aerial location plan 6

Maidenhead Bridge

Mill lane

93. the existing unused gas holder sits in a fl at area of grass. Bath road Bath

Jubilee relief river

94. the footpath runs parallel to the national grid land to the right. Key access routes

river thames

103

102

96. View looking back up the footpath north eastwards with the open 101 meadow to the right.

97 100 98 96 DesIGn AnD ACCess stAteMent ACCess DesIGn AnD

95

94 93 99

101. three storey apartment buildings of low architectural merit 13 /// rIVersIde taploW /// 13 route detail 6 opposite the Windrush car showroom. 95. panoramic view from the mid-point of the southern boundary to the open meadow looking northwards. the existing gas Holder and plant room are visible through the trees.

97. View taken opposite the proposed entrance to the site looking towards the Windrush car showroom with skindles in the 98. View looking east along the Bath road opposite the proposed site 99. View looking west along the Bath road with the site frontage on 100. traditional domestic scale properties on the south side of the background. entrance. the right. Bath road opposite the proposed site entrance. DesIGn AnD ACCess stAteMent ACCess DesIGn AnD

102. Vantage point from the north eastern corner of the junction of 103. View looking through the entrance of the existing boatyard with 14 /// taploW rIVersIde taploW /// 14 Mill lane with Bath road looking towards the Bridge. Maidenhead Bridge in the background. heritage assets’ in the terms of the National Planning Policy • Inclusion of native species in landscaping, and a variety of Framework (NPPF, 2012). trees, shrub and grassland species to promote structural Existing diversity on site benefiting a range of species. Immediately adjacent to the site’s southern boundary is the Grade I listed Maidenhead Bridge. Beyond the site on the west Constraints side of the Thames, the Maidenhead Riverside Conservation Flood Risk Area occupies the riverside opposite the site. Their settings will The site has a number of key constraints which need to be therefore need to be considered in any proposals. The site is bordered by the River Thames on the west and the Jubilee River (Flood Relief Channel) on the east, both flowing considered in the development of the proposals. To the east lies the Taplow Conservation Area, which incorporates from north to south. Bath Road, the A4, forms the southern a number of listed buildings including the Grade II listed Taplow • The site sits within a designated area of Green Belt land. boundary and provides dry escape to the east. Mill Lane Court, and the scheduled remains of a Saxon barrow, church bridges over the Jubilee River and provides a dry escape to the • Planning guidance restricts the amount of proposed and cemeteries. The extensive grounds of Taplow Court are also north east. development to not exceed the footprint of existing buildings. designated a Grade II Registered Park and Garden, and there are • One of the gentleman’s villas is Grade II listed with other two other Registered Parks and Gardens at Berry Hill to the south The Environment Agency’s Flood Risk Maps show the majority of important non listed homes of local historical interest within east (Grade II), and Cliveden to the north (Grade I). the site to be within flood zone 2 (Medium Risk), with some areas the wooded banks of the Thames. to the north and west falling into flood zone 3 (High Risk). The The design of the proposed development has responded extent of the 1:100 year plus climate change flood plain is shown • Development is restricted within large areas of the site which to these constraints by adopting different character areas. in Figure 2 which overlays the Environment Agency’s modelled are in a flood zone with only a limited area in the centre of the The industrial area of the former mill will accommodate the flood levels with the site topographic survey levels. KEY site outside the flood zone - this boundary is indicated by the apartment buildings, whilst the area around the open common blue line (see fig.2). will have a village feel. The vacant historic buildings will be The site has flooded to varying degrees in the past and this is • There are significant areas of mature woodland and tree belts returned to their original residential use, and conserved as recorded in the historic flooding maps appended to the Flood 1 in 100 year + climate including a large zone of high ecological value. appropriate, ensuring their survival and long-term future. In Risk Assessment. However, since the Jubilee River flood relief change/flood event extent The gas holder is no longer in use. We are currently in discussion respect of the proposed replacement of Skindles, the approach channel was brought into use in 2002, the site has not flooded, 1 in 100 year flood event extent with National Grid to bring forward their land as part of a has been to adopt a restrained, astylar form for the restaurant other than very minor flooding in 2003, when low lying land comprehensive redevelopment of the site. building and loggia which draws on neoclassical influences. This close to the Mill Races was flooded. Existing topographical contour is intended to allow the Grade I listed bridge to remain the star in The diagram on page 19 graphically represents these constraints. river views, while being a polite neighbour to it (as well as to the Planning diverse other styles and forms nearby). The similar building on KEY : the other side of Mill Lane will re-establish the historic duality of 1 IN 100 YEAR + CLIMATE CHANGE FLOOD EVENT EXTENT The Core Strategy identifies the Mill Lane Opportunity Site as the old Skindles Hotel, which occupied buildings on both sides 1 IN 100 YEAR FLOOD EVENT EXTENT an area where comprehensive redevelopment would offer the of the road. EXISTING TOPOGRAPHICAL CONTOUR potential to address existing planning problems. The Mill Lane Taplow SPD identifies the following constraints: Ecology • Green Belt The Mill Lane Site is dominated by previously developed land and associated structures, however also supports semi- • Flood Risk natural habitats of nature conservation value including semi- RIVER THAMES • Conservation/ Heritage; natural broadleaved woodland, semi-improved grassland • Archaeology; and connecting shrub, hedgerow and ruderal habitat. The adjacent River Thames and Jubilee River are of particular nature RIVER • Land contamination (gas holder); JUBILEE THAMES conservation value and measures are designed into the RIVER • Biodiversity; scheme to avoid direct effects upon these watercourses and • Trees; associated ecology. • Bath Road access A suite of ecological surveys have been completed between These form a complex range of site constraints which guide the approximately 2007-2011, and these were updated in 2014 to JUBILEE scale, form and location of future development opportunities. provide robust, current baseline information regarding ecology RIVER ENT The most influential are expanded on within this section. Some on Site. The Site is used by at least eight bat species for foraging

