Arborfield Garrison Strategic Development Location Supplementary Planning Document

Adopted October 2011 Arborfield Garrison: Development Brief SPD

Foreword

“Our approved Core Strategy (Local Plan) sets out the The Core Strategy identifies four Strategic I would personally like to thank the Council Officers, broad vision for how the Borough of Wokingham will Development Locations (SDLs). These are the many members of the community and others develop in the period to 2026 and how the Council Arborfield Garrison, South of the M4, North and who have put so much effort in these documents. I aims to protect and enhance the very good quality of South Wokingham. Separate design briefs called also thank my predecessor Councillor Gary Cowan life enjoyed in the Borough. The adoption of our SPDs Supplementary Planning Documents (SPD) have been for his considerable input to the formulation of these further secures our control over development over produced for each SDL along with an overarching documents. that period. Infrastructure Delivery SPD which covers all of the SDLs (5 SPDs in all). The Infrastructure Delivery & Contributions SPD The Core Strategy is a vitally important document has evolved from work undertaken in preparing that sets out the local policies we need to ensure These documents have been subject of extensive the Core Strategy. It is aimed at delivering a viable the provision of the new roads we will drive on, public consultation which is summarised in the infrastructure rich solution to support the new the new homes we will live in, the new schools our statement of consultation. Even the most recent developments and this was set out and endorsed in children will go to, the new parks they will play in, consultation has produced more comments and the Core Strategy through policies and Appendix 7. the new shops and doctors’ surgeries we will visit – in suggestions which has proved valuable to further The key message is that I expect that the identified short, the way our communities will look across the improving the documents. With the Supplementary high level of new infrastructure be provided with the Borough. It takes forward the views of the community Planning Documents in place we can promote the highest possible design quality. for high quality development concentrated in a few best possible standards of development and have locations with all necessary infrastructure delivered. more and stronger reasons to reject inappropriate aspects of any proposal.

ii October 2011

I appreciate that many people did not want further These SPDs and policies both in the adopted Core Councillor Angus Ross development at all, but I have been encouraged that Strategy and in the emerging Managing Development Executive Member for Strategic Highways and Planning residents now recognise that if we show we need Delivery Development Plan Document will provide Wokingham Borough Council further development then it must be of the very the framework for developers to continue working October 2011 highest standard. We do live in what is still a high with the Council as Planning Authority prior to growth area for our nation’s economy and this brings the submission of any planning applications. Work with it inevitable housing needs. I challenge the continues to refine the requirements, such as on developers to not only meet but exceed our current roads where recent updated traffic modelling design standards. work can inform detailed design and ensure the development does not adversely affect the local Where possible we need to integrate developments highway network. Ensuring any existing flood risks with existing communities and ensure that they are not made worse is another vital area of continuing are in keeping with the area in which they will be work. Any applications will be tested against all located. I will expect developers to give particularly policies and guidance and guidance and those found careful attention to this. Provision of community wanting will be refused or re-negotiated in order to hubs within the new areas will help ‘kick-start’ the find the best possible solution. sense of community with the benefits that can bring to all. Work continues on further refining those In summary, this guidance aims at enabling requirements, e.g. by applying improved and updated infrastructure rich, high quality design solutions for traffic modelling results. our SDLs which we can be proud of when completed.” iii Arborfield Garrison: Development Brief SPD Introduction 1: Section

Contents

Section 1: Introduction 1 Section 3: Vision and Development Section 6: Delivery 80 27 1.1 Background 1 Concept 6.1 Outline planning applications 80 3.1 Vision for Arbourfield Garrison and 1.2 The Purpose of this Document 2 27 6.2 Ensuring Design Excellence 82 development concept 1.3 The Role of the SPD: Establishing Good Design and Access Statements, 6 Design and Delivery Responding to the SDL site 27 parameter plans and illustrative master 83 Section 2: Site Context 9 A Sustainable Scheme 27 plans 2.1 Location 9 A High Quality Living Environment 28 Design Review 84 Development components for the Building for Life Assessment 84 2.2 Constraints and opportunities 10 29 Planning application masterplan 2.3 Planning Policy Framework 12 Design Codes 85 Section 4: Key design principles 32 A Supportive Development Plan 12 6.3 Conditions and Planning Obligations 85 1. Landscape Framework 33 Planning guidance 14 Planning Conditions 85 2. Neighbourhoods 42 2.4 Community Engagement 15 Planning Obligations 86 3. Character 49 Stakeholder Workshop 15 Delivery & Contributions 86 4. Centres & Schools 59 Community Workshop 1 15 6.4 Strategic Phasing 87 5. Design of Employment Areas 64 Community Workshop 2 16 6.5 Management and Maintenance 88 6. Access & Movement Framework 67 Options Exhibition 17 Highways drainage & open space 88 7. Existing Buildings 73 Statutory Consultation 1 18 Community Infrastructure 89 8. Phasing 76 Wokingham Community Hubs Delivery Board 89 21 Section 5: Climate change and Consultation 78 Appendix One 90 sustainability SA/SEA 22 5.1 Introduction 78 Statutory Consultation 2 22 5.2 SDL-wide Sustainable Urban Design 78 Land use and travel 78 Layout and orientation 79 Surface water 79 iv October 2011 Introduction 1: Section

Section 1: Introduction

Arborfield Garrison SDL is a major 1.1 Background 1.1.2 The identification of four Strategic opportunity to deliver an infrastructure Development Locations (SDLs) within rich and high quality new village. The 1.1.1 Regard has also been taken to the intended Wokingham Borough represents a major revocation of the Regional Spatial Strategy SDL creates the opportunity to re-use and unprecedented opportunity to plan (The South East Plan) by the Secretary of State for new development in a comprehensive a substantial area of brownfield land in July 2010. Notwithstanding the revocation, manner, to ensure that the development at Arborfield Garrison following the the Council continues to regard the approach of new homes goes hand in hand with the MoD’s vacation of the site. The SDL set out in the adopted Core Strategy as robust. provision of essential physical and community will be planned and delivered in its infrastructure. The objective is not simply entirety in order to achieve a sustainable to meet housing targets, but to plan for community. The location is identified in the long-term delivery of sustainable urban the Wokingham Borough Core Strategy as communities, and to avoid the need for being capable of accommodating around piecemeal small scale housing development 3,500 new dwellings with associated which may harm the character of well- established communities. The four SDLs are: transport and green community infrastructure. The existing landscape • Arborfield Garrison; structure of the SDL provides a strong • South of the M4 Motorway; identity and its rural context lends itself • South Wokingham; and, to a development in which the landscape • North Wokingham. is a dominant and influential feature. 1 Arborfield Garrison: Development Brief SPD Introduction 1: Section

1.2.2 The SPD relates to the area of land identified 1.1.3 Each SDL is the subject of a separate 1.2 The Purpose of this Document Supplementary Planning Document (SPD) and in red on Figure 2.1. The SPD does not include an overarching Infrastructure Delivery SPD, 1.2.1 This SPD has been produced by WBC as a new policies for the SDL but builds on the which sets out how and when infrastructure guide for future development of the SDL Adopted Core Strategy (CS), in particular is to be provided and the mechanisms for and to establish the Borough Council’s Policy CP18 and the Arborfield Garrison securing this. expectations about the masterplanning and Concept Statement contained in Appendix 7. design quality that will be forthcoming in It should be read in conjunction with the CS, 1.1.4 The Arborfield Garrison SDL lies to the south future planning applications and subsequent including the Wokingham Local Plan Saved west of Wokingham Town and comprises approved development. It does not contain Policies, the emerging Managing Development the current Garrison site, Hogwood Farm detailed proposals for the SDL but, once Delivery Development Plan Document and and Industrial Estate and land immediately adopted, will be a material consideration in Infrastructure Delivery and Contributions SPD to the south. The entire area, including both determining the appropriateness of planning for the SDLs, as well as with other relevant brownfield and greenfield land, is subject applications and in moving forward through planning documents. to this SPD, and any forthcoming planning implementation. The document has been application masterplans should include prepared on the assumption that applications 1.2.3 The SPD has been prepared in accordance measures to plan for the full SDL. accompanied by a single co-ordinating with the provisions of the Town and Country Masterplan and SDL-wide Infrastructure Planning (Local Development) (England) Delivery Plan will be submitted followed by Regulations 2004 (as amended). Reserved Matters applications as appropriate. For the avoidance of doubt, any standards or

2 requirements set out in this document will also apply to submission of Full applications. October 2011 Introduction 1: Section

1.2.4 The SPD has been prepared through a (SCV). In February and March 2010, this SPD Previous stages: process involving the public, stakeholders, was subject to a formal 6-week consultation representatives from public sector agencies, in accordance with Regulation 18 Town February – March 2010 – First statutory the current development consortium, and Country Planning (Local Development) consultation. landowners, Officers and Members of the (England) Regulations 2004. Council. It aims to balance the aspirations October 2010 – Adoption of North and South and objectives of all of these groups with 1.2.6 As part of the Council’s commitment Wokingham SPDs and adoption of Infrastructure acknowledged best practice principles for the under Section 13 Part 2 of the Planning Delivery and Contributions SPD. design and development of sustainable, high and Compulsory Purchase Act 2004, the quality places. Council is required to keep under review the November – December 2010 – Second statutory matters which may be expected to affect the consultation of South of the M4 SPD. 1.2.5 Extensive up-front consultation has taken development of their area or the planning of place and views have been taken into its development, which includes the purposes June – July 2011 – New Draft SPDs and account in the formulation of this document for which land is used in the SDL. consultation for all four SDLs and the Infrastructure as summarised in Section 2 and set out in Delivery and Contribution SPD. a separate Statement of Community Views

3 Arborfield Garrison: Development Brief SPD Introduction 1: Section

1.2.7 The SPD is accompanied by a Sustainability (a) is prepared for agriculture, forestry, 1.2.9 Wokingham Borough Council considered Appraisal/Strategic Environmental (SA/SEA) fisheries, energy, industry, transport, whether the SPDs were likely to require an and Habitats Regulations Assessment (HRA), waste management, water management, SA/SEA as the SPDs are required in the form which has also been subject to consultation. telecommunications, tourism, town and of development briefs by the CS and will set The guidance from both the European country planning or land use, and the framework for the future development Commission and the Government indicates (b) sets the framework for future consent of EIA projects. Taking account of its how local authorities can comply with the development consent of projects listed in conclusion that an SEA was required for the requirements of Directive 2001/42/EC and the Annex I or II to Council Directive 85/337/ SPDs, the Council has produced a SA/SEA, subsequent “Environmental Assessment of EEC on the assessment of the effects of which details the likely significant effects on Plans and Programmes Regulations 2004” (the certain public and private projects on the environment of implementing the SPDs SEA Regulations) which amplify its operation the environment, as amended by Council and the reasonable alternatives considered, within England. Under the SEA Regulations, Directive 97/11/EC. taking into account the objectives of the SPDs. local authorities must, where appropriate, 1.2.8 The SPD falls under criterion (a) of Regulation It is important to stress that the final statutory carry out a SEA of land-use and spatial plans. 5(2), being a plan prepared for town and consultation was based on new SPDs, rather Regulation 5 (2) of the Regulations describes country planning or land use. In respect of than revised SPDs, in order that the SPDs could that an environmental assessment should be sub-paragraph (b) the SPD will amplify policy be assessed in the context of the SA/SEA undertaken for a plan or programme which: within the Adopted CS, providing further exercise, and alternative options for the SPD guidance on the requirements in respect of a given due regard under the provisions of the spatial framework plan which should form the SA/SEA. The June-July 2011 consultation SPD starting point for master planning the SDL. presents the preferred option following the 4 SA/SEA exercise. October 2011 Introduction 1: Section

1.2.10 The Habitats Regulations Assessment (HRA) with the Borough on the 2007 Strategic 1.2.12 Regard will also be had to the Equality Act tests the likely impacts of a proposal on nature Flood Risk Assessment, and is working in 2010 by Wokingham Borough Council in conservation sites of international importance. 2011 to update that as part of an ongoing delivering the SDLs. These internationally important sites include monitoring exercise. The principles upon Special Areas of Conservation (SAC) and which the assessment and management of Special Protection Areas (SPA), which are often flood risk are based are set out in Planning referred to as Natura 2000 sites. HRA assesses Policy Statement 25: Development and Flood the possible effects of a plan’s policies on the Risk (PPS25). In accordance with PPS25, the integrity of the Natura 2000 sites including 2007 risk assessment informed the CS. The possible effects in combination with other EA is content that ongoing partnership work, plan projects and programmes. including further detailed assessments by the landowner/applicant, will inform planning 1.2.11 In matters of biodiversity protection, flood decisions and lead to acceptable solutions. risk management, sustainable surface The EA notes that flood risk is not significantly water drainage and wider environmental prohibitive to development of this site. The sustainability the EA is supportive of the SPD SPDs will be monitored in light of this ongoing approach. Consultation with the Environment work, in accordance with Appendix 5 of the Agency (EA) is part of an ongoing partnership CS. The EA accept the principle of revision approach to assessing and managing flood following adoption of the SPD. risk within the Borough. The EA worked

