Aerial Location Plan 6 Maidenhead Bridge River Thames 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 /// TAPLOW 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 Maidenhead 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 on Site. The Site is used by at least eight bat species for foraging M The most influential are expanded on within this section. Some TE of these constraints can also be seen as opportunities. For and commuting and three species roost on Site within built A ST structures. Common reptile and amphibian species are also example trees act as screening and provide amenity value to present, including grass snake, common toad and smooth newt ESS 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 habitats present, of note is the presence of breeding kingfisher A Much of the site lies within the Taplow Riverside Conservation N (a species listed under Schedule 1 of the WCA and afforded IG 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 : Rev TAPLO Hotel (including No. 5 Mill Lane) – as all making a positive • Creation of alternative bird nesting habitat, with areas /// contribution to the character of the conservation area. On this specifically designed to be suitable for kingfisher, to avoid net 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.