TE M of these constraints can also be seen as opportunities. For and commuting and three species roost on Site within built A example trees act as screening and provide amenity value to structures. Common reptile and amphibian species are also present, including grass snake, common toad and smooth newt STESS residents and visitors. within develop-able areas. The assemblage of bird species Heritage

D ACC present includes a variety of species reflecting the range of N Much of the site lies within the Taplow Riverside Conservation habitats present, of note is the presence of breeding kingfisher (a species listed under Schedule 1 of the WCA and afforded IG N A Area, which was originally designated by South Bucks District Glanville

ES special protection).

D Council in 1999 but extended and re-designated in 2006.

DE Ecological avoidance and mitigation measures will include: I Glen Island House is statutorily listed at Grade II (list entry

ERS no. 1392491). • Creation of alternative bat roosting opportunities to replace IV R The Taplow Riverside Conservation Area Character Appraisal those to be removed, and appropriate working methods W identifies several buildings on the site – the Power House, Mill licensed by Natural England where appropriate to mitigate effects upon bats; Project Engineer : P.W Scale : 1:2000 @A3 Island Cottage, Mill Island House, Dunloe Lodge and the former Project Director : H.G Date : AUG' 2014 Status : Hotel (including No. 5 Mill Lane) – as all making a positive • Creation of alternative bird nesting habitat, with areas Rev contribution to the character of the conservation area. On this specifically designed to be suitable for kingfisher, to avoid net

TAPLO /// 15 basis they might also be considered to be ‘non-designated loss in bird diversity on Site; Flood Boundaries Maidenhead Bridge river thames

Mill lane

Bath road

Jubilee relief river Key

Boundary

taplow existing trees

court existing Buildings

River

Listed Buildings

Area of High Biodiversity Values

sssI stAteMent ACCess DesIGn AnD

Future Phase 16 /// taploW rIVersIde taploW /// 16 constraints diagram sIte oPPoRtUnItIes