5 Arborfield Garrison: Development Brief SPD Introduction 1: Section

1.3 The Role of the SPD: Establishing 1.3.3 The key elements of the SPD are: 1.3.4 It should be read in conjunction with other Government policy documents relating to Good Design and Delivery • a preferred spatial framework plan which large-scale development, sustainability, and should form the applicant’s starting point 1.3.1 This SPD sets out the minimum design design, in particular: for masterplanning the SDL; standards which should be achieved to deliver • Planning Policy Statement (PPS) 1 the new development. Developers will be • design principles aimed at delivering a including Planning and Climate Change encouraged to exceed these standards where high quality scheme; Supplement; possible and will be expected to apply new • requirements for addressing sustainable • Planning Policy Statement (PPS) 3; standards that arise during the life of the design; • Planning Policy Statement 4 (PPS4); document. • requirements relating to the scheme’s delivery; and, • Planning Policy Statement (PPS) 5; 1.3.2 The guidance given here reflects up to date • requirements which should be met at • Planning Policy Statement (PPS) 25; best practice and the general principles can the Outline planning application stage • By Design (DETR); be used to inform all new development in and beyond to ensure adequate and Wokingham. • The Urban Design Compendium (editions consistent approaches to quality and 1 & 2) (Homes and Communities Agency); delivery. • Places Streets and Movement: Better Places to Live by Design (CABE); and, • The Manual for Streets (DfT); and • The Manual for Streets 2 (DfT) 6 October 2011 Introduction 1: Section

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

7 Arborfield Garrison: Development Brief SPD Introduction 1: Section

1.3.6 The remainder of this SPD covers the • Delivery (Section 6): A summary of 1.3.8 For the avoidance of doubt, areas not shown following: the expectations for Outline application as having specific designation will be subject submissions, conditions and planning to policies contained within the Managing • Location, Context and Policy obligations, strategic phasing and Development Delivery Development Plan (Section 2): A summary of the location, management and maintenance. Document, scheduled for adoption in characteristics, planning policy framework December 2012. and consultation events. 1.3.7 The guidance provided in this SPD is intended • Vision and objectives for Arborfield as part of an ongoing design process. WBC 1.3.9 The overarching consideration here is Garrison (Section 3): A summary of the will require the preparation of design codes achievement of a sustainable community. In overall concept and the vision for the SDL and development briefs in advance of this, it differs somewhat from the other SDL’s and the key development principles. Reserved Matters applications in order to build which are essentially extensions to existing • Key Design Principles (Section 4): An upon the guidance, themes and principles communities. Achievement of this will be explanation of what will be required in set out in this document. Section 6 contains dependant on all components of the SDL the development proposals in order to further advice on how design excellence coming forward within the CS period. As such meet the key design principles for the will be carried through the planning and planning permission for development of any Location. construction process. part of the SDL will not be granted unless this • Climate change and sustainability can be conclusively demonstrated. (Section 5): The development expectations for the SDL regarding sustainable design and construction.

8 October 2011

Figure 2.1: Strategic Development Location Boundary Site Context 2: Section

Section 2: Site Context

2.1 Location

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

0km 1km 9

2.1.2 The Arborfield Garrison SDL falls into two 2.2 Constraints and opportunities • pockets of mature woodland, trees and broad parts north and south of Hogwood hedgerows, including formal avenues Farm. The northern part of the SDL is defined 2.2.1 Figure 2.2 illustrates the key constraints on of trees on parts of the Garrison and by the main Garrison complex including the SDL which affect the strategic master green corridors along watercourses and the School of Electrical and Mechanical planning. The main physical constraints drainage ditches, which would need to Engineering and existing residential areas at affecting the SDL have been identified as: be incorporated into the overall landscape Buttenshaw Avenue and around Whitehall strategy for the SDL; • existing residential areas at Buttenshaw Farm. The southern part of the SDL contains Close and around Whitehall Farm which • overhead power lines running east west the Hogwood Industrial Estate, Hogwood will need to be carefully integrated into across the southern part of the SDL; Farm and Westwood Farm but the majority of the SDL; • a gas pipeline running across the SDL; the land is open and rural in character. • potential flood risk within the north • a number of Listed Buildings and two eastern area of the SDL coinciding with Scheduled Ancient Monuments. There small watercourses which run across the will be a requirement to consider these SDL; these will need to be addressed features in the layouts for the site, and in discussion with the EA to identify to ensure that they and their settings appropriate design solutions. A number are treated sensitively. Compliance with of ponds which form part of a network Planning Policy Statement5 Planning of drainage including a balancing pond for the Historic Environment should be to the north of the SDL which should be demonstrated; retained; 10 October 2011

Figure 2.2: Constraints Plan Site Context 2: Section

• the continued use of the Garrison by the MoD. The Council will continue to monitor and seek reassurance that the site will be vacated by 2014; and, • existing buildings and facilities associated with the Garrison and the School of Electrical and Mechanical Engineers, some WBC SDL Boundary of which will be retained. Existing Roads Existing Woodland and Hedgerows 2.2.2 The principal access constraints include: Existing Settlements SSSI • the need to establish better cycle, Existing Power Lines pedestrian and public transport links, as Land Not Controlled by well as vehicular, between the SDL and Consortium Finchampstead North; Flood Risk Zone 3 Flood Risk Zone 2 • the relative isolation from other parts of Existing Water Course the Borough and from Wokingham Town Existing Employment Centre; and, Scheduled Ancient Monuments • limited capacity and resulting congestion Listed Buildings on the A327 through Arborfield Cross Fuel Pipeline With 6m Easement Settlement Separation (Core and other local roads. 0km 1km Strategy CP18) 11

2.3 Planning Policy Framework • phased delivery including a minimum • improvements to transport capacity 35% affordable housing (as supported along A327 and routes towards Bracknell A Supportive Development Plan by Policy CP5 of the CS). It should be and Reading and measures to improve noted that affordable housing proposals accessibility by non-car modes (as 2.3.1 Policies CP18 – CP21 of the adopted CS set out should take account of existing housing supported by Policy CP10 of the CS). how the majority of housing growth in the at Arborfield Garrison and other sites 2.3.4 In terms of key infrastructure requirements, Borough will be delivered. Some 10,000 new when considering house type and tenure the supporting text identifies the need for dwellings are to be delivered through SDLs at: in relation to CP5 and the Affordable around 30,800m2 of additional employment Arborfield Garrison, South of the M4, South Housing SPD; space. Policy CP16 identifies Hogwood Wokingham and North Wokingham. • employment (as supported by Policy CP15 Industrial Estate as a Core Employment Area of the CS) and appropriate retail facilities; 2.3.2 The Inspector’s Report on the CS Examination within which development for business, confirms that around 3,500 new dwellings is • social and physical infrastructure; industry or warehousing will be permitted an appropriate guideline figure for the plan • measures to retain separation from including expansion and intensification period. Arborfield Cross, Swallowfield (including of existing uses. The supporting text also the separation between Arborfield Cross identifies the need for new primary schools 2.3.3 Policy CP4 states that planning permission and Swallowfield), Barkham Hill and and a relocated secondary school. The will not be granted unless appropriate Finchampstead North; detailed requirements for the development of infrastructure is agreed for major the Strategic Development Locations are set • necessary measures to mitigate the development. Policy CP18 sets out key out in Appendix 7 of the CS. impact upon Thames Basin Heath Special requirements for the development of Protection Area (as supported by Policy 12 Arborfield Garrison, in summary: CP8 of the CS); and, October 2011 Site Context 2: Section

2.3.5 A Concept Statement for Arborfield Garrison • focusing on appropriate mix of uses • enhancing local employment is included as part of the CS at Appendix including convenience retail, nursery, opportunities to provide scope for people 7 and, along with other policies of the CS, primary and secondary education, primary who wish to live and work in close forms the basis for this SPD. The Concept health care and community facilities in proximity; and, Statement includes a Concept rationale, new district and neighbourhood centres; • accounting for the setting of the Listed strategic objectives and key requirements • responding to the attractive rural setting Buildings and Scheduled Ancient including landscape structure, sustainability, ensuring that development is absorbed Monuments within the SDL and infrastructure, housing land and mix, key into the landscape retaining physical integrating them carefully with new design principles and planning obligations. separation with Arborfield Cross, development. The detail of the Concept Statement is not Barkham Hill and Finchampstead North; repeated in this summary. The strategic • providing strategic and local transport objectives and key design principles are linkages and enhancements including a elaborated in Section 4 of this SPD. In public transport interchange facility; summary, the objectives for the SDL are: • integrating existing residential • ensuring the overall scale of the development on the periphery of the SDL settlement at Arborfield Garrison creates to provide safe and convenient access to a sense of community through balancing new services and facilities; the mix of dwelling types and sizes and providing local services and community facilities; 13 Arborfield Garrison: Development Brief SPD Site Context 2: Section

2.3.6 Policy CP18 of the adopted CS emphasises the Parish boundary in the SDL which is not Planning guidance the importance of retaining separation of intended for development. It is envisaged that Arborfield from Arborfield Cross, Barkham additional protection will be afforded through 2.3.8 There are other SPDs and other Supplementary Hill and Finchampstead North settlements the MDD DPD, which will confirm the status Planning Guidance produced by WBC which which is illustrated by the CS’s Key Diagram of land between settlement boundaries as should be read in conjunction with this SPD. figure 2.3. This commitment reflects the countryside. These include: CS’s Spatial Issues and Spatial Vision together Supplementary Planning Documents with the adopted Bracknell Forest Core 2.3.7 The Managing Development Delivery Strategy (policies CS4 and CS9 together with Development Plan Document (DPD) is • Village Design Statements. expected to be adopted during the lifetime paragraph 123). The study of Gaps and Green • Infrastructure Delivery and Contributions of this SPD and will form part of the statutory Wedges in the Borough has also found that for Strategic Development Locations 2010 development plan. The DPD will translate high it is essential to retain them and this reflects also subject to first review. the Community Strategy and Audit Report. level policies of the CS into more detailed • Wokingham Borough Design Guide 2007 As such the SPD includes measures that development management principles. It will (currently under review). retain the separation from Arborfield Cross, define the development limits within the • Sustainable Design and Construction Barkham Hill and Finchampstead North. In boundaries of the SDLs and provide further 2010. addition Swallowfield to the west is a village clarification regarding where the development of distinctive character and the approach to envisaged within each SDL would occur. In be taken through development of the SDL is defining the development limits the Council to ensure that it is not harmed. This will be will have regard to the guidance in the adopted SDL SPDs. 14 helped somewhat by the A327 which forms a clear boundary and by the land within October 2011 Site Context 2: Section

Other relevant documents including 2.4 Community Engagement Community Workshop 1 (20th June 2009 Arborfield Parish Hall): • Wokingham Borough Strategic Flood Risk 2.4.1 This SPD has been prepared in consultation Assessment 2007. with the local community and other 2.4.4 The workshop was held in conjunction with • Design and Access Statements 2006. stakeholders and with potential developers. the consideration of South of the M4 SDL. The morning session involved a discussion of the • Highway Design Guide 2004. The full details of the consultation undertaken are contained in the Statement of Community key issues and a visit to the SDL. Clear themes • Highway Design Guide Review 2010. Views (SCV). emerged from the workshop which can be • Landscape Character Assessment SPG summarised within broad headings: 2004. 2.4.2 Three workshops were held to help inform • Traffic and Travel; in relation to residential • Planning Advice Note 2010. the initial options phase of the SPD process as amenity, road capacity and movement follows: • Wokingham Community Hubs choices. Consultation Report June 2010. Stakeholder Workshop (14th May 2009 • Community and Social Infrastructure; • Transport Study 2011. Wokingham Borough Council Offices) in relation to open space provision and • Statements of Community Views (SCV). availability of services for all ages. 2.4.3 The stakeholder workshop involved a half-day • Environment; in terms of environmental 2.3.9 Other planning guidance is likely to emerge event comprising invited technical stakeholders quality, such as reduced impacts from during the lifetime of this document which will and the developer consortia from each SDL. It flooding and noise. be relevant to the determination of planning provided an early opportunity for issues and • Character; so that new development fits applications. opportunities to be highlighted and key SDL well with the existing context. constraints to be discussed. 15 Arborfield Garrison: Development Brief SPD Site Context 2: Section

• Economy; to preserve and enhance Community Workshop 2 (25th July 2009, • some concerns about traffic issues employment opportunities. WBC Offices, Wokingham) relating to extensions of the Hogwood Industrial Estate but recognition of • Delivery and Funding; in terms of 2.4.7 This workshop provided another opportunity developing a suitable phasing strategy to employment benefits; and, for those unable to attend Workshop 1 to ensure adequate infrastructure is put in • an emphasis should be placed on be involved in the process and a further place in the early stages of development. sustainable construction measures, opportunity for the previous attendees to especially regarding utilities and water 2.4.5 The afternoon session involved a site planning comment and ask questions. Notably, two resources. exercise in which tiles could be plotted on strategic options were produced and displayed a map showing locational preferences for for comment. In addition, views were sought development in the SDL. The results of the over the character and form of development. exercise are recorded in the SCV. Key points included:

• the need to reflect the existing character of the Arborfield and Barkham areas and to make the most of existing buildings and retain and enhance the landscape structure;

16 October 2011 Site Context 2: Section

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

Options Exhibition • a clear difference of opinion over the • mixed feelings about extending Hogwood location of the district centre, with some Industrial Estate, with some concerned 2.4.8 Following the workshops, an Exhibition was respondents preferring the centre of the about traffic implications whereas others held to display three strategic options and SDL to maximise pedestrian accessibility supported the idea of more jobs in close to seek views on the overall options and the across all neighbourhoods and others proximity to the new homes; various components of the options. The suggesting it should be located off Nine • strong support for Suitable Alternative options were not mutually exclusive; different Mile Ride Extension for residents of Natural Greenspace (SANG) located to the components from each were taken forward Finchampstead North and beyond; south of the SDL, and for the retention to the preferred option. The main boards • a divergence of views about whether of the existing green infrastructure at were displayed at WBC offices and brochures Nine Mile Ride should form a primary Arborfield Garrison; were deposited at various other venues route in/out of the SDL, with some • support for further neighbourhood throughout the Borough. The exhibition and concerned about impact upon residents centres, for example off Biggs Lane, and questionnaire were available in electronic form of Finchampstead North and others the co-location of schools with district/ on the Council’s web site. The exhibition ran concerned that downgrading the road neighbourhood centres; and, for six weeks during September and October would lead to greater traffic levels on less • a general acceptance of a north-south 2009 and questionnaires and comments were suitable roads in the Barkham area; collated, recorded and analysed. The key spine route but concern about primary issues arising from the consultation included: routes accessing Langley Common Road.

