as Grade 2 Best and Most Versatile Agricultural Land (BMVAL). Development might therefore lead to loss of BMVAL.
Nature conservation and ancient woodland
3.54 None of the area itself is designated for its ecological value, however a Local Wildlife Site abuts the area to the north east. There are a number of Berkshire protected species in the broad area.
3.55 Whilst the area itself does not contain ancient woodland, there is ancient woodland beyond the boundary to the north, and whilst Cannon Court Wood abuts the area to the north east, it is separated by Hindhay Lane. Whilst large parts of the area are therefore within a 500m buffer development is unlikely to have an impact with the site being separated from the woodland by a road.
Historic environment
3.56 There are no heritage assets in the immediate area.
Pollution
3.57 There are potential issues with contamination in the west and centre of the area. The southern part of the broad area also lies in a noise buffer zone owing to the A-road.
Minerals
3.58 There is an existing minerals quarry in the area, with the area safeguarded as a preferred minerals aggregates site.
Stage 2: Conclusion
Reject.
Adverse impacts of development have been demonstrated through the assessment of the Stage 2 criteria.
Development would harm the openness of the Green Belt, the separation of Maidenhead with Cookham Dean and Cookham Rise, and sterilise a mineral resource. The land is also classified as Grade 2 Best and Most Versatile Agricultural Land. 32 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 3A Maidenhead - Area around Spencers Farm; East of Cookham Road
Area Description
3.59 The area lies to the north of Lutman Lane, Maidenhead. The area is approximately 20 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.60 The area lies on the edge of Maidenhead, between it and Cookham Rise. The area boundaries are formed by the railway line to the west and mature vegetation to the north and east which form defensible boundaries. Whilst being located within the gap between Maidenhead and Cookham Rise, the area does not extend further north than the excluded area to the west of the railway line and the site is well screened limiting any visual impacts. At its closest point the gap would be 670m.
Countryside setting and topography
3.61 The land is flat in nature and characterised by open farmland, with woodland to the north and hedges and mature vegetation on remaining boundaries.
Agriculture
3.62 The area is classified as Grade 4 Agricultural Land. Housing: Edge of Settlement Analysis (Jan 2014) 33 Area Analysis 3
Nature conservation and ancient woodland
3.63 The Greenway Corridor runs through the north east of the area which is designated as a Local Wildlife Site for its ecological value.
3.64 There is no ancient woodland in the area.
Historic environment
3.65 There are no known heritage assets in the immediate area.
Pollution
3.66 Whilst the railway is a potentially contaminating use this is unlikely to affect the area's development potential.
Minerals
3.67 There are no mineral workings in the immediate area, but there are workings in the surrounding vicinity.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts have not been demonstrated through assessment of the Stage 2 criteria.
Stage 3 Assessment
Planning History / Background
3.68 The landowner initially proposed the area for a mixed use development including a school and some housing as part of a comprehensive scheme involving Furze Platt School. This proposal was the subject of a local petition and a subsequent Council motion to consult on the site through the Borough Local Plan process. The land is now solely promoted for housing, and was consulted on in the Borough Local Plan Sites Consultation in autumn 2012.
Green Belt and Countryside Character
3.69 The area lies on the edge of Maidenhead, between it and Cookham Rise. The area boundaries are formed by the railway line to the west and mature vegetation to the north and east. Whilst being located within the gap between Maidenhead and Cookham Rise, the area does not extend further north than the excluded area to the west of the railway line and the area is well screened, limiting any visual impacts.
3.70 The area is within the 'Settled Developed Floodplain' landscape character area. The landscape character assessment considers the condition of much of the landscape to be poor, both due to the recent and extensive impact of gravel extraction and the spread of 'edge of town' development radiating from the urban conurbations. It is considered that the fragmented landscape is of great diversity, which requires the 'redefinition' and strengthening of its overall structure and that smaller scale development could assist in redefining the landscapes 'sense of place' and distinctiveness and repair and improve degraded areas if undertaken appropriately. In overall terms landscape capacity is considered to be medium.
3.71 Whilst the site is open farmland, the mature vegetation and defensible boundaries would make the visual impact largely self contained and would guard against future encroachment.
Settlement and Townscape Character
3.72 Maidenhead has a compact settlement form and is connected to the area on two sides. It is likely that development in this area would be able to integrate with the wider urban area, particularly to the south. The area does not protrude into the countryside beyond the existing settlement to the west. 34 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
3.73 The neighbouring residential area is predominantly the 'Late 20th Century Suburbs (1960s onwards)' townscape character area (10 AA). This area type is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul-de-sacs/dead ends. The area is also linked to the 'Post War Suburbs (to 1960)' townscape character area (9M), which have similar characteristics.
Historic Environment
3.74 There are no known heritage assets in the immediate area.
3.75 Aerial photography evidence shows a number of features within the area boundaries visible as cropmarks (including hut circles and enclosures), which represent a probable multi-period site. As such this area must be considered to be of high potential for archaeological remains of all dates. Therefore assessment and evaluation of the area would be required prior to a detailed development proposal being drawn up. This is so that any highly significant remains can be preserved in situ (through engineering solutions or relocation of impact) as appropriate, and any impacts on remains of lesser significance mitigated through preservation “by record” (through careful excavation, recording and analysis).
Biodiversity
3.76 The area borders some trees which are the subject of Tree Preservation Orders along Lutman Lane to the south, and has a wooded area to the north (though this is not protected).
3.77 The habitat of the area is primarily considered to be probable restored gravel pit/landfill area.
3.78 The area contains Berkshire Protected Species.
Flooding
3.79 Whilst the majority of the site is not considered to be at risk of flooding, the east of the area is within floodzone 3a (high risk), with additional land to the east, south and north within floodzone 2 (medium risk). The SFRA states that areas of ‘high’ probability of flooding are assessed as having a 1 in 100 or greater chance of river flooding (>1%) in any year, and are referred to as Zone 3 High Probability. Development within these areas may only be considered following application of the Sequential Test and where necessary the Exception Test. More vulnerable development (e.g. housing) should be avoided wherever possible. Any development on land covered by floodzone 2 would require an application of the Sequential Test.
Other Environmental Considerations
3.80 The east of the area may be subject to pollution associated with contamination issues from the railway line and some noise. Neither of these is considered to be a barrier to potential development.
Resources
3.81 The land is classified as Grade 4 agricultural land. National guidance seeks to avoid development on Best and Most Versatile Agricultural Land (BMVAL) (defined as Grades 1, 2 and 3a of the Agricultural Land Classification). Since this area is classified as Grade 4, there would be no loss of BMVAL.
3.82 The area is located within groundwater Source Protection Zone (SPZ) 2 and 3. Residential development is considered unlikely to cause adverse impact on water quality within zones 2 and 3.
Infrastructure
3.83 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area at present is considered unlikely to be able to support the demand anticipated from development. Drainage Infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a drainage strategy would be required from the developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure. Housing: Edge of Settlement Analysis (Jan 2014) 35 Area Analysis 3
3.84 The Poundfield Maidenhead Sewage Pumping Station (SPS) is likely to require an upgrade as the proposed site discharge equates to approximately half of its design flow. The local network may also need upgrading, so an impact study would be required for SPS and network. There is hydraulic flooding history downstream, and during periods of wet weather, there are fat and grease issues in area.
3.85 Development of this area for housing would require provision of a new primary school to ensure capacity of school places could meet demand generated by development. It is likely that extra secondary school places would also be required if development occurred in this area.
3.86 The Maidenhead area has a shortfall of provision in terms of total amount of open space balanced against the recommended local standard for each typology. The total shortfall of open space provision is primarily due to significant shortfalls in natural and semi-natural greenspace. This area arguably provides access to natural greenspace via public rights of way, so these would need to be taken into account in any proposals.
Highways and Accessibility
3.87 A number of potential access points have been investigated including using Aldebury Road as the major access road and gaining access to the land to the north via a number of spurs. There are a number of potential access points off Aldebury Road that could be upgraded to accommodate some small scale development. The additional traffic likely to be generated by a larger development would put pressure on the operation of the existing Aldebury Road junctions with the B447 Cookham Road, particularly the northernmost access with its unusual geometric layout and steep gradient. There may be scope to improve this junction, which would involve substantial roadworks which would encroach into the heavily landscaped area in order to provide a re-profiled junction with improved gradient and right turn lane.
3.88 Another consideration for alternative access is to provide a possible link to Maidenhead Road to the west via a new bridge over the railway. Maidenhead Road itself is rural in character with no footways and its junction with the B4447 in close proximity to the existing railway bridge is not ideal.
3.89 Development of the area would add to peak hour congestion which would need to be tested through the strategic model together with any other areas which emerge. This would be in addition to junction operation modelling testing which would be undertaken through the requisite Transport Assessment. The area overall is deemed to have significant highways issues.
3.90 The area is approximately 250m away from the nearest existing local centre. The nearest health facilities are approximately 270m away.
3.91 The area is approximately 420m away from Furze Platt train station, the area is approximately 200m from the national cycle network, and is within 10m of a bus route along Cookham Road.
Sustainability Appraisal
3.92 The area scored 1 when assessed against sustainability objectives.
Availability
3.93 The land has been promoted for development through the SHLAA (ref: WM MA 4000). The promoted land equates to 19.61 ha. 36 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 3B Maidenhead - Area east of Spencers Farm
Area Description
3.94 The area is located east of Spencers Farm, west of Sheephouse Road and north of Summerleaze Lake in Maidenhead. The area is 27.06 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.95 The area lies in an important local gap between the Maidenhead and Cookham settlements.
3.96 The area has defensible boundaries to the south and west in the form of mature hedges and tracks. To form a logical settlement boundary, the area should be developed in combination with surrounding areas (3D, 3E and 3F), otherwise it is an isolated protrusion into the countryside. A defensible boundary to the north would be beyond the area being assessed, and further north than the existing extent of the excluded settlement in north Maidenhead.
Countryside setting and topography
3.97 The area is characterised by open farmland. Development of the area could harm the setting of the area owing to its open character, and because it only abuts the excluded settlement edge to the east it would not be seen against existing built form for the most part. The topography of the area is relatively flat. Housing: Edge of Settlement Analysis (Jan 2014) 37 Area Analysis 3
Agriculture
3.98 The area is classified as Grade 2 Best and Most Versatile Agricultural Land (BMVAL) in the north, and Grade 4 in the south. Development might therefore lead to loss of BMVAL in the north.
Nature conservation and ancient woodland
3.99 A small area in the south west of the area includes 'The Green Way Corridor' which is designated for its ecological value, and there is a Local Wildlife Site abutting the area to the north east. There are a number of Berkshire protected species in the area.
3.100 The area does not contain ancient woodland.
Historic environment
3.101 There are no heritage assets in the immediate area.
Pollution
3.102 There are potential issues with contamination in the west and centre of the area. The southern part of the broad area also lies in a noise buffer zone owing to the A-road.
Minerals
3.103 There is an existing minerals quarry to the south of the area, which is safeguarded as a preferred minerals aggregates site.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts have been demonstrated through assessment of the Stage 2 criteria.
Development would harm the openness of the Green Belt and create an inefficient settlement pattern. The area does not have good defensible boundaries. 38 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 3C Maidenhead - North of Maidenhead Court
Area Description
3.104 The area is located to the east of Whitebrook Park in Maidenhead. The area is approximately 7.76 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.105 The area is in the settlement gap between Maidenhead and Cookham, so development could bring the bulk of the urban settlement visually closer to villages beyond Maidenhead. The gap between the settlements at this point is currently approximately 1.3km.
3.106 Development of land to the south of the area could create a more logical settlement boundary, since the extent should be no further than Whitebrook Park to the west. However the north of the area does not have clear boundaries which could act to avoid the future encroachment of development.
Countryside setting and topography
3.107 The area is characterised by open grassland to the south of the area (east of the commercial buildings) bounded by mature trees on all but the western side, and to the north of the area (north of the commercial buildings) is a strip of agricultural land that links to fields beyond. The topography of the area is relatively flat. Housing: Edge of Settlement Analysis (Jan 2014) 39 Area Analysis 3
Agriculture
3.108 The west of the area is classified as Grade 2 Best and Most Versatile Agricultural Land (BMVAL), with the unclassified to the east. Therefore not only might development lead to the loss of some BMVAL, it would not be possible to create a new logical settlement boundary on the land without an agricultural land classification.
Nature conservation and ancient woodland
3.109 None of the area itself is designated for its ecological value.
3.110 There is no ancient woodland in the area.
Historic environment
3.111 There are no known heritage assets in the immediate area.
Pollution
3.112 The south west of the site is constrained by a contamination buffer and could require remediation. The far west of the site is in a potential noise pollution buffer owing to Lower Cookham Road.
Minerals
3.113 There are no minerals in the immediate area.
Stage 2: Conclusion
Reject.
Adverse impacts of development have been demonstrated through assessment of the Stage 2 criteria.
The land to the north does not have clear boundaries to prevent future encroachment and the land closest to the existing excluded settlement is classified as Grade 2 Best and Most Versatile Agricultural Land. 40 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 3E Maidenhead - Area north of Summerleaze Road
Area Description
3.114 The area is located to the north and west of Summerleaze Road in north Maidenhead. The area is approximately 66.74 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.115 The area is in the settlement gap between Maidenhead and Cookham, but the gap is greater than 1km at this point. Accordingly development in the area, would not unduly result in encroachment into this gap since existing excluded settlement is beyond its greatest extent.
3.116 The area has defensible boundaries on most sides, provided by National Trust land in the west, and mature vegetation for much of the north and eastern boundaries. However there are few continuous demarcations within the area. If the whole area were to be developed it could be difficult to create a new logical settlement boundary.
Countryside setting and topography
3.117 The area is characterised by open land, minerals workings and a restored lake, generally demarcated with scant hedges, paths or mature tree belts. The topography of the area is relatively flat. Housing: Edge of Settlement Analysis (Jan 2014) 41 Area Analysis 3
Agriculture
3.118 Much of the northern part of the area is classified as Grade 2 Best and Most Versatile Agricultural Land, with the southern part classified as Grade 4.
Nature conservation and ancient woodland
3.119 The area contains Summerleaze Gravel Pit which is designated as a Local Wildlife Site for its ecological value.
3.120 There is no ancient woodland in the area.
Historic environment
3.121 There are no known heritage assets in the immediate area.
Pollution
3.122 Parts of the area, particularly near the lake are deemed to be in a contamination buffer, which may need to be remediated.
Minerals
3.123 The area is currently being worked for minerals (Sheephouse Farm) and is safeguarded for secondary/ recycled aggregates.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts have been demonstrated through the assessment of Stage 2 criteria.
The area contains active minerals workings and safeguarded minerals areas. 42 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 3F Maidenhead - Area west of Sheephouse Road
Area Description
3.124 The area lies to the west of Sheephouse Road, Maidenhead. The area is approximately 19.53ha in size.
Stage 2 Assessment
Gaps and boundaries
3.125 The area is in the settlement gap between Maidenhead and Cookham, but it is greater than 1km at this point. Accordingly development in the area, particularly to the south east, would not unduly result in encroachment into this gap.
3.126 The area has defensible boundaries on most sides, provided by mature woodland, a large lake in the west, and the area abuts the existing excluded settlement to the north and south. However there are few continuous demarcations within the area. To form a logical settlement boundary, the whole area should not be developed; but land to the south and east could be considered. Housing: Edge of Settlement Analysis (Jan 2014) 43 Area Analysis 3
Countryside setting and topography
3.127 The area is characterised by open land, including some farmed land, generally demarcated with scant hedges or mature tree belts. The area contains a farm and a few residential properties abutting the excluded settlement. The topography of the area is relatively flat.
Agriculture
3.128 Much of the northern part of the area is classified as Grade 2 Best and Most Versatile Agricultural Land in active use, with a small part to the south classified as Grade 4, and a strip to the east unclassified.
Nature conservation and ancient woodland
3.129 The area contains parts of Summerleaze Gravel Pit which is designated as a Local Wildlife Site for its ecological value.
3.130 There is no ancient woodland in the area.
Historic environment
3.131 There are no known heritage assets in the immediate area.
Pollution
3.132 Parts of the area, particularly near the lakes are deemed to be in a contamination buffer, which may need to be remediated.
Minerals
3.133 There are no mineral workings in the immediate area, but there are workings in the surrounding vicinity.
Stage 2: Conclusion
Pass in part
Unacceptable adverse impacts have not been demonstrated through the assessment of Stage 2 criteria. Due to good defensibility of boundaries a strip of land to the south and east of the area is suitable for further investigation.
Reject in part
Adverse impacts have been demonstrated through the assessment of Stage 2 criteria.
This remaining land would not enable the creation of a logical settlement edge, and is classified as Grade 2 Best and Most Versatile Agricultural Land. 44 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Stage 3 Assessment (land to the south east)
Planning History / Background
3.134 Previous planning applications on the land relate to wider minerals and associated restoration schemes. The area is approximately 2ha in size.
Green Belt and Countryside Character
3.135 Development in this location would be seen against existing built form of Maidenhead to the east along Sheephouse Road. The area is able to relate well to the main existing excluded settlement in the south and the east. The area does not protrude into the countryside beyond the existing settlement to the north.
3.136 The site has clear boundaries which could act to avoid the future encroachment of development, in the form of a lake to the west and mature copse of trees to the north.
3.137 The area is within the 'Settled Developed Floodplain' landscape character area. The landscape character assessment considers the condition of much of the landscape to be poor, both due to the recent and extensive impact of gravel extraction and the spread of 'edge of town' development radiating from the urban conurbations. It is considered that the fragmented landscape is of great diversity, which requires the 'redefinition' and strengthening of its overall structure. Smaller scale development could assist in redefining the landscapes 'sense of place' and distinctiveness and repair and improve degraded areas if undertaken appropriately. In overall terms landscape capacity is considered to be medium.
3.138 The area itself is currently open grassland. Housing: Edge of Settlement Analysis (Jan 2014) 45 Area Analysis 3
Settlement and Townscape Character
3.139 The area is connected to the existing settlement to the east and south. It is likely that development in this area would be able to integrate with the wider urban area, particularly to the south. The surrounding land uses are residential properties to the south and east, a lake to the west and farmland to the north.
3.140 The area predominantly abuts the 'Late 20th Century Suburbs (1960s onwards)' townscape character area (10 AD and AE). This area type is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul-de-sacs/dead ends.
Historic Environment
3.141 There are no known heritage assets in the immediate area.
3.142 This area is within an area of high archaeological potential, given its location partly on gravels known to have significant potential for Prehistoric archaeology. The part of the area covering the buildings at Sheephouse Farm is unlikely to have significant remaining archaeological potential, given the level of development which will have already had an impact on below ground remains, and so any archaeological mitigation works within this area are likely to limited in scope, restricted to previous open ground, and undertaken post-determination, by way of a condition requiring a programme of archaeological works. Likewise the part of the site at Fullers Yard, which again will have seen some truncation due to buildings and associated works. Any large-scale redevelopment of the broader study area though would require pre-application assessment in order to identify any areas with lesser potential (due to land use of any extraction-related works) and refine the potential of the remainder of the site to ascertain whether field evaluation is necessary to inform a planning decision.
Biodiversity
3.143 None of the area itself is designated for its ecological value, but the lake adjoining the area to the west is designated as a Local Wildlife Site for its ecological value.
3.144 The habitat of the area is open grassland, with surrounding mature trees and vegetations.
3.145 The area contains some Berkshire protected species.
Flooding
3.146 The majority of the area is within floodzone 3a (high risk), with remaining small pockets of land within floodzone 2 (medium risk). The SFRA states that areas of ‘high’ probability of flooding are assessed as having a 1 in 100 or greater chance of river flooding (>1%) in any year, and are referred to as Zone 3 High Probability. Development within these areas may only be considered following application of the Sequential Test and where necessary the Exception Test. More vulnerable development (e.g. housing) should be avoided wherever possible.
Other Environmental Considerations
3.147 Land to the west of the area is potentially subject to contamination owing to previous minerals workings nearby.
Resources
3.148 The north west of the area is classified as Grade 2 Best and Most Versatile Agricultural Land, with land to the south west classified as Grade 4 and the remainder unclassified. None of this land appears to be in use for agriculture.
3.149 The area is located in proximity to a groundwater Source Protection Zone (SPZ). As the area is located within zone 3, residential development is considered unlikely to cause an adverse impact on water quality.
Infrastructure
3.150 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area at present is considered unlikely to be able to support the demand anticipated from development. Drainage Infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a drainage strategy would be required from the 46 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure.
3.151 If development to south of site occurs, flows between sewers might need to be split since the foul sewers are all small diameter. There are known network issues in the area, with fat and grease being a known issue in area.
3.152 Development of this area for housing would require provision of a new primary school to ensure capacity of school places could meet demand generated by development. It is likely that extra secondary school places would also be required if development occurred in this area.
3.153 The Maidenhead area has a shortfall of provision in terms of total amount of open space balanced against the recommended local standard for each typology. The total shortfall of open space provision is primarily due to significant shortfalls in natural and semi-natural greenspace.
Highways and Accessibility
3.154 Sheephouse Road is a classified un-numbered road which joins the primary road network at the A4094 Lower Cookham Road to the north and the A4 Bridge Street via Ray Park Avenue to the south. Visibility is partially restricted at the Sheephouse Road junction with Lower Cookham Road by a line of mature trees. Ray Park Avenue is restricted to a left turn out onto the A4 which adds to pressure at the A4094/A4 roundabout junction. There is congestion on the primary network at peak times. Access can be derived directly to Sheephouse Road by way of new priority T-junctions. A continuous 2.0m wide footway should be provided along the western side of Sheephouse Road linking to existing paths. A series of crossing points and traffic islands should also be considered.
3.155 The area would need to be assessed along with any other surrounding areas considered suitable. This would be in addition to junction operation modelling testing which would be undertaken through a Transport Assessment. Although the area has local highway issues, suitable mitigation measures can be sought to overcome these issues.
3.156 The nearest local centre is approximately 1.1km away to the south. The nearest health facilities are approximately 1km away to the south of the area.
3.157 The area is approximately 400m away from the national cycle network, benefits from bus routes along Sheephouse Road to the east, and is 1.4km away from Furze Platt train station.
Sustainability Appraisal
3.158 The area scored -32 when assessed against sustainability objectives.
Availability
3.159 No land within the area is known to be available for development. Housing: Edge of Settlement Analysis (Jan 2014) 47 Area Analysis 3
Area 4A Cox Green - West of Cox Green; North of the Railway Line
Area Description
3.160 The area is located to the west of Cannon Lane, Cox Green. The area is approximately 28.48 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.161 The area lies to the west of Cox Green, in a wide gap between it and Littlewick Green to the west. The gap between Cannon Lane and Cherry Garden Lane is some 900m at its widest point to the north, and approximately 630m at its narrowest from the edge of Foundation Park to the south of the area.
3.162 The area has defensible boundaries in the north in the form of mature hedges and Maidenhead Thicket. From Cannon Lane in the east there are some mature trees bounding a strip of land westwards. Beyond this tree line, a defensible boundary takes the form of a hedge demarcation for a school. Firs Lane provides a boundary to the south of this part of the area. Beyond Foundation Park to the west of the area, there are no clear boundaries which could act to avoid the future encroachment of development.
3.163 Despite having a defensible boundary, the area north of Firs Lane beyond the mature tree line would represent a western protrusion into the countryside, extending beyond the existing build area to the south in its entirety. 48 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Countryside setting and topography
3.164 The area is characterised by open farmland with mature hedges and a line of trees parallel to Cannon Lane.
3.165 The topography of the area rises gently to the north and westwards across the area.
Agriculture
3.166 Much of the area is classified as Grade 2 Best and Most Versatile Agricultural Land, except for the very north and east of the area abutting Cannon Lane which is unclassified. The unclassified area to the north would not enable a logical settlement boundary to be created, representing a protrusion into the Green Belt, however the strip of land to the east of the area along Cannon Lane could form a logical settlement boundary.
Nature conservation and ancient woodland
3.167 There are Berkshire protected species in the area. Although the immediate area itself is not designated for its ecological value, there is a Local Wildlife Site designation covering Maidenhead Thicket to the north of the area.
3.168 Much of the area is within a 500m buffer of ancient woodland, however development is unlikely to have an adverse impact since the site being separated from the woodland by a road and some dwellings adjoining the area itself.
Historic environment
3.169 There are no known heritage assets in the immediate area.
Pollution
3.170 The area is constrained by some contamination buffers to the south, and noise pollution potential to the north owing to the A404M, however these are not deemed to make the area unsuitable.
Minerals
3.171 There are no mineral workings in or surrounding the area.
Stage 2: Conclusion
Pass in part
Unacceptable adverse impacts have not been demonstrated through the assessment of Stage 2 criteria. Due to the good defensibility of boundaries and no agricultural land classification, a strip of land along Cannon Lane is deemed suitable for further consideration.
Reject in part
Adverse impacts have been demonstrated through the assessment of Stage 2 criteria for the area west of Firs Lane, Foundation Park and the tree line off Cannon Lane. This is due to poor defensibility of boundaries and Grade 2 Best and Most Versatile Agricultural Land classification. Housing: Edge of Settlement Analysis (Jan 2014) 49 Area Analysis 3
Stage 3 Assessment (strip of land west of Cannon Lane)
Planning History / Background
3.172 There is no relevant planning history. The area is approximately 1.8ha in size.
Green Belt and Countryside Character
3.173 Development of this area would be seen against existing built form and be bounded to the south by the urban edge, and to the north by existing residential properties also. The area has good defensible boundaries to the west nearer the existing urban edge, formed by a line of mature trees and vegetation.
3.174 The area is within the 'Settled Farmed Sands and Clays' landscape character area. This landscape has a diverse yet generally intact rural character. The M4 motorway corridor (west of Junction 8/9), which dissects this landscape to the south of the area, has only a localised impact on character due to the low lying nature of the landform and the presence of woodland copses and hedgerows which intercept views. The landscape character assessment considers the perceived quietness of this landscape and rural character make it sensitive to increases in traffic, noise and lighting, through farm diversification and residential development, for example. The study deems the overall capacity for change as being low.
3.175 The area itself appears to be used for arable farming. 50 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Settlement and Townscape Character
3.176 The area is connected to the existing settlement via Cannon Road to the east and Firs Lane to the south. There is already some residential housing (large detached dwellings) in the north east of the area. Since the area abuts Cannon Lane on one side, it should connect well with the existing urban area.
3.177 The area abuts the 'Late 20th Century Suburbs (1960s onwards)' townscape character area (10 M). This area type is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul-de-sacs/dead ends. To the south the 'Industrial and Commercial Estates' area (17B) is characterised by low density industrial and commercial development including industrial estates, business parks and offices, where development is within large plots, accessed by roads terminating in dead ends.
Historic Environment
3.178 There are no known heritage assets in the area.
3.179 The Berkshire Historic Environment Record shows no recorded archaeological features within the area boundaries, although this is likely to be due to the lack of previous fieldwork and investigation. Immediately to the north within Maidenhead Thicket, a series of archaeological features represent earthwork remains dating to the Prehistoric, Roman and World War 1 periods. Significant Roman features have also been found to the east in the Altwood area and to the south-west at Fiennes Farm. It is likely that settlement and agriculture extended into the area during the Prehistoric and Roman periods, and given the previously undeveloped nature of the area, archaeological deposits and features reflecting this are likely to survive below ground. Therefore a programme of assessment and evaluation would be required prior to submission of any planning application for this area, to inform development proposals. Depending on the results of this investigation, further work may be required to ensure that the impact on archaeology can be mitigated satisfactorily.
Biodiversity
3.180 To the north of the area beyond the existing residential properties, there is a lowland mixed deciduous woodland Local Wildlife Site.
3.181 The habitat is primarily cultivated/disturbed arable land.
Flooding
3.182 The area is in floodzone 1 low probability, which according to the SFRA means the area is assessed as having a less than 1 in 1000 chance of flooding (<0.1%) in any year. As the area is greenfield it is likely to experience a significant decrease in permeability if built on, causing surface water runoff to increase. An increase in surface water runoff following any development would need to mitigated, e.g. through SUDs.