the site constraints inform the potential development areas out of which opportunities will start to shape the general design concept for the redevelopment of the site. In conjunction with the Landscape architects, PRP Architects have developed a landscape led development strategy which will create a sense of place and enhance accessibility and connectivity for existing and new residents and businesses. our analysis of the existing site and surrounding area has led us to understand it is a collection of places, spaces and routes but they lack cohesion and connectivity both physically and visually. our concept seeks to address this and to release the site development potential to create a new residential quarter sitting harmoniously with the existing employment and leisure uses, through creating the opportunity for further commercial uses on the site, as well as enhancing the existing landscape to encourage safe routes through and use of the meadow and woodland. 1 the key design opportunities which will defi ne the masterplan are as follows: • Landscape led approach due to the large and attractive areas of open space • Removal and decontamination of the industrial uses • enhance existing leisure uses and create opportunities for new leisure activities • Protection and enhancement of the existing wildlife habitats and providing more opportunities for people to experience nature • Potential to link in with existing access footpath and road network to create internal and external meeting places that are both attractive and functional • Provision of new links with existing cycle paths and footpaths around the site, including a new bridge across the thames, to create new recreational routes of varying length and character • Potential to connect/retain listed and non-listed buildings as attractive features 1. routes and connections • Potential to create new apartment building on site of Mill with riverside views • opportunity to provide improved access to riverside walks • Properties with riverside views these diagrams graphically illustrate our approach to developing • the Bath Road runs east - west and forms the southern edge • the key design principle is to retain and expand the existing a comprehensive masterplan for the site area. to the site with a single point of access by skindles. network of footpaths which run through the site and connect • Mill Lane leads to the existing bridge crossing the Jubilee into the wider network existing of footpaths Relief River. • It is proposed to retain the public right of way which runs from • Mill Lane also connects with Berry Hill and to taplow Village Bath Road through the site to taplow DesIGn AnD ACCess stAteMent ACCess DesIGn AnD on the eastern side of the Jubilee Relief River. • this route will also provide the main cycle route through the • existing footpath crosses site and connects Mill Lane to site which links into Cycle Route n61 which runs along Bath taplow Village. Road to the south of the site. • the plan highlights the opportunity to create a series of • As well as the main public routes there will be a network of circular routes which link into the existing and footpaths within the residential areas which will provide easy the wider network of pedestrian and cycle networks, thus access to local amenities and travel networks and discourage encouraging the residents to explore Maidenhead and taplow the use of cars. while also providing an opportunity for leisure and exercise. 17 /// taploW rIVersIde taploW /// 17 1 1

2 2 3

2. gateway entrance 3. thames side commercial river Frontage

• Relocate primary entrance to the site and improve access to of the thames which they lead down to; there is also the • Potential to re-invigorate the river frontage. the site. potential for private moorings and access to the water from • Potential to introduce employment opportunities to the site these gardens. • Improve safety by reconfi guring the existing Mill Lane Access • Improved parking facilities could be created to ease • Re-creating the river frontage and marking the entrance to • the existing entrance to the site from Bath Road will be congestion on Mill Lane the site. retained as a one way left turn in only vehicular access to

• opportunity to provide improved access to riverside walks stAteMent ACCess DesIGn AnD the site. • Incorporate appropriate forms of development close to the Bath Road. • It will form one of the major gateways into the new development as well as providing access for existing residents. • the new properties which will replace the existing skindles Hotel will be residential properties. • Potential to link in with existing access footpath and road network to create internal and external meeting places • the gardens to the rear of these properties will be open and free from boundaries and will focus on the unique character • Carefully located parking areas will be introduced to service the new restaurant and residential properties. 18 /// taploW rIVersIde taploW /// 18 sIte oPPoRtUnItIes

1 1

2 3 2 3

5 4 4

4. Meadow land 5. existing Hardstanding

• the existing grassland would be diversifi ed to provide species- • Remove existing damaged trees to improve views across the • Formerly the severnside container storage area, this nestles • the existing mature trees to the east of the site boundary will rich meadow. meadow and increase visual connectivity to the meadows on down and is well screened from the surrounding areas. We be maintained to provide screening to the key views from the • It is envisaged that this would be a large, informal recreational the east of Jubilee River. see this area as an opportunity to create a lower scale of public footpath on the opposite side of the Jubilee River. space which would be primarily managed for nature but could • Improve connectivity to the public right of way to encourage development with an organic grain. this also overlaps with the • key road junctions will be paved and landscaped and act as also incorporate low intensity uses such as a grass maze use by new and existing residents Meadow land and incorporates the national Grid Gas Holder informal gateway/squares within the residential area.

DesIGn AnD ACCess stAteMent ACCess DesIGn AnD site area. • no development is envisaged in this area. • opportunity to provide improved access to riverside walks • Where possible mature trees will be maintained along Mill • A high quality residential landscape treatment will be • We want to improve and enhance the space and improve • Potential to create connected areas of habitat and ecological Lane to further screen the development and provide a mature introduced with tree lined streets and landscaped gardens to pedestrian connectivity. area to the north of the site landscape setting. the front of the properties. • Retain and enhance the existing Public Right of Way • Provide functional and attractive meeting places connected by cycle/footpath network within the site 19 /// taploW rIVersIde taploW /// 19 1 1