17 Arborfield Garrison: Development Brief SPD Site Context 2: Section

Statutory Consultation 1: February – principle of development, although many considerable concern that ‘greenfield’ March 2010 were very concerned about the practical land would be developed before implications of this amount of development. ‘brownfield’ (previously developed) land 2.4.9 As part of an iterative design approach, In particular they were concerned how or that the previously developed land feedback from the workshops and exhibition the developments and their associated would not be redeveloped at all. This event was used by the consultant team to help infrastructure would be delivered in concern was magnified by a perception inform the generation of design solutions – accordance with the SPDs and the CS. Not of uncertainty regarding the Ministry of sensitive to views expressed at the community surprisingly, the majority of responses were Defence’s position about their vacation engagement events and balanced with the CS concerned with issues of traffic and highway of the site. The SPDs have been created objectives – for each of the SDLs. safety but the greater majority of responses with a view to retaining the best of the also reflected a number of detailed concerns established trees and open spaces as 2.4.10 The outcomes of the series of informal or issues of which the headlines were: well as preserving protected wildlife and consultations were a significant part of the their habitats. Additional protection will process and were influential in preparation • Loss of open/green land/trees and be afforded by use of Tree Preservation of the draft SPDs which were subject of threats to wildlife. Comments relating to Orders and use of planning conditions; the statutory consultation which took place these issues reflect one of the impacts • Location of proposed housing, community between the 9th February and 23rd March of the choice made in pursuing SDLs as facilities and SANGs in the SDLs. The 2010. The consultation produced 877 written the main delivery mechanism for the SPDs were constructed by balancing the responses and these are considered in the growth of Wokingham rather than in a professional, technical and stakeholder Statement of Consultation. Very few of piecemeal manner in the existing urban inputs collated through on going design the consultation responses questioned the area. In the case of Arborfield there was 18 process and the consultation comments. October 2011 Site Context 2: Section

It is considered that the original principles of viability has taken place using external robustly carried forward into subsequent were sound and there has been no need consultants which further supports planning applications and associated legal to modify the overall approach chosen; deliverability as established through the agreements; • Separation of settlements. This was a key EiP Inspector’s report and the adopted • Delivery of high quality development. concern in the initial preparation of the Core Strategy. Phasing will be critical This is a key concern of the Council and SPDs themselves and design work was and this will be an integral consideration the original suite of documents and plans undertaken to ensure an appropriate to the determination of the subsequent was put together with this clear objective. solution was found. This relates to the planning applications based upon the The documents have been further tested South of the M4 SDL in the main and consortia’s and developer’s infrastructure via a detailed legal checking process and to a lesser extent to South Wokingham delivery plans in due course. These will be it is considered that they are as robust and Arborfield Garrison where the agreed as part of a submitted planning as possible in the context of the type of key concern was the separation of the applications; document that they are. These matters Garrison from the existing settlement to • Ability of services and infrastructure will be dealt with in more detail through the east; (e.g. flood management and education the later planning application processes • Viability and phasing of Infrastructure. etc) to handle the new development. and will be subject to further consultation There was considerable concern that the Detailed consultation was undertaken and consideration at that time; developments would proceed without the with the widest possible range of service • Further development beyond the headline infrastructure requirements of Appendix providers and statutory undertakers as figures for each SDL. The numbers 7 of the Adopted CS being met or being part of the formulation of the SPDs. required from the SDLs and the densities only partially met. Detailed consideration The requirements identified by them to be achieved are set out by the CS and and set out in the CS are therefore 19 Arborfield Garrison: Development Brief SPD Site Context 2: Section

endorsed by the Inspector at the EiP and The EIP Inspector endorsed measures process and will be subject of further developers will be expected to work to relieve Arborfield Cross. Subsequent public consultation at that time. Traffic within the policy framework; modelling has suggested that this is best modelling has been completed and • Transport issues. The SDLs have been achieved by a by-pass. The details of this ongoing discussions with the Highways traffic modelled and the outputs show need to be worked out in conjunction Agency and neighbouring authorities that the SDL package once delivered with developers. Key considerations will help to inform and refine transport will achieve a nil detriment scenario will be routing, environmental, nature solutions to issues within the SDL and, in 2026. A more detailed assessment conservation, and impact on existing through the IDC SPD, to those outside of North Wokingham has confirmed settlements such as Farley Hill and but influenced by the SDL; this is the case, based upon the Arborfield and on individual properties. • Other matters. A large number of Council’s preferred transport option. To a lesser extent this was also true of the respondents sought details outside of Residents wanted specific details of South Wokingham Southern Distributor the scope of the SPD. For instance, many road alignments, routes or junction Road and the Shinfield Eastern Relief wanted clarification of what will happen details. This was particularly the case, for Road. There has also been concern as to Emmbrook Secondary School (North instance in North Wokingham in relation to the impact of off-site works on minor Wokingham) or questioned the logic of to the Northern Relief Road/Ashridge roads, particularly in respect of how the closure of Ryeish Green Secondary School Interchange issue which has been subject character of the roads will be protected. (South of M4). Others wanted specific to further modelling as recommended A number of specific roads were details of how closure or partial closure by the EiP Inspector and in the case of suggested in representations. These are of railway crossings (South Wokingham) this SPD, in Arborfield particularly in matters that will be dealt with in more would work. Others sought details or 20 relation to the by-pass and Park Lane. detail through the planning application reassurances of matters that will be dealt October 2011 Site Context 2: Section

with in more detail through the planning Wokingham Community Hubs • Benefits to users from collocating application process and will be subject of Consultation (17th June – 19th June 2010) different uses and the synergies gained further public consultation at that time. from locating next to a school. 2.4.12 Three workshops were held separately to help • The importance of reflecting the needs of 2.4.11 A further 80 responses were received after gain a better understanding of the spatial all users when locating different facilities. 23 March 2010 i.e. after the consultation needs of each local group to explore the size • Exploring alternative methods for ended. These raised no new issues which and requirements for new faith facilities and managing and controlling open spaces had not already been addressed via those community centres. These included statutory and playing fields through for example, received before that date. All responses were consultees (session 1), local stakeholders North community trusts. summarised and form part of the background and South Arbofield (session 2) and South of paper within the Statement of Consultation. the M4 (session 3). All the events took place at • Reusing and revitalising underused the Finchampstead. The key conclusions that buildings as part of establishing a new could be drawn from the three workshops community. include: • Bringing green infrastructure into new public spaces and for public buildings to • The role of centres in helping to foster take a lead role in promoting sustainable stronger ties within and between design. different communities. As such an approach that considers the whole area • Centres and local facilities should be should be used when considering the collocated thoughtfully with sustainable location of new facilities. modes of transport and provide opportunities for walking and cycling. 21 Arborfield Garrison: Development Brief SPD Site Context 2: Section

SA/SEA and local residents. As is the case with all over the future plans of the MoD and the SDL SPD responses, comments fell generally public sees enormous risks in developing 2.4.13 The SA/SEA considered alternative options for into three overarching categories: those part of the SDL before the whole of the the SDL, including an assessment of the short, relating to matters contained in the CS; those site has been vacated and is available for medium and long term impact. The preferred relating to the content of the SPDs; and those development. In principle the Council option that was subsequently subject to addressing implementation matters, which will promotes the development of brownfield statutory consultation and is contained in come to the fore as the process of ongoing land but realistically, in order to meet the this new SPD was found to be the most design, planning and management of the SDL housing targets for the predominantly sustainable solution within the context of the progresses. These responses will be considered rural borough, some development CS. in more detail in the SCV but the key issues has to take place on greenfield land. are identified below. Artificial restrictions on phasing such as Statutory Consultation 2: 15 June – 27 a “brownfield first” approach may hinder July 2011 • Greenfield Land vs. Brownfield Land: the achievement of the best possible The majority of respondents accepted development outcome in the long term 2.4.14 The consultation on the draft Arborfield the need for new houses and endorsed and should therefore not take priority Garrison SDL SPD was undertaken in May the logic behind development of the over the good planning and design of 2011 and ran until July 2011. It generated brownfield (previously developed) land the SDL. The phased release of land for 455 representations (including some 5 comprised by the Arborfield Garrison. development will help to trigger the duplications, one early and ten late comments) However, strong objections were raised delivery of the necessary infrastructure from a variety of statutory consultees, to the development of any greenfield and the need for an agreed Infrastructure organised groups, development consortia land. There remains a lot of uncertainty 22 Delivery Plan to accompany planning October 2011 Site Context 2: Section

applications is stressed in the SPD and SPD requires a flood risk assessment signalling and other possible works. The will be a key consideration in the Local be undertaken and agreed with the increase in traffic is also perceived to have Authority’s decision-making. The MoD is Environment Agency. An overarching significant impact on highway safety as expected to vacate the site by 2014. infrastructure planning application or an existing black spots along the A327 are • Infrastructure & Services: A major Infrastructure Delivery Plan should be dangerous for pedestrians and cyclists. concern was the capacity of the existing prepared to demonstrate how the SDL This was also noted as a concern by infrastructure and services to cope with will deliver the required infrastructure. respondents from outside the Borough the proposed development of the SDL • Highways, Highway Safety and Public boundary. It was also highlighted that and the deliverability of improvements. Transport: Highways and highway safety the area is poorly serviced by public This relates not only to highways but also are two of the most common topics transport. However the introduction of to electricity, gas, internet, waste, water raised. Respondents emphasised that a new bus route through Area B has supply, sewage, emergency services, the existing highway infrastructure in raised concerns at the same time, and the health services, flood prevention and the area would not be able to cope with Council will consider alternatives to this. drainage. In particular the latter is the additional traffic. General support Further traffic modelling has now been perceived as a major concern. Policy CP4 was expressed for the new bypass, completed. The Inspector recognised of the CS states that planning permission in particular its early delivery. The the essential nature of new transport will not be granted unless appropriate Borough Council supports the delivery infrastructure to ensure that development arrangements for the improvement and of an Arborfield bypass, and will take could be accommodated within the provision of infrastructure and services into account both traffic and amenity upgraded highway network. The Council have been made and all future planning issues, including the potential impact will continue to monitor the SPD in light applications must conform to this. The on Arborfield Cross of any road works, 23 Arborfield Garrison: Development Brief SPD Site Context 2: Section

of any development and infrastructure and other areas of biodiversity and The SPD acknowledges the requirement works as they occur. The SPD aims to ecological importance are incorporated for the SANG to take full account of make public transport as efficient and appropriately into future development the design criteria and specification of convenient as possible to encourage schemes. The SPD is committed to the Natural England and to provide a high alternative modes of travel within easy preparation of an overall landscape level of connectivity between areas of walking distances. Highway proposals will strategy and the retention of established open space, green infrastructure, sports be subject to a formal safety audit at the trees and wildlife habitats. Tree and play areas to ensure a good level of detailed design stage. Preservation Orders will provide additional access and use. There will be a network • Loss of trees and threats to wildlife: protection. Future planning application of walks to/from the SANG with particular Concerns were raised about the loss will need to provide ecological studies attention given to the provision of good of mature trees and the impacts upon identifying potential impacts and connections between the proposed SANG protected landscapes and habitats of appropriate mitigate measures. and the residential neighbourhoods. protected species. The SPD aims to • Provision of open space and the SANG: • Scale of development and separation retain as much of the established trees, The respondents welcomed the provision of settlements: The scale of the habitats and open spaces as possible. of additional open space but emphasise proposed development was considered The SPD stresses that a comprehensive that playing fields and existing open inappropriate and detrimental to the and thoughtful approach should be taken spaces should be safeguarded from character of the local area. Respondents to the proposals in order to ensure that development. Several representations were concerned that the development important green spaces, local topography, criticise the proposed SANG location could potentially exceed the Council’s mature trees, hedgerows, wildlife habitats for being inaccessible to local residents. commitment for around 3,500 new 24 October 2011 Site Context 2: Section

dwellings resulting in urban sprawl and provided local residents are prepared to of the additional traffic upon the historic loss of identity. The adopted CS sets out take up the offers that will be provided. environment, in particular conservation a requirement for a guideline figure of • Design and historic environment: The areas and listed buildings on and around around 3,500 dwellings, employment SPD promotes diversity and distinction in the SDL. provision and associated community future development schemes. It identifies • Location of proposed housing in Area services and facilities at Arborfield. The three broad character typologies that B: Concern was expressed about the SPD stresses the need for a sensitive should guide schemes in helping to impact of Area B on the existing, adjacent approach in terms of managing the reinforce the settlement structure. It residential area as well as on trees and relationship between existing and further sets out guidance on the design wildlife and issues of flooding. The SPD new development as illustrated by the of buildings and materials that should includes amendments made since the additions of transition areas and design be used. Listed buildings and Scheduled last consultation in February/March 2010 solutions in Appendix 1. Ancient Monuments are protected by which take account of comments made • Pollution: Concerns were raised regarding legislation that is reflected in the SPD. at that stage regarding those issues. an increase in noise, fumes and dust as Furthermore, the SPD seeks to retain non- The SPD requires special consideration a result from the increase in traffic, in listed buildings of interested that might to the design of Area B where it adjoins particular construction traffic. Legislation could fulfil useful community functions existing homes through the identification and regulations are in place to ensure that or offer potential for conversion to other of a “transition area”, where generous the impact on air, noise and water quality uses or provide a local landmark, thereby boundary planting is sought (as illustrated is managed and maintained at acceptable contributing to the character of the SDL, in Appendix 1), and where a minimum levels. Greater levels of non-car use subject to suitability and viability of such distance of 35 metres between the should also help to limit the impacts proposals. With regards to the impacts 25 Arborfield Garrison: Development Brief SPD Site Context 2: Section