Other Environmental Considerations
3.183 The north east of the area is likely to be subject to noise pollution, and other associated air quality issues from the nearby A-road. The very south of the area has potential contamination issues. These are considered unlikely to have a significant adverse impact on any residential development.
Resources
3.184 The land does not have an agricultural classification.
3.185 The area is located within zone 3 groundwater Source Protection Zone (SPZ). Residential development is considered unlikely to cause an adverse impact on water quality.
Infrastructure
3.186 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area at present is considered unlikely to be able to support the demand anticipated from development. Drainage Infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a drainage strategy would be required from the Housing: Edge of Settlement Analysis (Jan 2014) 51 Area Analysis 3
developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure.
3.187 Most existing primary schools in the area are currently full with limited options for expansion to add extra capacity. It is likely that extra secondary school places in the town would also be required.
3.188 The Maidenhead area has a shortfall of provision in terms of total amount of open space balanced against the recommended local standard for each typology. The total shortfall of open space provision is primarily due to significant shortfalls in natural and semi-natural greenspace.
Highways and Accessibility
3.189 The area has extensive frontage to Cannon Road north of Foundation Park. Access can be derived directly to Cannon Road by way of new priority T-junctions. Depending upon the number of units right turn facilities may be required. Any frontage development involving individual accesses to serve new dwellings would require the provision of adequate on-site parking and turning facilities to ensure that the flow and safety of users of Cannon Lane would not be adversely affected. There may be future pressure to extend the 30mph speed restriction to the south of the area along the road frontage but this would need to be considered along with associated measures to reduce traffic speeds.
3.190 If taken forward the development would require a Transport Statement and should be considered in combination with any other areas in the vicinity through a strategic model. Although the area has local highway issues, suitable mitigation measures can be sought to overcome these issues.
3.191 The nearest local centre is approximately 650m away to the east. The nearest health facilities are approximately 30m to the east of the area.
3.192 The area is approximately 570m away from the national cycle network, benefits from bus routes along Cannon Lane to the east, and is 2.8km away from Maidenhead train station.
Sustainability Appraisal
3.193 The area scored -11 when assessed against sustainability objectives.
Availability
3.194 Most of the area has been promoted through the SHLAA (ref: WM CG 0004). The land is currently owned by Claire's Court School. The promoted land amounts to 21.41 ha. The strip of land to the east is approximately 1.9ha. 52 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 4B Cox Green - West of Woodlands Park; South of the Railway Line
Area Description
3.195 The northern part of the area lies off Cannon Lane and is north of Breadcroft Lane. The southern part of the area encompasses part of White Waltham Airfield, accessed from Waltham Road. The area is approximately 30 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.196 The area lies to the west of Cox Green south of the railway line, which extends into open countryside.
3.197 The area has some defensible boundaries in the north of the area, forming a triangle of land south of the railway and bounded by roads. By contrast the airfield has poor defensible boundaries, with only the railway line in the north providing a boundary that could clearly prevent future encroachment of development into the countryside. There are no defensible boundaries to the west. Thus development on the site could harm the openness of the Green Belt. Housing: Edge of Settlement Analysis (Jan 2014) 53 Area Analysis 3
Countryside setting and topography
3.198 The area is characterised in the north by a triangle of open land (bounded by the railway line to the north and Breadcroft Lane to the south) and to the south by open land used by White Waltham Airfield and its associated infrastructure. The area south of Breadcroft Lane would result in the loss or relocation of airfield activities which provide employment and recreation opportunities for the local and wider area.
3.199 The topography of the area rises gently to the north and westwards across the area in the triangle of land to the south of the railway, and is relatively flat around the airfield.
Agriculture
3.200 The north of the area is mostly classified as Grade 2 Best and Most Versatile Agricultural Land (BMVAL) though it does not appear to have been in agricultural use for some time, being laid fallow with scattered trees. Accordingly, it is not considered that development on this land would result in the loss of BMVAL. The land south of the railway (and the north east of the land in the triangle of land north of Breadcroft Lane) is unclassified.
Nature conservation and ancient woodland
3.201 Whilst there are Berkshire protected species in the area, the area itself is not designated for its ecological value.
3.202 There is no ancient woodland within the area.
Historic environment
3.203 There are no known heritage assets in the immediate area.
Pollution
3.204 Most of the area is constrained by contamination buffers, and noise pollution potential is an additional constraint to the north owing to the railway line, apart from a small area near in the north bounded by Breadcroft Lane. The buffers into the triangle of land are not considered to make the land unsuitable for residential development in principle.
Minerals
3.205 There are no mineral workings in or surrounding the area.
Stage 2: Conclusion
Pass in part
Unacceptable adverse impacts have not been demonstrated through the assessment of Stage 2 criteria for the triangle of land to the north. Despite its agricultural land classification, the area has not been in active agricultural use for some time.
Reject in part
Adverse impacts have been demonstrated through the assessment of Stage 2 criteria for the land south of Breadcroft Lane around the airfield. Development would harm the openness of the Green Belt and does not have defensible boundaries. 54 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Stage 3 Assessment (Area south of railway and north of Breadcroft Lane)
Planning History / Background
3.206 A planning application was refused in 1998 for development of this area for 128 residential properties (ref: 98/33172). This application was refused on grounds of: reliance on provision of affordable housing as a special circumstance for residential development in the Green Belt, the design of the scheme and number of houses were seen as over-development not in-keeping with the surrounding area, seeking to provide a train station but not including viability assessment work, and sustainability and highway concerns which were unresolved at the time of the application was being considered.
3.207 A previous application was submitted in 1986 but was withdrawn before a decision was made. The area is approximately 5.6ha in size.
Green Belt and Countryside Character
3.208 Noting that the airfield has already been excluded from further consideration (see Stage 2 assessment), development in the triangle of land bounded by the railway, Cannon Land and Breadcroft Lane would be seen against existing built form to the north, east and south. The area would be an infilling in the existing settlement boundary, only extending as far as the current built form to the west.
3.209 The railway line to the north and a road to the south form good defensible boundaries to prevent westward encroachment beyond the existing settlement extent. Housing: Edge of Settlement Analysis (Jan 2014) 55 Area Analysis 3
3.210 The area is within the 'Open Chalk Farmland' landscape character area. According to the Landscape Character Assessment this landscape is distinctive due to its open and simple rural character. The expansive flat arable fields of cereal crops are defined by well maintained monoculture hedgerows. There are long distance views, sometimes panoramic. Scrub of elderberry, ash and brambles line the railway embankment of the Great Western railway line which runs through this landscape dissecting it in two. Activity at the Waltham Airfield and Maidenhead Business Park is apparent on the horizon to the east and is the only indicator of the proximity of the landscape to the western edge of Maidenhead. The study deems the overall capacity for change as being low.
3.211 The area itself is currently open grassland.
Settlement and Townscape Character
3.212 The area is connected to the existing settlement on the east, north and south. The surrounding land uses are residential properties to the east and south, and an industrial estate to the north beyond the railway. It is likely that development in this area would be able to connect to the existing urban area.
3.213 The area abuts the 'Late 20th Century Suburbs (1960s onwards)' townscape character area (10 O) to the east. This area type is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul-de-sacs/dead ends. The area is linked to the 'Inter War Suburbs' townscape character area (8F) to the south. This area is characterised by medium density residential suburbs consisting of a distinctive network of curvilinear streets (crescents), linear streets (avenues) and ‘dead ends’ (closes). The north of the area is linked to 'Industrial and Commercial Estates' (17B) characterised by low density industrial and commercial development including industrial estates, business parks and offices, where development is within large plots, accessed by roads terminating in dead ends.
Historic Environment
3.214 There are no known heritage assets in the immediate area.
3.215 There are no features or finds noted on the Berkshire Historic Environment Record within the area boundaries, although it is located within a wider area considered to be of moderate potential for Prehistoric, Roman and Medieval archaeology. The tree and scrub cover on the area is likely to have disturbed any shallow deposits but further features may survive in area. Therefore a programme of assessment and evaluation would be required prior to submission of any planning application for this site, to inform development proposals. Depending on the results of this investigation, further work may be required to ensure that the impact on archaeology can be mitigated satisfactorily.
Biodiversity
3.216 The habitat for much of the area is mainly neutral grassland. The area is not designated for its ecological value.
3.217 There are Berkshire protected species in the area.
Flooding
3.218 The area is in floodzone 1 low probability, which, according to the SFRA means the area is assessed as having a less than 1 in 1000 chance of flooding (<0.1%) in any year. As the area is greenfield it is likely to experience a significant decrease in permeability if built on, causing surface water runoff to increase. An increase in surface water runoff following any development would need to mitigated, e.g. through SUDs.
Other Environmental Considerations
3.219 Approximately 75% of the area lies within a contamination or railway buffer from the surrounding land uses. There are also potential noise pollution issues from surrounding land uses.
Resources
3.220 Although most of the land is classified as Grade 2 Agricultural Land with small portion to the north east unclassified, the land does not appear to have been in agricultural use for some time. According to national guidance, Grade 2 is classified as Best and Most Versatile Agricultural Land (BMVA). National guidance seeks 56 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
to avoid development on BMVA (defined as grades 1, 2 and 3a of the Agricultural Land Classification). Thus although this area is classified as Grade 2, it is considered that there would be little harm in terms of the loss of agricultural land since the land does not appear to have been used for agriculture for some time.
3.221 The area is located within zone 3 groundwater Source Protection Zone (SPZ). Residential development is considered unlikely to cause an adverse impact on water quality.
Infrastructure
3.222 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area at present is considered unlikely to be able to support the demand anticipated from development. Drainage Infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a drainage strategy would be required from the developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure.
3.223 The increase in demand from additional dwellings from sites 4A and 4B combined would need to be studied.
3.224 Most existing primary schools in the area are currently full with limited options for expansion to add extra capacity. It is likely that extra secondary school places in the town would also be required.
3.225 The Maidenhead area has a shortfall of provision in terms of total amount of open space balanced against the recommended local standard for each typology. The total shortfall of open space provision is primarily due to significant shortfalls in natural and semi-natural greenspace. This area arguably provides access to natural greenspace via public rights of way, so these would need to be taken into account in any proposals.
Highways and Accessibility
3.226 This section of Cannon Lane is subject to a 30mph speed restriction and is lit. There is an existing field gate access in close proximity to the traffic lights beneath the railway bridge. The triangular shaped area of land also fronts Breadcroft Lane which is generally substandard in width and also geometric layout and visibility at the junction with Cannon Lane. There is scope to provide an access to serve any development on the western side of Cannon Lane between the existing field gate access and the junction with Bissley Drive but this may involve some localised widening (and slight realignment of a bend in the road) to provide a 6.0m wide carriageway with a minimum 2.0m wide footway. In addition it would be appropriate to provide a number of pedestrian refuges to help reduce problems with severance and assist those wishing to cross the road.
3.227 The proposal would add to peak hour congestion which would need to be tested through the strategic model together with any other areas that emerge. This would be in addition to junction operation modelling testing which would be undertaken through the Transport Assessment. Although the area has local highway issues, suitable mitigation measures can be sought to overcome these issues.
3.228 The nearest local centre is approximately 750m away to the east. The nearest health facilities area approximately 330m away to the south.
3.229 The area has access to bus services to the south of the area along Woodlands Park Road and Waltham Road. The nearest train station is Maidenhead railway station located in the town centre. The area can be accessed from either Cannon Lane in the east or Breadcroft Lane to the south.
Sustainability Appraisal
3.230 The area scored -17 when assessed against sustainability objectives.
Availability
3.231 Almost the entire area has been promoted through the SHLAA (ref: WM WW 0001). The area promoted is 3.85 ha. Housing: Edge of Settlement Analysis (Jan 2014) 57 Area Analysis 3
Area 4C Cox Green - South of Woodlands Park
Area Description
3.232 The area lies to the south of Woodlands Park covering the area around Heywood Farm, south Maidenhead. The area is approximately 35.81 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.233 The area lies to the south of Woodlands Park, in a wide gap between it and White Waltham to the south. The land extends well beyond the existing settlement boundary of Woodlands Park, encroaching into the gap between it and the beginning of White Waltham. The gap is approximately 450m.
3.234 The area has defensible boundaries in the south in the form of a road leading to Heywood Farm. To the west a defensible boundary takes the form of Waltham Road, and to the east is Great Thrift Wood. These clear boundaries could act to avoid the future encroachment of development.
Countryside setting and topography
3.235 The area is characterised by open arable farmland, with the associated farm buildings located to the east. 58 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
3.236 The topography of the area is relatively flat.
Agriculture
3.237 Much of the land is classified as Grade 2 Best and Most Versatile Agricultural Land, with the remaining land to the east Grade 3 and the far west unclassified. The unclassified area to the west or the Grade 3 to the east would not enable a logical settlement boundary to be created, representing protrusions into the Green Belt.
Nature conservation and ancient woodland
3.238 Great Thrift Wood to the immediate east of the area is designated as an SSSI, with riparian waterways along its edges. The area itself is not designated for its ecological value.
3.239 Much of the south and east of the site is within a 500m buffer of ancient woodland. Given the open nature of the area from the woodland to the site, it is considered that it is likely there would be an impact if the area was developed for housing.
Historic environment
3.240 There are several listed buildings associated with the farm complex.
Pollution
3.241 Parts of the area to the south and the west are in a contamination buffer, however these are not deemed to make the area unsuitable.
Minerals
3.242 There are no mineral workings in or surrounding the area.
Stage 2: Conclusion
Reject.
Adverse impacts have been demonstrated through assessment of the Stage 2 criteria. Development would encroach into the gap between Cox Green and White Waltham. Housing: Edge of Settlement Analysis (Jan 2014) 59 Area Analysis 3
Area 4D Cox Green - South of Cox Green; East of Woodlands Park
Area Description
3.243 The area is located off Woodlands Park Road and includes Lillibrooke Manor, south of Cox Green. The area is approximately 58.39 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.244 The area lies to the south of Cox Green, bounded to the west by the existing excluded settlement. As such development of the area would not result in encroachment beyond the urban edge into the open countryside.
3.245 The site has defensible boundaries on most sides, abutting the existing urban area to the north and west. The extent of Woodland Park in the west and the M4 to the very far south, mean any development should not impact on a settlement gap.
Countryside setting and topography
3.246 The area is characterised by open farmland, with mature trees forming demarcations within the area.
3.247 The topography of the area is relatively flat. 60 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Agriculture
3.248 The northern part of the area is classified as Grade 2 agricultural land, with the remaining land to the south Grade 3 and the uppermost northern tip unclassified. Whilst it is unknown whether the Grade 3 agricultural land to the south is Best and Most Versatile, it would not enable a logical settlement boundary to be created. It would instead represent a protrusion into the Green Belt since development would not be seen against built form.
Nature conservation and ancient woodland
3.249 Great Thrift Wood to the south is designated as an SSSI. Much of the south and east of the site is within a 500m buffer of ancient woodland. Given the open nature of the area from the woodland to the site, it is considered that it is likely there would be an impact if the area was developed for housing.
Historic environment
3.250 There are several Grade II listed buildings associated with Lillibrook Manor in the north east of the area. The area lies outside the restrictive covenant of Ockwells Manor.
Pollution
3.251 The land near Woodland Park industrial estate is within a contamination buffer for factory works, however this is not deemed to make the area unsuitable due to existing surrounding housing.
Minerals
3.252 There are no mineral workings in or surrounding the area.
Stage 2: Conclusion
Reject.
Adverse impacts have been demonstrated through the assessment of Stage 2 criteria.
Due to the Grade 2 Best and Most Versatile Agricultural Land classification to the north of the area, and the inability to create a subsequent logical settlement boundary with the remaining land to the south of the area, the area is not suitable for further consideration. Housing: Edge of Settlement Analysis (Jan 2014) 61 Area Analysis 3
Area 5A Maidenhead - Area including Maidenhead Golf Course
Area Description
3.253 The area lies south of Maidenhead, incorporating most of Maidenhead Golf Course. The area is approximately 53 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.254 The area lies south of Maidenhead, bounded to the east and west by existing excluded settlement. The area is not in a settlement gap.
3.255 The area has a defensible boundary to the south in the form of Harvest Hill Road, which provides a clear boundary and could act to avoid the future encroachment of development.
Countryside setting and topography
3.256 The area is characterised by open grassland currently being used as a golf course.
3.257 The topography rises gently, with the highest point being in the centre of the area. 62 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Agriculture
3.258 The area has no agricultural classification.
Nature conservation and ancient woodland
3.259 There are Berkshire protected species in the area. The area itself is not designated for its ecological value.
3.260 There is some mature woodland to the north of the area (Rushington Copse) which is considered likely to be ancient, and to contain native flora and fauna. The trees in the area are considered to be of local importance, providing visible tree lines when viewed from Braywick Park.
Historic environment
3.261 There are no known heritage assets in the immediate area.
Pollution
3.262 The north east of the area lies within an air quality buffer, however it is considered that any impact of development on the site could be mitigated.
Minerals
3.263 There are no mineral workings in the area, though there is a safeguarded minerals area to the south.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts have not been demonstrated through the assessment of Stage 2 criteria.
Stage 3 Assessment
Planning History / Background
3.264 There have been several planning applications in the area in relation to its existing use for golf.
Green Belt and Countryside Character
3.265 Development in this location would be seen against existing built form to the east, north and west. The area would be an infilling of a green 'lung' into the urban area, which provides access to outdoor sports and recreation facilities for the surrounding urban area. Development of the area would only extend as far as the current built form to the east and west as far as Harvest Hill Road to the south. The topography of the area is such that this area is not visible from the strategic highway network to the south.
3.266 The area has good defensible boundaries to the south providing a clear boundary which could act to avoid the future encroachment of development.
3.267 The area is within the 'Settled Farmed Sands and Clays' landscape character area. This landscape has a diverse yet generally intact rural character. The M4 motorway corridor (west of Junction 8/9), which dissects this landscape to the south of the area, has only a localised impact on character due to the low lying nature of the landform and the presence of woodland copses and hedgerows which intercept views. The landscape character assessment considers the perceived quietness of this landscape and rural character make it sensitive to increases in traffic, noise and lighting, through farm diversification and residential development, for example. The study deems the overall capacity for change as being low.
3.268 The area itself is currently used as a golf course and its associated buildings, comprising managed open grassland with mature trees for the remainder. Housing: Edge of Settlement Analysis (Jan 2014) 63 Area Analysis 3
Settlement and Townscape Character
3.269 The area is connected to the existing settlement boundary on three sides. The surrounding area is characterised by a variety of residential property types. The topography of the area slopes down steeply southeastwards towards Harvest Hill Road. Although the surrounding area is already developed, if this whole area were to be added to the urban area, it would change the character of the area. Indeed in open space terms the golf course provides an outdoor sports facility, and can also be accessed via a public right of way from the urban area in both the east and west. Notwithstanding this, there is potential to develop towards to the north of the area, since this part of the area is particularly close to Maidenhead town centre services and facilities.
3.270 The area predominantly abuts the 'Leafy Residential Suburbs' (13N) and 'Industrial and Commercial Estates' (17E) to the north. The former is characterised by low to medium density residential suburbs with characteristic ‘leafy’ streets. The latter area is characterised by low density industrial and commercial development including industrial estates, business parks and offices, where development is within large plots, accessed by roads terminating in dead ends. Although the area does not directly abut the 'Late 20th Century Suburbs (1960s onwards)' townscape character area (10 O), this is adjacent beyond the A404M to the west. This area type is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul-de-sacs/dead ends.
Historic Environment
3.271 There are no known heritage assets with the area.
3.272 The area is within an area of archaeological potential, being situated on a gravel terrace known to have been favoured for settlement and other activities throughout the Prehistoric period. The Berkshire Historic Environment Record notes a possible Roman villa a short distance to the west, and ring ditches have also been noted at the nearby Larchfield School (observed through aerial photography). Iron Age pits containing pottery and worked flint were found during excavation at Courtlands, and several finds of Prehistoric and Roman date are recorded from the immediate vicinity. Therefore an archaeological desk-based assessment would be required at an early stage, and this should focus, as well as the archaeological background, on any impacts that can be demonstrated from previous land uses (e.g. landscaping related to the golf course). This information would be needed prior to determination of any planning application for large-scale redevelopment, to ensure that any impacts on important remains can be mitigated, either through preservation in situ or “by record” (through careful excavation, recording and analysis).
Biodiversity
3.273 The habitat of the area is predominantly grassland, with some mature lowland mixed deciduous woodland in copses.
3.274 The area has some TPOs in the area to the west bounds Shoppenhangers Road.
3.275 The area contains some Berkshire protected species.
Flooding
3.276 The area is in floodzone 1 low probability, which according to the SFRA means the area is assessed as having a less than 1 in 1000 chance of flooding (<0.1%) in any year. As the area is greenfield it is likely to experience a significant decrease in permeability if built on, causing surface water runoff to increase. An increase in surface water runoff following any development would need to mitigated, e.g. through SUDs. The topography of the area slopes gently southwards, so although the flood risk to the settlement is relatively low, this factor would need to be given careful consideration through design.
Other Environmental Considerations
3.277 The north east of the area falls within a buffer of an Air Quality Management Area. There are a couple of areas of potential contamination due to unknown filled ground from previous land uses to the south of the area.
Resources
3.278 The area has no agricultural land classification. 64 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
3.279 The area falls within groundwater Source Protection Zones (SPZ) 2 and 3. Residential development is considered unlikely to cause an adverse impact on water quality.
Infrastructure
3.280 Thames Water has significant concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network in this area at present is highly unlikely to be able to support the demand anticipated from this development. Significant drainage infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a detailed drainage strategy would be required from the developer to determine the exact impact on the infrastructure and the significance of the infrastructure to support the development. It should be noted that in the highly likely event of an upgrade to assets being required, there could be a period of over 3 years required for the delivery of the infrastructure.
3.281 An impact study would be required because this area could result in a large development. The local network is small in diameter, or may have rising mains, so accordingly new and upsized network would be required. The cumulative impact of other surrounding areas would be significant. Thames Water would need to assess impact on network and Sewage Treatment Works.
3.282 Currently local primary schools are mostly full and there are limited opportunities for further expansion. It is therefore likely that a new primary school would need to be built, particularly if other areas locally were developed. There is space on secondary school sites to expand, although this may be needed for children already in Maidenhead primary schools.
3.283 The Maidenhead area has a shortfall of provision in terms of total amount of open space balanced against the recommended local standard for each typology. The total shortfall of open space provision is primarily due to significant shortfalls in natural and semi-natural greenspace. The area itself provides outdoor recreation space for sports, and also contains public rights of way.
3.284 The north of the area has good access to Maidenhead town centre and its associated community facilities. The area overall should have good access to existing community facilities given it is bounded on three sides by excluded settlement.
Highways and Accessibility
3.285 Access to the highway network is derived from the north of the area via the existing golf course entrance situated opposite a school on the eastern side of Shoppenhangers Road, a classified un-numbered road. There is scope to improve the current access to include footways etc to serve some limited development, but not the scale envisaged. To the south, the site also has extensive frontage along Harvest Hill Road (another classified un-numbered road) and there is a difference in levels between the public highway down to the golf course itself. There appears to be scope for some localised widening to provide a T-junction with a right turn lane and associated pedestrian refuges to serve a larger scale development off Harvest Hill Road between the Kimbers Lane junction and Manor Lane. It should be noted that a very large development would require more than one means of access.
3.286 It is expected that the Transport Assessment would identify significant problems with the operation of junctions already overloaded at peak times particularly in connection with a large development. In addition providing access from Harvest Hill Road would mean traffic wishing to access the network to the east would have to turn left onto the A308 Braywick Road, travel a short distance northwards and U-turn to access the southbound dual carriageway. Notwithstanding concerns about accessing the area, appropriate mitigation measures/works will need to be identified and sought if a development of this scale and size does come forward, as well as assessing the cumulative impacts if other areas nearby were to come forward also. The area is considered to have significant highways issues.
3.287 Maidenhead town centre is approximately 200m away to the north. The nearest health facilities are approximately 300m to the west of the area.
3.288 The area is approximately 70m away from the national cycle network, benefits from bus routes along Braywick Road to the east and Shoppenhangers Road to the west, and is 200m away from Maidenhead train station. The strategic road network is easily accessible to the south. Housing: Edge of Settlement Analysis (Jan 2014) 65 Area Analysis 3
Sustainability Appraisal
3.289 The area scored 15 when assessed against sustainability appraisal objectives.
Availability
3.290 The golf course land is owned by the Borough Council. The current tenant has an on-going lease with a term ending 28th September 2039. No land in the area is known to be currently available for development. 66 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 5B Maidenhead - Area west of A404M
Area Description
3.291 The area lies to the south of Ockwells Road, bounded to the east by the A404M, south of Cox Green in Maidenhead. The area is approximately 21.39 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.292 The area lies south of Maidenhead linking to the existing excluded settlement to the north. The area is not in a settlement gap, but combined with the other areas, forms a green entrance into Maidenhead from the strategic highway network.
3.293 The area has good defensible boundaries provided by roads on all but the western side, which is provided by the restrictive Ockwells covenant. Despite these good defensible boundaries, if the entire area were to be developed it may not create a logical settlement pattern, extending further south than the existing excluded settlement.
Countryside setting and topography
3.294 The area contains a farm to the north with some residential dwellings. Overall the area is characterised by agricultural land with some mature trees and vegetation providing demarcation. Housing: Edge of Settlement Analysis (Jan 2014) 67 Area Analysis 3
3.295 The topography of the area is relatively flat.
Agriculture
3.296 The area is mostly classified as Grade 3 agricultural land, with some land to the far north and far south unclassified. It is unknown whether the land is classified as Best and Most Versatile Agricultural Land.
Nature conservation and ancient woodland
3.297 The area itself is not designated for its ecological value.
3.298 The area does not have any ancient woodland. The south west of the area is within a 500m buffer of ancient woodland contained in nearby Great Thrift Wood.
Historic environment
3.299 There are no known heritage assets in the immediate area, though the area could be classified as part of the wider setting of Grade I listed Ockwells Manor which lies to the west.
Pollution
3.300 The north, east and southern parts of the site are in noise pollution buffers from the surrounding road network, however it is considered that the impact of this could be mitigated if this site was developed.
Minerals
3.301 There are no mineral workings in the area.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts have not been demonstrated through the assessment of Stage 2 criteria.
Stage 3 Assessment
Planning History / Background
3.302 There is no relevant planning history.
Green Belt and Countryside Character
3.303 The area forms part of the green entrance into Maidenhead from the strategic highway network. Whilst the M4 and A404M ultimately form defensible boundaries to the south and east respectively, the restrictive Ockwells Manor covenant to the west means that the area is not able to relate well to the main existing excluded settlement in the north, with the area overall representing a southern extension that protrudes into the countryside. From the perspective of someone standing in the countryside, development of the area would not be seen against the built area behind, bringing the urban area visibility into the countryside. The area would result in the inefficient use of land and equate to urban sprawl into the Green Belt. This is exacerbated further when only the land known to be available for development is considered.
3.304 The area is within the 'Settled Farmed Sands and Clays' landscape character area. This landscape has a diverse yet generally intact rural character. The M4 motorway corridor (west of Junction 8/9), which dissects this landscape, has only a localised impact on character due to the low lying nature of the landform and the presence of woodland copses and hedgerows which intercept views. The landscape character assessment considers the perceived quietness of this landscape and rural character make it sensitive to increases in traffic, noise and lighting, through farm diversification and residential development, for example. The study deems the overall capacity of the area for change as being low.
3.305 The area itself is currently used for arable farming and has public rights of way providing access to the south beyond the M4. 68 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Settlement and Townscape Character
3.306 The area is connected to the existing settlement via Ockwells Road to the north. There is already some residential housing (large detached dwellings) along this road and a working farm to the far east. It is likely that development in this location would be isolated from the wider urban area and therefore find it difficult to integrate with the existing community, both by the strategic highway network to the east, and by virtue of protruding southwards well beyond the existing excluded settlement boundary.
3.307 The area abuts the 'Late 20th Century Suburbs (1960s onwards)' townscape character area (10 O). This area type is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul-de-sacs/dead ends.