2 3 2 3

7 6 6 5 5 4 4

6. Mill side area 7. Wooded area

• the existing large scale industrial nature of the buildings and • We want to improve and enhance the space and improve • this provides the very densely tree planted outlook from the • key to the retention of this character is the selective setting provide a strong clue as to an appropriate form of pedestrian connectivity. Maidenhead Riverside and is rich in ecology and biodiversity. management of the large mature trees which will screen and development to be incorporated here. the existing bulk and • An attractive frontage will be introduced to the edge of the the land is generally at a lower level and at higher risk of enhance the setting for the new apartment blocks located Mass of the Paper Mill currently prohibits visual permeability Jubilee River. this will be a 5m wide hard landscaped area fl ooding and consequently off ers little opportunity for new adjacent to the Jubilee River. between the thames side and the Jubilee Relief River side, which will provide public access to this side of the apartments. development. However, there are a number of existing • Creation of a new board walk which will provide a new

however, we see this is an area of opportunity to open views buildings that have a signifi cant heritage value and therefore stAteMent ACCess DesIGn AnD • Provide a link to the public footpath to the north and the pedestrian link to the new footbridge at Boulters Lock up though the site creating higher density taller buildings off er a better opportunity in conversion proposed new pedestrian bridge link at Boulters Lock. • Careful and sympathetic management of the exiting habitat whilst preserving the openness of the Green Belt. • the character of the thames side of the site will be retained • Introduce vehicular access and parking areas. will create a new nature area for the local residents and largely unchanged due to the retention and refurbishment of the existing buildings and mature landscape setting. 20 /// taploW rIVersIde taploW 20 /// sIte oPPoRtUnItIes

1 1

2 3 2 3

7 7 6 6 5 8 5 9 8 4 4

8. new routes 9. Heart of the site

• one of the stated aims of the adopted sPD is to provide a new • Provide functional and attractive meeting places connected • the convergence of the development areas and roads and • the area will provide an opportunity for public art which river crossing and to enhance pedestrian connectivity with by the cycle/footpath network within the site paths off ers an opportunity to create a signifi cant new public may take the form of a traditional water wheel alluding to Maidenhead Riverside. there is an opportunity to incorporate • Potential to create bridge link to the north of taplow Mill space which marks the heart of the development. the sites heritage. a Riverside walk as part of the new development with a new • Potential to link in with existing access network to create internal • the ‘heart of the site’, the square will act as a functional and • Vehicular access will be restricted across the bridge in this area river crossing; this will signifi cantly enhance the connectivity of and external meeting places for new and existing residents attractive meeting place connected by the cycle/footpath and access to the public car park will be maintained via Mill DesIGn AnD ACCess stAteMent ACCess DesIGn AnD the whole masterplan area. network within the site. Lane from taplow Village. • Pedestrian and cycle access will not be restricted in this area. 21 /// taploW rIVersIde taploW /// 21 Gateway Employment & Leisure Wooded Riverside Frontage Reconnecting the Site • Creating a new gateway into the site • Retain and add new offi ces • Create new footpath connection • Providing new connections and routes • Reviving history of skindles with a • Provide new car parking • Preserve historic buildings to existing open spaces and footpaths new restaurant • new leisure uses • Preserve and enhance biodiversity • Proposed bridge to the north which and ecology connects with Boulters lock DesIGn AnD ACCess stAteMent ACCess DesIGn AnD

Meadow Jubilee Riverside South Housing Jubilee Square Jubilee Riverside North Apartments • open existing meadow to public access • Low-rise homes inspired by river frontage architecture • Providing a new central square at • Riverview apartments • enhance biodiversity and ecology its Heart • set behind mature wooded landscape • Location for public art • new riverside walk 22 /// taploW rIVersIde taploW 22 /// 10. overall development Vision

The proposed masterplan established through a landscape led design approach that builds on the unique historical character of the site to create a new sustainable community within a rich landscape setting, aims to reconnect the site with its surroundings and re-energises the disused site by bringing new residential, commercial and leisure uses into play.

New visual and physical connections, and entrances are established with safe routes through the Jubilee Meadow, a new pedestrian bridge connecting Maidenhead with Boulters Lock. A gateway is created into the site, with the revival of the Skindles restaurant and sister building of 3 flats framing the existing entrance to the site. The river is activated along this edge through residential activity and opening up for pedestrian routes along the frontage and introducing new employment and leisure uses through provision of the new and existing commercial buildings along the river frontage. A new footpath extending to the wooded riverside footpath helps preserve and enhance biodiversity and ecology whilst activating the area. In addition there is a proposed boardwalk along the Eastern boundary of the site framing Jubilee Meadow. The new Jubilee Square creates a connection between the Jubilee Riverside South and Jubilee Riverside North, acting as a key connection point and heart of the site. ENT TE M A STESS D ACC N IG N A ES D DE I ERS IV R W TAPLO 23 /// 24 /// TAPLOW RIVERSIDE DESIGN AND ACCESS STATEMENT MAsteRPLAn DeVeLoPMent

MarcH 2014 the initial draft masterplan prepared in March illustrates the principles of the development in response to the concept as described in the previous section. this draft of the masterplan was presented to south Bucks District Council offi cers at a meeting on 14th March.