curtilage of existing houses and any and district centres, the supermarket • Flooding: Concern about flood risk was new housing will be provided. Area B and schools received mixed responses. raised by several respondents as a result is considered important for the delivery These proposals are based on the of localised surface water flooding in the of around 3,500 dwellings because adopted CS that requires such facilities past. However, the EA note that flood it lies in close proximity of the district to create community hubs and aid with risk is not prohibitive to development centre, and its development will place community development. However, of this site, and will continue to work more people within walking distance. detailed assessments of these facilities will in partnership with the Council and the Alternative locations for the dwellings be addressed during later stages of the landowner to identify appropriate design indicated in Area B may necessitate design and planning process. solutions at the Outline application stage. development moving out towards the • Employment: The proposed extension of 2.4.15 The four Strategic Development Location SPDs open countryside. Hogwood Industrial Area raised concerns and the Infrastructure Delivery & Contributions • Affordable Housing: Even though about the increase in traffic and the lack SPD have been amended to reflect output for general support was expressed for the of demand. The SPD aims to provide living the new statutory consultation. A number of provision of affordable housing, 35% and working in close proximity while changes to the text have been required both was considered too high. The adopted CS providing enhanced public transport, in order to amend or to clarify issues or to requires 50% affordable housing within creating walkable neighbourhoods and correct facts. The text has also been amended the Borough but permits a minimum of meeting some of the energy demand on in order to reflect changes to the SPDs or to 35% within the SDLs to assist viability. site through community hubs, to reduce graphics embodied within the documents. the need to travel by private car. • Community facilities: The proposed Where appropriate illustrative material has also provision of community facilities, local been amended in order to provide additional 26 clarity. October 2011 Vision & Development Concept 3: Section

Section 3: Vision & Development Concept

3.1 Vision for Arborfield Garrison and the retention of which are important. A sustainable scheme Development Concept This high quality setting provides an ideal physical framework for master planning. It 3.1.4 In addition to demonstrating a sensitive 3.1.1 Arborfield Garrison SDL presents a rare requires an equally high quality development approach to the SDL through the planning opportunity within Wokingham Borough to response, and the Council expects that application masterplan, the environmental redevelop a previously used site for a new the new settlement at Arborfield Garrison performance of the SDL should be to very high community. In supporting the allocation of will be a Twenty First Century model of a standards. Carbon neutrality should be seen Arborfield Garrison through its CS, the Council sustainable, integrated place. Integration with as an objective for the SDL site’s owners and expects to see an overarching planning the existing residential communities should be developers, and their strategy and programme application masterplan for a progressive and demonstrated. for delivering this should be clearly set out in distinctive settlement with a unique local any planning application. identity. 3.1.3 In order to maximize this opportunity it will be essential for any development to achieve the 3.1.5 The development should be planned and Responding to the SDL site objectives outlined in this section, which are developed to achieve a good degree of self- central to the SDL Vision. The requirements containment. The daily needs of its residents 3.1.2 Set within an attractive landscape, Arborfield of “Building for Life” should be taken into should be catered for through provision of a Garrison’s large scale mature trees, account in preparing applications for the SDL; mix of services and employment opportunities watercourses and historic buildings provide the Council’s aspiration is to achieve Silver which are easily and safely accessible. Planning an important context for a distinct settlement Standard at each SDL within the Borough. for efficient and convenient public transport which draws its character references from for those undertaking journeys beyond these natural and well established features, the SDL should be evident, and the use of 27 Arborfield Garrison: Development Brief SPD Vision & Development Concept 3: Section

alternative modes of travel should be made features and character are to influence the A high quality living environment appealing and attractive for local trips. The appearance of contemporary architecture Local Planning Authority will need to be within the SDL. The SDL should strive to 3.1.8 This will be a place in which access to open reassured that incentives and innovations become an exemplar scheme where public space, play and sports facilities will be a are in place to encourage residents to adopt buildings demonstrate best practice in green priority. Connected by safe walking and sustainable travel patterns from the scheme’s building design. cycling routes, there will be an emphasis on inception. promoting opportunities for healthy and active 3.1.7 The scale of the development offers an lifestyles. 3.1.6 New buildings at Arborfield Garrison will opportunity for local energy generation, and demonstrate the use of sustainable building water and waste management schemes. 3.1.9 A wide range of housing types, sizes and techniques to ensure high levels of energy These are seen as essential components of the tenures will be made available to ensure efficiency. Whilst the character of the development. In addition, proposals for local housing choice and inclusivity for the widest architecture and the finishing materials used food production and composting should be possible group of residents. The layout and should draw on the local context, the style of formulated. Long-term management of the design of residential areas will create local the buildings is expected to be contemporary landscape should encompass such activities distinctiveness in response to the setting in so far as it reflects the influence of and plans to demonstrate how this will be of the site and the planning application sustainable building design. The SDL should achieved will be required. masterplan structure. Variety will be evident strive to become an exemplar scheme where as people move through the SDL, however, a public buildings demonstrate best practice sense of cohesion should prevail as a result of in green building design. Applicants should the materials used. demonstrate the principle of how local 28 October 2011 Vision & Development Concept 3: Section

3.1.10 The local needs of residents should be catered edges of the SDL. Provision for additional • One District and two Neighbourhood for through provision of a mix of services sports, play and recreation is to be a centres designed to act as community which are easily and safely accessible on foot, priority. hubs within the residential bike or by public transport. neighbourhoods, providing local retail, • Residential neighbourhoods scaled and designed in accordance with the community, recreation and education Development components for the principles of walkable neighbourhoods, to facilities for the residents of the SDL to Planning application masterplan provide an appropriate mix of housing to enable them to access local facilities suit the needs of the whole community. without the need to travel. Centres will 3.1.11 The following development components include well designed public spaces should be evident in a single planning • The character of new development should capable of catering for a variety of application masterplan for the SDL. Each reinforce the structure of the place. The functions, as well as enhancing the component will be governed and guided by intensity of development (density), the quality of the public realm experience. the principles set out in Section 4. street types and the design of the public places should combine to establish local • Employment provision, through local • A landscape framework which embodies distinctiveness. services and facilities, within the a green infrastructure and open space District Centre (B1) and at designated strategy, including provision for Suitable employment sites (Use Classes B1, Alternative Natural Greenspace (SANG). B2 and B8 at Hogwood Industrial Natural features and groups of trees Estate extension) to ensure a range of and hedgerows should be incorporated, employment opportunities. and the framework should integrate

seamlessly with the rural surrounds at the 29 Arborfield Garrison: Development Brief SPD Vision & Development Concept 3: Section Primary Streets Indicative Secondary Street Connections District Centre Primary Schools Provision to be Provided in the Neighbourhood Centres Secondary School Provision to be Provided in the District Centre Neighbourhood Centre Suitable Residential Area Potential Green Open Space Location Potential SANG Location Existing Structural Planting • An access and movement framework to 3.1.12 The accompanying preferred spatial Scheduled Ancient Monuments on Site include provision for a public transport framework plan (figure 3.1 opposite) highlights Listed Buildings on Site interchange within the District Centre, the anticipated configuration of the strategic Proposed Employment Existing Employment and to facilitate easy and safe walking development components outlined above. Existing Development within SDL and cycling both within the development The accompanying illustrative preferred spatial Existing Community Hall to be Retained and to adjacent areas. Movement is to framework plan (figure 3.1 opposite) highlights Transition Areas be catered for through the provision of the anticipated configuration of the strategic Connections to SANG to be Demonstrated a hierarchy of routes which distinguish development components outlined above. between higher and lower order It will be subject to ongoing refinement as connections. the master planning of the SDL progresses • Physical connections to existing through the Outline and Reserved Matters communities to ensure community stages, in order to ensure the best possible integration and access to new and design solution for large scale development existing facilities. are achieved throughout the plan period. • The integration of Listed Buildings, 3.1.13 Settlement boundaries will be established by elements of military heritage, Scheduled the Managing Development Delivery DPD and Ancient Monument and other key the separation of settlements cemented in buildings to be retained and re-used. accordance with CS policy CP18.

30 October 2011

Figure 3.1: Preferred Spatial Framework Plan (exact development areas to be agreed through ongoing discussions with LPA) Approximate Indicative Vision & Development Concept 3: Section Indicative area dwelling capacity (ha) (dwellings) Area A 35 1,050 A. Includes Neighbourhood Centre and a primary school Area B 7 190 Area C 39 720 Includes District Centre and Secondary School Area D 56 1,540 Includes Neighbourhood Centre and a primary C. B. school 3,500

Notes 1. SDL to be planned according to guideline figure of 3,500 dwellings up to 2026 D. 2. Land for Schools assumed as up to 10 ha. for Secondary School and 2.5 ha. for each Primary School. 3. Land for each centre assumed to be up to 6 hectares for the District Centre and up to 1.5 ha for each Neighbourhood Centre. 4. Areas A – D indicate areas for development and do not refer to development phasing. 5. In order to protect the existing mature trees a detailed tree survey of the site should be undertaken to inform the masterplan. 6. Particular regard should be had to pedestrian and cycle connectivity between the neighbourhoods, the SANG to the South, and surrounding areas.

0km 1km 31

Section 4: Key Design Principles

Arborfield Garrison already benefits from a number of high quality open spaces that are fronted by development. These must be incorporated into the landscape framework for the SDL.

4.1.1 This section takes each component of the 4.1.2 These principles are seen as a starting 4.1.3 Reference is made to the CS Appendix 7 Preferred Spatial Framework Plan and provides point for ongoing design, and are by no Concept Statement requirements and the a set of principles to guide the design of the means exhaustive. Applicants are expected Council’s Landscape Character Assessment SDL, both at the Outline application stage to develop and refine these ideas at the SPG. In evolving these, a list of development and for any subsequent Reserved Matters Outline and Reserved Matters stages, and to requirements are grouped according to a applications. demonstrate how they have taken account number of design and development principles. of these principles through their Design & Applicants are required to respond directly Access Statements and applied these to the to these objectives and themes through their development as a whole as well as individual Design and Access Statements, in order to sites. demonstrate and explain how they have been taken into account.

32 October 2011 Key Principles Design 4: Section

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

Requirements 1. Landscape Framework Design Principle 1a: The 1a(i): The landscape framework should seek to The Core Strategy requires: landscape framework is of critical integrate and afford importance to all existing • A clear landscape framework which importance in the masterplanning landscape features, including the local integrates the development with the of the SDL. The landscape design topography, hedgerows, the existing tree landscape and shows how the urban should draw on the existing pattern including avenues of trees associated edge will be managed; and, with the Garrison (such as the distinctive horse landscape context which is a unique chestnuts adjoining Nuffield Road and the • A positive response to the topography remnant avenues of oak around West Court), of the SDL and existing tree planting, and distinctive element of the SDL watercourses (including that bisecting the SDL which should be incorporated into the and will assist in delivering a strong broadly from east to north west feeding into layout. character providing an enviable the existing balancing lake in the north eastern The following design principles build on part of the SDL adjoining Biggs Lane, and this requirement: setting for development. This in turn that which runs from the centre of the SDL has significant potential to enhance southwards), ponds, wetland areas, grassland, development values within the SDL. footpaths and bridleways. A detailed tree survey should be undertaken to inform the applicant’s masterplanning exercise. The applicants should demonstrate how all existing landscape features have influenced 33 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

the planning application masterplan, and how Requirements they will be incorporated into the landscape Design Principle 1b: The framework and within proposed development landscape framework should protect 1b(i): In seeking to retain and enhance the existing areas. landscape features, consideration should be and enhance ecological habitat and given to the protection of all ecological habitat 1a(ii): The existing landscape character zones across biodiversity across the SDL. and biodiversity features of the SDL. the SDL and beyond its boundaries should inform the landscape framework, and in 1b(ii): Any impact on the ecological habitat and turn the landscape treatment within the new biodiversity of the SDL as a result of built residential neighbourhoods. The applicants development should be mitigated against should set out their analysis of the existing in a manner which enriches and enhances landscape character and clearly explain how the overall habitat and biodiversity assets these have influenced the planning application of the SDL. Applicants will be required to masterplan, and how new development will demonstrate that proposals for the protection respond to this important context. and enrichment of habitat and biodiversity across the SDL are capable of delivery and, 1a(iii): Particular regard should be had to the where necessary, ongoing maintenance, relationship between the landscape within the wider landscape framework. framework and the adjoining Longmoor Bog, Site of Special Scientific Interest (SSSI) as well as the California Country Park. 34 October 2011

Figure 4.1: Landscape Framework Diagram Key Principles Design 4: Section

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

Proposed SANG Suitable Location for Multi- Functional Green Open Space Opportunities for Sustainable Urban Drainage System Tree Lined Avenues Connections to SANG to be Demonstrated Existing Formal Open Space to be Retained and Enhanced Existing Structure Planting to be Retained and Enhanced Existing Development New Development 0km 1km Proposed Employment Site 35