Historic Environment
3.308 There are no known heritage assets within the area, though the west of the area follows the Ockwells Manor covenant, so the area boarders the wider setting of this important building.
3.309 The area is located in an area where little archaeological work has been undertaken, hence no features are recorded within the boundaries on the Berkshire Historic Environment Record. However its position, between the Medieval manors of Ockwells and Cresswells, and also close to the nationally important Neolithic and Saxon site at Moor Farm, means that it must be assumed to be of high archaeological potential. Therefore a programme of assessment and evaluation would be required prior to submission of any planning application for this area, to inform development proposals. Depending on the results of this investigation, further work may be required to ensure that the impact on archaeology can be mitigated satisfactorily.
Biodiversity
3.310 The south west of the area is within a 500m buffer of ancient woodland contained in nearby Great Thrift Wood. Given the open nature of the area from the woodland to the site, it is considered there could be an impact if this part of the area was developed for housing. However there are a couple of riparian waterways between the area and the woodland.
3.311 The habitat for much of the area is mainly improved grassland, with broad-leaved woodland to the south.
Flooding
3.312 Approximately half the area to the south west is within floodzone 3a (high risk), with additional land within floodzone 2 (medium risk). The SFRA states that areas of ‘high’ probability of flooding are assessed as having a 1 in 100 or greater chance of river flooding (>1%) in any year, and are referred to as Zone 3 High Probability. Development within these areas may only be considered following application of the Sequential Test and where necessary the Exception Test. More vulnerable development (e.g. housing) should be avoided wherever possible. Any development on land covered by floodzone 2 would require an application of the Sequential Test. Therefore any development in this area would need to be focused towards the north.
Other Environmental Considerations
3.313 The south and east of the area is likely to be subject to noise pollution, and other associated air quality issues from the strategic highway network, however it is considered that the impact of this could be mitigated through careful design.
Resources
3.314 Most of the land is classified as Grade 3 Agricultural Land with small portion to the south unclassified. According to national guidance, Grade 3A is classified as Best and Most Versatile Agricultural Land (BMVAL) and Grade 3B is not. It is unknown whether this area is Grade 3A or 3B and therefore a cautious approach must be applied, and the higher classification used. National guidance seeks to avoid development on BMVAL (defined as grades 1, 2 and 3a of the Agricultural Land Classification). Since this area is classified as Grade 3, it is considered that there would be harm in terms of the loss to agricultural land.
3.315 The area falls within groundwater Source Protection Zone (SPZ) 3. Residential development is not considered likely to cause an adverse impact on water quality. Housing: Edge of Settlement Analysis (Jan 2014) 69 Area Analysis 3
Infrastructure
3.316 Thames Water has significant concerns regarding Waste Water Services in relation to this site. Specifically, the sewerage network in this area at present is highly unlikely to be able to support the demand anticipated from this development. Significant drainage infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a detailed drainage strategy would be required from the developer to determine the exact impact on the infrastructure and the significance of the infrastructure to support the development. It should be noted that in the highly likely event of an upgrade to assets being required, there could be a period of over 3 years required for the delivery of the infrastructure.
3.317 The local network is small diameter, or may have rising mains, so new and upsized network would be required. The cumulative impact of other areas would be significant, so there would be a need to assess impact on network and Sewage Treatment Works.
3.318 Currently local primary schools are mostly full and there are limited opportunities for further expansion. It is therefore likely that a new primary school would need to be built, particularly if other areas locally were developed. There is space on secondary school sites to expand, although this may be needed for children already in Maidenhead primary schools.
3.319 The Maidenhead area has a shortfall of provision in terms of total amount of open space balanced against the recommended local standard for each typology. The total shortfall of open space provision is primarily due to significant shortfalls in natural and semi-natural greenspace. This area arguably provides access to natural greenspace via public rights of way, so these would need to be taken into account in any proposals.
3.320 The area is able to access existing community facilities in Cox Green.
Highways and Accessibility
3.321 Access to the network is gained in a westerly direction to the bifurcated junction with Cox Green Road and then northwards to the roundabout junction with Shoppenhangers Road. There is only one point of access and that is via the existing 6.0m access point to the site off Ockwells Road adjacent to the pedestrian access to/from the A404(M) overbridge. This entrance would need to be widened to accommodate footways and verges and this would affect land to the west adjoining the existing entrance. There is no visibility splay available at this entrance so engineering works would be needed to re-profile the turning area. Towards to bifurcated junction with Cox Green Road the carriageway narrows to 4.8m and is rural in character with no footways. If developed the site access and approach roads would need substantial improvement to be brought up to a standard and there would be a need to provide a secondary means of access for emergency vehicles. The site has significant highway issues which would require third party land and need further investigation.
3.322 The area is accessed off Ockwells Road to the north, which is a no-through road resulting in a dead-end where it meets the A404M to the east. Access over the A404M is only available via a footbridge over the road. The nearest local centre is approximately 1.4m away to the north west. The nearest health facilities are approximately 700m to the north of the area.
3.323 The area is approximately 750m away from the national cycle network, the nearest bus route is along Shoppenhangers Road and Woodlands Park Road to the north, and is 1.6km away from Maidenhead train station.
Sustainability Appraisal
3.324 The area scored -17 when assessed against sustainability objectives.
Availability
3.325 Much of the area has been promoted through the SHLAA (ref. WM CG 0011). This promoted area equate to approximately 14.4 ha.
3.326 The north west, and to the very far east and south of the area is not known to be available. 70 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 5C Maidenhead - Triangle M4, A308(M) and Ascot Road
Area Description
3.327 The area lies to the south of Maidenhead, with its boundaries formed by the M4, the A308(M) and the Ascot Road. The area is approximately 25.5ha in size.
Stage 2 Assessment
Gaps and boundaries
3.328 The area is not located in a a gap between settlements nor does it form part of the setting of a historic town.
3.329 The area has a defensible boundaries formed by the M4, the A308(M) and the Ascot Road, which provide clear boundaries and could act to avoid the future encroachment of development.
Countryside setting and topography
3.330 The site is largely flat in nature and is characterised by open land with some mature trees and vegetation. It is not actively farmed.
3.331 The topography of the area is generally flat, though the surrounding road network provides the appearance of the site being lower than its surrounds. Housing: Edge of Settlement Analysis (Jan 2014) 71 Area Analysis 3
Agriculture
3.332 The area has no agricultural classification.
Nature conservation and ancient woodland
3.333 The area itself is not designated for its ecological value.
3.334 The area does not contain any ancient woodland.
Historic environment
3.335 The area contains a scheduled ancient monument and archaeological potential in the north.
Pollution
3.336 The north east of the area lies within an air quality buffer, however it is considered that the impact could be mitigated.
Minerals
3.337 There are no mineral workings in the area, though there is a safeguarded minerals area to the north, beyond the A308M.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts have not been demonstrated through the assessment of Stage 2 criteria.
Stage 3 Assessment
Planning History / Background
3.338 There was a proposal in 1997 for a 'service area for eastbound M4 motorway traffic including fuel area amenity building travel lodge and parking' which was withdrawn. The area itself is currently open grassland with mature trees and vegetation. It is used for recreation events periodically throughout the year. There have been recent discussions about the possibility of locating a 'super-hospital' in the area.
Green Belt and Countryside Character
3.339 The area comprises open land in the Green Belt. Whilst contributing to the Green Belt, it is not in a gap or the setting of a historic town. The strong physical boundaries to the area in the form of major roads stops potential future encroachment, however the containment also means that development would not be viewed against other built up areas from some perspective in the countryside.
3.340 The area forms part of the green 'entrance' into Maidenhead. Highly prominent development would impact upon this this character. Mature vegetation screens views towards the sites form the Ascot Road, particularly the western side of the area. Whilst views are possible into the site from the M4 and the A308(M), the most prominent views are to the western side.
3.341 The area is within the 'Settled Farmed Sands and Clays' landscape character area. This landscape has a diverse yet generally intact rural character. The M4 motorway corridor (west of Junction 8/9), which dissects this landscape, has only a localised impact on character due to the low lying nature of the landform and the presence of woodland copses and hedgerows which intercept views. The landscape character assessment considers the perceived quietness of this landscape and rural character make it sensitive to increases in traffic, noise and lighting, through farm diversification and residential development, for example. The study deems the overall capacity for change as being low. 72 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Settlement and Townscape Character
3.342 The eastern side of the area is in proximity to the residential properties in Willow Drive, Windsor Road and Priors Way. Notwithstanding the the self containment of the site, caused primarily by the surrounding main roads, development here may feel slightly detached and it would be more difficult to integrate development into the wider area.
3.343 The area predominantly is in proximity to the 'Late 20th Century Suburbs (1960s onwards)' townscape character area (10 X). This area type is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul-de-sacs/dead ends. The area is also linked to the 'Industrial and Commercial Estates' townscape character area (17 N) and 'Villas in a Woodland Setting (14C)'. The former area is characterised by low density industrial and commercial development including industrial estates, business parks and offices, where development is within large plots, accessed by roads terminating in dead ends. The latter character area is characterised by an extremely low density residential suburb comprising large villas set in large, irregular plots, with dwellings occupy large footprints, set within extremely large garden plots.
Historic Environment
3.344 This area contains a nationally important Mesolithic site, designated as a Scheduled Ancient Monument (NHL ref 1006974), known to be overlain with equally significant Saxon settlement. Lithic finds from the site suggest occupation through the late Mesolithic and into the Neolithic period, as well as some exploitation in the Bronze Age. Such finds do not occur in isolation and there is potential for similar deposits throughout this area. Any associated remains would be considered to be regionally or nationally important, and require preservation in situ, as well as consideration of their setting, which should also be protected.
3.345 However, large parts of this site outside of the scheduled area have been affected by gravel extraction and construction works which will have had a severe impact on archaeological deposits, usually resulting in serious truncation or total removal. Therefore archaeological assessment within a heritage statement should focus on known and demonstrable previous impacts, identifying (and testing) areas where potential is thought to have been removed, and assessing through field evaluation any areas outside the former gravel workings, where archaeological remains of significance may still survive. These works should be carried out prior to any detailed designs, so that appropriate mitigation can be ensured.
Biodiversity
3.346 The habitat of the area is predominantly grassland, with some mature lowland mixed deciduous woodland bordering the A308M and M4 to the west and south.
3.347 Some trees along the east side of Ascot Road are protected through Tree Preservation Orders.
Flooding
3.348 The Cut runs along the northern boundary of the area. Approximately half of the area to the north and west is within floodzone 3a (high risk), with additional land within floodzone 2 (medium risk). The SFRA states that areas of ‘high’ probability of flooding are assessed as having a 1 in 100 or greater chance of river flooding (>1%) in any year, and are referred to as Zone 3 High Probability. Development within these areas may only be considered following application of the Sequential Test and where necessary the Exception Test. More vulnerable development (e.g. housing) should be avoided wherever possible. As such it is deemed inappropriate to propose land for housing on the south west of the site in floodzone 3. Any development on land covered by floodzone 2 would require an application of the Sequential Test. Therefore any development in this area should be focused towards the east.
Other Environmental Considerations
3.349 All sides of the area are likely to be subject to noise pollution, and other associated air quality issues from the strategic highway network, and A-roads. However it is considered that the adverse impact could be mitigated through careful design.
Resources
3.350 This area is not classified as agricultural land. Housing: Edge of Settlement Analysis (Jan 2014) 73 Area Analysis 3
3.351 The area falls within groundwater Source Protection Zone (SPZ) 3. Residential development is considered unlikely to cause adverse impacts on water quality.
Infrastructure
3.352 Thames Water has significant concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network in this area at present is highly unlikely to be able to support the demand anticipated from this development. Significant drainage infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a detailed drainage strategy would be required from the developer to determine the exact impact on the infrastructure and the significance of the infrastructure to support the development. It should be noted that in the highly likely event of an upgrade to assets being required, there could be a period of over 3 years required for the delivery of the infrastructure.
3.353 The local network is small diameter, or may have rising mains, so new and upsized network would be required. The cumulative impact of other areas would be significant. Therefore would need to assess impact on network and Sewage Treatment Works.
3.354 Currently local primary schools are mostly full and there are limited opportunities for further expansion. It is therefore likely that a new primary school would need to be built, particularly if other areas locally were developed. There is space on secondary school sites to expand, although this may be needed for children already in Maidenhead primary schools.
3.355 The Maidenhead area has a shortfall of provision in terms of total amount of open space balanced against the recommended local standard for each typology. The total shortfall of open space provision is primarily due to significant shortfalls in natural and semi-natural greenspace.
3.356 The area has access to existing community facilities in Maidenhead town centre and Holyport.
Highways and Accessibility
3.357 The area has frontage and direct access to the A330 Ascot Road and this road is the site’s connection to the rest of the highway network primarily via the roundabout junction at Bray Wick. This roundabout junction already has five arms; another arm off the roundabout junction to serve the area is considered to be unsuitable since it would likely cause problems with conflicting vehicle movements and drivers misinterpreting signals. There may be scope to provide two points of access (with right turn facilities) to the Ascot Road but this would require careful consideration of junction spacing between any additional access to this site and existing points of access. Subject to agreement from the Department for Transport/ Highways Agency (Dft/HA) there may be another way to provide secondary access to the site and that would be by way of an entry only off the A308(M).
3.358 New priority T-Junction access points to the area from the A330 Ascot Road should be provided, and a speed check should be carried out. If speeds are consistently being exceeded then it may be prudent to introduce appropriate mitigation measures as part of any development. In any event, a series of crossing points at least by way of pedestrian refuges and junction protection traffic islands together with environmental features should be introduced to help address any future issues that may arise with regard to safety and severance. The proposal would add to peak hour congestion which would need to be tested together with any other areas that emerge. This would be in addition to junction operation modelling testing which would be undertaken through a Transport Assessment. Although the area has local highway issues, suitable mitigation measures can be sought to overcome these issues.
3.359 The nearest local centre is approximately 750m away to the south. The nearest health facilities are approximately 750m to the south of the area.
3.360 The area is approximately 150m away from the national cycle network, benefits from bus routes along Ascot Road to the east, and is 1.7km away from Maidenhead train station. The strategic road network is easily accessible to the north.
Sustainability Appraisal
3.361 The area scored -14 when assessed against sustainability appraisal objectives. 74 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Availability
3.362 The entire area has been promoted through the SHLAA (ref: WM BR 0018). The promoted land equates to approximately 25.5ha. Housing: Edge of Settlement Analysis (Jan 2014) 75 Area Analysis 3
Area 5D Maidenhead - Area north of Kimbers Lane
Area Description
3.363 The area lies to the south of Manor Road and Harvest Hill Road, Maidenhead. The area is approximately 8 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.364 The area lies south of Maidenhead, bounded to the north by existing excluded settlement. The area is not in a settlement gap.
3.365 Clear defensible boundaries are formed by the A404M and Kimbers Lane roads, and extensive mature vegetation.
Countryside setting and topography
3.366 The area is characterised by open grassland to the west, and a residential property with substantial grounds to the east.
3.367 The land rises steeply from the south to the north. Notwithstanding this, views into the site are restricted by the mature boundary vegetation. 76 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Agriculture
3.368 There is a small piece of Grade 3 classified agricultural land however the majority of the area is unclassified.
Nature conservation and ancient woodland
3.369 The area itself is not designated for its ecological value.
3.370 The area does not contain any ancient woodland.
Historic environment
3.371 There are no known heritage assets in the immediate area.
Pollution
3.372 The area's proximity to the A404(M) means that traffic noise is present across the site, but is more pronounced towards the south.
Minerals
3.373 There are no mineral workings in the area, though there is a safeguarded minerals area beyond to the south of Kimbers Lane.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts have not been demonstrated through assessment of Stage 2 criteria.
Stage 3 Assessment
Planning History / Background
3.374 There have been householder planning applications in relation to existing properties in the area.
Green Belt and Countryside Character
3.375 The area comprises a mixture of open land and land within a residential curtilage. Whilst contributing to the Green Belt, it is not in a gap to prevent neighbouring towns merging into one another. The surrounding roads provide strong physical boundaries. The extensive mature vegetation provides a high level of screening from outside of the area limiting any visual impacts.
3.376 The area is within the 'Settled Farmed Sands and Clays' landscape character area. This landscape has a diverse yet generally intact rural character. The M4 motorway corridor (west of Junction 8/9), which dissects this landscape to the south of the area, has only a localised impact on character due to the low lying nature of the landform and the presence of woodland copses and hedgerows which intercept views. The landscape character assessment considers the perceived quietness of this landscape and rural character make it sensitive to increases in traffic, noise and lighting, through farm diversification and residential development, for example. The study deems the overall capacity for change as being low.
Settlement and Townscape Character
3.377 The urban form at this location is one which evolves from an urban environment into one of a more spacious, green setting. The area is connected to the existing settlement boundary to the north and west. It is likely that development in this area could be designed to integrate into the wider area.
3.378 The area predominantly abuts the 'Leafy Residential Suburbs' (13N) and 'Industrial and Commercial Estates' (17E) to the north. The former is characterised by low to medium density residential suburbs with characteristic ‘leafy’ streets. The latter area is characterised by low density industrial and commercial Housing: Edge of Settlement Analysis (Jan 2014) 77 Area Analysis 3
development including industrial estates, business parks and offices, where development is within large plots, accessed by roads terminating in dead ends. Although the area does not directly abut the 'Late 20th Century Suburbs (1960s onwards)' townscape character area (10 O), this is adjacent beyond the A404M to the west. This area type is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul-de-sacs/dead ends.
Historic Environment
3.379 There are no known heritage assets in the immediate area.
3.380 The geology and the general pattern of exploitation in the Prehistoric and Roman periods mean that some archaeological potential must be assumed. Given the undeveloped nature of large parts of this area, it is likely that archaeological features from these periods survive below ground, and the potential significance of these means they should be a consideration in the planning of any redevelopment. A full archaeological desk-based assessment would be required prior to any application, and a phase of fieldwork evaluation is likely to be needed before determination, to demonstrate that appropriate mitigation is possible.
Biodiversity
3.381 The habitat of the area is predominantly grassland, with some mature lowland mixed deciduous woodland bordering the A404M to the west.
3.382 Some of the trees in proximity to the site of the former Shoppenhangers Manor are protected through Tree Preservation Orders.
Flooding
3.383 The area is in floodzone 1 (low probability), which according to the SFRA means the area is assessed as having a less than 1 in 1000 chance of flooding (<0.1%) in any year. As the area is greenfield it is likely to experience a significant decrease in permeability if built on, causing surface water runoff to increase. An increase in surface water runoff following any development would need to mitigated, e.g. through SUDs. The topography of the area slopes away from the existing settlement so the flood risk to the settlement is relatively low.
Other Environmental Considerations
3.384 The west of the area is likely to be subject to noise pollution, and other associated air quality issues from the strategic highway network, and A-roads.
Resources
3.385 The majority of the area has no Agricultural Land Classification. A small portion of land to the south along Kimbers Lane is Grade 3, but this land is not currently in use for agriculture. It is not considered that there would be harm in terms of the loss of agricultural land.
3.386 The area is located within zone 3 of a groundwater Source Protection Zone (SPZ). Residential development is considered unlikely to cause an adverse impact on water quality.
Infrastructure
3.387 Thames Water has significant concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network in this area at present is highly unlikely to be able to support the demand anticipated from this development. Significant drainage infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a detailed drainage strategy would be required from the developer to determine the exact impact on the infrastructure and the significance of the infrastructure to support the development. It should be noted that in the highly likely event of an upgrade to assets being required, there could be a period of over 3 years required for the delivery of the infrastructure.
3.388 The local network is small diameter, or may have rising mains, so new and upsized network would be required. The cumulative impact of other areas would be significant. Therefore would need to assess impact on network and Sewage Treatment Works. 78 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
3.389 Currently local primary schools are mostly full and there are limited opportunities for further expansion. It is therefore likely that a new primary school would need to be built, particularly if other areas locally were developed. There is space on secondary school sites to expand, although this may be needed for children already in Maidenhead primary schools.
3.390 The Maidenhead area has a shortfall of provision in terms of total amount of open space balanced against the recommended local standard for each typology. The total shortfall of open space provision is primarily due to significant shortfalls in natural and semi-natural greenspace.
3.391 The area is able to access existing community facilities in the surrounding urban area.
Highways and Accessibility
3.392 Access to the network is derived by way of Shoppenhangers Road (a classified un-numbered road), via Manor Lane and Harvest Hill Road (a classified un-numbered road), via Manor Road and Kimbers Lane. The carriageway is generally 6.0m wide but this narrows to 4.8m east of its junction with Spring Hill towards Manor House. Since Spring Hill is only 3.6m wide with hardly any verge. In connection with any development this could possibly be restricted for use by pedestrians and cyclists and equestrian traffic only. Kimbers Lane is rural in character and would need to be widened and make provision for pedestrians if it is to serve residential development for this area. There is potential to provide access road(s) to serve residential development at various points along Manor Lane but it may be necessary to undertake some localised widening at its eastern end.
3.393 Visibility is sufficient at the existing Kimbers Lane and Manor Lane junctions with Harvest Hill Road. A right turn lane is already envisaged as part of the Shoppenhangers Manor appeal development at the Manor Lane junction with Shoppenhangers Road. The proposal would add to peak hour congestion which would also need to be tested through the strategic model together with any other sites that, in addition to junction operation modelling testing which would be undertaken through a Transport Assessment. Although the area has local highway issues, suitable mitigation measures can be sought to overcome these issues.
3.394 Maidenhead town centre is approximately 1.3km away to the north. The nearest health facilities are approximately 380m to the north of the area.
3.395 The area is approximately 570m away from the national cycle network, benefits from bus routes along Shoppenhangers Road to the north, and is 1.2km away from Maidenhead train station. The strategic road network is easily accessible to the north west.
Sustainability Appraisal
3.396 The area scored -6 when assessed against sustainability appraisal objectives.
Availability
3.397 Almost the entire area has been promoted through the SHLAA (refs: WM MA 5031 and WM MA 5085). The boundaries of the areas promoted do not fully align with the sub-area, but the promoted land does link to cover the area overall. The land promoted equates to approximately 10.17 ha. Housing: Edge of Settlement Analysis (Jan 2014) 79 Area Analysis 3
Area 5E Maidenhead - Area south of Harvest Hill Road and east of Kimbers Lane
Area Description
3.398 The area is located to the south of Harvest Hill Road in Maidenhead. The area is approximately 34.5 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.399 The area lies south of Maidenhead, and in combination with other areas it forms a green entrance to Maidenhead from the strategic road network. The area is not in a settlement gap.
3.400 The area has good defensible boundaries, although it only connects to the existing excluded settlement on the eastern boundary. Whilst a small area to the east could be deemed to create a more logical settlement boundary, this land has extensive tree coverage which would need to be considered carefully.
Countryside setting and topography
3.401 The area is characterised by open grassland for the most part, with minerals workings in the south west.
3.402 The area slopes steeply down to the A308M in the south. 80 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Agriculture
3.403 The west of the area is classified as Grade 3 agricultural land. Whilst the remainder has no agricultural classification.
Nature conservation and ancient woodland
3.404 Whilst there are Berkshire protected species in the area; the area itself is not designated for its ecological value.
3.405 The area does not contain any ancient woodland.
Historic environment
3.406 In the south west the area is in the setting of Braywick House, a Grade II* listed building.
Pollution
3.407 There is a small area with potential contamination in the north of the area from unknown filled ground and sewage, and potential noise pollution to the south where it bounds the A308M. However it is considered that the noise impacts could be mitigated if the site was developed.
Minerals
3.408 There is an area is safeguarded for secondary / recycled minerals aggregates (Kimbers Lane) in the west of the area.
Stage 2: Conclusion
Pass in part
Unacceptable adverse impacts have not been demonstrated through assessment of Stage 2 criteria.
The east of the area does not have an agricultural land classification and is closest to where the area connects to the existing settlement.
Reject in part
Adverse impacts have been demonstrated through assessment of Stage 2 criteria.
The west of the area contains Kimbers Lane safeguarded site for secondary / recycled minerals aggregates. Housing: Edge of Settlement Analysis (Jan 2014) 81 Area Analysis 3
Stage 3 Assessment (land south of Harvest Hill Road)
Planning History / Background
3.409 There have been several planning applications with regards the current minerals workings. There have also been householder applications in relation to the existing residential properties within the area, and applications in relation to Braywick House. The area is approximately 11ha in size.
Green Belt and Countryside Character
3.410 The area forms part of the green entrance into Maidenhead, therefore development in this area would be highly visible and could change the character of the entrance into Maidenhead. Development in this location would affect the openness of the Green Belt, since it would not been seen against existing built form. A further consideration is that where the area abuts the existing settlement, this land has extensive tree coverage, beyond which there are limited defensible boundaries.
3.411 The A308M forms defensible boundaries to the south, and to the north Harvest Hill Road provides a boundary. However there is no existing defensible boundary to prevent future encroachment to the west.
3.412 The area is within the 'Settled Farmed Sands and Clays' landscape character area. This landscape has a diverse yet generally intact rural character. The M4 motorway corridor (west of Junction 8/9), which dissects this landscape, has only a localised impact on character due to the low lying nature of the landform and the presence of woodland copses and hedgerows which intercept views. The landscape character 82 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
assessment considers the perceived quietness of this landscape and rural character make it sensitive to increases in traffic, noise and lighting, through farm diversification and residential development, for example. The study deems the overall capacity for change as being low.
3.413 The area itself is currently used for several rural uses, including both pasture and arable farming.
Settlement and Townscape Character
3.414 The area is connected to the existing settlement via Braywick Road to the east. At this point along the road, there is a mix of commercial office buildings, and some larger residential properties. It is likely that development in this sub-area would be isolated from the wider urban area, being both south of Harvest Hill Road which divides the undeveloped area south of Maidenhead, and by extending a considerable distance east away from the existing urban area. This could make it difficult to integrate any development with the existing community.
3.415 The area predominantly abuts the 'Late 20th Century Suburbs (1960s onwards)' townscape character area (10 O). This area type is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul-de-sacs/dead ends. The area is also linked to the 'Industrial and Commercial Estates' townscape character area (17 O). This area is characterised by low density industrial and commercial development including industrial estates, business parks and offices, where development is within large plots, accessed by roads terminating in dead ends.
Historic Environment
3.416 There are no heritage assets with the area itself.
3.417 The east of the area is close or could be considered in the setting Braywick House, a Grade II* listed building. There is a Scheduled Ancient Monument adjacent the area to the south of the A308M.
3.418 The area is adjacent to the Neolithic and Saxon site at Moor Farm, which is legally designated as being of national importance, meaning there is significant potential for similar significant remains to survive below ground. The Berkshire Historic Environment Record also shows Prehistoric finds scattered in the area. Previous land uses will inevitably have had an impact on survival of archaeological features in some parts of the area, and archaeological assessment (prior to submission of any planning application) should include an impact assessment to demonstrate areas that may be eliminated from further exploration.
Biodiversity
3.419 The area contains some TPOs along Harvest Hill Road and in a wooded area to the east.
3.420 The habitat of the area is primarily improved grassland.
Flooding
3.421 Approximately half the area to the south is within floodzone 2 (medium risk). The SFRA states that areas of ‘medium’ probability of flooding are assessed as having between a 1 in 100 and 1 in 1000 chance of river flooding (1% to 0.1%) in any year. Any development on land covered by floodzone 2 would require an application of the Sequential Test.
3.422 The remainder of the area is in floodzone 1 low probability, which according to the SFRA means the area is assessed as having a less than 1 in 1000 chance of flooding (<0.1%) in any year. As the area is greenfield it is likely to experience a significant decrease in permeability if built on, causing surface water runoff to increase. An increase in surface water runoff following any development would need to mitigated, e.g. through SUDs. Most of the areas topography slopes away from the existing settlement, so the flood risk to the existing settlement is relatively low.