The principle elements are:

1 new Vehicular and pedestrian access from the Bath Road

2 Redevelopment of Former skindles Hotel river frontage with a new restaurant and residential accommodation Maidenhead Bridge

3 Development of a senior Living building wrapping around the Windrush car dealership and creating a gateway entrance to the site with the new skindles redevelopment.

4 Mill Lane will be closed to traffi c improving safety to Bath Road, but this section of road will be retained for 2 existing resident’s access to the properties on Mill Lane. 4

5 Residential development of the Jubilee Riverside south Mill Lane area with lower density houses in a traditional street 3

pattern and back to back gardens in general. Road Bath River Thames

6 three Finger blocks of apartments on the site of 1 the former paper mill. these are arranged to provide 7 visual connectivity between the buildings towards the waterfront. 5 6 7 the woodland area comprising existing buildings to be retained and converted for residential use.

Jubilee Relief River DesIGn AnD ACCess stAteMent ACCess DesIGn AnD 25 /// taploW rIVersIde taploW 25 /// March 2014 Masterplan MAsteRPLAn DeVeLoPMent aprIl 2014 the second draft masterplan prepared in April illustrates the development of the design particularly with regard to the urban design and landscape approach. this followed comments raised at the Design Council Workshop held on 24th March. this draft of the masterplan was also presented at the fi rst stakeholder consultation event held at Maidenhead Rowing Club on 2nd April and taplow Village Hall on 5th April. The principle elements are: 1 the design of the new junction onto Bath Road has been refi ned with a stronger, landscape setting.

2 the design of the skindles frontage begins to illustrate the nature of the proposed form of development with an Maidenhead Bridge articulated roof form to refl ect the boathouse architecture along the river.

3 the proposal for the senior living area is similar to the previous masterplan iteration. 2

4 the Future Phase is shown as undeveloped for this draft of the masterplan as discussions were on-going between 4 Mill Lane Berkeley Homes (three Valleys) Ltd and national Grid to 3 secure these additional areas of land and to deliver a fully River Thames

comprehensive masterplan as stated in the Road Bath adopted sPD. 1 Future Phase which has an extant planning permission for 500m² of commercial fl oor space and parking to be 4 10 developed as part of the comprehensive masterplan. 5 9 8 5 open Meadow land with landscape improvements 7 11 including a proposed boardwalk and swales. 6

6 Further refi nement to the urban design and landscape setting incorporated to the houses area on Jubilee Riverside south . Marker buildings at key locations included. Jubilee Relief River 7 Public space informed by the form of development.

8 Landscape and access arrangements to the apartment buildings developed creating green corridors between the buildings.

9 A series of paths are included within the woodland area creating enhanced accessibility to the general area and the footpath connection to the footbridge. DesIGn AnD ACCess stAteMent ACCess DesIGn AnD 10 Introduction of the Pedestrian Bridge connecting taplow Mill Island to the landscaped garden area behind Boulters Lock Restaurant.

11 Riverside walkway along the Jubilee Relief River. 26 /// taploW rIVersIde taploW /// 26 april 2014 Masterplan MAsteRPLAn DeVeLoPMent

May 2014 Following the feedback from the stakeholder consultation events and various design team reviews of the project, the third draft of the masterplan was developed in greater detail. this masterplan was presented to offi cers at the pre-app meeting held at south Bucks District council on the 14th May.

The principle elements area:

1 new Gateway feature with two similar buildings. the riverside restaurant adjacent to the River bank and a pavilion building of apartments. these create a sense of threshold at this important location on the masterplan. Maidenhead Bridge 2 the proposed surface treatment and landscape design is further developed as a shared surface space and the junction with Bath Road is proposed as a left in only junction. 2 1 3 the senior living accommodation is further developed following the decision to reduce the storey heights from 3 to 2 ½ storeys. therefore the footprint of the building 3 Mill Lane has increased and the eastern wing slid forward to

accommodate the pavilion building to the south. River Thames Bath Road Bath 4 Further design development of the proposed houses on Jubilee Riverside south has resulted in a more organic character to the layout. Back to back distances have also infl uenced where houses are plotted. 4 6 5 the design of the northern tip to Jubilee Riverside south seeks to address the relationship of the proposed public 5 space to the north.

6 the apartment buildings along the Jubilee Relief River start to illustrate the articulation of the external balconies. Jubilee Relief River DesIGn AnD ACCess stAteMent ACCess DesIGn AnD 27 /// taploW rIVersIde taploW /// 27 May 2014 Masterplan