Requirements • new ponds, which can enhance the Design Principle 1c: The recreational and visual qualities of the landscape framework should 1c(i): Public open space should be provided in SDL; accordance with Appendix 4 of the CS and/or • wetland areas; and introduce new landscape and green any subsequent DPD adopted by the Council. infrastructure features to the SDL • intended maintenance measures. 1c(ii): A flood risk assessment should be prepared 1c(iii): New planting will be carried out across the in order to enhance and protect and a comprehensive system for water SDL to enhance the existing planting. New the residential setting and quality. management should be provided, which takes native woodland and tree planting, new account of existing SDL features. All measures Landscape design within the SDL hedgerows, grasslands and wild flower will need to be agreed with the Environment meadows should be considered and proposed should relate to place making at Agency, who support the principle of through the landscape framework. both the strategic and local level, in comprehensive water management plans for the SDL. The new system should include, at 1c(iv): When considering the transition between order to create a living and engaging least: new and existing developments a thoughtful landscape. • proposals for effective drainage, including approach should be used to help enhance sustainable urban drainage, drawing on the interface between existing and proposed evidence from other developments; developments such as shared public open • measures for flood prevention and spaces, pedestrian, vehicular and/or landscape protection; connections. In the case of Arborfield Garrison 36 ‘Area B’, which adjoins existing residential October 2011 Key Principles Design 4: Section

Allotment gardens should form an integral part of the landscape Outdoor play space must be conveniently located close to framework. residential areas like this example at Skylark Way, Shinfield.

development, contains a number of mature 1c(v): In addition to open space requirements • Outdoor sports pitches, including natural trees of amenity value which contribute to the proposals for allotments should be made in turf pitches in suitably level and easy character of the area. An indicative layout order to promote local food production. These draining locations; drawn for Area B is contained in Appendix should be easily accessible for residents, and • Sports provision for activities such as A, which illustrates the retention of mature can form attractive and interesting focal points tennis, bowls and basketball; and trees surrounding the existing community within residential neighbourhoods; on this • Changing facilities, club storage facilities, hall and transition areas bordering new and basis they should not necessarily be located in lighting and safe parking (including secure existing development. A 35 metre distance peripheral locations, but should be integrated cycle parking). between the curtilage of existing properties as part of the living landscape. and any new housing is required to create In providing for sport, existing facilities arising this transition area. The SPD also requires the 1c(vi): Provision for sports and play is essential to from the Garrison should be re-used provided sensitive introduction of new planting at the promote opportunities for healthy and active that they can be demonstrated to be safe and south eastern edge of Arborfield Garrision SDL lifestyles. Playing fields should be provided easily accessible to residents. should be considered as a mechanism to help and designed in with regard to Sport England Shared and dual use of indoor and outdoor enhance and protect the distinct residential guidance, design guidance from sporting sports facilities between new schools and setting of Finchampstead. This is illustrated National Governing Bodies, and the principles clubs should be thoroughly explored with the by an indicative layout for Nine Mile Ride set out in Fields in Trust: Planning & Design for Local Education Authority, local stakeholders contained within Appendix B. Outdoor Sport and Play. This should include provision for: and community groups. Where this is proposed the applicants will be required to demonstrate that such agreements with the LEA can be delivered. 37 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

Provision for play will include: 1c(vii): Suitable Alternative Natural Greenspace basin heath’s Strategic Access Management (SANG) should be provided in accordance and Monitoring (SAMM) project, for which a • Designated play areas comprising with the requirements of the CS, and will planning contribution may be sought. Neighbourhood Equipped Areas for therefore be based on a formula of 8 hectares Play (NEAPs), Local Equipped Areas for per 1000 population assuming an average Its functional role as SANG should remain Play (LEAPs), Local Landscaped Areas household size of 2.4 persons per dwelling in perpetuity and should play a key role in for Play, and Local Areas for Play (LAPs) for development land within 5 km radius of retaining the separation between settlements. which should benefit from casual safety the Special Protection Area, and 2.16ha per The CS requires both open space and SANG to surveillance, by direct overlooking from 1000 population for the development land remain in perpetuity. adjacent and surrounding development, lying between 5 and 7 km from the Special and by proximity to routes and Protection Area. It should take full account connections through and across the SDL; of the design criteria and specification of • Other outdoor play and recreational Natural England. This should be located in the facilities, including Multi-Use Games southern part of the SDL, (noted by the EiP Areas (MUGAs), Skate Parks, BMX Tracks, Inspector as an appropriate SANG location), Youth Shelters, at safe and appropriate around West Court which is a Grade II Listed locations; Building, as one large, comprehensive site with appropriate parking accessible to the A327. It should take full account of the design criteria and specification of Natural England.

38 Regard should also be given to the Thames October 2011 Key Principles Design 4: Section

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

Design Principle 1d: The design Requirements the opportunity for comprehensive SUDS; this will need to be demonstrated at the Reserved of the urban landscape should 1d(i): Streets should be characterised by well Matters stage as detail landscape schemes managed planting, to include street trees of begin to emerge. contribute to the sustainability, an appropriate scale and robustness. Existing ecology, and amenity of the hedgerows may be incorporated into new 1d(iii): Play areas are expected to be designed on an development. streets where possible and steps should individual basis to respond to their context. be taken to ensure their protection during Therefore, those within the urban areas will construction and thereafter. have a different design approach to those located in areas of strategic open space. 1d(ii): SUDS (Sustainable Urban Drainage System) will be required to permeate built-up areas 1d(iv): Opportunities for the use of green or brown of the SDL. Where SUDS features are present roofs and green walls should be pursued for in streets they should be designed to fit that schools, community buildings and for the context, and to be an integral part of the supermarket. Primary schools in particular street. SUDS features within the District and are considered suitable candidates for these Neighbourhood centres are anticipated to be features, as green roofs and walls will aid more urban in character, and will differ from natural cooling and insulation. In addition, those in residential areas and in areas of open schools should benefit from outdoor space. The choice of surface materials for classrooms and good levels of sun-shading. hard landscape areas will take into account 39 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

The landscape framework must provide for a variety of informal Footpaths provide ready access to this open space at The Carillons Public art is an important component in the design of the landscape recreational activities as well a mix of habitats as at this green in Wokingham. framework. This example is in Campbell Park, Milton Keynes. space in Wokingham.

Requirements 1e(v): Public art drawing inspiration from local Design Principle 1e: The traditions or history or providing a strong landscape framework should include 1e(i): A system of local recreational routes should statement relating to the location as a place cross the SDL and make provision for walking high levels of connectivity between will be encouraged. Installations and art and cycling. Where possible, these routes features should be located where they can should seek to enhance existing SUSTRANS areas of open space, SANG, green be encountered as people move around the routes and connect to existing and new public SDL, so that they can be enjoyed by a greater infrastructure, sports and play areas rights of way so as to afford access beyond number of people. Art which draws inspiration the SDL boundaries. in order to ensure good levels of from local traditions or history, or providing access and use. 1e(ii): These routes should be regarded as green a strong statement relating to the location corridors, and should in themselves enhance as a place will be encouraged. To ensure this ecological connections around the SDL. is achieved, a strategy for public art should form part of the planning application process. 1e(iii): Particular attention should be given to providing safe and convenient connections The strategy should identify themes and between and within the proposed SANG and locations (within both built areas and open the residential neighbourhoods. landscape areas) for public art, and make clear the methods of funding and delivery that 1e(iv): Within the network of recreational routes will be brought forward as the development opportunities for interpretation panels should progresses. be identified in order to relate the SDL’s cultural and military heritage to future SDL 40 users. October 2011 Key Principles Design 4: Section

Design Principle 1f: A system Requirements of landscape management should 1f(i): The applicants should enter into discussions with WBC with regard to the ongoing be put in place to ensure ongoing management and maintenance of all of the maintenance, enhancement and landscape elements of the development. Innovative strategies and alternative stewardship of the landscape. mechanisms for maintenance by the Council should be tabled for discussion at an early stage in the design process. These matters will be the subject of Section 106 legal agreements to ensure that they are both achieved and retained.

41 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

This local centre at Oxley Park in Milton Keynes provides for a mix The local Primary School at Shinfield is a distinctive building that of retail opportunities with apartments above. Development fronts creates a local landmark and relates positively to the street and onto a square that accommodates areas for seating, parking and a adjoining housing. public transport route.

Requirements 2. Neighbourhoods Design Principle 2a: The built The Core Strategy requires: development should be structured 2a(i): Each neighbourhood should have a to create three attractive, walkable, recognisable centre at its core, related to key • A built form which supports the residential neighbourhoods: streets to ensure that they are accessible and strategic objectives for the development visually prominent (Biggs Lane to the north for and assists in creating a recognisable • the northern neighbourhood example and the extension to Nine Mile Ride identity; will focus around the area in the south). This centre should be the focal • Careful attention to the composition of adjoining Biggs Lane;- the central point for community activity and trade, and the street frontage and street corners should therefore be the location for schools, to ensure a continuous building line and neighbourhood will focus around shops, local services, health provision, indoor help define the street. Long featureless the existing community centre, sports facilities, community centres and some blank frontages should be avoided; and the married Officers quarters on small-scale employment. • Development which is inclusive and Tope Road, and the playing fields 2a(ii): The layout of each neighbourhood should be accessible for all in accordance with adjoining Baird Road; and designed so that access to centres is direct, Policy CP2. easy and safe. Priorities for access should be as • the southern neighbourhood will The following requirements build on these follows: objectives: be focused on the area between • the first priority should be given to the Princess Marina Drive and safety, comfort and convenience of

42 Sheerlands Road. pedestrians; October 2011

Figure 4.2: Walkable Neighbourhoods Key Principles Design 4: Section

• second priority should be afforded to cyclists, who should also benefit from safe and easy routes, as well as secure cycle parking; • public transport users should be given third priority for movement within neighbourhoods and to centres, with public transport stops being located within a short walk of each dwelling, and provision made for real time information and well designed shelters. • ome parking provision should be made within the district and neighbourhood centres; this should be integrated into the landscape scheme for the centres,

and should be shared by all facilities District Centre and services, rather than allocated for Neighbourhood Centre different uses. Further requirements 400m Walkable Distance to Neighbourhood Centres for car parking are set out in relation to 800m Walkable Distance to District Centre the street network and District Centre 0km 1km elsewhere in this section. 43 This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made. Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

The development of Ravenswood in Ipswich allows for A mixed use block within Wokingham town centre accommodates The intersection between two frontages creates a corner which easy accessibility to key facilities by pedestrians and public retail premises at ground floor with apartments above. draws the eye and attractively terminates the vista along this transport users. tertiary street at Upton, Northampton. Paving materials and detailing are particularly well executed.

2a(iii): Neighbourhoods should be organised through 2a(v): Traditional blocks will ensure streets are 2a(vi): Safe neighbourhoods should be achieved a robust and traditional pattern of streets fronted and enclosed by buildings. Frontages through the careful consideration and and blocks. Traditional streets and blocks are are the most publicly visible part of a application of the principles outlined in urban regarded as the most land efficient and flexible building and should therefore be detailed design best practice documents and Secure by way to provide housing, and lead to safer and accordingly. A clearly legible pattern of Design, as well as local design guidance. more active streets. They allow for the creation frontage development highlighted by of private rear gardens and a variety of ways to appropriate detailing should form a key built accommodate car parking on-plot. form component at Arborfield Garrison. The intersection between two frontages often 2a(iv): The dimension of the blocks is critical to denotes a junction between two streets. The ensure good levels of pedestrian connectivity treatment of the corner in built form terms through the neighbourhoods. Given an can highlight the relative importance of a average residential density of between 30 – 35 particular location. Corners offer opportunity dwellings per hectare will prevail throughout locations for transition of character and scale. the SDL, the rule-of-thumb for residential Such opportunities should be used sparingly to blocks is 60m × 80m; this will allow for a greater effect range of parking options and provision for private rear gardens. Mixed use blocks can be larger where they need to accommodate larger footprint uses, but consideration should still be given to pedestrian connectivity. 44 October 2011 Key Principles Design 4: Section

Private gardens should be provided for all houses Boundary treatments should complement the character and context of the area

Solar Orientation Mews parking courts can help to Orientating blocks to the sun’s path can reduce overshadowing accommodate residents’ vehicles areas within the block. Breaks in the building form or reduced storey heights can increase solar penetration of the block. On plot parking should be Care should be taken when seeking to maximise south facing provided where possible fenestration for passive solar heating to avoid compromising other design objectives.