Other Environmental Considerations
3.423 The south and east of the area is likely to be subject to noise pollution, and other associated air quality issues from the strategic highway network, and A-roads. Housing: Edge of Settlement Analysis (Jan 2014) 83 Area Analysis 3
Resources
3.424 A small parcel of land to the west is classified as Grade 3 Agricultural Land with the remainder unclassified. According to national guidance, Grade 3A is classified as Best and Most Versatile Agricultural Land (BMVAL) and Grade 3B is not. It is unknown whether this area is Grade 3A or 3B and therefore a cautious approach must be applied, and the higher classification used. National guidance seeks to avoid development on BMVAL (defined as grades 1, 2 and 3a of the Agricultural Land Classification). Where significant development of agricultural land is necessary, local planning authorities should seek lower grades (3b, 4, 5, and 6).
3.425 The area is located within zone 3 of a groundwater Source Protection Zone (SPZ). Residential development is considered unlikely to cause an adverse impact on water quality.
3.426 There is an area safeguarded for secondary / recycled minerals aggregates (Kimbers Lane) to the west of the area.
Infrastructure
3.427 Thames Water has significant concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network in this area at present is highly unlikely to be able to support the demand anticipated from this development. Significant drainage infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a detailed drainage strategy would be required from the developer to determine the exact impact on the infrastructure and the significance of the infrastructure to support the development. It should be noted that in the highly likely event of an upgrade to assets being required, there could be a period of over 3 years required for the delivery of the infrastructure.
3.428 An impact study would be required. The local network is small diameter, or may have rising mains, so new and upsized network would be required. The cumulative impact of other areas would be significant. The Maidenhead Sewage Treatment Works (STW) is already reaching its flow consent. Therefore would need to assess impact on network and STW.
3.429 Currently local primary schools are mostly full and there are limited opportunities for further expansion. It is therefore likely that a new primary school would need to be built, particularly if other areas locally were developed. There is space on secondary school sites to expand, although this may be needed for children already in Maidenhead primary schools.
3.430 The Maidenhead area has a shortfall of provision in terms of total amount of open space balanced against the recommended local standard for each typology. The total shortfall of open space provision is primarily due to significant shortfalls in natural and semi-natural greenspace.
3.431 The area is able to access existing community facilities in the surrounding urban area.
Highways and Accessibility
3.432 The eastern part of the area has frontage to Harvest Hill Road a classified un-numbered road. Access to the network to the west is derived by way of a priority T-Junction to Shoppenhangers Road. There are a number of existing points serving agricultural land and residential properties at Harvest Hill. The road winds down through a series of bends, past part of the frontage under consideration. Here the land to the south falls away sharply and there is little prospect of providing a safe and satisfactory access for development even via improved agricultural access points. The other potential options would be to access the eastern part of the area through third party land which would prove difficult given the alignment of the road.
3.433 The proposal would add to peak hour congestion which would also need to be tested through the strategic model together with any other areas that emerge in the wider area. This would be in addition to junction operation modelling testing which would be undertaken through a Transport Assessment. The area is considered to have significant highways issues.
3.434 Maidenhead town centre is approximately 1.4km away to the north. The nearest health facilities are approximately 650m to the north of the area.
3.435 The area is approximately 65m away from the national cycle network, benefits from bus routes along Braywick Road to the east, and is 1.4km away from Maidenhead train station. The strategic road network is easily accessible to the south east. 84 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Sustainability Appraisal
3.436 The area scored -13 when assessed against sustainability appraisal objectives.
Availability
3.437 There are two parcels of land that have been promoted through the SHLAA (refs: WM BR 0055 and WM BR 0020).
3.438 The remaining land in the area is not known to be available for development. Housing: Edge of Settlement Analysis (Jan 2014) 85 Area Analysis 3
Area 6A Maidenhead - Braywick, Stafferton Way
Area Description
3.439 The area is situated south of Stafferton Way, Maidenhead. The southern boundary is formed by Braywick Park. The area contains a number of uses including a former parking facility, allotments, an area of undeveloped land, a waste water treatment plant and a household waste and recycling centre. The area is approximately 13.8 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.440 The area lies to the south of Maidenhead town centre. Whilst being within the Green Belt, a large proportion of the area is actively used, containing hard standing, buildings and other structures. The area does not form a gap between settlements or the setting of a historic town.
Countryside setting and topography
3.441 The area is largely flat and in spite of some low-rise buildings and structures is open in character.
Agriculture
3.442 The area has no agricultural land classification. 86 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature conservation and ancient woodland
3.443 There are no sites of ecological value or protected species within the area.
Historic Environment
3.444 There are no historic assets in the area.
Pollution
3.445 Most of the area is in a contamination buffer and a small area is subject to road noise.
Minerals
3.446 There are no mineral workings in the area.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts have not been demonstrated through consideration of Stage 2 criteria.
Stage 3 Assessment
Planning History / Background
02/39167/TEMP Construction of temporary car park with ancillary infrastructure and off site works. Permitted.
11/02476/FULL Change of Use of vacant land to a temporary park and ride to be used in connection with the 2012 Olympic Games together with temporary structures and associated works. Permitted.
Green Belt and Countryside Character
3.447 The area lies to the south of Stafferton Way and is on the edge of Maidenhead town centre. The land is used for a number of activities and is generally of poor visual quality. Development would not significantly impact on the openness of the Green Belt.
3.448 The area is within the Settled Developed Floodplain landscape character area. The condition of the the landscape in this character area is poor due to the spread of 'edge of town' development radiating from the urban conurbations of Windsor and Maidenhead. The landscape condition is declining - derelict.
Settlement and Townscape Character
3.449 Maidenhead has a compact form at this point, however being in proximity to the town centre there are a number of larger format commercial premises in addition to residential properties. It is likely that development in this area would be able to integrate into the wider urban area.
3.450 The area has defensible boundaries with residential uses in the west, the York Stream in the east and a former garage in the north and Braywick Park in the south.
Historic Environment
3.451 There are no known heritage assets in the immediate area.
3.452 Archaeological assessment nearby has shown that this area has some potential for Palaeolithic and Roman archaeology, with little likelihood of features from other periods. The previous uses of the area will undoubtedly have caused some truncation and ground disturbance, thereby reducing the potential further. Therefore it is likely that any remaining potential could be dealt with post-determination, by a condition requiring a programme of archaeological works to be agreed and implemented. Housing: Edge of Settlement Analysis (Jan 2014) 87 Area Analysis 3
Biodiversity
3.453 The area is within 500m of ancient woodland at Maidenhead Golf Course. However the woodland is separated from the area by Braywick Road and development is unlikely to have any impact. The waterway running to the east of the area is a local wildlife site.
Flooding
3.454 The majority of the area lies in flood zone 2 which is a medium probability of flood risk. This zone comprises land assessed as having between a 1 in 100 and 1 in 1,000 annual probability of river flooding. A small part of the area lies within flood zone 3a which is an area of high probability of flood risk and for which housing is not an appropriate use. Any development on land covered by floodzone 2 and 3 would require an application of the Sequential Test. The remainder of the area is in floodzone 1 low probability, which according to the SFRA means the area is assessed as having a less than 1 in 1000 chance of flooding (<0.1%) in any year.
Other Environmental Considerations
3.455 Due to the various waste uses in the area most of the area is within a contamination buffer. There is a possibility that remediation is necessary. The area is also subject to road noise from Braywick Road.
Resources
3.456 The area has no agricultural land classification.
3.457 The area lies within source protection zone 2. As such, residential development is considered unlikely to cause adverse impacts to water quality.
Infrastructure
3.458 Thames Water do not have any concerns regarding waste water infrastructure capacity. However, more detail on the phasing of the various areas proposed is required and the cumulative impact would need to be considered. A drainage strategy would be required from the developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. An Odour Impact Assessment for development close to a sewage works has been undertaken and demonstrates that the area is not detrimentally affected by odour from the Sewage Treatment Works.
3.459 Development of the area would lead to concerns with regard to school places. It is possible that new primary schools to be built in the area will provide sufficient capacity, although a larger, more comprehensive development of the area will need further expansion of the existing primary school capacity. There is space on secondary school sites to expand, although this may be needed for children already in Maidenhead primary schools.
3.460 The Maidenhead area has a shortfall of provision in terms of total amount of open space balanced against the recommended local standard for each typology. The total shortfall of open space provision is primarily due to significant shortfall in natural and semi-natural greenspace.
3.461 There is a waste water treatment plant and a household waste recycling site in the area. The household waste recycling site is a safeguarded site in policy WLP21 of the Berkshire Waste Local Plan.
Highways and Accessibility
3.462 The Council has proposals for the construction of the Stafferton Way Link Road which will connect the A308 Braywick Road with the B3028 Bray Road.
3.463 Access is recommended via an improved industrial access road currently serving the sewage works and recycling centre as opposed to Green Lane which is considered to be too narrow to serve further residential development on the scale as currently envisaged. On-street parking also occurs along the residential area of Green Lane. In addition, a further constraint is the single track bridge which poses numerous conflicting movement problems for pedestrians/cyclists with skip lorries transferring waste at the triangular site opposite the allotments. In connection with any residential development this section of Green Lane should be converted for use by pedestrians/cyclists. 88 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
3.464 The industrial access road junction with Stafferton Way is a mini-roundabout comprising a spot on the road and will need upgrading, certainly in connection with the larger scale development. This is likely to affect third party land. The type of junction improvements will depend upon the numbers involved and further analysis. It may also be necessary for some localised widening works to be undertaken to the industrial access road. Access to the area via a T-Junction off the industrial access road to serve the northern part of the area would require sufficient visibility in each direction.
3.465 A Transport Assessment and Residential Travel Plan would be required in connection with any development of this area.
3.466 The proposal would add to peak hour congestion which would also need to be tested through the strategic model together with any other areas that may come forward. This would be in addition to junction operation modelling testing which would be undertaken through the requisite Transport Assessment. Although the area has local highway issues, suitable mitigation measures can be sought to overcome these issues.
3.467 There are 4 dentists and 3 pharmacies within 800m of the area and the nearest doctors’ surgery is within 900m on Cookham Road. Maidenhead town centre is within walking distance of the area with the range of services and facilities in the town centre, including pubs, restaurants, post office, community facilities, supermarkets, and other shops
Sustainability Appraisal
3.468 The area scored 24 when assessed against sustainability objectives.
Availability
3.469 The area including the hardstanding (former parking facility) and the undeveloped land has been promoted as being available. The allotments and household waste recycling site are Council-owned. The remainder of the area has not been promoted as available at the present time. Housing: Edge of Settlement Analysis (Jan 2014) 89 Area Analysis 3
Area 6B Maidenhead - Area east of A308 Bray Wick
Area Description
3.470 The area contains Braywick Park and lies to the east of the A308. The area is 84.3 ha in size. The broad area continues south towards the M4 and east of the Cut (waterway). The area has a number of open space uses including a cemetery, play area, sports and recreation ground, golf driving range and a park. Other uses include a sports hall, nursery (plants) and a mineral site in the southern tip of the area.
Stage 2 Assessment
Gaps and boundaries
3.471 The area has defensible boundaries in the form of treelines, roads and the Greenway Corridor (The Cut). The area is not in a settlement gap.
Countryside setting and topography
3.472 The area is characterised by a park landscape (sports and park uses) with mature trees and woodland north of the Hibbert Road and open grassland, treebelts and mineral workings in the south. 90 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Agriculture
3.473 Most of the area has no agricultural land classification. A very small area in the south western tip is Grade 1 Agricultural Land.
Nature conservation and ancient woodland
3.474 There are over 10 Berkshire protected species in the area. There is ancient woodland and most of the area lies within a 500m ancient woodland buffer.
3.475 The area contains the Braywick Park local wildlife site which contains important grassland, woodland and wetland habitats. Local wildlife site the Greenway Corridor traverses the area. The Greenway Corridor also runs along the eastern boundary of the area. The Bray Meadows SSSI borders the area on the eastern side.
Historic Environment
3.476 There are no historic assets in the area. Bray Village conservation area is nearby to the east of the area.
Pollution
3.477 There are issues with contamination in the northern part of the area. Some smaller parts of the area near the M4 motorway also lie in noise and air quality buffer zones.
Minerals
3.478 There is a working safeguarded sand and gravel minerals site in the south of the area.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through consideration of the Stage 2 criteria.
The area comprises a number of areas of biodiversity and ecological value. These include Berkshire protected species, ancient woodland and a buffer zone and two local wildlife sites. The area south of Braywick Park contains a minerals safeguarding zone. Housing: Edge of Settlement Analysis (Jan 2014) 91 Area Analysis 3
Area 7A Land west of Holyport - Area between Ascot Road and Holyport Road
Area Description
3.479 The area is located east of Ascot Road and west of Holyport Road and is approximately 17 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.480 Defensible boundaries surround most of the area and take the form of two roads (east and west), a lane and treelines. The area is not in a settlement gap.
Countryside setting and topography
3.481 The area is characterised by open land with pastures and trees and contains a complex of farm buildings to the south and a small number of residential dwellings (at Philberds House). The topography varies slightly and generally slopes northwards.
Agriculture
3.482 Most of the area is agricultural land of which 70% is Grade 3 agricultural land. The remainder has no agricultural land classification. 92 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature conservation and ancient woodland
3.483 There are some trees in the south of the area. There are no sites of ecological value in the area.
Historic environment
3.484 The area abuts the Holyport Conservation Area to the south. Development of the area is likely to have an impact on the Conservation Area.
Pollution
3.485 Due to the roads that border the area, some road noise is evident but this is unlikely to affect development.
Minerals
3.486 There are no mineral workings in the area.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts have not been demonstrated through the assessment of Stage 2 criteria.
The area has good defensible boundaries and connections with the existing settlement of Holyport.
Stage 3 Assessment
Planning History / Background
3.487 There has been a planning permission for the reconstruction of eight 2-bedroom flats on three floors following demolition of existing fire damaged building (04/00803/FULL).
Green Belt and Countryside Character
3.488 The area forms part of the green entrance into Holyport. The area is visible from the Ascot Road and development would impact on the openness of the Green Belt. The area is used for farming and pastures. The area is within the Settled Farmed Sands and Clays landscape character area. This landscape has a diverse yet generally intact rural character. The Holyport Settled Farmed Sands and Clays landscape character area comprises of dispersed settlement within an agricultural setting. Recent residential development has resulted in the coalescence of the historic village of Holyport with Bray Wick, and the linear settlements of Stud Green, Moneyrow Green, Touchen-end and Paley Street now form a continuous low level development along the Ascot Road (A330) and the B3024. Landscape condition overall is considered to be good - declining. The overall capacity for change is low.
Settlement and Townscape Character
3.489 The area is situated directly north and west of the existing excluded settlement of Holyport and new development would connect well with the existing area. The Ascot Road (A330) and the Holyport Road are firm defensible boundaries and the remaining two sides have a combination of tree lines, a lane and existing urban area in the form of residential dwellings.
3.490 The Townscape Character Assessment states that the area borders 'Leafy residential suburbs' (13X) in the east. This area is characterised by spacious suburban style detached two storey houses, on medium to large plots. Urban form is defined by wide streets (curvilinear and straight) with secondary streets culminating in ‘dead ends’, cul-de-sacs or vegetated ‘turning circles’. Gardens are private which provides a strong sense of enclosure and privacy to dwellings. The area also borders ‘Late 20th Century Suburbs in the north (10X). This area type is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul-de-sacs/dead ends. Housing: Edge of Settlement Analysis (Jan 2014) 93 Area Analysis 3
Historic Environment
3.491 The area abuts the Holyport Conservation Area. Development in the southern portion of the site would materially impact the open character of the Holyport Conservation Area and impact on the relationship it holds with the wider countryside. This would likely cause a significant level of harm.
3.492 This area includes the earthworks of a Medieval moat, associated with the former Hyndens manor, which comprise a rare example of the survival of upstanding earthworks in the borough. As such, it should be conserved and its setting protected. Further earthworks and associated below ground remains are likely to survive within the vicinity, and these will also be of some significance. Therefore a programme of assessment, survey and evaluation would be required prior to submission of any planning application for this area, to inform development proposals and identify features requiring in situ preservation. Depending on the results of this investigation, further work is likely to be required to ensure that the impact on archaeology can be mitigated satisfactorily.
Biodiversity
3.493 None of the area itself or land adjoining it is designated for its ecological value. There is a small number of trees in the area.
Flooding
3.494 Some 50% of the area lies in flood zone 2 which is a medium probability of flood risk. This zone comprises land assessed as having between a 1 in 100 and 1 in 1,000 annual probability of river flooding. Any development on land covered by floodzone 2 would require an application of the Sequential Test. The remainder of the area is in floodzone 1 low probability, which according to the SFRA means the area is assessed as having a less than 1 in 1000 chance of flooding (<0.1%) in any year.
Other Environmental Considerations
3.495 A small part of the area is subject to road noise caused by the Ascot Road and M4.
Resources
3.496 Most of the area is Grade 3 agricultural land (70%) and is in use for pastures and farming. The NPPF seeks to avoid development on the best and most versatile agricultural land (defined as grades 1, 2 and 3a of the Agricultural Land Classification). Where significant development of agricultural land is demonstrated to be necessary, local planning authorities should seek to use areas of poorer quality land in preference to that of a higher quality. It is unknown whether this area is Grade 3a or Grade 3b and therefore a cautionary approach is taken and the higher classification used. Development of the land might therefore lead to a loss of agricultural land.
3.497 Most of the area falls within source protection zone (SPZ) 3. As such, residential development is considered unlikely to cause adverse impacts to water quality.
Infrastructure
3.498 Thames Water has significant concerns regarding Waste Water Services in relation to this site. Specifically, the sewerage network in this area at present is highly unlikely to be able to support the demand anticipated from this development. Significant drainage infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a detailed drainage strategy would be required from the developer to determine the exact impact on the infrastructure and the significance of the infrastructure to support the development. It should be noted that in the highly likely event of an upgrade to assets being required, there could be a period of over 3 years required for the delivery of the infrastructure. This would be a fairly large development and the local network is small diameter, or rising mains, therefore new and upsized network would be required. Cumulative impact of other areas would be significant. Would need to assess impact on network and Sewage Treatment Works.
3.499 Currently there is no capacity for further expansion in the local, full, primary school, although some places may be available in the new free school at Hibbert Road. There is space on secondary school sites to expand, although this may be needed for children already in Maidenhead primary schools. 94 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
3.500 The Maidenhead area has a shortfall of provision in terms of total amount of open space balanced against the recommended local standard for each typology. The total shortfall of open space provision is primarily due to significant shortfall in natural and semi-natural greenspace.
Highways & Accessibility
3.501 There is an existing access to the A330 Ascot Road at Philberds Lodge and this is centrally located in terms of the site frontage. Planning permission has been granted for access to the land to the south-west of Holyport Road for agricultural purposes only. If access is to be derived from Ascot Road then a speed check should be carried out. It would be necessary to introduce appropriate mitigation measures as part of any development, if speeds were found to be consistently exceeded.
3.502 Some localised widening of Holyport Road may be necessary. In any event, a series of crossing points at least by way of pedestrian refuges and junction protection traffic islands together with environmental features should be introduced to help address any future issues that may arise with regard to safety and severance. Dependant on final numbers the provision of a right turn lane may need to be investigated. Some very limited form of development may be able to be served from Holyport Street but this should not be to the detriment to the safety and character of the street and Blind Lane. However Holyport Street can be used for pedestrian / cycle access.
3.503 For access to Holyport Road, the priority T-Junction(s) would need to be provided with sufficient visibility splays in each direction. Dependant on final numbers the provision of a right turn lane may need to be investigated.
3.504 A Transport Assessment and Residential Travel Plan would be required in connection with any development of this site. The proposal would add to peak hour congestion which would also need to be tested through the strategic model together with other sites should they emerge. This would be in addition to junction operation modelling testing which would be undertaken through the requisite Transport Assessment.
3.505 To ensure the wider primary highway network is used to distribute the majority of vehicles no vehicular through route should be considered between Ascot Road and Holyport Road. However a pedestrian cycle through route needs to be included. Although the site has local highway issues, suitable mitigation measures can be sought to overcome these issues.
3.506 The area is served by 2 bus services Courtney Coaches (A330) and First Bus Coaches (Money Row Green). The area benefits from good access to local services, including shops, health care and schools. The distance to the nearest doctor is 124 metres and pharmacy is 129 metres, the nearest school is 140 metres distance away and the local centre is 117 metres away. Maidenhead railway station is 3.6 km away.
Sustainability Appraisal
3.507 The area scored -7 when assessed against sustainability objectives.
Availability
3.508 Most of the area is available for development. Housing: Edge of Settlement Analysis (Jan 2014) 95 Area Analysis 3
Area 7B Maidenhead/Holyport - Area south of A308
Area Description
3.509 The area is located south of the A308, east of Holyport. The area contains a former landfill site and part of a farm. The area is 52 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.510 The area has limited defensible boundaries and connects to the existing urban area on the northern and western side of the area. The defensible boundary consists of a track from Stroud Farm Road to Stroud Farm. Development of the area would protrude into the countryside and could affect the openness of the area. The scale of the development would not relate to the existing settlement. The area does not fall within a gap.
Countryside setting and topography
3.511 This relatively flat area is characterised by open fields and hedges/treelines.
Agriculture
3.512 The area contains a farm but the land itself has no agricultural classification. 96 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature conservation and ancient woodland
3.513 There are no sites with ecological value in the area.
Historic environment
3.514 There are two listed buildings in the area. A Grade II listed building (cattle shelter Stroud Farm) and a Grade II* listed building (barn Stroud Farm).
Pollution
3.515 The area consists of a former landfill site and is constrained by contamination buffers and would need to be remediated.
Minerals
3.516 There are no mineral workings in the area.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through consideration of the Stage 2 criteria.
There is a lack of defensible boundaries, two listed buildings and there are contamination / landfill gas issues. Housing: Edge of Settlement Analysis (Jan 2014) 97 Area Analysis 3
Area 7C Maidenhead/Holyport - Area east of Gays Lane and south of Stroud Farm Road
Area Description
3.517 This area is located south of Stroud Farm Road, to the east of Gays Lane, south of Lindores Road and south-west of Stroud Farm. It is used for open space (playing field, allotments) and agricultural land. The area is 5.21 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.518 The area has limited defensible boundaries. The defensible boundaries consists of a track from Stroud Farm Road to Stroud Farm and a tree-line on the south-western side of the area. Development in the area would protrude into the countryside and affect the openness of the Green Belt. The area is not in a settlement gap.
Countryside setting and topography
3.519 This relatively flat area is characterised by open fields/farm land for most part. It also has playing fields and allotments. 98 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Agriculture
3.520 Two thirds of the area is classed as Grade 3 agricultural land.
Nature conservation and ancient woodland
3.521 There are no sites of ecological value or protect species in the area.
Historic Environment
3.522 There is a Grade II* Listed Building in the area (Stroud Farmhouse).
Pollution
3.523 A small area is potentially contaminated due to filled in ground.
Minerals
3.524 There are no mineral workings in the area.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through consideration of the Stage 2 criteria.
There is a lack of defensible boundaries on the southern side and a Grade II* listed building. Housing: Edge of Settlement Analysis (Jan 2014) 99 Area Analysis 3
Area 7D Maidenhead - Area between A308 and Bray Lake
Area Description
3.525 The area is located south of Bray Lake, north of the A308. The area is 9.25 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.526 The area has a defensible boundary in the north as the lake borders the area and the boundary in the east consists of trees. The area is bordered by residential areas west and east, Bray Lake in the north and the Windsor Road in the south. The area is not in a gap.
Countryside setting and topography
3.527 This area consists of relatively flat open farmland with treelines around the edges. There is a cluster of trees in the east of the area.
Agriculture
3.528 Most of the area is Grade 1 agricultural land and development may lead to the loss of Best and Most Versatile Agricultural Land (BMVAL). 100 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature conservation and ancient woodland
3.529 There are no areas of ecological value in the area but the area lies in an ancient wood buffer.
Historic Environment
3.530 There are no historic assets in the area.
Pollution
3.531 The area lies in contamination and road noise buffers including an AQMA. This does not adversely affect development in the area.
Minerals
3.532 There are no mineral workings in the area.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through assessment of the Stage 2 criteria.
Development would result in the loss of Best and Most Versatile Agricultural Land (Grade 1). Housing: Edge of Settlement Analysis (Jan 2014) 101 Area Analysis 3
Area 7E Maidenhead - Area between Monkey Island Lane and Bray Lake
Area Description
3.533 The area is located to the east of Bray Lane and to the west of Bray Marina. A small sliver of land in the south is adjacent to the existing residential area. The area contains an existing safeguarded mineral site and water treatment plant. The area is 10.45 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.534 The area has defensible boundaries. The narrow strip of land lies in the gap between Maidenhead (Bray) and Windsor. This is an open area and development would be an encroachment of the countryside.
Countryside setting and topography
3.535 The northern part of the area is grassland and the remainder is a mineral workings site and a waste water plant. The narrow strip of land in the south consists of trees and grassland. The area is relatively flat.
Agriculture
3.536 The area has no classified agricultural land. 102 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature conservation and ancient woodland
3.537 The area borders the Bray Pennyroyal Field SSSI in the south-east. The local wildlife sites - the Greenway Corridor and the Cut run along the northern edge of the area. Berkshire protected species are evident just outside the area.
Historic Environment
3.538 There are no historic assets in the area.
Pollution
3.539 There is potential contamination from the existing waste water treatment plant, the gravel and sand pit and disturbed ground. The area also lies in road noise buffers from the A308.
Minerals
3.540 The area comprises a safeguarded minerals site, Monkey Island.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through consideration of the Stage 2 criteria.
The area is open and development would be an encroachment of the countryside and there is an existing minerals site that needs to be safeguarded. Housing: Edge of Settlement Analysis (Jan 2014) 103 Area Analysis 3
Area 8A Windsor - Area north of A308, south of Maidenhead Road
Area Description
3.541 The area is located to the west of Windsor, north of the A308 and south of the Maidenhead Road. The area is 5.3 ha in size. There is a residential caravan site to the north and housing to the east and west of the area.
Stage 2 Assessment
Gaps and boundaries
3.542 The area lies on the edge of Windsor, between it and Maidenhead. The area boundaries are formed by roads to the north and south and property boundaries to the east and west. Whilst being located in the gap between Windsor and Maidenhead, the area is located between areas which are previously developed and does not extent beyond these into the open countryside.
Countryside setting and topography
3.543 The land is flat in nature and consists of grassland with trees and is close to the River Thames.
Agricultural Land
3.544 The area is classified as Grade 3 agricultural land. 104 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature conservation and ancient woodland
3.545 There are no nature conservation designations within the area.
Historic Environment
3.546 There are no historical assets in the area.
Pollution
3.547 A small part of the area is within a contamination buffer and the southern part of the area is adjacent to a main road.
Minerals
3.548 There are no mineral workings in the area.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts have not been demonstrated through the assessment of Stage 2 criteria.
The area has few constraints and good defensible boundaries. Although it is in the gap between Windsor and Maidenhead the area is secluded and screened from the gap.
Stage 3 Assessment
Planning History/Background
3.549 No relevant planning applications.
Green Belt and Countryside Character
3.550 The area comprises open land in the Green Belt. Whilst contributing to the purposes and openness of the Green Belt, the area is well screened and sits between areas of previously developed land so limiting any visual impacts of development.
3.551 As set out in the Landscape Character Assessment the landscape character type for this area is Settled Developed Floodplain and the area is an urban edge area part of the river Thames setting. The landscape condition is declining to derelict. The condition of the area has been affected by gravel extraction and 'edge of town' development although there is no gravel extraction in this parcel of land. Housing development could have a potential impact of continued decline of the condition and character of the landscape. The area is shown as having a medium capacity to accept development.
3.552 Whilst the area is open, the mature vegetation and defensible boundaries would make the visual impact of development largely self contained and would guard against future encroachment.
Settlement and Townscape Character
3.553 The area is closely related to adjacent areas of previously developed land. The area is just south of an existing urban area north of Maidenhead Road where a caravan park is located. Existing housing to the east and west of the area can be integrated in the area and developing this area would be filling in a field situated between two already developed residential areas in the Green Belt. Once the area would be developed the new area would form an urban area that would connect with the existing settlement. It would form a logical extension of the excluded settlement of Windsor.