Building frontage should provide good enclosure to the street

Corners should be articulated by the building form

Figure 4.3: Traditional perimeter block layout incorporating mews court Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

Trees increase privacy across street

Bay window gives wide angle view from inside

Outdoor semi private space

Figure 4.4: Overlooking and Natural Surveillance October 2011 Key Principles Design 4: Section

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

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

Self-build plots can offer scope for greater variety and individual buildings. This example is at Hampton, Peterborough. 47 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

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

48 October 2011 Key Principles Design 4: Section

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

49 Arborfield Garrison: Development Brief SPD

Figure 4.5: Character Typologies Key Principles Design 4: Section

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

The following table summarises the requirements relating to the three identified typologies; these will be developed further through detailed masterplanning by the

applicant which will ensure the SDL responds Village Core to the unique qualities of each village. The Village Residential Borough Design Guide should also inform the Village Edge applicant’s design process. Green Corridor SANG Existing Structural Planting Proposed Employment Existing Employment 0km 1km Existing Development 50

This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made. October 2011 Key Principles Design 4: Section DESIGN COMPONENTS VILLAGE CORE VILLAGE RESIDENTIAL VILLAGE EDGE Development should front onto and address open space and the surrounding landscape. Fine grain with continuous building Generally parallel to the street, with some Settlement edges should be carefully General layout frontages. Buildings parallel to the street to scope for relaxation in places, to create well considered to reflect the rural context. create well enclosed streets and spaces. lined but less formal streets and spaces. Development should not back onto open space or surrounding countryside, to ensure a positive address of these areas. Regular built form, generally townhouses, Scope for less regular built form, with Larger, wider plots with larger semi- terraces and apartments parallel to the shorter terraces and some semi-detached detached and detached forms and more street. Taller properties could be justified houses, with occasional detached buildings. spacing between plots will generate a where appropriate. No, or small front Two storeys, with occasional three storeys at more informal, character in response to the Built Form gardens. key corners and along important secondary immediate rural context and should enhance Generally narrower plot widths and regular streets. Setbacks should allow for small the relationship between development and massing should produce vertical repetition front gardens. Varying plot width should the open countryside. Two storeys. Sizeable along the street and generate a more create variety but retain an overall sense of gardens and more informal layout should “urban” feel. enclosure. also reinforce this character. Indicative average residential density (based on WCS Approximately 40 – 50 dph Approximately 35 – 40 dph Approximately 25 – 30 dph requirement of an average of 30 – 35 dph (see Fig 4.6)

51 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section DESIGN COMPONENTS VILLAGE CORE VILLAGE RESIDENTIAL VILLAGE EDGE

Indicative Block configuration

More formal, with an emphasis on hard Generally informal in order to create a landscape treatment and formal tree Strong reference to the rural context. Approach to streets, relaxed residential setting. Careful blend planting patterns with limited mix of Emphasis on informal and soft landscape. open space and of hard and soft landscape treatment, with species, in response to the more built-up Very informal tree planting regime with landscape design semi-formal planting and limited mix of tree character of the area and the provision of greatest mix of species. species. neighbourhood and district centres. A mix of on-street and off-street parking. Predominantly on-plot parking, with some Parking courts can be used for apartments. On-plot parking, with some informal on- Residential parking mews parking and informal on-street Mews lanes can be used for terraces and street visitor parking. parking. townhouses. Very informal, predominantly hedges or Formal, consistent style to all residential Residential boundary Semi-formal, with a mix of walls, or railings rural fencing. Where properties are located properties with a setback. Predominantly treatment and hedges. at the edges of the SDL hedges should walls and railings. always be used.

52 October 2011 Key Principles Design 4: Section

A mix of town houses and apartments are carefully arranged In Upton, Northampton, a terrace of town houses successfully The use of traditional materials that are typical of the locality around shared courtyard spaces at King’s Hill. The design has merge traditional built forms with contemporary detailing that together with a modern, glazed dormer window create an contemporary use of glazing and fenestration but draws references draws on an a strong Arts and Crafts character. interesting roofscape at Upton in Northampton. from the Kent vernacular.

Requirements 3b(ii): The development should establish a clear Design Principle 3b: Buildings pattern of well defined frontage development should be designed to ensure 3b(i): The built form should not be a pastiche of across the SDL. The public frontages of traditional styles, rather it should take clear buildings should address streets and public architectural and design excellence. character references from the vernacular spaces and be clearly distinguished from The built form should positively architecture, but should apply these in a rear elevations overlooking gardens and respond to and draw references contemporary manner to ensure that buildings other private spaces. This will ensure that are of their time. Important design references development is ‘legible’ making it easy for from the many fine buildings and include: people to find their way through the SDL. rich townscape that is a strong • careful interpretation of the Arts and 3b(iii): Key building elevations should be designed characteristic of the Borough. Crafts character evident in the Officers so that there is a clear and identifiable houses on Buttershaw Avenue; ‘bottom’, ‘middle’ and ‘top’, adding visual • key buildings from the military history of interest. The bottom of the building should the Garrison; meet the ground and enliven adjoining streets and spaces through the positioning of • farmsteads and agricultural buildings within and close to the SDL; and doors and windows. A higher frequency of entrances creates a busier street. This will be • listed buildings within the SDL such as particularly important in the district and local West Court and Hogwood Farm. centres. The middle section of the building should give clues to its function. This can be 53 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

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

achieved through the design and detailing Requirements of fenestration and the use of balconies Design Principle 3c: Landmark and upper floor terraces. This also provides buildings should be designed and 3c(i): Landmark buildings and features should be located to aid legibility. Increases in building opportunities for the street to be overlooked, located to emphasise the role and thus increasing passive natural surveillance. heights should reinforce the presence of the status of a particular building or district and neighbourhood centres. Views The top of the building should also be place. Landmark buildings should to existing landmark buildings and features carefully considered. An interesting and should be incorporated into the planning dynamic roofscape adds visual interest with include those with a special application masterplan. roof pitch and roofline articulated to lend architectural character, those distinction to different parts of the SDL. 3c(ii): The potential for existing buildings to be With commercial buildings and schools any incorporating distinctive features and retained and employed as landmarks to assist ventilation arrangements, air conditioning, those with special functions. with legibility and place making should be lighting, servicing and any telecommunications explored. equipment should be carefully designed and integrated into the overall structure of the building and should be masked from public view points. On domestic buildings consideration should be given to providing opportunities for discrete locations for satellite dishes. 54 October 2011 Key Principles Design 4: Section

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

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

55 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

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

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

3e(ii): On-street parking will be permitted where it is designed into the street from inception. 56 October 2011 Key Principles Design 4: Section

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

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

57 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

Requirements Design principle 3g: Place names should be carefully 3g(i): The developer will be encouraged to enter into discussions with the appropriate authorities considered to ensure they are including the Council and the Parish Councils, directly relevant to the location. other community representative organisations, and with acknowledged local experts to develop an agreed approach to naming of streets and areas within the SDL, including parks, open spaces, schools and community centres. Use of local historic names or names of persons and uses associated with an area can add richness and assist in establishing the place.

58 October 2011

4. Centres & Schools The Core Strategy requires: Key Principles Design 4: Section • The proposed District Centre at a central • Two primary schools and a secondary point, well integrated with educational school to serve the SDL. The secondary facilities. The district centre should school will also serve the South of include a food store of 4,000m2 as well M4 SDL and help to facilitate wider as a range of community facilities and reorganisation of secondary school services; catchments within the Borough.

Requirements: of the community hub and opportunity for Design Principle 4a: Centres expansion subject to planning policy prevailing should act as the community hubs 4a(i): In accordance with the Preferred Spatial at the time. Framework Plan provided in the preceding for local activity. The scale of the section of this SPD, the development will 4a(ii): Public and community uses will be located centres and the uses contained provide for one District Centre and two according to their anticipated catchment, and within them will ensure good levels Neighbourhood Centres. The District Centre the following accessibility standards will guide will be located centrally within the SDL to act the location of key land uses: of access to services and facilities as a community hub, and the Neighbourhood Within 600m Nursery school Centres will be positioned in the north and for all residents, and will reinforce Primary school south of the SDL. An indicative layout is Within 800m Post office the objective of a self-contained contained in Appendix C which illustrates Pub the District and northern Neighbourhood settlement. Within 1500m Health Centre Centre proposed by the Draft SPD. In order Secondary school to reinforce the self-containment of the Within 2000m Supermarket settlement, any proposed supermarket of 4,000m2 for the sale primarily of convenience goods, health centre and secondary school should be located in the District Centre. Sufficient land should be made available to achieve a reasonable level of future proofing 59 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

At Ravenswood, Ipswich, street furniture, cycle stands and paving The Village Centre in Shinfield accommodates the local primary Use of the first floors for small offices and apartments at the Plaza are all coordinated in a mixed use local centre. school, leisure/community facilities and offices which front onto a in Wokingham provide a good mix of uses in the Town Centre. The public square and provides a focus for the neighbourhood. pedestrian orientated public realm allows opportunities for outdoor seating and spill out space for cafés and restaurants.

4a(iii): Other acceptable uses include public houses Requirements: (class A4), financial and professional services Design Principle 4b: The centres (class A2), cafés and restaurants (class A3); should be characterised by high 4b(i): Centres should be designed and laid out to hot food takeaway (class A5), small office provide a good degree of containment and accommodation (class B1a), a hotel (class quality public realm which will add enclosure around a central public space, street C1), assembly and leisure uses (class D2), and to their attractiveness. or area. This space will be scaled in response non-residential institutions such as community to the size of the centre, and should enable space and a crèche (class D1). Consideration outdoor activities, such as pavement cafés, will be given to granting consents that will markets and festivals. allow movement between use classes if it 4b(ii): Materials, signage and advertising, lighting, can be demonstrated that this will assist in street furniture and planting should be carried delivering a viable and sustainable centre. out under a comprehensive strategy for the SDL, which allows for some distinction between each of the centres.

60 October 2011 Key Principles Design 4: Section

4b(iii): Provision for travel will be integral to the Design Principle 4c: The position Requirements: design of these outdoor spaces. Public transport stops, secure cycle parking and car and design of buildings should help 4c(i): All buildings within the Centres will form parking (at a standard to be agreed with the to distinguish the Centres, provide part of the street frontage. The aim will Local Planning Authority) will be designed to be to establish a “high street” or “village seamlessly integrate with the public realm, and a cohesive identity and ensure a square” around which development is located. should not detract from the visual amenity or legible relationship with one another. Development should positively address the safety of the development. public realm by fronting onto principal streets In addition they should demonstrate and spaces. Pavilion buildings set within areas the application of good urban design of surface car parking should be avoided and will not be an acceptable design response. principles. 4c(ii): Large footprint buildings, for example a supermarket or school, should:

• be embedded within the block structure; • have its principal front door onto the public street or space, with limited setback from the edge of the adoptable street area; • not have blank elevations facing any publically accessible area; 61 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

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

• be serviced, and have storage and delivery areas which are unobtrusive. Service yards can be located within the centre of development blocks in order that they remain hidden from view. Access points should be discretely located and when not in use they should be gated to provide continuous frontage to the street; and, • have any allocated parking located within an area which is away from the main street frontage, and structured around an attractive landscape design which reduces Landscaping used to define public places and raise the visual impact of the car park. visual quality Surface parking screened from view

Block includes mix of district centre uses

62 Figure 4.6: Large footprint uses such as supermarkets should be integrated into perimeter blocks. October 2011 Key Principles Design 4: Section

At the Whitefriars Centre in Canterbury a service yard is obscured This three storey mixed use building at Princesshay in Exeter has a from view behind a simple gateway. high quality elevational treatment. Access to the apartments above the shops is provided via partially glazed walkways with balconies on the southern elevation behind.

Requirements 4d(ii): To safeguard the amenity of all users of Design Principle 4d: Residential the Neighbourhood and District Centres, in uses should be included in the 4d(i): Housing, including apartments and particular the residents, attention should be neighbourhood and district centres townhouses, should be included in every given to ensuring issues of noise transmission centre. Apartments should be located above and vibration, refuse storage and collection, and are seen as essential for their ground floor uses, in particular shops, in order odour and light pollution are all adequately vibrancy, safety and appeal. These to increase the use mix within each centre. addressed through the design process. Care will need to be taken in the siting of should be counted as part of the mechanical extraction equipment and external requirement for around 3,500 lighting sources for example, and apartments and townhouses will need to be designed to dwellings in the SDL. minimise noise and disturbance from adjoining uses through appropriate sound insulation measures.

63 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

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

Requirements 5. Design of Employment Design Principle 5a: Employment Areas within the SDL should ensure the 5a(i): The extension to the Hogwood Industrial Estate should be laid out so that it is easily close co-location of homes and jobs, accessible from surrounding residential areas. so that the opportunity to live and Streets should naturally extend into the work in close proximity is provided. estate to ensure good levels of connectivity. Principles governing street design set out in this document apply equally to industrial areas.

5a(ii): Routes should be well lit, overlooked by businesses, and should make good provision for pedestrian and cyclist movement and safety. Secure and convenient cycle parking should be provided at places of employment.

5a(iii): Provision should be made for convenient and well located public transport provision to enable local residents and those travelling into the area to work to choose public transport as 64 their mode of travel. October 2011 Key Principles Design 4: Section

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

65 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

Requirements 5c(ii): Building materials should make reference Design Principle 5c: to the local character. They should be Employment buildings should be 5c(i): Buildings should be naturally ventilated, and acquired from sustainable sources. Where the should allow good levels of natural light to building design allows, buildings should be designed to be sustainable and to permeate into them. They should benefit manufactured off-site and assembled on-site offer healthy and attractive working from solar gain, and summer shading should in order to reduce waste during construction. be provided. All of these features should be environments. incorporated to reduce reliance on heating, 5c(iii): Buildings should be capable of adapting air-conditioning and artificial lighting. to meet the changing needs of employers, staff and businesses over time. They should be designed to allow for future sub-division or extension without the need for extensive remodelling.

66 October 2011 Key Principles Design 4: Section

A shared surface tertiary street fronted by dwellings establishes an High quality materials, tree planting and convenient pedestrian Generous pavements, robust frontage development and attractive residential environment at King’s Hill in Kent. crossings distinguish this primary street at Ingress Park in Kent. opportunities for on-street parking are provided as part of the design of a secondary street at Rectory Close, Wokingham.

Requirements 6. Access & Movement Design Principle 6a: The Framework layout and design of the SDL 6a(i): The detailed design of streets should conform to the principles set out in the Department The Core Strategy requires: should promote easy and efficient for Transport’s Manual for Streets and Manual • A continuous network of streets to movement, balanced with high for Streets 2, and should be generated permit easy movement within the levels of residential amenity and through discussions with the Local Highway development. Within this network a Authority. The emphasis of these discussions legible hierarchy should be established an attractive environment. This will will be first to establish agreed ambitions for to distinguish those streets associated be achieved through a hierarchy of urban quality, and then to work closely with with through movement from quieter the authority to establish how this can be residential streets; and, streets and routes which respond to achieved on a technical level in order to enable adoption. The authority intends to provide • Good access to public transport, and different travel needs. updated street design guidance in due course, provision for a high level of amenity, which will help to inform these discussions. information and safety for passengers.

6a(ii): The basic street hierarchy is set out below. This provides a starting point for design discussion. It is anticipated that the general aspirations and parameters provided will be designed in detail according to the requirements of the 67 character typologies. Arborfield Garrison: Development Brief SPD

Figure 4.7: Transport and Movement Diagram Key Principles Design 4: Section

A residential street at Upton in Northampton is attractively detailed, has well defined parking bays and is fronted by development.

Primary Streets Connecting to Existing Movement Network Primary Public Transport Route Opportunity For Bus Connection Through Existing Development Public Transport Interchange Bus Stops 400m Walkable Distance to Bus Stops 800m Walkable Distance to District Centre A Network Of Leisure Routes 0km 1km Access To Open Spaces 68

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

69 Arborfield Garrison: Development Brief SPD

6a(iii): There will be three primary streets within the

Key Principles Design 4: Section SDL;

• Biggs Lane, which can be upgraded to meet the requirements of primary streets; • A north/south street, acting as a bus priority corridor and providing important connections between the three residential Cross Section – Primary Streets neighbourhoods, plus access to the Direct pedestrian crossings are provided as part of raised table at district centre; and, this junction in Ingress Park, Kent. A simple and consistent palette of quality materials is utilised. • A Nine-Mile Ride extension, connecting to the A327 and providing important access for the main employment area (measures should be discussed at the Reserved Design Principle 6b: The Matters stage to ensure residents of new and existing development are not landscape design of the street adversely affected by employment traffic, should be governed by a detailed in particular by large vehicles). street design strategy, which should 6a(iv): The street network should promote good be prepared by the developer in connections with the existing community to advance of the Reserved Matters Cross Section – Secondary Streets ensure a good degree of physical and visual integration. This includes pedestrian and cycle stage as part of a design code or routes as well as vehicular streets. design statement.

6a(v): Improvements to the existing network of local roads including the off-site network may be required to ensure nil-detriment within the network and make adequate provision for public transport access. This should be discussed with the local highways authority.

6a(vi): An SDL-wide Infrastructure Delivery Plan must be submitted with any planning application. 70 Cross Section – Tertiary Streets October 2011 Key Principles Design 4: Section

Careful attention to detail produces a quality streetscape at Ingress The consistent use of a family of street furniture, paving materials Simple high quality and robust materials should be used at Park, Kent which includes the use of street trees. which incorporates existing treet planting establishes a quality public transport stops. This example in Wokingham town centre environment at Accordia in Cambridge. incorporates “real-time” information

Requirements 6b(iii): Tree and shrub species and materials should be applied to public spaces also, in order to 6b(i): Street trees are an essential component of create a coherent public realm. the new development. A selected list of trees and shrubs should be prepared which 6b(iv): The strategy should also make proposals identifies suitable species for each street type. for the specification of street furniture Their scale, shape, robustness, attractiveness components including seating, litterbins, lamp and ease of maintenance should be carefully stands, bus shelters, bollards and signage. considered. Similarly, shrubs which are These items should add to the overall identity, compatible with the street type and character quality and character of the development, and types should be identified within the strategy. should reinforce the Character Type objectives, whilst avoiding ‘clutter’. A consistent but simple design approach to shelters, covered 6b(ii): A simple palette of materials for use across cycle parking and street furniture together with direct pedestrian the movement network should be identified crossings and tree planting create a functional public transport in discussion with the Council. Materials from interchange at Kent Thameside. this palette should be used to highlight the distinction between different streets within the established hierarchy. Materials should be selected with careful consideration being given to appearance, safety, suitability and fitness for purpose. 71 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

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

Requirements: 6c(iii): Emphasis should be given to passenger Design principle 6c: The comfort, safety and convenience. Therefore District Centre will incorporate a 6c(i): Early engagement with bus operators is lighting, information systems, shelter and essential to maximise the potential of the bus interchange facility in order to proximity to active uses will be essential. opportunity to establish sustainable travel High quality, lightweight, contemporary facilitate easy and efficient use of patterns and behaviour from the early phases glazed canopies incorporating seating and public transport and to encourage of the development, in order to better manage proximity to active uses will be essential. High travel demand. quality, lightweight, contemporary glazed longer journeys to be undertaken by canopies incorporating seating and real time this mode. 6c(ii): The bus interchange facility should be information should be provided. designed and integrated with other development and with the public realm within the district centre in order to ensure it becomes a readily identifiable location and place in the SDL.

72 October 2011 Key Principles Design 4: Section

The Listed Buildings, all Grade II listed, are: 7. Existing Buildings Design Principle 7a: The • Hogwood Farm which is a timber framed The Adopted Core Strategy requires: following five Listed Buildings, farmhouse dating from the 17th century • Existing Listed Buildings be integrated one listing comprising a group of and is timber framed with a hipped, tiled with the development, with due regard three buildings, and two Scheduled roof. The Farm is now used in association to the character and setting of the with the Hogwood Industrial estate and is buildings; and, Ancient Monuments within SDL centrally located within the SDL accessed from Sheerlands Road. Consideration wherever possible of the represent the best of the built form • Lea Farmhouse which is part brick, part reuse of other existing buildings in heritage within the SDL. the SDL, particularly where they have timber framed with the earliest parts architectural or historic merit. dating from the 16th century and in use as a private dwelling. The farmhouse is In response, the SDL should located adjoining the southern edge of demonstrate the following principles the SDL. (7a and 7b). • Shepperlands Cottage which is a timber framed cottage dating from the 17th century, also in use as a private dwelling. The cottage is located on the eastern edge of the SDL, close to the junction between Nine Mile Ride and Park Lane. 73 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

West Court is a Grade II Listed Building in the southern part of the The Infirmary Stables are a Scheduled Ancient Monument. Careful Bush Walk in Wokingham town centre demonstrates how Listed SDL site. Reference should be made to its character and materials consideration must be given to the setting of the stables together Buildings can be sensitively brought back into use. Finding a in determining the built form of Arborfield Garrison. with opportunities for re-use, perhaps as a community building. suitable alternative use for listed and other historic buildings and structures is a good way of maintaining them.

• West Court, a 19th century brick built Requirements 7a(ii): The 2 Scheduled Ancient Monuments (SAMs) house, extended in the 1930’s and within the SDL each have a very different currently used as the Officer’s Mess. West 7a(i): Particular regard should be paid to the character. The first is a Medieval Moat (SAM Court is centrally located in the southern character and setting of these buildings number 20335) located adjoining Princess most part of the SDL at the centre of the through the master planning process to ensure Marina Drive towards the centre of the SDL. proposed site for the SANG. that they are sensitively and appropriately It is currently used for informal landscape integrated into the SDL. This will mean careful amenity and incidental open space. The • Westwood Farmhouse comprises three consideration of the location and alignment separate buildings – the timber framed second is the Arborfield Infirmary Stables of key infrastructure for example, the edge farmhouse dating from the 17th century; (SAM number 199) which were constructed in treatment of development parcels and the the granary, also timber framed, dating 1911–12. The stables are a single storey range overall landscape framework for the SDL. from the 18th century, and the cottage of buildings with a shallow pitched roof. They Proposals for the reuse of any of the buildings, the earliest parts of which were a hall were used for the convalescence of military West Court for example, which include house dating from the early 16th century. horses and are preserved for their historic use alterations to the internal layout or external The buildings are privately owned and and interest. The stables which are currently appearance will need to be assessed having occupied. They are located on the disused are also centrally located close to regard to the relevant Listed Building policy western edge of the SDL. Princess Marina Drive and set within an area of framework. open space.

74 October 2011 Key Principles Design 4: Section

These buildings at King’s Hill in Kent, a former air field, have been retained and refurbished as commercial office space. The mature tree planting surrounding them has been incorporated as part of the rich landscape framework at the development.

It will be important that the setting and the future use of the SAM sites is carefully Design principle 7b: Many contribute to the character of the considered against the relevant statutory buildings associated with the SDL. These include the Moat House policy framework. They should be carefully off Buttershaw Avenue, the Bailleul integrated with patterns of development and Garrison and School of Electrical the landscape framework of the SDL. For and Mechanical Engineers could Sergeant’s Mess which adjoins Biggs example, potential community uses for the fulfil useful community functions, Lane, and the REME RHQ on Isaac stables could be considered together with interpretation information provided for both such as the sports complex and Newton Road. In addition the water sites. The existing informal recreation and gymnasium located on Nuffield tower is a distinctive landmark at the landscape amenity offered by the Moat site could also be incorporated into the wider Road. Additionally, there are northern end of the SDL. All should landscape framework for the SDL. several distinctive buildings and therefore be considered for retention. structures which may offer potential for conversion to other uses or provide a local landmark that can

75 Arborfield Garrison: Development Brief SPD Key Principles Design 4: Section

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

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

76 October 2011 Key Principles Design 4: Section

Requirements • the programme and approach to developing the three neighbourhoods, 8a(i): A commitment be made to a clear phasing including the timing of the centres; and, strategy demonstrating how a sustainable • the sequencing of the movement development will be achieved should infrastructure and the provision of public be submitted with any Outline planning transport infrastructure. application. A detailed phasing strategy will be 8a(ii): The phasing and delivery of the scheme prepared in advance of any Reserved Matters should accord with the requirements of the applications which clearly set out the timing Infrastructure Delivery and Contributions SPD of: prepared by the Borough Council.

• landscape and green infrastructure, including drainage, sports facilities and play areas; • the provision of services and facilities, including education and health care, and any incremental growth of these facilities as the development advances;

The existing nursery and crèche at Arborfield Garrison is an important community facility and should be retained at the heart of the SDL. 77 Arborfield Garrison: Development Brief SPD Climate and Chance Sustainability 5: Section

Section 5: Climate Change & Sustainability

5.1 Introduction 5.1.3 Paragraph 4.13 of the CS states that Policy 5.2 SDL-wide Sustainable Urban CP1 (Sustainable Development) will be Design 5.1.1 Delivering sustainable development in delivered through a variety of different the Borough is a key objective of the CS options including a Sustainable Design and Land use and travel and Policy CP1 sets out key sustainability Construction SPD. The main purpose of that principles for development proposals. The SPD is to provide guidance on the measures 5.2.1 The SDL will be a sustainable village which Arborfield Garrison SDL provides a significant and opportunities available to developers and provides for local needs and contains a opportunity to design-in measures to mitigate householders to integrate sustainability into mix of jobs, services and homes to reduce and deal with the effects of climate change the development. It will help developers to travel. The overall development concept for and to deliver innovative and integrated think through the impacts and will offer real, Arborfield Garrison should create accessible sustainable solutions. sustainable solutions. It will provide clear neighbourhoods in which all homes are and accessible information that can steer within approximately 5-10 minutes walking 5.1.2 The Borough-wide Sustainable Design and choices towards sustainable development distance of at least one centre. District and Construction SPD sets out more detailed and will include a Sustainability Checklist. It Neighbourhoods centres should include the guidance for proposals which should be will provide guidance for the SDLs but it will co-location of schools (where necessary) with taken into account as part of the planning also be applicable to all planning applications public transport to reduce the need to travel. application process. A Sustainability Report, within the Borough. including an Energy Statement, should inform 5.2.2 The developers will be required to create and be submitted with the Outline planning a clear network of safe and attractive application. pedestrian and cycle routes within, and linking beyond, the red line boundary to encourage 78 sustainable travel. October 2011 Climate and Chance Sustainability 5: Section

Layout and orientation Surface water

5.2.3 Detailed layouts should, where possible: 5.2.4 Surface water drainage arrangements for Arborfield Garrison SDL should ensure • position buildings to avoid overshadowing volumes and peak flow rates of surface of southern elevations and maximise use water leaving the SDL are no greater than of natural daylight; and, the rates prior to the proposed development. • use landscape to reduce effects of wind In this regard, developers will be expected and to reduce solar gain during summer to make contributions to the construction months. and maintenance of Sustainable Drainage Systems (SUDS) and other agreed measures in accordance with Environment Agency advice. Regard will also need to be given to the Flood and Water Management Act in regards to SUDs maintenance. Attention should be given to the existing network of watercourses, ponds and drainage ditches on the Arborfield Garrison SDL as part of the overall flood attenuation and open space strategy.