3.554 The townscape character area nearest to this area is 'Late 20th century suburbs (1960s onwards)' (10AI) and is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends. These are housing estates planned to Housing: Edge of Settlement Analysis (Jan 2014) 105 Area Analysis 3
accommodate families with schools, parks and outdoor sports facilities e.g. tennis courts, sports pitches, playing fields. Built form is defined by suburban style semi-detached and detached two storey houses, set in regular plots with short front, and long back, gardens.
Historic Environment
3.555 There are no known heritage assets in the area.
3.556 Archaeological assessment of this area has shown evidence for human habitation since the Mesolithic period, with large amounts of material relating to exploitation of the fertile land close to the river, and good survival of significant sites. The previously undeveloped nature of the area means that archaeological remains are likely to survive in situ. Therefore prior to submission of any planning application for this area, a programme of assessment and evaluation would be required, to inform development proposals. Depending on the results of this investigation, further work may be required to ensure that the impact on archaeology can be mitigated satisfactorily.
Biodiversity
3.557 The habitat is pastures with scattered trees. There are no nature conservation sites or protected species. There are protected species in the neighbouring wooded residential area to the west.
Flooding
3.558 The area is considered to be at low risk of flooding being located within flood zone 1 (less than a 1 in 1,000 change of flooding in any year. A very small part of the area boundary to the east and north is in flood zone 2 (medium risk of flooding). As the area is greenfield it is likely to experience a significant decrease in permeability if built on, causing surface water runoff to increase. An increase in surface water runoff following any development would need to be mitigated, e.g. through SUDs.
Other Environmental Considerations
3.559 There is a contamination buffer in the north western corner of the field (laundry and dry cleaning) and a road noise zone in the south from the A308. Neither of these are considered to be a barrier to development.
Resources
3.560 The area is classified as Grade 3 agricultural land but is not actively used for farming. According to national guidance, Grade 3A is classified as Best and Most Versatile Agricultural Land (BMVAL) and Grade 3B is not. It is unknown whether this area is Grade 3A or 3B and therefore a cautious approach must be applied, and the higher classification used. Development might therefore lead to the loss of BMVAL.
3.561 The land does not fall within a source protection zone.
Infrastructure
3.562 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area at present is considered unlikely to be able to support the demand anticipated from development. Drainage Infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a drainage strategy would be required from the developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure. There are confirmed local issues due to infiltration, inundation and flooding in the area. Further network investigations would be required.
3.563 For the assessment of the impact of development on school places areas 8A, 8B and 8C have been combined. If released for housing this land would generate the need for more first, middle and upper school places. There is capacity for expansion at some of the local first schools, most of which are already full. There is the potential for expansion at the middle schools in the town, although this will be needed for children already in the first schools. There is limited potential for expansion at the upper schools in the town, and this will be needed for children already in the first and middle schools. A new middle and/or upper school may, therefore, be required. 106 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
3.564 According to the Open Space Strategy the Windsor area has a good amount of open space provision when balanced against the recommended local standard for each typology. This equates to a total of 62 hectares of open space above the recommended minimum total level of provision. A significant proportion of this total amount of open space comprises outdoor sports facilities. Children’s play provision, outdoor teenage facilities and allotment provision are also all above the recommended minimum level. In contrast, natural and semi-natural greenspace and amenity greenspace are below the recommended minimum level. Parks and gardens provision is adequate when balanced against the recommended local standard.
Highways and Accessibility
3.565 The area has frontage to the main A308 Windsor Road and also the old Maidenhead Road which is now cul-de-sac unclassified road serving a Garden Centre, The Willows Riverside Park, Windsor Marina and further residential properties.
3.566 The A308 Windsor Road is subject to the national derestricted speed limit. Direct access is not recommended as this would adversely affect the safety and flow of traffic. Access therefore should be derived by way of a new centrally positioned priority T-Junction to be located on the south side of the old Maidenhead Road, which has some street lighting provision and is subject to 30mph speed restriction.
3.567 The section of old Maidenhead Road across the area frontage has a wide verge. The footway on the opposite side serves as a shared pedestrian/cycleway route. Most cyclists were observed using the carriageway (a quiet route) itself. Any new residential development creates a need to provide a continuous footway along the area frontage. The new priority T-junction should be provided with sufficient visibility splays in each direction and these appear to be achievable within the frontage.
3.568 A Transport Assessment (TA) and Residential Travel Plan would be required in connection with any development of this area. The TA is likely to identify operational problems at the A308 roundabout junction during peak times and accordingly appropriate mitigation measures should be sought.
3.569 The proposal, together with that which may emerge through area 8B (north of Dedworth Road / south of the A308) and 8C (south of Dedworth Road) would add to peak hour congestion in the area. In addition to junction operations modelling testing which would be undertaken through the requisite Transport Assessment, this would also need to be tested against the strategic model. Although the area has local highway issues, suitable mitigation measures can be sought to overcome these issues.
3.570 The area is served by First Bus on the Maidenhead Road and Ruddles Way. The cycle network runs on the northern edge of the area. The area has good access to public transport and the cycle network but access to shops, services, schools and facilities is reasonable to poor. The nearest local centre is 1.1 km away and the nearest health service is 1.5 km away. Windsor Town Centre is 5 km away and Windsor & Eton Central train station is 5.1 km away.
Sustainability Appraisal
3.571 The area scored -11 when assessed against sustainability objectives.
Availability
3.572 The whole area is available for development. Housing: Edge of Settlement Analysis (Jan 2014) 107 Area Analysis 3
Area 8B Windsor - Area south of A308, east of Oakley Green Road and north of Dedworth Road
Area Description
3.573 The area is located to the west of Windsor, south of the A308 and extends to south of Dedworth Road. The area size is 23 ha. Existing uses in the area include a garden centre, health facilities and a number of individual dwellings along Dedworth Road.
Stage 2 Assessment
Gaps and boundaries
3.574 The area lies on the edge of Windsor, between it and Maidenhead. The area boundaries are formed by roads consisting of the A308 Windsor Road to the north, the B3383 Oakley Green Road to the west and the B3024 Dedworth Road in the south. Whilst being located in the gap between Windsor and Maidenhead, the area would maintain a reasonable gap between the settlements.
Countryside setting and topography
3.575 The land is flat in nature and consists of grassland / pasture. 108 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Agriculture
3.576 Most of the area is classified as Grade 3 agricultural land. Only a narrow part of the area on the eastern side does not fall within the agricultural land classification.
Nature Conservation and ancient woodland
3.577 There are no nature conservation sites or protected species in the area.
Historic Environment
3.578 The area contains a Grade II* listed building.
Pollution
3.579 There is road noise from the A308 and there are a few contamination buffers in the area.
Minerals
3.580 There are no mineral workings in the area.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts have not been demonstrated through the assessment of Stage 2 criteria.
The area has few constraints and good defensible boundaries. Although it is in the gap between Windsor and Maidenhead the area is secluded and screened from the gap. The area is suitable for further consideration as a broad area.
Stage 3 Assessment
Planning History / Background
08/00290/FULL Change of use of existing barn from retail to consulting rooms for the clinic and associated additional parking. Permitted.
05/02455/FULL Change of use of barn for associated uses to the Cardinal Clinic including seminars and conferences. Permitted.
Green Belt and Countryside Character
3.581 The area comprises open land in the Green Belt. Whilst contributing to the purposes and openness of the Green Belt, the area is well screened and sits between areas of previously developed land so limiting any visual impacts of development.
3.582 The area is within the Settled Farmed Sands and Clays landscape character area. This landscape has a diverse yet generally intact rural character. Key features of the landscape that apply to the area are intermittent open and enclosed character with some long distance views, mixed farmland with areas of permanent pastures. Landscape condition overall is considered to be good - declining. The overall capacity for change is low.
3.583 Whilst large parts of the area are undeveloped, the vegetation and defensible boundaries would make the visual impact of development largely self contained and would guard against future encroachment.
Settlement and Townscape Character
3.584 Windsor has a compact settlement form and the area is connected to the excluded settlement to the west. Housing: Edge of Settlement Analysis (Jan 2014) 109 Area Analysis 3
3.585 The townscape character area immediately east of this area is 'Late 20th century suburbs (1960s onwards)' (10AI and 10AK) and is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends. These are housing estates planned to accommodate families with schools, parks and outdoor sports facilities e.g. tennis courts, sports pitches, playing fields. Built form is defined by suburban style semi-detached and detached two storey houses, set in regular plots with short front, and long back, gardens. A very small area in the south east abuts the Victorian Villages townscape character area.
3.586 The area has good defensible boundaries with the A308 Windsor Road is to the north, the B3383 Oakley Green Road to the west and the B3024 Dedworth Road in the south. The area does form a logical extension of the existing urban area of the excluded settlement of Windsor to the west.
Historic Environment
3.587 There is a Grade II* listed building situated north of Dedworth Road (The Old Farm House).
3.588 Archaeological assessment of this area has shown evidence for human habitation since the Mesolithic period, with large amounts of material relating to exploitation of the fertile land close to the river, and good survival of significant sites. Of particular note are the ridge and furrow earthworks of Medieval or early Post-Medieval date. Previous uses of the area may have disturbed archaeological remains in some areas but in the undeveloped parts archaeological remains are likely to survive in situ. Therefore prior to submission of any planning application for this area, a programme of assessment and evaluation would be required, to inform development proposals. Depending on the results of this investigation, further work may be required to ensure that the impact on archaeology can be mitigated satisfactorily.
Biodiversity
3.589 The habitat is pastures with small woodlands, tree belts and scattered trees.
Flooding
3.590 The majority of the area is considered to be at low risk of flooding being located within flood zone 1 (less than a 1 in 1,000 change of flooding in any year. A small area along the western border lies within flood zone 2 and 3a. Floodzone 3a is an area of high probability of flood risk. Development within these areas may only be considered following application of the Sequential Test and where necessary the Exception Test.
Other Environmental Considerations
3.591 There are three contamination buffers in the area due to potential ground contamination caused by filling in the past (unknown filled ground (Pond, marsh, river, stream,dock etc). None of these are considered to be a barrier to potential development.
Resources
3.592 Most of the area is classified as Grade 3 agricultural land. According to national guidance, Grade 3A is classified as Best and Most Versatile Agricultural Land (BMVAL) and Grade 3B is not. It is unknown whether this area is Grade 3A or 3B and therefore a cautious approach must be applied, and the higher classification used. Development might therefore lead to the loss of BMVAL.
3.593 The area does not fall within a groundwater source protection zone.
Infrastructure
3.594 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area at present is considered unlikely to be able to support the demand anticipated from development. Drainage Infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a drainage strategy would be required from the developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure. There are confirmed local issues due to infiltration, inundation and flooding in the area. Further network investigations would be required. 110 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
3.595 For the assessment of the impact of development on school places areas 8A, 8B and 8C have been combined. If released for housing this land would generate the need for more first, middle and upper school places. There is capacity for expansion at some of the local first schools, most of which are already full. There is the potential for expansion at the middle schools in the town, although this will be needed for children already in the first schools. There is limited potential for expansion at the upper schools in the town, and this will be needed for children already in the first and middle schools. A new middle and/or upper school may, therefore, be required.
3.596 According to the Open Space Strategy the Windsor area has a good amount of open space provision when balanced against the recommended local standard for each typology. This equates to a total of 62 hectares of open space above the recommended minimum total level of provision. A significant proportion of this total amount of open space comprises outdoor sports facilities. Children’s play provision, outdoor teenage facilities and allotment provision are also all above the recommended minimum level. In contrast, natural and semi-natural greenspace and amenity greenspace are below the recommended minimum level. Parks and gardens provision is adequate when balanced against the recommended local standard.
Highways and Accessibility
3.597 The area has frontage to the main A308 Windsor Road (southside), the B3383 Oakley Green Road and also the B3024 Dedworth Road. There are a number of existing access points to both the B3383 and B3024 roads but there is no direct access from the area to the A308 main Windsor to Maidenhead Road.
3.598 The area has frontage to three public highways. The A308 Windsor Road to the north is subject to the national derestricted speed limit. However, direct access to the main A308 road is not recommended as this would adversely affect the safety and flow of traffic and further impact on the operation of existing junctions.
3.599 To the west, the area frontage extends from the B3383 Oakley Green Road junction with the A308 Windsor Road in a southerly direction to the B3024 Dedworth Road junction with the B3383 Oakley Green Road. For access to be derived from the west, the B3383 road will need significant widening works to provide a sufficiently wide carriageway and new shared footway / cycleway on the eastern side. Oakley Green Road is currently subject to a 40mph speed restriction and has no street lighting, nor any provision for pedestrians.
3.600 Depending on the Transport Assessment outcomes it may also be necessary to upgrade the current B3383 Oakley Green Road T- junction with the A308 Windsor Road possibly to a roundabout. In any event the opportunity should be taken in connection with any widening works to improve the gradient at this junction. There may also be scope to improve the existing substandard Dedworth Road junction with Oakley Green Road.
3.601 Access to the south would be derived by Dedworth Road which to the west of the existing garden centre is subject to a 40mph speed restriction and 30mph to the east. Dedworth Road is also a bus route.
3.602 A staggered T-junction (with right turn lane where appropriate) to serve both areas 8B and 8C off Dedworth Road may suffice but area 8B would also need further access off an improved Oakley Green Road. Improved crossing points at least by way of pedestrian refuges and junction protection traffic islands should be introduced to help address and/or minimise any future issues that may arise with regard to safety and severance. Further works to provide continuous footways of adequate width, continuous street lighting together with a review of the current 40mph speed restriction to the west would also be required.
3.603 Any new priority T-junction accesses to the area should be provided with adequate visibility splays in each direction. The need for any right turn provision would be identified through the Transport Assessment. A Transport Assessment (TA) and Residential Travel Plan would be required in connection with any development of this area. The TA is likely to identify the main local impact as being at the A308 roundabout junction with Maidenhead Road and Ruddlesway, the priority T-junction right turn lane at the A308/B3383 Oakley Green Road and at the priority B3024 Dedworth Road/B3383 Oakley Green Road T-junction (currently no right turn lane). Accordingly appropriate mitigation measures should be sought.
3.604 The proposal, together with that which may emerge through area 8A (Windsor north of the A308) and 8C would add to peak hour congestion in the area. In addition to junction operations modelling testing which would be undertaken through the requisite Transport Assessment, this level of development would also need to be tested against the strategic model. Although the area has local highway issues, suitable mitigation measures can be sought to overcome these issues. Housing: Edge of Settlement Analysis (Jan 2014) 111 Area Analysis 3
3.605 The area benefits from good access to local services, including shops, health care and schools. The local centre is 770 metres distance away. The nearest health service 1.1 km. Windsor Town Centre is 4.8 km away and Windsor & Eton Central station is 4.9 km away.
Sustainability Appraisal
3.606 The area scored 3 when assessed against sustainability objectives.
Availability
3.607 Most of the area north of Dedworth Road is available. The total available area is 15.9 hectares. 112 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 8C Windsor - Area south of Dedworth Road and west of Broom Farm Estate
Area Description
3.608 The area is located to the west of Windsor, south of the B3024 Dedworth Road, west of the Broom Farm Estate and east of Tarbay Lane. The area size is 13.8 ha. There are houses and a pub along Dedworth Road and the area contains Fair Acres Farm.
Stage 2 Assessment
Gaps and boundaries
3.609 The area lies on the edge of Windsor, between it and Maidenhead. The area boundaries are formed by Dedworth Road and Tarbay Lane in the north and west and a tree line in the south. The area abuts the existing urban area of the Broom Farm Estate in the east. Whilst being located in the gap between Windsor and Maidenhead, the area would maintain a reasonable gap between the settlements.
Countryside setting and topography
3.610 The land is flat in nature and consists of grassland / pasture and mature trees.
Agriculture
3.611 The area is classified as Grade 3 agricultural land. Housing: Edge of Settlement Analysis (Jan 2014) 113 Area Analysis 3
Nature Conservation and ancient woodland
3.612 There are no nature conservation sites or protected species in the area, but the area does fall within a 500m ancient woodland buffer zone.
Historic Environment
3.613 There are Grade II listed buildings in the area.
Pollution
3.614 There a few contamination buffers in the area.
Minerals
3.615 There are no mineral workings in the area.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts have not been demonstrated through the assessment of Stage 2 criteria.
The area has few constraints and good defensible boundaries. Although it is in the gap between Windsor and Maidenhead the area is secluded and screened from the gap. The area is suitable for further consideration as a broad area.
Stage 3 Assessment
Planning History / Background
3.616 No relevant planning applications.
Green Belt and Countryside Character
3.617 The area comprises open land in the Green Belt. Whilst contributing to the purposes and openness of the Green Belt, the area is well screened and sits between areas of previously developed land so limiting any visual impacts of development.
3.618 The area is within the Settled Farmed Sands and Clays landscape character area. This landscape has a diverse yet generally intact rural character. Key features of the landscape that apply to the area are intermittent open and enclosed character with some long distance views, mixed farmland with areas of permanent pastures. Landscape condition overall is considered to be good - declining. The overall capacity for change is low.
3.619 Whilst large parts of the area are undeveloped, the vegetation and defensible boundaries would make the visual impact of development largely self contained and would guard against future encroachment.
Settlement and Townscape Character
3.620 Windsor has a compact settlement form and the area is connected to the excluded settlement to the west.
3.621 The townscape character area immediately east of this area is 'Late 20th century suburbs (1960s onwards)' (10AI and 10AK) and is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends. These are housing estates planned to accommodate families with schools, parks and outdoor sports facilities e.g. tennis courts, sports pitches, playing fields. Built form is defined by suburban style semi-detached and detached two storey houses, set in regular plots with short front, and long back, gardens. 114 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
3.622 The area has good defensible boundaries. The area boundaries are formed by Dedworth Road and Tarbay Lane in the north and west and a tree line in the south. The area abuts the existing urban area of the Broom Farm Estate in the east. The area does form a logical extension of the existing urban area of the excluded settlement of Windsor to the west.
Historic Environment
3.623 There are three Grade II listed buildings located south of Dedworth Road. They include The Old Malthouse, The White House and a Granary east of the White House.
3.624 Archaeological assessment of this area has shown evidence for human habitation since the Mesolithic period, with large amounts of material relating to exploitation of the fertile land close to the river, and good survival of significant sites. Of particular note are the ridge and furrow earthworks of Medieval or early Post-Medieval date. Previous uses of the area may have disturbed archaeological remains in some areas but in the undeveloped parts archaeological remains are likely to survive in situ. Therefore prior to submission of any planning application for this area, a programme of assessment and evaluation would be required, to inform development proposals. Depending on the results of this investigation, further work may be required to ensure that the impact on archaeology can be mitigated satisfactorily.
Biodiversity
3.625 The habitat is pastures with tree belts and scattered trees. The area falls within an ancient woodland buffer.
Flooding
3.626 The majority of the area is considered to be at low risk of flooding being located within flood zone 1 (less than a 1 in 1,000 change of flooding in any year. A very small part in the north-western tip lies within flood zone 2 and 3a. Floodzone 3a is an area of high probability of flood risk. Development within these areas may only be considered following application of the Sequential Test and where necessary the Exception Test.
Other Environmental Considerations
3.627 There are two contamination buffers in the area due to potential ground contamination caused by filling in the past (unknown filled ground (Pond, marsh, river, stream,dock etc). In the south-east corner there is possible contamination from military uses. None of these are considered to be a barrier to potential development.
Resources
3.628 The area is classified as Grade 3 agricultural land. According to national guidance, Grade 3A is classified as Best and Most Versatile Agricultural Land (BMVAL) and Grade 3B is not. It is unknown whether this area is Grade 3A or 3B and therefore a cautious approach must be applied, and the higher classification used. Development might therefore lead to the loss of BMVAL.
3.629 The area does not fall within a groundwater source protection zone.
Infrastructure
3.630 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area at present is considered unlikely to be able to support the demand anticipated from development. Drainage Infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a drainage strategy would be required from the developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure. There are confirmed local issues due to infiltration, inundation and flooding in the area. Further network investigations would be required.
3.631 For the assessment of the impact of development on school places areas 8A, 8B and 8C have been combined. If released for housing this land would generate the need for more first, middle and upper school places. There is capacity for expansion at some of the local first schools, most of which are already full. There is the potential for expansion at the middle schools in the town, although this will be needed for children already Housing: Edge of Settlement Analysis (Jan 2014) 115 Area Analysis 3
in the first schools. There is limited potential for expansion at the upper schools in the town, and this will be needed for children already in the first and middle schools. A new middle and/or upper school may, therefore, be required.
3.632 According to the Open Space Strategy the Windsor area has a good amount of open space provision when balanced against the recommended local standard for each typology. This equates to a total of 62 hectares of open space above the recommended minimum total level of provision. A significant proportion of this total amount of open space comprises outdoor sports facilities. Children’s play provision, outdoor teenage facilities and allotment provision are also all above the recommended minimum level. In contrast, natural and semi-natural greenspace and amenity greenspace are below the recommended minimum level. Parks and gardens provision is adequate when balanced against the recommended local standard.
Highways and Accessibility
3.633 The area only has frontage to the B3024 Dedworth Road where there are a number of existing accesses.
3.634 Access to the north would be derived by Dedworth Road which to the west of the existing garden centre is subject to a 40mph speed restriction and 30mph to the east. Dedworth Road is also a bus route.
3.635 A staggered T-junction (with right turn lane where appropriate) to serve both areas 8B and 8C off Dedworth Road may suffice. Improved crossing points at least by way of pedestrian refuges and junction protection traffic islands should be introduced to help address and/or minimise any future issues that may arise with regard to safety and severance. Further works to provide continuous footways of adequate width, continuous street lighting together with a review of the current 40mph speed restriction to the west would also be required.
3.636 Any new priority T-junction accesses to the area should be provided with adequate visibility splays in each direction. The need for any right turn provision would be identified through the Transport Assessment. A Transport Assessment (TA) and Residential Travel Plan would be required in connection with any development of this area. The TA is likely to identify the main local impact as being the priority B3024 Dedworth Road/B3383 Oakley Green Road T-junction (currently no right turn lane). Accordingly appropriate mitigation measures should be sought.
3.637 The proposal, together with that which may emerge through area 8A (Windsor north of the A308) and 8B (north of Dedworth Road) would add to peak hour congestion in the area. In addition to junction operations modelling testing which would be undertaken through the requisite TA, this level of development would also need to be tested against the strategic model. Although the area has local highway issues, suitable mitigation measures can be sought to overcome these issues.
3.638 The area benefits from good access to local services, including shops, health care and schools. The local centre is 770 metres distance away. The nearest health service 1.1 km. Windsor Town Centre is 4.8 km away and Windsor & Eton Central station is 4.9 km away.
Sustainability Appraisal
3.639 The area scored 8 when assessed against sustainability objectives.
Availability
3.640 About a quarter of the area, 3.5ha is available in the south east corner. 116 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 9A Windsor - Area at Lower Farm & St Leonard's Farm/west of Wilton Crescent
Area Description
3.641 The area lies to the west of Wilton Crescent on the western side of Windsor containing St Leonard's Farm and Lower Farm. The area is 51.8 hectares in size.
Stage 2 Assessment
Gaps and boundaries
3.642 The area's boundaries are formed by treelines/ treebelts or tracks and the area is partially bordered by residential areas to the north-east. The area is not in a settlement gap.
Countryside setting and topography
3.643 The area consists of grassland/fields with treebelts and has a steep gradient. The topography of the area slopes upwards as you move from the north to the south. Development would visually intrude into the countryside character and openness of the Green Belt.
Agriculture
3.644 The land is classified as Grade 3 agricultural land. Housing: Edge of Settlement Analysis (Jan 2014) 117 Area Analysis 3
Nature conservation and ancient woodland
3.645 The area contains two ancient woodlands and lies within a 500m ancient woodland buffer. A small part of the area in the south-western tip borders the Windsor and Great Park SSSI which is also ancient woodland. The area is also bordered on two sides by further ancient woodland. Tree lines/treebelts in the area provide a green corridor and connect the woodlands within and surrounding the area with each other. The trees are likely to be ancient and part of the character and fabric of the area and there is a historical link to how the area was managed in the past and therefore the trees in the area have a higher ecological value.
Historic Environment
3.646 There is a Grade II listed building in the area.
Pollution
3.647 A small area is potentially contaminated caused by filled ground in the past.
Minerals
3.648 There are no minerals in the area.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through the assessment of the Stage 2 criteria.
It is an open area and development would have an unacceptable impact of the openness of the Green Belt. The area has a steep gradient and development could adversely affect ancient woodland. There is a Grade II listed building. 118 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 9C Windsor - Area north and east of Legoland
Area Description
3.649 The area lies north of Legoland to the west of Winkfield Road and south of Leonard's Hill. The area is 12.4 hectares in size.
Stage 2 Assessment
Gaps and boundaries
3.650 The area has good defensible boundaries and are formed by treelines/treebelts and tracks and beyond the treebelt in the south of the area is a road, the boundary is defined by a road into Legoland. The area is not in a settlement gap.
Countryside setting and topography
3.651 The area comprises a hotel (southern section) and an open field. The field is bordered in the north, east and west by trees and woodland which screen the houses in a park / woodland setting from the field. The area would not be well connected to the existing urban area and an urban extension is likely to be difficult to establish.
3.652 The topography of the area has a rising gradient that slopes upwards as you move from the south east to the north west. Housing: Edge of Settlement Analysis (Jan 2014) 119 Area Analysis 3
Agriculture
3.653 The area has no agricultural land classification and there is no evidence that it has recently been in agricultural use.
Nature conservation and ancient woodland
3.654 The area lies in two 500m ancient woodland buffers with a narrow area of ancient woodland along the northern boundary of the area. The area is bordered by ancient woodland in the west and there is ancient woodland a bit further south of the area. The Windsor Forest and Great Park SSSI borders the area in the south-eastern tip.
Historic Environment
3.655 There are no heritage assets in the area.
Pollution
3.656 There is no pollution in the area.
Minerals
3.657 There are no minerals workings in or surrounding the area.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through the assessment of the Stage 2 criteria.
The area would not be well connected to the existing urban area of the excluded settlement. Ancient woodland would form a barrier between the existing urban settlement and new development. Development could adversely affect ancient woodland. 120 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 10A Datchet - Area south of M4, north of War Memorial
Area Description
3.658 The area lies to the north of Datchet, south of the M4 and is bordered by London Road in the south and Riding Court Road in the west. The area is 5.1 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.659 The land is flat in nature and has good defensible boundaries with the M4 in the north and Riding Court Road in the west which is lined with trees. Whilst development would impact on the openness of the Green Belt, the impacts would be seen against the existing built form of Datchet when viewed from the north. Thus the impact would be limited but would be would be apparent when viewed from London Road.
Countryside setting and topography
3.660 The area comprises agricultural fields and a small number of residential dwellings. The field is arable land without trees. Housing: Edge of Settlement Analysis (Jan 2014) 121 Area Analysis 3
Agriculture
3.661 The land is classified as Grade 1 agricultural land and development would therefore lead to the loss of Best and Most Versatile Agricultural Land.
Nature conservation and ancient woodland
3.662 There is no land of ecological value in the area.
Historic Environment
3.663 There are no historic assets in the area.
Pollution
3.664 Over half of the area falls within the M4 motorway road noise buffer.
Minerals
3.665 There are no mineral workings in the area, but land north of the M4 at Riding Court Farm is a preferred area for minerals extraction.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through the assessment of the Stage 2 criteria.
Development would result in the loss of Best and Most Versatile Agricultural Land (Grade 1). 122 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 10B Datchet - Area north of Churchmead School
Area Description
3.666 The area lies to the north of Datchet, south of the M4 and north of Churchmead School and the Cricket Ground. The area is 21.8 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.667 The land is flat in nature and has good defensible boundaries with the M4 in the north and Riding Court Road in the east and Whites Lane in the west. Whilst development would impact on the openness of the Green Belt, the impacts would be seen against the existing built form of Datchet when viewed from the north. Thus the impact would be limited but would be apparent when viewed from London Road.