79 Arborfield Garrison: Development Brief SPD Delivery 6: Section

Section 6: Delivery

This section of the SPD sets out guidance 6.1 Outline planning applications will include highways, transport, community for applicants regarding the application buildings, schools, open space and SANG. 6.1.1 In accordance with Policy CP4 of the CS process, to help deliver design The Local Planning Authority will seek a the Local Planning Authority will assess programme of consents for the infrastructure excellence, strategic phasing principles the infrastructure requirements of all new outlined in Policies CP18-21 and Appendix and the future management of the development proposals. To ensure the delivery 7 of the CS to ensure it is deliverable in Arborfield Garrison SDL. of all the infrastructure requirements laid accordance with the agreed phasing strategy down in Policies CP18-21 and Appendix 7 of for the delivery of development of the SDL as Approaches from applicants should the CS the Council seeks either an overarching a whole. be made to the Council’s dedicated infrastructure planning application or another SDL teams within the Development relevant mechanism such as an overarching 6.1.2 The Infrastructure Delivery Plan should Management section, to ensure Infrastructure Delivery Plan. If there is not an address the location, capacity and phasing of common infrastructure including primary consistency and coordination. overarching application the Council will expect planning applications to be accompanied by routes, utilities, strategic flood prevention an Infrastructure Delivery Plan for the whole and protection measures. Also, school sites, SDL and for Section 106 agreements to reflect strategic public open space, SANG, sports this approach. This is in order to deliver the and community buildings and neighbourhood infrastructure requirements laid down in the centres should be included. CS including Policies CP18-21 and Appendix 7. This reflects Paragraphs A7.13, A7.28, A7.41

80 and A7.53 of Appendix 7. . This infrastructure October 2011 Delivery 6: Section

6.1.3 A single, overarching Masterplan for the 6.1.5 Pre-application discussions are expected Natural Greenspace (SANG) has been included entire SDL is required. This should include, and encouragement given to a Planning in the development proposal such that this as a minimum, the intended disposition of Performance Agreement to establish agreed avoids an effect on the SPA. In that case, the land uses, the primary highway access, and timetable, key milestones and information Competent Authority will be in a position to green infrastructure including strategic, formal requirements. conclude that an Appropriate Assessment and informal open space, play area and would not be required. sports provision, the retention of existing site 6.1.6 It is likely that any planning application will features, development density and building need to be supported by an Environmental 6.1.7 A flood risk assessment (FRA) will be required. heights. Impact Assessment as required by EEC This will be prepared in discussion with the Directive 85/337/EEC, as amended by EEC Environment Agency, and will inform an 6.1.4 With regard to Arborfield Garrison in Directive 97/11/EC; and in accordance with overarching plan for water management particular the SDL will need to show how the Environmental Impact Assessment that should form part of the overarching it can be delivered as a whole to reach a Regulations. A Scoping Opinion, in accordance infrastructure delivery plan. This should critical mass to be a sustainable community with Regulation 10, should be sought from provide a strategy for drainage, flood before any consent is granted. This reflects WBC in advance of undertaking the EIA. In protection and prevention, flood water paragraph 4.83 of the CS. Any piecemeal addition, sufficient information should be attenuation, strategic surface water drainage planning applications will need to demonstrate provided for the Authority to undertake a and any other relevant issues identified by the how they will provide the infrastructure Habitats Regulations Appropriate Assessment SFRA. requirements for the delivery of the SDL as a as required by EU Directive 92/43/EEC (in whole. respect of the Thames Basin Heaths Special Protection Area) unless Suitable Alternative 81 Arborfield Garrison: Development Brief SPD Delivery 6: Section

6.1.8 An overarching utilities plan should also form 6.2 Ensuring Design Excellence part of the overarching infrastructure delivery plan. This should set out the strategy for the 6.2.1 This SPD is one mechanism for controlling installation and delivery of services including the quality of the design within a hierarchy of electricity, gas, water supply, waster/foul water policies, guidance and application stages, as is and information technology. illustrated opposite.

82 October 2011 Delivery 6: Section

Policy & Guidance Wokingham CS including Concept Statement. Design and Access Statements, Parameter Plans and Illustrative Layout Infrastructure Delivery SPD.

Outline Planning Outline planning application submitted. 6.2.2 Design and Access Statements are required Approved documents including Parameter Plans, Description of Development under the 2004 Act. Regard should be had and Environmental Statement. to the requirements of the Regulations and Supporting Information including illustrative layout for the SDL and Design and the DCLG publication ‘Guidance on Local Access Statement. Information Requirements and Validation’. Design review process and Building for Life Assessment. The design principles and components Outline Planning permission with conditions, including requirement for Design set out in Design and Access Statements Code/s and Development Briefs and Planning Contributions. for Outline Applications should also be in Design Evolution Preparation and approval of Design Code/s for key areas of the SDL or each accordance with good practice, the Adopted phase. CS, other Wokingham guidance and this SPD. Reserved Matters Reserved Matters Applications. Wokingham Borough Council has produced Reserved Matters Approvals with conditions. a check list of matters to be considered in a Development Construction, monitoring and management. Design and Access Statement for Outline and Full Planning Applications.

6.2.3 The Design and Access Statements should provide the basis for the quality of design to be controlled through subsequent Design 83 Arborfield Garrison: Development Brief SPD Delivery 6: Section

Codes and Reserved Matters applications. 6.2.5 Given the scale of the SDL, it would be Building for Life Assessment Applicants will be expected to demonstrate appropriate to develop illustrative layouts how they have incorporated high standards which demonstrate how the design objectives 6.2.7 Building for Life (BfL) assessments score of design throughout the design evolution can be delivered and articulated across the the design quality of planned or completed process and how these will be carried through site. It would also be appropriate to include developments. BfL was introduced by to completions and subsequent maintenance. typologies depicting typical blocks, streets and CABE to provide a tool for Local Authorities If the applicants are not the developer, the open spaces.. The information should be in and developers to achieve greater design applicants will be expected to set out what accordance with the principles of this SPD. consistency and is based upon 20 design steps will be taken to ensure that the high criteria (www.buildingforlife.org). standards are carried forward by subsequent Design Review 6.2.8 In preparing a Design and Access Statement developers to completion and subsequent 6.2.6 Design Review Panels provide an independent for the SDL, the 20 BfL criteria should be maintenance. service in which peers can comment on considered. WBC will also undertake a formal 6.2.4 It is also a requirement of the 2004 Act for major development schemes. It is desirable BfL assessment of major planning applications applications to include, as a minimum: details that proposals for the Arborfield SDL will for the SDL. of uses proposed in different areas of the SDL; be reviewed by the anticipated Local Design the amount of development for each use; an Review Panel or other appropriate design indicative layout; parameters of the sizes of review panel. This should take place at an buildings; and indicative access points. early stage of pre-application discussions in order to allow for the recommendations of the review panel to be taken into account in 84 preparing the proposals. October 2011 Delivery 6: Section

Design Codes 6.2.10 Design Codes should be prepared in 6.3 Conditions and Planning partnership between the developers, Local Obligations 6.2.9 It will be necessary for strategic Design Codes Planning Authority, services providers and to be submitted and approved following other stakeholders. The Design Codes should Planning Conditions Outline stage and prior to submission of prescribe design of: Reserved Matters and Reserved Matters will 6.3.1 This SPD refers to various matters which may • primary, secondary and tertiary streets; need to be in accordance with the approved be controlled via planning conditions. As • edges, gateways and corners; Design Codes. A Design Code sets out specific part of the planning application process draft rules to guide the nature of the built form, • community buildings and facilities; planning conditions will be prepared by WBC streets and spaces and should be prepared • sports facilities (indoor and outdoor) for discussions with the applicants. Conditions in accordance with the principles of this • public spaces; should be in accordance with the advice SPD and subsequent approved Design and contained in Circular 11/95 or replacement • block sizes; Access Statements. Design Codes will help to advice and should be necessary, relevant • built form character, and materials deliver the highest feasible and viable design to planning, relevant to the development standards and provide certainty and clarity to • appropriate parking solutions; to be permitted, enforceable, precise, and developers and other stakeholders about the • building heights and set backs; reasonable in all other respects. form of development expected at the detailed • tree and shrub species to be used; and stage. 6.3.2 Due to the scale of development the potential • hard and soft landscape materials impact of the resultant construction traffic and other construction impacts should be 6.2.11 Greater flexibility should be applied to building carefully considered in terms of protecting the style within the guiding principles of ensuring amenities of existing residents. 85 distinctiveness, character and high quality. Arborfield Garrison: Development Brief SPD Delivery 6: Section

Planning Obligations Delivery and Contributions • monetary contributions towards Strategic and off SDL Community Infrastructure 6.3.3 A legal agreement under section 106 of the 6.3.4 The Infrastructure Delivery and Contributions normally derived through standard Town and Country Planning Act (as amended) SPD sets out that planning contribution may charges and or formulae which may be will be negotiated between WBC and take the following forms: pooled with an allowance being made for applicants prior to the granting of planning • the direct provision of essential, relevant situations where strategic infrastructure is permission to ensure appropriate delivery and necessary infrastructure both on and provided as part of the development. of key infrastructure and facilities and long- off the SDL; term management of infrastructure and 6.3.5 Other Section 106 contributions might be • the provision of land for a specific public spaces. Section 106 agreements will imposed in order to prescribe the nature of community/specialist use as agreed be negotiated in accordance with Circular development or use of land. WBC will ensure between the developer and the Council; 05/2005. Draft Heads of Terms should be that development is not double charged in submitted with Outline planning applications • commuted payments in lieu of provision respect of the same obligation. to inform negotiations. of infrastructure normally derived through standard formulae which may be pooled; and/or

86 October 2011 Delivery 6: Section

6.3.6 The Planning Act (2008) provides for 6.4 Strategic Phasing • Establish key public transport Local Authorities to apply a Community infrastructure and routes. Infrastructure Levy (CIL) to development 6.4.1 The Wokingham Borough Housing Trajectory • Establish key elements of the Community proposals to support infrastructure delivery identifies a build-out period of 15 years Hub, including the secondary school and in an area. The CIL Regulations 2010 came or more to deliver the Arborfield SDL. primary schools. into force on 6th April 2010. However it is Infrastructure and development should be • Concentrate residential development close envisaged that the Policies and provisions of delivered at the right time and in the right to the District Centre and public transport the CS and this SPD and the Infrastructure SPD place to ensure a high quality and sustainable corridor in the first instance to establish a for the Strategic Development Locations could community is established. Regard should critical mass. be readily incorporated into a future CIL if this be given to the phasing indicated in the • Include requisite green infrastructure in is the mechanism chosen by the Local Planning Infrastructure Delivery and Contributions SPD. addition to the SANG. Authority. Piecemeal and ad hoc planning applications which fail to deliver coherent and integrated • Each development phase should strategic infrastructure will be resisted. contribute to the wider infrastructure costs to ensure it can be delivered and 6.4.2 The phasing plans submitted will be expected later phases remain viable. to be in accordance with the following • Develop outwards with integrated principles: neighbourhoods and avoid disconnected

• Seek to bring existing buildings and and isolated pockets of residential previously developed land back into use in development. the early phase. 87 Arborfield Garrison: Development Brief SPD Delivery 6: Section

6.4.3 The Local Planning Authority will seek an 6.5 Management and Maintenance 6.5.4 The successful maintenance of public open overarching infrastructure planning application space SANG and green infrastructure is as or Infrastructure Delivery Plan to demonstrate 6.5.1 Long-term management and maintenance important as the design and creation of the how each SDL will deliver the infrastructure arrangements should be considered early in spaces and landscape. It is therefore essential requirements laid down in the Infrastructure the application process. that measures are put into place to ensure Delivery SPD and Policies CP18-21 and the long-term effective management and Appendix 7 of the CS. Developers should take Highways drainage & open space retention of these uses; the Council will expect a co-ordinated approach to the delivery of developers to engage in discussions about the 6.5.2 WBC has a maintenance responsibility for the necessary infrastructure, facilities and services. management of POS either by a management adoption of new public highways associated Particular regard should be had to resolving company or Community Development Trust with development. Commuted sums will issues relating to sewage works with Thames or by the Borough or Parish Council where apply to all non-standard solutions that Water before development on sites can it might be appropriate for these public will cost more to maintain than a standard proceed. organisations to adopt the land; [this is likely solution. Commuted sums are a capital to apply to the on-going stewardship and payment towards the future maintenance and management of SANG for instance]. this money should be ring-fenced for such

purposes. 6.5.5 The drainage authorities are a statutory consultee and WBC will work closely with 6.5.3 Contributions will be expected for the them to ensure that all issues of drainage and construction of Sustainable Urban Drainage flooding are fully considered by all parties. Systems (SUDS) and their on-going 88 maintenance. October 2011 Delivery 6: Section

Community Infrastructure Delivery Board quality development and the infrastructure requirements of the Adopted CS in a timely 6.5.6 The applicants will be encouraged to discuss 6.5.7 As part of the management of the delivery manner. the provision of community infrastructure with of the Arborfield SDL, the Borough Council the Council’s Development Management Team has set up a Delivery Board Structure and in the first instance, and thereafter agree with will implement measures for continuing the service provider the detailed requirements community engagement including the Parish in the right location to ensure the general and Town Council’s for the life of the project. public have the best access to the community The current members of the Consortia have facilities. In this regard a key design principle set up a corresponding structure as a primary is that the Local and Neighbourhood point of liaison between the respective parties Centres are the focus of community uses. with the principal aim of taking forward The Neighbourhood Centre and multi use the guidance in this document into detailed community centre, which should form a design and planning applications. The Council ‘community hub’, should be managed either will encourage all developers throughout by a management company underwritten by the lifetime of this project, including the the developer, or other such arrangements current members of the Consortia in each appropriate for the community they serve. SDL, to work together and with local people, Ownership, management and maintenance of both within the existing and emerging the community centre to be in line with the communities, to ensure the delivery of high legal agreement or agreed adoption strategy. 89 Arborfield Garrison: Development Brief SPD District Centre and Neighbourhood Centre Indicative Layout

NEIGHBOURHOOD CENTRE INCLUDING PRIMARY SCHOOL

Appendix One EXISTING PLAYING FIELD RETAINED FOR PRIMARY SCHOOL

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

MAIN AREA OF ACTIVITY, AWAY FROM NINE MILE RIDE TRAFFIC

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

EXISTING COMMUNITY CENTRE EXISTING TREES TO BE RETAINED

63m

41m

35m

Employment Area Indicative Layout

93 Arborfield Garrison: Development Brief SPD

Wokingham Borough Council Civic Offices David Lock Associates Shute End 50 North Thirteenth Street Wokingham Central Milton Keynes Berkshire Buckinghamshire RG40 1BN MK9 3BP

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