Countryside setting and topography
3.668 The area comprises agricultural field without trees and is flat in nature.
Agriculture
3.669 The land is classed as Grade 1 agricultural which is Best and Most Versatile Agricultural Land. Housing: Edge of Settlement Analysis (Jan 2014) 123 Area Analysis 3
Nature conservation and ancient woodland
3.670 There is no land of ecological value in the area.
Historic Environment
3.671 There are no historic assets in the area.
Pollution
3.672 The area lies within the M4 motorway road noise buffer.
Minerals
3.673 There are no mineral workings in the area, but land north of Riding Court Farm is a preferred area for minerals extraction.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through the assessment of the Stage 2 criteria.
Development would result in the loss of Best and Most Versatile Agricultural Land (Grade 1). 124 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 11A Wraysbury - Area south of Old Ferry Drive
Area Description
3.674 The area is located south of Old Ferry Road and is 2.4ha in size.
Stage 2 Assessment
Gaps and boundaries
3.675 The area connects to the existing urban area on two sides. It has defensible boundaries in the form or a road (Old Ferry Drive) and residential dwellings and gardens to the west.
Countryside setting and topography
3.676 The area consists of relatively flat open grassland. There is woodland to the west and north of the area.
Agriculture
3.677 Part of the land, about a quarter, is Grade 3 agricultural land.
Nature conservation and ancient woodland
3.678 There are no areas of ecological value in the area. Woodland abuts the area to the west and north. Housing: Edge of Settlement Analysis (Jan 2014) 125 Area Analysis 3
Historic Environment
3.679 There are no historic assets.
Pollution
3.680 There is no known pollution in the area.
Minerals
3.681 There are no mineral workings in the area.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts of development have not been demonstrated through consideration of the Stage 2 criteria.
Stage 3 Assessment
Planning History/Background
3.682 No relevant planning applications.
Green Belt and Countryside Character
3.683 The area contains open grassland and is surrounded by woodland on two sides and by residential development on the other sides. Whilst contributing to the purposes and openness of the Green Belt, the area is well screened and sites between areas of previously developed land so limiting any visual impacts of development.
3.684 The area is within the 'Farmed Parkland' landscape character area (3a Windsor Riverside). The landscape type encompasses the landscapes of the wider historic parkland areas associated with the Royal Hunting Forest of Windsor and the designed landscapes of the 17th century. The scale of the fields varies from vast expanses of arable fields within flatter areas to gently undulating permanent pastureland. The landscape is sometimes open and sometimes intimate and enclosed. It is influenced by settlement at Old Windsor and Wraysbury. The landscape condition is deemed to be excellent and the landscape capacity to accept development is low.
Settlement and Townscape Character
3.685 Development would form a logical extension to the existing urban settlement with existing residential development to the east and south.
3.686 The area is bordered by the 'Leafy residential suburbs' (13W) townscape character area in the east which is characterised by spacious suburban style detached two storey houses, on medium to large plots. Urban form is defined by wide streets (curvilinear and straight) with secondary streets culminating in ‘dead ends’, cul de sacs or vegetated ‘turning circles’. Gardens are private which provides a strong sense of enclosure and privacy to dwellings. In the south the area is bordered by the 'Inter war suburbs' (8U) which is characterised by a strong pattern of long curved streets (crescents), linear streets (avenues/ roads) and ‘dead ends’ (closes). The block pattern is created by bungalows, on regular plots, with short front gardens and larger rear gardens resulting in a medium density suburb with uniform building line and rhythm along the street. This townscape type is one of quiet, peaceful suburbia, essentially private and ‘closed’ in character due to the predominant land use of suburban residential streets, with each house and plot historically a ‘contained’ or private unit, separated from the streetscape by walled, fenced and planted garden boundaries and parking provided off street.
Historic Environment
3.687 There are no historic assets in the area. 126 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
3.688 The area is within an area of high potential for archaeology, given its location immediately adjacent to an area of cropmarks, identified through aerial photography, and reflecting recti-linear enclosures and ditched linear features of unknown date. The geology of this area is known to support settlement and other exploitation since the Prehistoric period and it is likely that archaeological remains survive well below ground.
3.689 Therefore assessment and evaluation of the area would be required prior to a detailed development proposal being drawn up, in order that any highly significant remains can be preserved in situ (through engineering solutions or relocation of impact) as appropriate, and any impacts on remains of lesser significance mitigated through preservation “by record” (through careful excavation, recording and analysis).
Biodiversity
3.690 The habitat is grassland.
Flooding
3.691 The whole area lies within flood zone 3a which is of high probability of flood risk of between a 1 in 100 chance of river flooding in any year. The SFRA states that areas of ‘high’ probability of flooding are assessed as having a 1 in 100 or greater chance of river flooding (>1%) in any year, and are referred to as Zone 3 High Probability. Development within these areas may only be considered following application of the Sequential Test and where necessary the Exception Test. More vulnerable development (e.g. housing) should be avoided wherever possible.
Other Environmental Considerations
Resources
3.692 Part of the land, about a quarter, is Grade 3 agricultural land. However, the land doesn't seem to be in agricultural use. According to the NPPF, Grade 3A is classified as Best and Most Versatile Agricultural Land (BMVAL) and Grade 3B is not. It is unknown whether this area is Grade 3A or 3B. As the land is not in use as agricultural land it is not considered to be a loss of BMVAL.
3.693 There is no Source Protection Zone in the area.
Infrastructure
3.694 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area at present is considered unlikely to be able to support the demand anticipated from development. New drainage infrastructure would be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a drainage strategy would be required from the developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure.
3.695 It would be difficult to expand school places at primary school level. There should be sufficient existing capacity at secondary school level.
3.696 According to the Open Space Strategy the Southern wards have the second greatest shortfall in open space provision when balanced against the recommended local standard for each typology. The total shortfall is 85 hectares. Whilst the amount of outdoor sports facilities, outdoor teenage facilities and children’s play provision are all above the minimum level, there is a significant shortfall of natural and semi-natural green space, which combined with a shortfall of parks and gardens, amenity green space and allotments results in a shortfall of open space provision in the analysis area.
Highways and Accessibility
3.697 Old Ferry Drive is a private street which currently serves a series of other private streets at Kingswood Creek, King John’s Close and parts of Friary Road and Friary Island. Access to the public highway network is derived by way of a priority T-Junction to theB346 Welley Road which serves as a district distributor road linking Datchet with Staines. Housing: Edge of Settlement Analysis (Jan 2014) 127 Area Analysis 3
3.698 Because Old Ferry Drive is a private street it means that there are significant highway issues relating to the development of this area. The private street would require some localised widening works together with the re-profiling of the junction (with Welley Road) to improve its layout and width and also alleviate problems with flooding.
3.699 Visibility at the Old Ferry Drive junction with Welley Road is restricted in a northerly direction looking left. It would require some third party land to improve visibility and provide a sufficient splay. There is no restriction to visibility looking right (in southerly direction) for drivers’ of vehicle emerging from Old Ferry Drive.
3.700 A Transport Assessment is likely to be required for a development of this size.
3.701 Traffic generated by the proposal is unlikely to add significant peak hour congestion on the wider highway network that would require testing against the strategic model. However, the requisite Transport Assessment will need to take account the potential cumulative impact of areas 11B, 11C & 11E and review the one-way Traffic Signal Shuttle Working at Welley Bridge and also the operation of the B376 Windsor Road/Staines Road junction with Wraysbury High Street. However, in view of the problems associated with the making up of the private streets, the development of this area is not supported from the highways aspect at this stage.
3.702 The local centre is 1 km distance away. The nearest dentist is 370 m, pharmacy is 1.1 km and community facilities are 885 metres distance away. A doctor's surgery is over 1.5 km distance away. There are two railway stations that serve Wraysbury. Sunnymeads is 1.1 km away and Wraysbury station is 1.5 km away.
Sustainability Appraisal
3.703 The area scored -13 when assessed against sustainability objectives.
Availability
3.704 The area has not been promoted for development and is not available. 128 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 11B Wraysbury - Area south of the Drive
Area Description
3.705 The area is located south of The Drive and west of Welley Road. The area is 3.6 ha in size. The area boundary on the western and southern side is defined by the functional floodplain.
Stage 2 Assessment
Gaps and boundaries
3.706 The area is bounded by functional flood plain in the west and drains could form a defensible boundary on that side if it were not in the functional floodplain. There is no defensible boundary in the south and development would encroach on the open countryside. The area is not in a gap.
Countryside setting and topography
3.707 This is an area with pastures and trees. The area is relatively flat.
Agriculture
3.708 About 30% of the area is Grade 3 agricultural land. Housing: Edge of Settlement Analysis (Jan 2014) 129 Area Analysis 3
Nature conservation and ancient woodland
3.709 There are no sites of ecological value or protected species in the area.
Historic Environment
3.710 There are no historic assets in the area.
Pollution
3.711 A very small part of land in the south western corner is potentially contaminated.
Minerals
3.712 There are no mineral workings in the area.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts of development have not been demonstrated through consideration of the Stage 2 criteria.
Stage 3 Assessment
Planning History/Background
3.713 No relevant planning applications.
Green Belt and Countryside Character
3.714 The area contains grassland, trees and residential development. It is and is surrounded by woodland on the western side, residential development on the northern and eastern side and open grassland in the functional floodplain to the south with woodland beyond. Whilst contributing to the purposes and openness of the Green Belt, the area is situated between areas of previously developed land and woodland on 3 sides and short distance views on the south side, so limiting any visual impacts of development.
3.715 The area is within the 'Farmed Parkland' landscape character area (3a Windsor Riverside). The landscape type encompasses the landscapes of the wider historic parkland areas associated with the Royal Hunting Forest of Windsor and the designed landscapes of the 17th century. The scale of the fields varies from vast expanses of arable fields within flatter areas to gently undulating permanent pastureland. The landscape is sometimes open and sometimes intimate and enclosed. It is influenced by settlement at Old Windsor and Wraysbury. The landscape condition is deemed to be excellent and the landscape capacity to accept development is low.
Settlement and Townscape Character
3.716 Development of the whole area would form a logical extension to the existing urban settlement with existing residential development to the east and north.
3.717 The area is bordered by the 'Leafy residential suburbs' (13Q) townscape character area in the east which is characterised by spacious suburban style detached two storey houses, on medium to large plots. Urban form is defined by wide streets (curvilinear and straight) with secondary streets culminating in ‘dead ends’, cul de sacs or vegetated ‘turning circles’. Gardens are private, often with high hedges, which provides a strong sense of enclosure and privacy to dwellings.
Historic Environment
3.718 There are no historic assets in the area. 130 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
3.719 The area is within an area of archaeological potential, being situated on a gravel terrace known to have been favoured for settlement and other activities throughout the Prehistoric period. The Berkshire Historic Environment Record notes several undated features over an extended area nearby, and archaeological deposits are likely to survive well in the previously undeveloped parts of the area. Therefore an archaeological desk-based assessment would be required at an early stage, and field evaluation is likely to be needed prior to determination of any planning application, to ensure that any impacts on important remains can be mitigated, either through preservation in situ or “by record” (through careful excavation, recording and analysis).
Biodiversity
3.720 The habitat is relatively flat grassland and trees. There are no sites of ecological value or protected species in the area.
Flooding
3.721 Apart from a cluster of houses in the middle, the whole area falls within flood zone 3a which is of high probability of flood risk of between a 1 in 100 chance of river flooding in any year. The SFRA states that areas of ‘high’ probability of flooding are assessed as having a 1 in 100 or greater chance of river flooding (>1%) in any year, and are referred to as Zone 3 High Probability. Development within these areas may only be considered following application of the Sequential Test and where necessary the Exception Test. More vulnerable development (e.g. housing) should be avoided wherever possible.
Other Environmental Considerations
3.722 A very small part in the south western corner is potentially contaminated as a result of sand and gravel extraction. This is unlikely to have an adverse impact on development.
Resources
3.723 About 30% of the area is Grade 3 agricultural land. According to the NPPF, Grade 3A is classified as Best and Most Versatile Agricultural Land (BMVAL) and Grade 3B is not. It is unknown whether this area is Grade 3A or 3B.
3.724 There is no Source Protection Zone (SPZ) in the area.
Infrastructure
3.725 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area at present is considered unlikely to be able to support the demand anticipated from development. New drainage infrastructure would be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a drainage strategy would be required from the developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure.
3.726 It would be difficult to expand school places at primary school level. There should be sufficient existing capacity at secondary school level.
3.727 According to the Open Space Strategy the Southern wards have the second greatest shortfall in open space provision when balanced against the recommended local standard for each typology. The total shortfall is 85 hectares. Whilst the amount of outdoor sports facilities, outdoor teenage facilities and children’s play provision are all above the minimum level, there is a significant shortfall of natural and semi-natural green space, which combined with a shortfall of parks and gardens, amenity green space and allotments results in a shortfall of open space provision in the analysis area.
Highways & Accessibility
3.728 The Drive is a private street which links to another private street known as Park Avenue. Access to the public highway network is likely to derived by way of The Drive priority T-Junction to the B346 Welley Road. Welley Road serves as a district distributor road linking Datchet with Staines and also forms part of a bus route. Housing: Edge of Settlement Analysis (Jan 2014) 131 Area Analysis 3
3.729 Both The Drive and Park Avenue are private streets and this means that there are significant highway issues relating to the development of this area. The Drive private street would require some localised widening works together with the re-profiling of the junction (with Welley Road) to improve its geometric layout, width and visibility.
3.730 All the owners of properties’ fronting the private street subject to any widening/improvements works would need to be agreement with those works before the private street can be brought up to adoptable standards. This would be in addition to the acquisition of any third party land that may be affected.
3.731 If the fundamental problems with widening works etc can be overcome then there is scope to provide safe and satisfactory access points to this area by way of two T-Junction’s off The Drive (linked with an internal loop road). None of the existing access points would be suitable to serve the development.
3.732 Visibility at the The Drive junction with Welley Road is restricted in both directions by front boundary hedge/fence(s). This would therefore require some third party land to improve visibility and provide a satisfactiry visibility splay.
3.733 A Transport Assessment is likely to be required for a development of this size.
3.734 Traffic generated by the proposal is unlikely to add significant peak hour congestion on the wider highway network that would require testing against the strategic model. However, the requisite Transport Assessment will need to take account of the potential cumulative impact of areas 11A, 11C & 11E and review the one-way Traffic Signal Shuttle Working at Welley Bridge and also the operation of the B376 Windsor Road/Staines Road junction with Wraysbury High Street. However, in view of the problems associated with the making up of the private streets, the development of this area is not supported from the highways aspect at this stage.
3.735 The local centre is 1.3 km distance away. The nearest dentist is 785 m, pharmacy is 1.2 km and community facilities are 990 metres distance away. A doctor's surgery is over 1.5 km. There are two railway stations in Wraysbury. Sunnymeads station is 1.2 km away and Wraysbury is 2.4 km away.
Sustainability Appraisal
3.736 The area scored -15 when assessed against sustainability objectives.
Availability
3.737 About 40% of the area has been promoted for development. 132 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 11C Wraysbury - Area south of Waylands
Area Description
3.738 The area is located to the east of Wraysbury Primary School and south of Waylands. The area is 2.4 ha in size. The area is bounded by by the Wraybury No 1 Gravel Pit SSSI in the south east which is in the functional floodplain.
Stage 2 Assessment
Gaps and boundaries
3.739 The area does have defensible boundaries in the form of treelines and a road - Waylands - in the north. The area is not in a gap.
Countryside setting and topography
3.740 The area is relatively flat open grassland (and playing fields) with some trees. Trees line the edge of the boundaries. Housing: Edge of Settlement Analysis (Jan 2014) 133 Area Analysis 3
Agriculture
3.741 The area has agricultural land classification.
Nature conservation and ancient woodland
3.742 There are no areas of ecological value or protected species.
Historic Environment
3.743 There are no heritage assets in the area.
Pollution
3.744 There is potential contamination in the south-eastern part of the area.
Minerals
3.745 There are no minerals workings in the area.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts of development have not been demonstrated through consideration of the Stage 2 criteria.
Stage 3 Assessment
Planning History/Background
3.746 No relevant planning applications.
Green Belt and Countryside Character
3.747 The area contains grassland, trees and playing fields associated with the school. It has residential areas to the north and west and functional floodplain to the east (Wraysbury Lake). It does contribute to the purposes and openness of the Green Belt. The area lies between residential areas and a lake and any visual impacts of development are considered to be limited.
3.748 As set out in the Landscape Character Assessment the landscape character type for this area is Settled Developed Floodplain (14c) and the area is a relatively recent wetland landscape with flooded former gravel pits. The overall character is disparate and somewhat 'scruffy'. The landscape condition is declining to derelict. The area has a medium capacity to accept development and smaller scale development could assist in redefining the landscape 'sense of place' and improve degraded areas.
Settlement and Townscape Character
3.749 Development would form a logical extension to the existing urban settlement with existing residential development to the west and north.
3.750 The area is bordered by the 'Leafy residential suburbs' (13Q) townscape character area in the west which is characterised by spacious suburban style detached two storey houses, on medium to large plots. Urban form is defined by wide streets (curvilinear and straight) with secondary streets culminating in ‘dead ends’, cul de sacs or vegetated ‘turning circles’. Gardens are private which provides a strong sense of enclosure and privacy to dwellings. In the south the area is bordered by the 'Late 20th Century Suburbs (1960s onwards)' townscape character area (10 AO & AP). This area type is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul-de-sacs/dead ends. There are suburban style semi-detached and detached two storey houses, set in regular plots with short front, and long back, gardens. Consistency in plot form, density and building scale results in a harmonised streetscape character. Car-orientated developments with generous street widths, and private off-street parking on driveways 134 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
(sometimes with garages) or communal parking bays. A third neighbouring residential area is the 'Historic Village Core' (3C) townscape character area. These form the historic core of villages, usually associated with a village church, green or common. A considerable time depth is apparent with built development having evolved from the medieval period to the present day. A tight urban grain is created by relatively high density development with buildings often drawn close to street frontages. Village greens and former market places provide important nodes with an open character.
Historic Environment
3.751 There are no heritage assets in the area.
3.752 The area encompasses part of the late Prehistoric occupation site of Waylands Nursery, where important archaeological features and finds of late Bronze Age/early Iron Age have been identified through archaeological investigation. Further similar remains are likely to survive across the area, in particular in those areas which are previously undeveloped, and as such this area must be considered to be of high potential for Prehistoric archaeology.
3.753 Therefore assessment and evaluation of the area would be required prior to a detailed development proposal being drawn up, in order that any highly significant remains can be preserved in situ (through engineering solutions or relocation of impact) as appropriate, and any impacts on remains of lesser significance mitigated through preservation “by record” (through careful excavation, recording and analysis).
Biodiversity
3.754 The area borders the Wraysbury No 1 Gravel Pit SSSI in the east. The area itself does not comprise any areas of ecological value.
Flooding
3.755 Two thirds of the area is in flood zone 3a and the area is bordered by functional floodplain in the south eastern part of the area. Flood zone 3a is of high probability of flood risk of between a 1 in 100 chance of river flooding in any year. The SFRA states that areas of ‘high’ probability of flooding are assessed as having a 1 in 100 or greater chance of river flooding (>1%) in any year, and are referred to as Zone 3 High Probability. Development within these areas may only be considered following application of the Sequential Test and where necessary the Exception Test. More vulnerable development (e.g. housing) should be avoided wherever possible.
Other Environmental Considerations
3.756 There is potential contamination in the south-eastern part of the area caused by sand and gravel extraction in the past.
Resources
3.757 There is no agricultural land in the area.
3.758 There is no Source Protection Zone (SPZ) in the area.
Infrastructure
3.759 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area at present is considered unlikely to be able to support the demand anticipated from development. Drainage Infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a drainage strategy would be required from the developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure.
3.760 It would be difficult to expand school places at primary school level. There should be sufficient existing capacity at secondary school level. Housing: Edge of Settlement Analysis (Jan 2014) 135 Area Analysis 3
3.761 According to the Open Space Strategy the Southern wards have the second greatest shortfall in open space provision when balanced against the recommended local standard for each typology. The total shortfall is 85 hectares. Whilst the amount of outdoor sports facilities, outdoor teenage facilities and children’s play provision are all above the minimum level, there is a significant shortfall of natural and semi-natural green space, which combined with a shortfall of parks and gardens, amenity green space and allotments results in a shortfall of open space provision in the analysis area.
Highways & Accessibility
3.762 Waylands is a highway maintainable at public expense which currently serves less than 30 dwellings as well a car park for the local primary school. Access to the main highway network is derived by way of a priority T-Junction to the B346 Welley Road which serves as a district distributor road linking Datchet with Staines. Welley Road also forms part of a bus route.
3.763 The existing car park is well used during school term times and space should not be lost as part of any future residential development. While access to the area is possible via the car parking area, consideration should be given to accessing the area from a new access point off the residential street section of Waylands so as to minimise any potential conflict with the school. An additional footway on the southern side of Waylands would be required.
3.764 There is sufficient visibility at the Waylands junction with Welley Road to accommodate the additional traffic that is likely to be generated by the development. Sufficient visibility splays in each direction would be required for any new access road serving the development. Any development of land adjacent to the school car park should also ensure that sufficient visibility is maintained in perpetuity from the aforementioned car park access.
3.765 A Transport Assessment is likely to be required for a development of this size.
3.766 Traffic generated by the proposal is unlikely to add significant peak hour congestion on the wider highway network that would require testing against the strategic model. However, the requisite Transport Assessment will need to take account of the potential cumulative impact of areas 11A, 11B & 11E and review the one-way Traffic Signal Shuttle Working at Welley Bridge and also the operation of the B376 Windsor Road/Staines Road junction with Wraysbury High Street.
3.767 Before releasing any land for residential development, the Council will need to be satisfied that sufficient land is retained to accommodate both the existing and future needs of the school.
3.768 The local centre is 390 metres distance away. The nearest dentist is 400 metres, pharmacy is 400 metres and community facilities are 260 metres distance away. A doctor's surgery is over 1.5 km. Wraysbury railway station is 1.8 km distance away and Sunnymeads is 1.9 km away.
Sustainability Appraisal
3.769 The area scored -21 when assessed against sustainability objectives.
Availability
3.770 The area has not been promoted for development and is not available. 136 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 11E Wraysbury - Area east of St Andrew's Close
Area Description
3.771 The area is located east of Garson Lane, south of St Andrew's Close and south of Windsor Road. The area is 2.22ha in size. The area contains St Andrew's Church and the church yard. The area borders the functional floodplain in the south.
Stage 2 Assessment
Gaps and boundaries
3.772 The area has no defensible boundaries to the south as the defensible boundary would be outside the broad area in the functional floodplain. Development to the south would be an encroachment on the open countryside.
Countryside setting and topography
3.773 The area consists of relatively flat open grassland with treelines to the east and west and a church yard. The west also has an agricultural field.
Agriculture
3.774 A very small area of the land is Grade 3 agricultural land. Housing: Edge of Settlement Analysis (Jan 2014) 137 Area Analysis 3
Nature conservation and ancient woodland
3.775 There are no sites of ecological value or protected species in the area. There are protected species in the neighbouring areas.
Historic Environment
3.776 St Andrew's church is a Grade II* listed building.
Pollution
3.777 The grave yard is a possible source of contamination.
Minerals
3.778 There are no mineral workings in the area.
Stage 2: Conclusion
Reject in part.
Unacceptable adverse impacts of development have been demonstrated through consideration of the Stage 2 criteria for the south-western part of the area. This area is not suitable to go forward for further consideration due to the lack of defensible boundaries and the Grade II* Listed Building (St Andrew's Church).
Pass in part.
Unacceptable adverse impacts of development have not been demonstrated through the assessment of Stage 2 criteria for the land to the south of and including the Lodge. 138 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Stage 3 Assessment (area south of and including the Lodge only)
Planning History / Background
3.779 No relevant planning applications. The area is approximately 0.6ha in size.
Green Belt and Countryside Character
3.780 The area is bound by residential development to the west, trees to the east and south with trees beyond on the western side and open land beyond on the south-side. The area is flat open grassland with mature trees on the boundary and a house in the northern part bordering Windsor Road. Development would not unduly impact the openness of the Green Belt. There are defensible boundaries in the form of tracks and treelines.
3.781 The area is within the 'Farmed Parkland' landscape character area (3b Old Windsor). The landscape type encompasses the landscapes of the wider historic parkland areas associated with the Royal Hunting Forest of Windsor and the designed landscapes of the 17th century. The Old Windsor landscape character area includes the historic farmlands to the south of Old Windsor and Wraysbury. This landscape is flat to gently undulating and fields are regularly divided. The grazing of sheep and cattle is the predominant landuse, with some linear blocks of mature deciduous woodland. The landscape condition is deemed to be excellent and the landscape capacity to accept development is low.
Settlement and Townscape Character
3.782 The area lies to the east of a residential area situated south of Windsor Road and east of St Andrews Close. It would be possible for a development here to connect with the existing excluded settlement. Housing: Edge of Settlement Analysis (Jan 2014) 139 Area Analysis 3
3.783 The area abuts the 'Historic Village Core' (3C) townscape character area. These form the historic core of villages, usually associated with a village church, green or common. A considerable time depth is apparent with built development having evolved from the medieval period to the present day. A tight urban grain is created by relatively high density development with buildings often drawn close to street frontages. Village greens and former market places provide important nodes with an open character.
Historic Environment
3.784 The area does not have any historic assets.
3.785 The area is within an area of high potential for archaeology of most periods, due to its location adjacent to a multi-period occupation site (Manor Farm) with good evidence for settlement and other exploitation in the Prehistoric, Roman and late Saxon periods. This use is likely to extend across the wider area, which means important archaeological features are likely to survive within the current proposed area.
3.786 Therefore assessment and evaluation of the area would be required prior to a detailed development proposal being drawn up, in order that any highly significant remains can be preserved in situ (through engineering solutions or relocation of impact) as appropriate, and any impacts on remains of lesser significance mitigated through preservation “by record” (through careful excavation, recording and analysis).
Biodiversity
3.787 The habitat consists of relatively flat grassland and trees. There are no nature conservation sites or protected species in the area.
Flooding
3.788 The whole area falls within flood zone 3a. The whole area lies within flood zone 3a which is of high probability of flood risk of between a 1 in 100 chance of river flooding in any year. The SFRA states that areas of ‘high’ probability of flooding are assessed as having a 1 in 100 or greater chance of river flooding (>1%) in any year, and are referred to as Zone 3 High Probability. Development within these areas may only be considered following application of the Sequential Test and where necessary the Exception Test. More vulnerable development (e.g. housing) should be avoided wherever possible.
Other Environmental Considerations
3.789 There is no contamination in the area.
Resources
3.790 The land has no Agricultural Land Classification.
3.791 The area is not located in a groundwater source protection zone (SPZ).
Infrastructure
3.792 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area at present is considered unlikely to be able to support the demand anticipated from development. Drainage infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a drainage strategy would be required from the developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure.
3.793 It would be difficult to expand school places at primary school level. There should be sufficient existing capacity at secondary school level.
3.794 According to the Open Space Strategy the Southern wards have the second greatest shortfall in open space provision when balanced against the recommended local standard for each typology. The total shortfall is 85 hectares. Whilst the amount of outdoor sports facilities, outdoor teenage facilities and children’s play provision are all above the minimum level, there is a significant shortfall of natural and semi-natural green space, which combined with a shortfall of parks and gardens, amenity green space and allotments results in a shortfall of open space provision in the analysis area. 140 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Highways and Accessibility
3.795 Access to the main highway network is derived by way of theB346 Windsor Road which serves as a district distributor road linking Datchet with Staines. Windsor Road also forms part of a bus route.
3.796 The area has direct frontage to theB376 Windsor Road to the north and is bounded by properties in St Andrews Close to the west and land at Meadow Hall Farm and The Grange to the east.
3.797 There is no direct access to Windsor Road but there may be scope to utilise the existing access to the east currently serving The Grange and Meadow Hall Farm. Whilst the existing access could be improved slightly, opportunities to undertake substantial works is limited due to the presence of a mature tree and existing building either side of the access point. A carriageway width of at least 4.8m with 2.0m wide service strip would be required. It may also be necessary to provide a separate access to the area for pedestrians. Some limited residential development could possibly be accommodated from St Andrews Close a residential street with a 5.0m wide carriageway and footways on both sides thereof. However, there does not appear to be any through access to the potential development area.
3.798 Visibility splays are achievable from the existing point to Windsor Road.
3.799 A Transport Statement would normally be required.
3.800 Traffic generated by the proposal is unlikely to add significant peak hour congestion on the wider highway network that would require testing against the strategic model. However, the requisite Transport Statement may have to be upgraded to a Transport Assessment and also take account of the potential cumulative impact of areas 11B, 11C & 11E. This would include the review of the one-way Traffic Signal Shuttle Working at Welley Bridge and also the operation of the B376 Windsor Road/Staines Road junction with Wraysbury High Street. The area has local highway issues but suitable mitigation measures can be sought to overcome these issues.
3.801 The local centre is 180 metres distance away. The nearest dentist is 400 metres, pharmacy is 310 metres and community facilities are 355 metres distance away. A doctor's surgery is over 1.5 km. Wraysbury station is 1.7 km away.
Sustainability Appraisal
3.802 The area scored -18 when assessed against sustainability objectives.
Availability
3.803 The area has not been promoted for development and is currently not available. Housing: Edge of Settlement Analysis (Jan 2014) 141 Area Analysis 3
Area 11F Wraysbury - Area around Tithe Farm
Area Description
3.804 The area lies south of Bowdry Drive and on both sides of Tithe Lane and incorporates Tithe Farm and farm buildings. The area is 2.5 ha in size.
Stage 2 Assessment
Gaps and Boundaries
3.805 Whilst being located on the edge of a settlement it is not within a gap between settlements. The area has defensible boundaries in the form of tracks and treelines.
Countryside and Topography
3.806 The area is characterised by relatively flat grassland and trees. Existing uses in the area are a large detached house with garden and a farm with farm buildings (Tithe Farm).
Agriculture
3.807 The land in the area has no agricultural classification. 142 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature Conservation and Ancient Woodland
3.808 There are no nature conservation sites or protected species in the area.
Historic Environment
3.809 There are no heritage assets in the area.
Pollution
3.810 There is possible land contamination.
Minerals
3.811 There are no minerals workings in the area.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts of development have not been demonstrated through the assessment of the Stage 2 criteria.
Stage 3 Assessment
Planning History / Background
3.812 No relevant planning applications.
Green Belt and Countryside Character
3.813 The area is bounded by lakes to the south and the area itself is closed as there are mature trees and an existing farm and buildings. Development would not unduly impact the openness of the Green Belt. There is a public right of way that crosses the area. There are defensible boundaries in the form of tracks and treelines.
3.814 As set out in the Landscape Character Assessment the landscape character type for this area is Settled Developed Floodplain (14c) and the area is a relatively recent wetland landscape with flooded former gravel pits. The overall character is disparate. The landscape condition is declining to derelict. The area has a medium capacity to accept development and smaller scale development could assist in redefining the landscape 'sense of place' and improve degraded areas.
Settlement and Townscape Character
3.815 The area lies south of a low density urban area (Bowry Drive) in Datchet. It would be possible for a development here to connect with the existing excluded settlement.
3.816 The area abuts two townscape character areas, one is the 'Post War Suburbs (1960s onwards)' townscape character area (10AN). This area is characterised medium density residential suburbs consisting of a distinctive network of curvilinear streets (roads, avenues or drives), with dead end roads (closes) and cul de sacs, and generally of two storey semi-detached dwellings and short terraces are set in regular plots with relatively short front gardens. The other area is the 'Victorian Villages' (5F) townscape character. The urban form is defined by a hierarchy of principal village streets and secondary side streets, with narrow building plots. Rows of terraces and semi-detached properties, typically 2-2.5 storeys, contribute to a townscape of human scale.
Historic Environment
3.817 There are no heritage assets in the area although Tithe Farm Cottage (just outside the broad area) is a Grade II Listed Building. Housing: Edge of Settlement Analysis (Jan 2014) 143 Area Analysis 3
3.818 The area is within an area of high archaeological potential, being situated on gravels known to support Prehistoric settlement and other activities. There is also a background of Medieval exploitation, as demonstrated by the presence of a 15th century hall house a short distance to the north-east. The immediate proposed area is small in scale and has obviously seen some ground disturbance through previous uses, meaning that archaeological mitigation of any development proposal, if needed, could potentially be secured by a condition requiring a scheme of archaeological works. However larger-scale development of the wider study area is proposed then a programme of assessment and evaluation should be carried out, to inform a planning application and demonstrate that any impacts can be mitigated.
Biodiversity
3.819 The habitat consists of grassland and trees. There are no nature conservation sites or protected species in the area itself, however the area borders an SSSI to the south.
Flooding
3.820 The whole area lies in flood zone 2 and a small part lies in flood zone 3a. Flood zone 2 is an area of medium probability of flooding (of between a 1 in 100 and 1 in 1000 chance of river flooding (1% to 0.1%) in any year). Flood zone 3a is an area of high probability of flooding for which housing is not appropriate. The area is surrounded by functional flood plain (flood zone 3b) but is a dry island with sufficient offer of emergency services.
Other Environmental Considerations
3.821 The area lies in a contamination buffer. There is possible contamination from former quarrying activities.
Resources
3.822 The land has no Agricultural Land Classification.
3.823 The area is not located in a groundwater source protection zone (SPZ).
Infrastructure
3.824 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area at present is considered unlikely to be able to support the demand anticipated from development. Drainage Infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a drainage strategy would be required from the developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure.
3.825 There is currently no capacity in Wraysbury for any more school places.
3.826 According to the Open Space Strategy the Southern wards have the second greatest shortfall in open space provision when balanced against the recommended local standard for each typology. The total shortfall is 85 hectares. Whilst the amount of outdoor sports facilities, outdoor teenage facilities and children’s play provision are all above the minimum level, there is a significant shortfall of natural and semi-natural green space, which combined with a shortfall of parks and gardens, amenity green space and allotments results in a shortfall of open space provision in the analysis area.
Highways & Accessibility
3.827 The area is located off a metalled private road known as Tithe Lane over which there exists a public right of way on foot. Access to the nearest public highway known as Station Road, Wraysbury is by way of a bifurcated junction with a mature tree located in the centre of the junction. The area is in close proximity to the Wraysbury Rail Station and Station Road itself is on a bus route.
3.828 There is only one point of access and that is via the existing access road, suitably improved. No direct access is available to Bowry Drive. Station Road in the vicinity of the area is subject to a 30mph speed restriction and is lit. The bifurcated junction is unlikely to pose any significant problem in deriving access but the access road itself will need improvement to bring it up to a standard acceptable for residential development. This may well involve third party land. Visibility would be as existing. A Transport Statement is unlikely to be required for 144 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
a development of this size. A development of this size is unlikely to add significantly to peak hour congestion on the wider highway network and therefore does not need to be tested against the strategic model. Although the area has local highway issues, suitable mitigation measures can be sought to overcome these issues.
3.829 The area benefits from good access to local services, including shops and schools. The nearest facilities are within 600 metres distance. A doctor's surgery is over 1.5 km. Wraysbury Station is 480 metres away.
Sustainability Appraisal
3.830 The area scored 3 when assessed against sustainability objectives.
Availability
3.831 The area has not been promoted for development and is currently not available. Housing: Edge of Settlement Analysis (Jan 2014) 145 Area Analysis 3
Area 12A Old Windsor - Area north of Church Road
Area Description
3.832 The area is located to the north of Old Windsor, accessed off Church Road. The area is approximately 3ha in size.
Stage 2 Assessment
Gaps and boundaries
3.833 The area lies north of Old Windsor. The area is not in a settlement gap.
3.834 The area has some defensible boundaries provided by the existing urban area to the west and the edge of the allotments to the north, however if the whole area were to be developed it may not create a logical settlement pattern, extending further north than the existing settlement.
Countryside setting and topography
3.835 The area is characterised by a strip of open land to the east, allotments to the north and west, and is bounded to the north by Crown Estate ownership.
3.836 The topography of the land is relatively flat. 146 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Agriculture
3.837 The land is classified as Grade 3 agricultural land, though it is unknown whether it is Best and Most Versatile Agricultural Land.
Nature conservation and ancient woodland
3.838 The area itself is not designated for its ecological value.
3.839 The area does not contain any ancient woodland.
Historic environment
3.840 Whilst the area itself has no known heritage assets, the north and east is in the wider setting of the 'Early medieval and medieval palace and associated monuments, Kingsbury scheduled ancient monument.
Pollution
3.841 The very west of the area is near the A308, and therefore traffic noise is present across this part of the area.
Minerals
3.842 There are no mineral workings in the area.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts of development have not been demonstrated through assessment of Stage 2 criteria.
Stage 3 Assessment
Planning History / Background
3.843 No relevant planning applications.
Green Belt and Countryside Character
3.844 Development would be viewed against the existing housing of Old Windsor. The south of the area is able to relate to the main existing excluded settlement, particularly that to the west of Pollard Close which would not result in intrusion into the countryside beyond the existing urban area boundary. The area would protrude into the countryside beyond this point affecting the openness of the countryside. It is therefore considered that the area does not have strong enough boundaries which could act to avoid the future encroachment of development to the east or to the north at the edge of the allotments.
3.845 The area is within the 'Farmed Parkland' landscape character area. The landscape character assessment considers the wider landscape to be a designed historic landscape, much of which is included within the Register of Historic Parks and Gardens, with both arable and pastoral land uses, and a unified feel. It is a rich working agricultural landscape which would traditionally have had a central role in supporting the Castle population's needs. Its farmed character is important to the perceived (if not actual) link between the Castle and its hinterland. The landscape condition is deemed to be excellent, and entirely unsuitable as a location for any form of development, even that which is very minor.
3.846 The area itself is currently used for allotments for the most part, with some open grassland to the very east and west of the area. Housing: Edge of Settlement Analysis (Jan 2014) 147 Area Analysis 3
Settlement and Townscape Character
3.847 The area is connected to the existing settlement on the southern and western boundary, protruding beyond the existing settlement into the countryside to the north. It is likely that development in this area would be able to integrate with the wider urban area, particularly to the south where it adjoins the existing settlement and there are existing links through due to the allotments. The surrounding land uses are residential properties to the south, open farmland to the north and community facilities to the west.
3.848 The area abuts three different townscape character areas. The first is the 'Post War Suburbs (1960s onwards)' townscape character area (10 O). This area is characterised medium density residential suburbs consisting of a distinctive network of curvilinear streets (roads, avenues or drives), with dead end roads (closes) and cul de sacs, and generally of two storey semi-detached dwellings and short terraces are set in regular plots with relatively short front gardens. The area is also linked to the 'Post War Suburbs (to 1960)' townscape character area (9F and 9G). This area is characterised medium density residential suburbs consisting of a distinctive network of curvilinear streets (roads, avenues or drives), with dead end roads (closes) and cul de sacs, and generally of two storey semi-detached dwellings and short terraces are set in regular plots with relatively short front gardens. The west of the area is linked to 'Victorian Villages' townscape character area (5B). In this character area streets tend to have larger properties with commercial/ retail function while the residential side streets are usually more unified with regular terraces of 2 storey brick built cottages. Finally the area abuts the 'Inter War Suburbs' townscape character area (8 I). This area is characterised by medium density residential suburbs consisting of a distinctive network of curvilinear streets (crescents), linear streets (avenues) and ‘dead ends’ (closes).
Historic Environment
3.849 There are no known heritage assets within the area itself, although there is a Scheduled Ancient Monument immediately to the east.
3.850 The area is immediately adjacent to the Scheduled Ancient Monument of Kingsbury, designated as being of national importance. The area comprises an extensive early Medieval settlement as well as the Medieval royal palace and known features from other periods, and it is likely that below ground remains of similar significance survive in the vicinity. In addition the area’s location on a gravel terrace known to have been favoured for settlement and other activities throughout the Prehistoric period means that it must be considered to be of high archaeological potential. Therefore prior to submission of any planning application for this area, a programme of assessment and evaluation would be required, to inform development proposals. Depending on the results of this investigation, further work may be required to ensure that the impact on archaeology can be mitigated satisfactorily, including by preservation in situ of very significant remains if identified.
Biodiversity
3.851 None of the area itself is designated for its ecological value.
3.852 The habitat of the area is comprises allotments, with areas to the east and west improved grassland.
Flooding
3.853 Much of the area is within floodzone 3a (high risk), with the remainder within floodzone 2 (medium risk). The SFRA states that areas of ‘high’ probability of flooding are assessed as having a 1 in 100 or greater chance of river flooding (>1%) in any year, and are referred to as Zone 3 High Probability. Development within these areas may only be considered following application of the Sequential Test and where necessary the Exception Test. More vulnerable development (e.g. housing) should be avoided wherever possible. Any development on land covered by floodzone 2 would require an application of the Sequential Test.
Other Environmental Considerations
3.854 The west of the area is likely to be subject to noise pollution from the A308, and the far east is classified as an area at risk from contamination. 148 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Resources
3.855 The area is classified as Grade 3 agricultural land. According to national guidance, Grade 3A is classified as Best and Most Versatile Agricultural Land (BMVAL) and Grade 3B is not. It is unknown whether this area is Grade 3A or 3B and therefore a cautious approach must be applied, and the higher classification used. Given the existing use as allotments, development might therefore lead to the loss of BMVAL.
3.856 The area is located in proximity to a groundwater Source Protection Zone (SPZ). Residential development is considered unlikely to cause an adverse impact on water quality.
Infrastructure
3.857 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area at present is considered unlikely to be able to support the demand anticipated from development. Drainage Infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a drainage strategy would be required from the developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure.
3.858 The local first school is currently full and could not easily be expanded. There is some potential for expansion at the local middle school although this will be needed for children already in the first schools. There is limited potential for expansion of upper schools serving the area, and this will be needed for children already in the first and middle schools. A new middle and/ or upper school may therefore be required.
3.859 The Southern Wards analysis area has the second greatest shortfall of provision in terms of total amount of open space balanced against the recommended local standard for each typology. Whilst the amount of outdoor sports facilities, outdoor teenage facilities and children’s play provision are all above the minimum level, there is a significant shortfall of natural and semi-natural greenspace. The area itself provides open space in the form of allotments.
3.860 The area is adjacent to local community facilities to the west in the form of a village hall and a library.
Highways and Accessibility
3.861 On the local network, Church Road joins the A308 Straight Road just south of the busy one-way gyratory junction where the A308 Albert Road and Straight Road meet with the B3021 Datchet Road. There are two potential points of access to serve the area from Church Road and that is via an improved existing access point over a green area of land or (with appropriate consents) via the privately maintained road known as Pollard Close whose car parking area backs onto the allotments. Each of these potential options would require some improvement work in the form of widening, junction modifications and additional parking for existing displaced car parking.
3.862 The fundamental problem with access to the area is with safely exiting the Church Road junction with the A308 Straight Road. The junction is effectively a crossroads formed with St Luke’s Road and while there is some protection for right turning traffic, the road is very busy throughout day and not just peak times. There may be scope for this junction to be signalised as part of any larger scale residential development in Old Windsor e.g in combination with other areas, but that may affect capacity and create additional delays. The area is considered to have significant highways issues.
3.863 The area benefits from good connectivity with the existing excluded settlement. The area is well connected for recreation facilities (approximately 300m), nearby local shops (approximately 155m away) and services available in Old Windsor itself and to the west in Windsor town centre.
3.864 The area has bus routes (approximately 85m away), is approximately 400m from the national cycle route, is close to the strategic highway network (in particular the M25), though it does not have a train station (the nearest is Datchet) leading to a potential reliance on the car.
Sustainability Appraisal
3.865 The area scored -26 when assessed against sustainability appraisal objectives. Housing: Edge of Settlement Analysis (Jan 2014) 149 Area Analysis 3
Availability
3.866 No land in the area has been promoted for development, and therefore land is not known to be available or deliverable. 150 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 12B Old Windsor - Area west of Old Windsor and north of Crimp Hill
Area Description
3.867 The area is located to the west of Old Windsor, between Millers Lane to the north and Crimp Hill to the south. The area is approximately 2.6 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.868 The area is not in a settlement gap.
3.869 The land has a defensible boundary to both the north and south, but a limited defensible boundary to the west, with demarcations provided by some mature vegetation. The land to the north of the area is bounded by Millers Lane.
Countryside setting and topography
3.870 The area is characterised by open agricultural land, leading to Windsor Great Park.
3.871 The land slopes gently away from the existing settlement in the east, therefore views from the existing urban area may be restricted by any new development. Housing: Edge of Settlement Analysis (Jan 2014) 151 Area Analysis 3
Agriculture
3.872 The land is classified as Grade 3 agricultural land.
Nature conservation and ancient woodland
3.873 The area itself is not designated for its ecological value.
3.874 The area does not contain any ancient woodland.
Historic environment
3.875 There is the 'Moated site at Tileplace' scheduled ancient monument approximately 200m to the north west of the area, and therefore it is possible that this area is within its setting.
Pollution
3.876 There are no known pollution issues in the area.
Minerals
3.877 There are no mineral workings in the area.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts of development have not been demonstrated through the assessment of Stage 2 criteria.
Stage 3 Assessment
Planning History / Background
3.878 No relevant planning applications.
Green Belt and Countryside Character
3.879 Development from someones perspective from within the countryside would therefore be viewed against the existing housing on the eastern boundary of Old Windsor. To the east the area follows the varied existing urban area boundary. The area would protrude into the countryside beyond the existing settlement to the west, affecting the openness of the countryside. The area therefore does not have clear boundaries which could act to avoid the future encroachment of development.
3.880 Millers Lane to the north, and Crimp Hill to the south form defensible boundaries. However the western boundary is less defensible, comprising large fields with scattered vegetation. A strong defensible boundary to the west would require a larger area to be considered, which would not be in keeping with the size of the existing village and would potentially impact on the wider setting of Windsor Great Park.
3.881 The area is within the 'Farmed Parkland' landscape character area. The landscape character assessment considers the wider landscape to be a designed historic landscape, much of which is included within the Register of Historic Parks and Gardens, with both arable and pastoral land uses, and a unified feel. It is a rich working agricultural landscape which would traditionally have had a central role in supporting the Castle population's needs. Its farmed character is important to the perceived (if not actual) link between the Castle and its hinterland. The landscape condition is deemed to be excellent, and entirely unsuitable as a location for any form of development, even that which is very minor.
3.882 The area itself is currently open grassland. 152 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Settlement and Townscape Character
3.883 The area is connected to the existing settlement on the eastern boundary, protruding beyond the existing settlement into the countryside. It is likely that development in this area would be able to integrate with the wider urban area. The surrounding land uses are residential properties to the east, and open land to the west.
3.884 The area predominantly abuts the 'Post War Suburbs (1960s onwards)' townscape character area (10L). This area is characterised medium density residential suburbs consisting of a distinctive network of curvilinear streets (roads, avenues or drives), with dead end roads (closes) and cul de sacs, and generally of two storey semi-detached dwellings and short terraces are set in regular plots with relatively short front gardens.
Historic Environment
3.885 There are no heritage assets within the area, although there is a Scheduled Ancient Monument to the north west.
3.886 Other than excavations relating to the Scheduled Kingsbury Saxon Royal Palace site to the east, there has been little archaeological excavations in this area, although it must be said to be of high potential for surviving remains, due to its location on a gravel terrace known to have been favoured throughout the Prehistoric period. The Berkshire Historic Environment Record notes a number of Medieval and early Post-Medieval earthworks in the area, relating to moated sites and other settlement features, as well Iron Age and Bronze Age artefacts found in the vicinity. Therefore prior to submission of any planning application for this area, a programme of assessment and evaluation would be required, to inform development proposals. Depending on the results of this investigation, further work may be required to ensure that the impact on archaeology can be mitigated satisfactorily.
Biodiversity
3.887 None of the area itself is designated for its ecological value, though approximately 550m to the west of the area is the Windsor Great Park designations of Site of Special Scientific Interest (SSSI) and Special Area of Conservation (SAC).
3.888 The habitat of the area is primarily considered to be cultivated and disturbed agricultural land, with some improved grassland to the south.
Flooding
3.889 The area is in floodzone 1 low probability, which according to the SFRA means the area is assessed as having a less than 1 in 1000 chance of flooding (<0.1%) in any year. As the area is greenfield it is likely to experience a significant decrease in permeability if built on, causing surface water runoff to increase. An increase in surface water runoff following any development would need to mitigated, e.g. through SUDs. The topography of the area slopes gently towards the existing settlement, so the flood risk to the settlement is relatively low.
Other Environmental Considerations
3.890 There are no known pollution issues within the area.
Resources
3.891 Most of the area (bar a small area to the east) is classified as Grade 3 agricultural land. According to national guidance, Grade 3A is classified as Best and Most Versatile Agricultural Land (BMVAL) and Grade 3B is not. It is unknown whether this area is Grade 3A or 3B and therefore a cautious approach must be applied, and the higher classification used. Development might therefore lead to the loss of BMVAL.
3.892 The area is located in proximity to a groundwater Source Protection Zone (SPZ). Residential development is considered unlikely to cause an adverse impact on water quality.
Infrastructure
3.893 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area at present is considered unlikely to be able to support the demand anticipated from development. Drainage Infrastructure is likely to be required to ensure sufficient capacity is Housing: Edge of Settlement Analysis (Jan 2014) 153 Area Analysis 3
brought forward ahead of the development. In the first instance a drainage strategy would be required from the developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure.
3.894 The local first school is currently full and could not easily be expanded. There is some potential for expansion at the local middle school although this will be needed for children already in the first schools. There is limited potential for expansion of upper schools serving the area, and this will be needed for children already in the first and middle schools. A new middle and/ or upper school may therefore be required.
3.895 The Southern Wards analysis area has the second greatest shortfall of provision in terms of total amount of open space balanced against the recommended local standard for each typology. Whilst the amount of outdoor sports facilities, outdoor teenage facilities and children’s play provision are all above the minimum level, there is a significant shortfall of natural and semi-natural greenspace.
3.896 There are several existing community facilities in Old Windsor that the area could access.
Highways and Accessibility
3.897 The area is in a difficult position from the highways aspect, being partially landlocked and/or having frontage to or requiring access to or via busy roads or simply the local network itself is substandard. Access for even some limited development to St Lukes Road from St Andrew’s Close and Hartley Copse would require demolishing existing dwellings (this also applies to Crofters off Crimp Hill). Miller’s Lane is effectively a footpath and is substandard in width and layout to serve residential development. St Luke’s Road itself has limitations effectively reduced along some sections to single lane because of on-street parking.
3.898 There is concern from the highways safety aspect that traffic generated from the development would have an adverse impact at the current B3021 junction with the A308 Straight Road to the east. The junction is effectively a crossroads formed with Church Road and while there is some protection for right turning traffic, the road is very busy throughout day and not just peak times. There may be scope for this junction to be signalised as part of any further residential development in Old Windsor but that may affect capacity and create additional delays. The area is considered to have significant highways issues.
3.899 Old Windsor local centre is approximately 200m away to the north east. The nearest health facilities are approximately 300m to the south east of the area.
3.900 The area is approximately 470m away from the national cycle network and benefits from bus routes along St Lukes Road to the east, although the area does not have a train station (the nearest is Datchet). The strategic road network is within a reasonable distance to the south.
Sustainability Appraisal
3.901 The area scored -17 when assessed against sustainability appraisal objectives.
Availability
3.902 There is no land in the area that is known to be available for development. 154 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 12C Old Windsor - Area west of Burfield Road
Site Description
3.903 The area is located on the western side of Burfield Road in Old Windsor. The site area is approximately 25.33 ha.
Stage 2 Assessment
Gaps and boundaries
3.904 The area lies south west of Old Windsor and is not in a settlement gap.
3.905 The area contains some defensible boundaries provided by mature hedges, though these would not always create more logical settlement boundaries.
Countryside setting and topography
3.906 The area is characterised by open agricultural land, with a rising slope westwards towards Crown Estate ownership in the west. There are some existing dwellings included in the broad area adjacent the existing excluded settlement. The land is within the wider setting of Windsor Great Park.
3.907 The topography of the area slopes westwards away from the existing excluded settlement towards Crimp Hill and Windsor Great Park. Housing: Edge of Settlement Analysis (Jan 2014) 155 Area Analysis 3
Agriculture
3.908 Some of the land (approximately 25%) is Grade 3 agricultural land. It is not known whether this is classified as Best and Most Versatile and therefore a cautious approach must be applied.
Nature conservation and ancient woodland
3.909 The area itself is not designated for its ecological value.
3.910 The south of the area contains ancient woodland which connects to Windsor Great Park to the west, so consequently much of the sub-area is within a 500m buffer of ancient woodland.
Historic environment
3.911 The south of the area contains some listed buildings, and is also in the wider setting of the listed Beaumont Estate.
Pollution
3.912 There is the potential for noise pollution to the east of the area, and some contamination buffers along Burfield Road.
Minerals
3.913 There are no mineral workings in the area.
Stage 2: Conclusion
Reject area
Unacceptable adverse impacts of development have been demonstrated through assessment of the Stage 2 criteria.
Development would harm the wider setting of and extensive ancient woodland links to Windsor Great Park, listed buildings to the south and the wider setting of the listed Beaumont Estate. 156 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 13A Ascot - Area east of Winkfield Road
Area Description
3.914 The area lies east of Winkfield Road and south of Hodge Lane and the area is 10.9 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.915 The area has defensible boundaries in the form of Winkfield Road and tree lines. The area is not within any local Ascot or Green Belt settlement gap. Development of the area would encroach on the countryside and it would not form a logical boundary of the settlement. The new development would protrude into the countryside.
Countryside Setting and Topography
3.916 The area is characterised by relatively flat grassland, treelines and residential dwellings. There are low density large detached residential dwellings and agricultural and equestrian / horsiculture uses.
Agriculture
3.917 The land is Grade 4 agricultural land. Housing: Edge of Settlement Analysis (Jan 2014) 157 Area Analysis 3
Nature Conservation and ancient woodland
3.918 This area consists of grassland, trees and treelines. Ancient woodland is bordering the area in the south and the area lies in the 500m ancient woodland buffer. The ancient woodland in the south connects with the woodland north-west of the area through tree clusters and tree lines/belts that form a green corridor throughout the area. The trees in the Brookside area were existent in the 19th century and have historic value. They are also likely to have ecological value as the historical link shows how the area was managed in the past.
Historic Environment
3.919 There is a Grade II listed building in the area.
Pollution
3.920 There is contaminated land and road noise in the area.
Minerals
3.921 There are no mineral workings in the area.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through the assessment of Stage 2 criteria.
Development would protrude into the countryside and affect the openness of the countryside and Green Belt. The area contains a listed building, trees with historical and likely ecological value, treelines that form a green corridor and the area borders ancient woodland. 158 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 13B Ascot - Area east of Cheapside Road and south of Silwood Close
Area Description
3.922 The area is situated to the east Cheapside Road and south of Silwood Close. The area measures 4 ha.
Stage 2 Assessment
Gaps and Boundaries
3.923 This area has defensible boundaries in the form of tree lines in the north and south and in the east the woodland (part of it ancient) forms the boundary. The southern part of the area borders the local gap between Sunninghill and Ascot. The area itself does not fall within the local gap but forms an area between two local gaps as there is a gap between Cheapside and Ascot in the north.
Countryside Setting and Topography
3.924 The area consists of the grounds of Tetworth Hall and is relatively flat grassland with mature trees and a pond.
Agriculture
3.925 There is Grade 4 agricultural land in the east. Housing: Edge of Settlement Analysis (Jan 2014) 159 Area Analysis 3
Nature Conservation and Ancient Woodland
3.926 The area is bordered by ancient woodland in the east and the area is within the 500m buffer of ancient woodland. The local wildlife site at Silwood Park also borders the area on the eastern side. The area is within the 5km Thames Basin Heaths SPA buffer. Most of the trees in the area were existent in the 19th century and have historic value. They are also likely to have ecological value as the historical link shows how the area was managed in the past. The trees also form a green corridor.
Historic Environment
3.927 There are two Grade II listed buildings in the area. These are Tetworth Hall and a cottage belonging to Tetworth Hall.
Pollution
3.928 There is no pollution in the area.
Minerals
3.929 There are no mineral workings in the area.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through consideration of the Stage 2 criteria.
This area is not suitable for further consideration due to listed buildings, historical and likely ecological value of trees, proximity to ancient woodland and proximity to local gaps. 160 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Area 13C Ascot - Area south of High Street
Area Description
3.930 The area is situated south of the High Street and is bordered by Station Road in the west and St George's Lane in the east. It has a mix of uses including a commercial waste site, offices, businesses and residential. The area size is approximately 14 ha. Part of this area is included in the draft Ascot, Sunninghill & Sunningdale Neighbourhood Plan and has been identified as a key site for delivering the rejuvenation of Ascot High Street.
Stage 2 Assessment
Gaps and Boundaries
3.931 The area has defensible boundaries for most of the area and lies just north of the local Ascot to South Ascot gap.
Countryside Setting and Topography
3.932 The area consists of relatively flat undeveloped land and grassland with mature trees. The undeveloped areas are used for car boot sales and also for parking during Royal Ascot race days. Housing: Edge of Settlement Analysis (Jan 2014) 161 Area Analysis 3
Agriculture
3.933 The area has no agricultural land classification.
Nature Conservation and Woodland
3.934 There are wooded areas and small fields. The treebelt to the south of the recycling/waste site needs to be retained as the trees could be ancient. To the west are mature trees in a parkland setting that need to be retained.
3.935 The area is within 5km of the Thames Basin Heaths Special Protection Area.
Historic Environment
3.936 There are no historic assets in the area.
Pollution
3.937 The area lies in a road noise zone and there is possible contamination.
Minerals
3.938 There are no mineral workings in the area.
Stage 2: Conclusion
Pass.
Unacceptable adverse impacts of development have not been demonstrated through consideration of the Stage 2 criteria.
Stage 3 Assessment
Planning History / Background
3.939 The following applications are relevant to the area:
01/80894/FULL; applications for demolition of car park and erection of 6 one-bed and 8 two-bed flats. Refused.
08/00273/FULL: applications for demolition of car park and erection of 6 one-bed and 8 two-bed flats. Refused. 92/00039/FULL: application for redevelopment of site to provide a crescent of eight three storey bedroom town houses. Refused. 92/00042/FULL: application for redevelopment of site to provide five detached five bedroom houses with double garages. Refused. 92/00040/FULL: application for redevelopment of site to provide a block of four 4-bedroom dwellings. Permitted. 92/00041/FULL: application for redevelopment of site to provide a block of four 4-bedroom dwellings. Permitted. 10/00989/FULL: application for continued use of Waste Transfer Station and recycling facility. Permitted.
Green Belt and Countryside Character
3.940 The area has good defensible boundaries in the form of a road, paths and treelines/treebelts. As set out in the Landscape Character Assessment, the landscape character type for this area is Settled Wooded Sands. The area is a settled landscape with much of the traditional pattern subsumed by modern 'edge of town' development. There is a strong framework of mature mixed woodland which merge into the urban structure resulting on the absence of clear 'town and county' boundaries. The landscape condition is good to declining. 162 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
The area has a low capacity to accept development. There are few long-distance views and the character is not open therefore the encroachment of the Green Belt would be well contained. The area lies north of a local gap that separates Ascot from South Ascot.
Settlement and Townscape Character
3.941 The area connects to the existing settlement in the north and east. The area is bordered by the Ascot Victorian Village townscape character area (5B) in the north which is Ascot High Street with Royal Ascot Grandstand forming a prominent landmark. To the east is the Villas in Woodland Setting character area (14D) which is characterised by low density residential suburb comprising large villas set in large, irregular plots. The retention of Ascot High Street is seen as the main focus of the settlement.
3.942 Development of the area to the south of the High Street would help regenerate Ascot High Street. It would help creating a hub or centre for the community and provide sustainable residential areas. The area would strengthen the townscape and urban character of Ascot High Street and assist in maintaining the High Street as the main focus of Ascot.
Historic Environment
3.943 There are no heritage assets in the area.
3.944 There is little recorded archaeological information for this area, mainly as a result of a lack of previous investigative work, but also perhaps reflecting a lower density of exploitation for settlement and agriculture than other parts of the borough. Given the size of the area however, it is likely that some archaeological deposits would be present, and the potential for remains from various periods explored prior to any large-scale applications, through a desk-based assessment. These are unlikely to be of sufficient significance to warrant preservation in situ, therefore if this is demonstrated in an assessment, it is likely that any remaining potential could be dealt with post-determination, by a condition requiring a programme of archaeological works to be agreed and implemented. Given the previous land uses at the south of the area (refuse tip), it is very unlikely that any archaeological potential remains. Therefore no archaeological mitigation would be required for redevelopment of this part of the area.
Biodiversity
3.945 The area borders an ancient woodland and therefore falls within the 500m ancient woodland buffer. There are no nature conservation sites or protected species in the area. The area is within 5km of the Thames Basin Heaths Special Protection Area, but is within the catchment of the Suitable Alternative Natural Greenspace at Allen’s Field.
Flooding
3.946 The area lies in flood zone 1 which has a low probability of flood risk.
Other Environmental Considerations
3.947 The area lies in a road noise zone (Ascot Hight Street) and there is possible contamination from filled ground in the north eastern corner.
Resources
3.948 This area is not classified as agricultural land in the Agricultural Land Classification.
3.949 The area is not located in a source protection zone.
Infrastructure
3.950 Thames Water has concerns regarding Waste Water Services in relation to this area. Specifically, the sewerage network capacity in this area is considered unlikely to be able to support the demand anticipated from development. Drainage Infrastructure is likely to be required to ensure sufficient capacity is brought forward ahead of the development. In the first instance a drainage strategy would be required from the developer to determine the exact impact on existing infrastructure and the significance of the infrastructure to support development. It should be noted that in the event of an upgrade to assets being required, up to three years lead in time could be necessary for the delivery of the infrastructure. Housing: Edge of Settlement Analysis (Jan 2014) 163 Area Analysis 3
3.951 The area needs to be looked at in conjunction with other potential development area. Ascot sewage treatment works has capacity to take up to an additional 2600 Population Equivalent (PE) increase up to 2021. The sewer network will need upgrading.
3.952 Development here could cause an issue with school places locally. Most of the primary schools in the area are already full, although there is some limited capacity for expansion (particularly if they can be relocated to larger sites). This development could justify a whole new primary school, possibly within the cartilage of the development or on an adjacent site. The local secondary school is full but does have some capacity to expand further.
3.953 According to the Open Space Strategy the Southern wards have the second greatest shortfall in open space provision when balanced against the recommended local standard for each typology. The total shortfall is 85 hectares. Whilst the amount of outdoor sports facilities, outdoor teenage facilities and children’s play provision are all above the minimum level, there is a significant shortfall of natural and semi-natural green space, which combined with a shortfall of parks and gardens, amenity green space and allotments results in a shortfall of open space provision in the analysis area.
3.954 A private commercial waste recycling and transfer station is located in the sub-area.
Highways & Accessibility
3.955 Access to the network is derived by way of the A329 High Street to the north and to the west to the A330 Station Hill via existing entrances from two of the three frontages. The third frontage to the east is to a private road known as St George’s Lane.
3.956 The High Street west of its roundabout junction with the A330 Station Hill where the 20mph zone ends becomes 40mph and here to the south, the A330 road becomes 30mph. To the east the High Street becomes 30mph near to the entrance to the Car Park on its southern side at Gate 5A.
3.957 As with most towns in this area, Ascot does experience some peak hour congestion at key junctions and these peaks are extended and congestion exacerbated, by additional traffic in the area on race days. This leads to there being a considerable demand for parking in the town on such days.
3.958 There are numerous existing access points to both the A329 High Street and to the A330 Station Hill. The area south of the High Street and east of Station Hill excludes the fuel service station and food store and is currently used for car parking purposes in connection with Ascot Racecourse. Although there is considerable demand for parking during horse racing meetings, the area’s existing car parks are still used for that purpose albeit on a lesser scale to non-race days.
3.959 In principle the utilisation of existing access points suitably improved to both the Ascot High Street and Station Hill is recommended. Further work will be required perhaps by way of an Access Strategy included in the requisite Transport Assessment, to identify which of those accesses would suitably best serve development and to establish the extent to which they would need to be improved. Access to the High Street should include improvements for pedestrians not only along the frontage (e.g. widened footways) but also potential additional crossing points to minimise conflict with through traffic. In addition careful consideration will need to be given to any access in close proximity to the fuel service station and food store again to minimise conflicting turning and access movements. It is unfortunate that these areas are not within the emerging development area under consideration.
3.960 Accesses within the 20mph and 30mph zone would require appropriate visibility splays.
3.961 A Transport Assessment (TA) and Residential Travel Plan would be required in connection with any development of this area. The TA in this instance may need to include an Access Strategy to determine which existing accesses are to be utilised and improved to serve any redevelopment.
3.962 The proposal would add to peak hour congestion in the area. In addition to junction operations modelling testing which would be undertaken through the requisite Transport Assessment, it may be prudent to also test the development against the strategic model, particularly given other possible emerging development in this area at Heatherwood Hospital and the Shorts Recycling Facility. 164 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
3.963 The loss of parking space for Ascot Racecourse as a result of residential development on this area could well have a profound effect on parking demand in the town and also affect the travel arrangements for the racing public. This will need to be taken account in future Travel Plan reviews and considerations for Ascot Racecourse as well as in connection with any redevelopment. Although the area has local highway issues, suitable mitigation measures can be sought to overcome these issues.
3.964 There are 2 doctors surgeries, 2 dentists and 2 pharmacies within 800m. There are 2 primary schools, with the nearest being St Michaels which is approximately 300m distance away, and Charters secondary school which is approximately 600m distance away. The High Street in Ascot has all main conveniences such as supermarkets, cafes, restaurants etc. and some specialist independent shops and services. There is a library on the High Street along with the parish council office,
Sustainability Appraisal
3.965 The area scored 25 when assessed against sustainability objectives.
Availability
3.966 Most of the area has been promoted and is available for development. The total size of available land is 11.3 ha. Housing: Edge of Settlement Analysis (Jan 2014) 165 Area Analysis 3
Area 13F Sunninghill - Area north of London Road / east and west of Church Lane
Area Description
3.967 The area lies to the north of London Road and comprises land east and west of Church Lane in Sunninghill. The area is approximately 15.46 ha size. The area consists of large residential properties and grounds, a church, two Grade II listed buildings, Ashurst Manor (offices) and a woodland.
Stage 2 Assessment
Gaps and boundaries
3.968 The area abuts the Sunninghill to Ascot local gap in the west. The area has defensible boundaries.
Countryside setting and topography
3.969 It is a relatively flat open area with trees and a small wooded area. There are four properties in a parkland setting. The treebelts north of London Road prevent development from connecting with the existing excluded settlement.
Agriculture
3.970 The area has a Grade 4 agricultural land classification. 166 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature conservation and ancient woodland
3.971 The area lies in an ancient woodland buffer (500 m) with ancient woodland to the north-west and east of the area. The local wildlife site Silwood Park is also located to the west and east. Tree lines/treebelts in the area provide a green corridor and connect the high density tree cover (woodland) in the south of the area with the ancient woodland in Silwood Park to the north west of the area. Berkshire protected species are also evident in the area. The trees are part of the character and fabric of the area. There is a historical link to how the area was managed in the past and therefore the trees in the area are likely to have a higher ecological value. The area is within the 5km Thames Basin Heath SPA buffer.
Historic Environment
3.972 There are two Grade II listed buildings; the Cedars and the Church.
Pollution
3.973 There is potential contamination from filled in ground and the cemetery. Road noise is also evident from the London Road.
Minerals
3.974 There are no mineral workings in the area.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through consideration of the Stage 2 criteria.
This area is not suitable for further consideration due to listed buildings, historical and likely ecological value of trees, treelines forming a green corridor and proximity to ancient woodland. Housing: Edge of Settlement Analysis (Jan 2014) 167 Area Analysis 3
Area 13I Sunningdale - Area around Tittenhurst Park
Area Description
3.975 The area is located around Tittenhurst Park in Sunningdale, accessed off Kiln Road to the south. The area is 37.45 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.976 The area is not in a settlement gap. The area has defensible boundaries provided by roads. However the size of the area is such that it would not create a more logical settlement boundary to the existing excluded settlement.
Countryside setting and topography
3.977 The area is characterised by dispersed buildings in a mature tree and woodland setting, with remaining areas forming open grassland. There is a lake to the east of the area and a cemetery to the south.
3.978 The topography of the area slopes quite steeply westwards, rising some 30m across the area.
Agriculture
3.979 The area has no agricultural land classification. 168 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature conservation and ancient woodland
3.980 None of the area is designated for its ecological value, though the areas does lie within a 5km buffer of the Thames Basin Heaths Special Protection Area.
3.981 The area abuts ancient woodland to the east and is therefore entirely within a 500m buffer.
Historic Environment
3.982 There are several buildings in the north of area which are Grade II listed, including Tittenhurst itself, the Gate Lodge to North West of Tittenhurst, the Garden Lodge at corner of Whitmore Lane, and several urns and basins in the grounds.
Pollution
3.983 The area contains a couple of potential contamination buffers from disturbed or unknown filled ground.
Minerals
3.984 The are no minerals workings in the area or immediate surrounds.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through assessment of the Stage 2 criteria.
The area would not form a logical settlement boundary and contains several listed buildings. Housing: Edge of Settlement Analysis (Jan 2014) 169 Area Analysis 3
Area 13J Sunningdale - Area north of Bedford Lane
Area Description
3.985 The area is located north of Bedford Lane in Sunningdale. The area is 27.2 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.986 The area lies in a local settlement gap between Old Sunningdale to Sunningdale. The area connects to the existing settlement in the west, and has defensible boundaries. To the south this is provided by Bedford Road, and to the east and north these are provided by tracks.
Countryside setting and topography
3.987 The area is characterised by open fields with some existing buildings to the south in a mature woodland setting. The area has equestrian facilities associated with Coworth Park located to the north.
3.988 The topography of the area rises some 30m eastwards across the area.
Agriculture
3.989 The area is classified as Grade 4 agricultural land. 170 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature conservation and ancient woodland
3.990 The area has not been designated for its ecological value, though the area does lie within a 5km buffer of the Thames Basin Heaths Special Protection Area.
3.991 The area contains ancient woodland in both the east and west, with equestrian uses in between. The area is therefore consequently within a 500m ancient woodland buffer. Given the trees are likely to be ancient and part of the character and fabric of the area, it is considered there is likely to be a historical link to how the site was managed in the past and therefore the trees have a high ecological value.
Historic environment
3.992 The area abuts Sunningdale conservation area to the west.
Pollution
3.993 The south west of the area is in a potential contamination buffer for the cemetery grounds.
Minerals
3.994 There are no mineral workings in the area or surrounds.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through the assessment of the Stage 2 criteria.
The ancient woodland in the area and the barrier this forms to connect to the existing urban area particularly in the west, mean the area is unsuitable for further consideration. Housing: Edge of Settlement Analysis (Jan 2014) 171 Area Analysis 3
Area 13K Sunningdale - Area south of the A30 London Road
Area Description
3.995 The area is located off the A30 London Road in Sunningdale. The area is 7.96 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.996 The area is not in a settlement gap, though it does lie to the east of a local gap between Old Sunningdale to Sunningdale. The area has defensible boundaries to the north provided by roads and to the east by mature trees. The area also abuts Thames Basin Heaths Special Protection Area and the borough boundary to the east.
Countryside setting and topography
3.997 The area is characterised by existing buildings in a mature woodland setting, some of which to the south east is classified as ancient.
3.998 The topography of the area rises gently eastwards across the area.
Agriculture
3.999 The area does not have an agricultural land classification. 172 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature conservation and ancient woodland
3.1000 The area has not been designated for its ecological value, though the area does abut the 400m buffer of Thames Basin Heaths Special Protection Area, which protects the nearby habitat.
3.1001 The area contains ancient woodland to the south east and lies within a 500 m buffer. Given the trees form part of the character and fabric of the area, it is considered there is likely to be a historical link to how the site was managed in the past and therefore the trees have a high ecological value.
Historic environment
3.1002 There are no known heritage assets in the immediate area.
Pollution
3.1003 The west of the area is potentially subject to noise pollution from the A30.
Minerals
3.1004 There are no mineral workings in the area.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through the assessment of the Stage 2 criteria.
Development could cause harm to ancient woodland. Housing: Edge of Settlement Analysis (Jan 2014) 173 Area Analysis 3
Area 13L Area part of Sunningdale Golf Course
Area Description
3.1005 The area incorporates part of the international standard Sunningdale Golf Course (used in PGA competitions). The area is approximately 18.68 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.1006 The area is not in a settlement gap. Although the area abuts the urban settlement on several sides, the area does not have defensible boundaries to the south where the area extends into a neighbouring authority and the golf course continues.
Countryside setting and topography
3.1007 The area is currently used as a golf course, and characterised by open grassland with mature woodland forming most of the boundaries. The golf course itself extends beyond the borough boundary into a neighbouring local authority.
3.1008 The topography of the area is relatively flat. 174 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Agriculture
3.1009 The area does not have an agricultural land classification.
Nature conservation and ancient woodland
3.1010 The area has not been designated for its ecological value, though the area does abut the 400m buffer of Thames Basin Heaths Special Protection Area, which protects the nearby habitat.
3.1011 The area does not contain any ancient woodland.
Historic environment
3.1012 The area is in the wider setting of the Bowl barrow at Round Barrow House scheduled ancient monument.
Pollution
3.1013 A small parcel of land in the east of the area falls within a contamination buffer for unknown filled ground.
Minerals
3.1014 There are no mineral workings in the area or immediate surrounds.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through the assessment of the Stage 2 criteria.
The area does not have defensible boundaries to the south to prevent future encroachment. Housing: Edge of Settlement Analysis (Jan 2014) 175 Area Analysis 3
Area 13N Sunningdale - Area around Lynwood Care Home
Area Description
3.1015 The area is located off Rise Road in Sunningdale. The area is approximately 6.47 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.1016 The area is north of a railway line and is west of a locally defined gap between Sunninghill and Sunningdale. Development could therefore harm the separation of these settlements. However, the area does have clear defensible boundaries provided by the railway line and fences to prevent future encroachment.
Countryside setting and topography
3.1017 The area is characterised by mature woodland some of which to the west is classified as ancient, with areas of open grassland. The buildings in the area are associated with an existing care home. Extensive redevelopment of the site is currently under construction.
3.1018 The topography of the area varies across the site, seeing a variation of approximately 10m.
Agriculture
3.1019 The area does not have an agricultural land classification. 176 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature conservation and ancient woodland
3.1020 The area has not been designated for its ecological value, though the area does lie within a 5km buffer of Thames Basin Heaths Special Protection Area.
3.1021 The area contains ancient woodland to the west, so consequently the area falls within a 500m buffer. Given the trees are likely to form part of the character and fabric of the area, it is considered there is likely to be a historical link to how the site was managed in the past and therefore the trees have a high ecological value.
Historic environment
3.1022 There are no known heritage assets within the immediate area.
Pollution
3.1023 The area has a potential noise and contamination buffers to the south from the railway line.
Minerals
3.1024 There are no mineral workings in the area or immediate surrounds.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through assessment of the Stage 2 criteria.
Development would harm the separation of settlements and impact on ancient woodland. Housing: Edge of Settlement Analysis (Jan 2014) 177 Area Analysis 3
Area 13O Sunningdale - Area east of Hancocks Mount and south of the railway
Area Description
3.1025 The area is located off Hancocks Mount in Sunningdale, and contains listed buildings currently in residential use. The area is approximately 7.45 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.1026 The area is south of a railway line and is north of a locally defined gap between Sunninghill and Sunningdale. The area has clear defensible boundaries which could prevent future encroachment of development. These are predominantly defined by the edge of the existing urban area.
Countryside setting and topography
3.1027 The area is characterised by mature woodland, some of which to the north is classified as ancient, with areas of open grassland and some large buildings. The area also contains Heathermount School.
3.1028 The topography of the area varies across the area of approximately 15m.
Agriculture
3.1029 The area does not have an agricultural land classification. 178 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature conservation and ancient woodland
3.1030 The area has not been designated for its ecological value, though the area does lie within a 5km buffer of Thames Basin Heaths Special Protection Area.
3.1031 The area contains ancient woodland towards the north and consequently the area falls within a 500m ancient woodland buffer. Given the trees are likely to form part of the character and fabric of the area, it is considered there is likely to be a historical link to how the site was managed in the past and therefore the trees have a high ecological value.
Historic environment
3.1032 The area contains two Grade II listed buildings one of which is Charters, Kings Road, and the other a 'Columned Fountain Enclosure at Charters'.
Pollution
3.1033 The area has a potential contamination buffer covering much of the centre for technical & environmental testing & analysis.
Minerals
3.1034 There are no mineral workings in the area or immediate surrounds.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through the assessment of the Stage 2 criteria.
Development would harm the separation of settlements, some ancient woodland, and the setting of a Grade II listed building. Housing: Edge of Settlement Analysis (Jan 2014) 179 Area Analysis 3
Area 13P Sunningdale - Area around Charters School/south of Charters Road
Area Description
3.1035 The area includes Charters Secondary School, and is located on the corner of Devenish Road and Charters Road in Sunningdale. The area is approximately 12.09 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.1036 The area is is in a settlement gap between Sunninghill and Sunningdale. The area has clear defensible boundaries which could prevent future encroachment of development. These are defined by its existing urban edge to the south and Charters Road and Devenish Road to the north and west respectively.
Countryside setting and topography
3.1037 The entire area is characterised by secondary school buildings and associated uses, with lakes to the east.
3.1038 The topography of the area is relatively flat.
Agriculture
3.1039 The area does not have an agricultural land classification. 180 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature conservation and ancient woodland
3.1040 The area has not been designated for its ecological value, though the area does lie within a 5km buffer of Thames Basin Heaths Special Protection Area.
3.1041 The area does not contain ancient woodland, but most of the area is in a 500m buffer of ancient woodland. However development is unlikely to have an impact with the site being separated from the woodland by a road.
Historic environment
3.1042 There are no known heritage assets within the immediate area.
Pollution
3.1043 The west of the area could potentially be affected by noise pollution from the A330 Devenish Road.
Minerals
3.1044 There are no mineral workings in the area.
Stage 2: Conclusion
Reject.
Adverse impacts have been demonstrated through assessment of Stage 2 criteria.
The area lies in a settlement gap between Sunninghill and Sunningdale. Housing: Edge of Settlement Analysis (Jan 2014) 181 Area Analysis 3
Area 13S Sunningdale - Area east of Bagshot Road around Broadlands Farm
Area Description
3.1045 The area is located off Bagshot Road in Sunningdale. The area is approximately 6.94 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.1046 The area lies in a settlement gap between Sunninghill and Sunningdale. The area does not have clear defensible boundaries to the east, though the boundary to the south is provided by a track and the area along the western edge is bounded by the Bagshot Road.
Countryside setting and topography
3.1047 The area includes an existing farm with some open grassland with scattered mature trees. East of the area is further open land beyond which is a mature woodland.
3.1048 The topography of the area slopes gently down eastwards.
Agriculture
3.1049 The southern part of the area is classified as Grade 4 agricultural land. This is not Best and Most Versatile Agricultural Land. The area to the north has no agricultural land classification. 182 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Nature conservation and ancient woodland
3.1050 The area has not been designated for its ecological value, though the area does lie within a 5km buffer of Thames Basin Heaths Special Protection Area.
3.1051 The area does not contain ancient woodland, but the area is in a 500m buffer.
Historic environment
3.1052 There are no known heritage assets within the immediate area.
Pollution
3.1053 There are no known pollution issues in the area.
Minerals
3.1054 There are no mineral workings in the area.
Stage 2: Conclusion
Reject.
Unacceptable adverse impacts of development have been demonstrated through the assessment of the Stage 2 criteria.
The area lies in a settlement gap and does not have clear defensible boundaries to prevent future encroachment. Housing: Edge of Settlement Analysis (Jan 2014) 183 Area Analysis 3
Area 13T Suninghill - Area around St Mary's School/east of Coronation Road
Area Description
3.1055 The area incorporates St Mary's School, and can be accessed of Coronation Road and Bagshot Road. The area is approximately 38.95 ha in size.
Stage 2 Assessment
Gaps and boundaries
3.1056 The area lies in a settlement gap between Sunninghill and Windlesham. The area has clear defensible boundaries provided by the Bagshot Road to the west, with paths and woodland to the south that could prevent future encroachment of development.
Countryside setting and topography
3.1057 The area is characterised by some existing buildings in a wooded setting. The area is occupied by two schools and their associated buildings and playing fields; one to the south and one to the north, which form part of the St Mary's School complex.
3.1058 The topography of the area is varied across the area. 184 Housing: Edge of Settlement Analysis (Jan 2014) 3 Area Analysis
Agriculture
3.1059 The area does not have an agricultural land classification.
Nature conservation and ancient woodland
3.1060 The area has not been designated for its ecological value, though the area does lie within a 5km buffer of Thames Basin Heaths Special Protection Area. The area contains some Berkshire Protected Species.
3.1061 The south west of the area comprises ancient woodland, and consequently the area is within a 500m buffer.
Historic environment
3.1062 There are no known heritage assets within the immediate area.
Pollution
3.1063 A small parcel of land to the north west of the area lies within a potential contamination buffer.
Minerals
3.1064 There are no mineral workings in the area.
Stage 2: Conclusion
Reject.
Adverse impacts have been demonstrated through assessment of the Stage 2 criteria.
The area lies in a settlement gap. Housing: Edge of Settlement Analysis (Jan 2014) 185 Interim Conclusions 4
4 Interim Conclusions
4.1 The process of assessment has identified 23 areas to be subject to public consultation, which are listed below and shown in maps 14 and 15, along with the sites that were rejected at Stage 2.
1B Area west of Whyteladyes Lane, Cookham Rise 3A Area around Spencers Farm; East of Cookham Road, Maidenhead 3F Area west of Sheephouse Road, Maidenhead 4A Strip of land west of Cannon Lane, Cox Green 4B Area south of railway and north of Breadcroft Lane, Cox Green 5A Area including Maidenhead Golf Course 5B Area west of A404M, Maidenhead 5C Triangle M4/A308(M)/Ascot Road, Maidenhead 5D Area north of Kimbers Lane, Maidenhead 5E Area south of Harvest Hill Road, Maidenhead 6A Stafferton Way, Braywick 7A Land west of Holyport - Area between Ascot Road and Holyport Road 8A Area north of A308, south of Maidenhead Road, Windsor 8B Area south of A308, east of Oakley Green Road and north of Dedworth Road, Windsor 8C Area south of Dedworth Road and west of Broom Farm Estate, Windsor 11A Area south of Old Ferry Drive, Wraysbury 11B Area south of the Drive, Wraysbury 11C Area south of Waylands, Wraysbury 11E Area east of St Andrew's Close, Wraysbury 11F Area around Tithe Farm, Wraysbury 12A Area north of Church Road, Old Windsor 12B Area west of Old Windsor and north of Crimp Hill, Old Windsor 13C Area south of Ascot High Street
4.2 The public consultation will inform the selection of sites for allocation. For example, previously unidentified constraints may come to light which may affect the suitability of an individual area assessment, or it may reveal that sites are available, which to date we thought were not.
4.3 The assessment work published here does not offer a guide to future housing development capacity. Further work will need to be undertaken to select sites for allocation, and to assess the capacity of those sites. That further work will take account of the comments received from the public consultation. 186 Housing: Edge of Settlement Analysis (Jan 2014) 4 Interim Conclusions
Map 14 Summary Map - Maidenhead Housing: Edge of Settlement Analysis (Jan 2014) 187 Interim Conclusions 4
Map 15 Summary Map - Windsor and Ascot