FOREWORD

The Royal Borough of Windsor and Maidenhead Local Plan was adopted in July 1999. It represents the first statutory local plan to cover the whole of the Royal Borough. It will be used as the basis for making decisions on planning applications and development proposals in the period up to the year 2006.

Crucially, the local plan is intended to set out the council’s policies for promoting sustainable forms of development that maintain a buoyant local economy, meet identified local needs for housing, recreation and transport, and maintain the diverse, high quality environment of the Borough. The plan seeks to maintain and enhance the high quality of life of the residents of the Borough. The plan has been the subject of an environmental appraisal (June 1997), and broadly reflects the council’s own environmental policies.

The local plan has been a number of years in preparation. A consultation draft was originally published during 1993. The Deposit Draft Plan was published in 1994. Extensive consultation took place for both of these draft plans. Adoption of the plan took place after further consultation on three rounds of Proposed Modifications. There has been a huge volume of interest in the plan as it has passed through its various stages. The local plan therefore represents the Council’s careful consideration of many viewpoints, concerns and interests. I hope that it is accepted as a sound and robust framework for determining planning proposals in the Royal Borough and that it will now have the support of all sections of the community.

I would like to thank everyone who has taken part or contributed on the preparation of the local plan. That high level of involvement reflects the fact that the plan represents an important Council document to take the Borough into the new millennium.

Councillor Andrew Hickley

Chairman, Planning and Environment Board, Royal Borough of Windsor and Maidenhead. Introduction and Overall Strategy 1. Introduction and Overall Strategy

1.1 INTRODUCTION proposals which are in accordance with the development plan. 1.1.1 On the 27th November 1989, the Planning Committee of the Borough Council agreed that the 1.2.2 The Local Plan provides, within one preparation of a Borough-wide local plan would be the document, detailed planning guidance for the whole most expedient way of achieving an up-to-date local area. It reviews and replaces various other documents planning framework for the whole Borough. At that which are currently used within the Royal Borough in time, the adopted Green Belt Local Plan gave coverage considering applications for development as follows:- to the non-urban areas of the Borough but there were only partially processed plans for the two main urban • Windsor and District Local Plan, adopted areas, Windsor and Maidenhead, along with a number 1992. of informal plans covering the smaller settlements of • Maidenhead and Cookham Town Map, 1965. the Borough. The Windsor and District Local Plan has • Maidenhead and District Local Plan, Deposit since been adopted in February 1992 (adoption means Draft, 1985. that the Plan has been taken through all the statutory • Ascot Town Map, 1960. procedures). However, most of the built-up parts of the • Green Belt Local Plan, Berkshire County Borough still do not have full local plan coverage; any Council, adopted 1985. plans that do exist relate to specific topics, e.g. Green • Countryside Recreation Local Plan for Belt Local Plan 1985, or to relatively small areas, and Berkshire, Berkshire County Council, 1985. are now somewhat out of date. • Various supplementary planning policies.

1.1.2 This Local Plan constitutes the first 1.2.3 Berkshire County Council have prepared a comprehensive document produced by the Council new structure plan for the County. The new Structure which sets out planning policy covering the whole of Plan, known as the Berkshire Structure Plan 1991 - the Borough. The Plan provides detailed policies and 2006, was adopted during November 1995. proposals designed to co-ordinate development and (Alterations to the Structure Plan were adopted in guide day-to-day planning decisions during the period August 1997.) 1991-2006. 1.2.4 The Borough Council's Local Plan does not 1.1.3 This section of the Plan provides background repeat the Structure Plan's policies, although information on the need for and purpose of the Local developers and others should be aware of them. The Plan, along with a description of the processes which Local Plan must be in general conformity with the must be undertaken in the preparation of the Plan; sets Structure Plan, but its purpose is to set out detailed out context information, particularly the current policies and specific proposals for the development national, regional, strategic and other local authority and use of land in the Borough in accordance with the policies which are relevant and have guided the strategic policy framework. preparation of the Plan and puts forward the Council's strategy and main aims.

1.2 THE NEED FOR A LOCAL PLAN

1.2.1 Within the planning system, local plans, together with the County Structure Plan, provide the 'development plan' for a locality. There is a mandatory duty on district authorities to prepare a local plan covering the whole of their area. The provisions of the Planning and Compensation Act, 1991, consolidated a shift in national government advice on the preparation of single, district-wide local plans by every district council. At the same time, government advice is that decisions on planning applications, should be determined in accordance with the development plan 1 unless material considerations indicate otherwise . In effect, this introduces a presumption in favour of

1 PPG1 - General Policy and Principles - DoE/HMSO, February 1997.

1.2.5 Under recent legislation, therefore, the local objectives of ensuring that development and growth plan has gained significant importance in terms of the are sustainable. The local plan policies and proposals future planning of the Borough. On adoption, the Local should also be subject to an environmental appraisal Plan becomes, along with the Structure Plan, the prime during the course of plan preparation. Such an consideration in the determination of planning appraisal has been undertaken and its results are applications. It is therefore an important document. discussed below in Section 1.6.

1.3 THE PURPOSE OF THE LOCAL 1.4 THE STRATEGIC PLANNING PLAN FRAMEWORK

1.3.1 The Planning and Compensation Act 1991, 1.4.1 It is a requirement that the development plan specifies that:- for an area has regard to the Government's national policy and to any regional guidance which has been "A local plan shall contain a written statement issued in order to provide a framework for the formulating the authority's detailed policies for the preparation of County structure plans. A local plan also development and use of land in their area." has to be in conformity with the County structure plan. A starting point in developing a local plan strategy Under the Act, there is also a requirement to produce must therefore consider the strategic planning maps of proposals based on an Ordnance Survey map framework. base.

1.3.2 A local plan has four main functions under the National Policy Planning Acts:-

1. to develop the policies and general proposals 1.4.2 At national policy level, a considerable of the Structure Plan and other strategic amount of guidance has been published on a wide policies and relate them to the area of the variety of planning-related subject areas, in the form of Borough; Planning Policy Guidance Notes (PPG's), Minerals Planning Guidance and Department of the 2. to set out detailed policies for the control of Environment, Transport and the Regions' Circulars. In development; addition, at national level, there has been increasing general emphasis on promoting awareness of 3. to provide a detailed basis for co-ordinating environmental issues in accordance with the 1990 and directing development and the use of land White Paper on the environment which was entitled and to allocate land for specific purposes; 'This Common Inheritance', and the 1994 publication, 'Sustainable Development, The U.K. Strategy'. This 4. to bring land use and land use related issues emphasis on the environment includes the following before the public and give local communities concerns:- an opportunity to participate in planning choices about where development should be 1. the protection and enhancement of the accommodated in their area. environment;

1.3.3 Importantly, local plans are required to 2. making the best use of available urban land to include policies in respect of: protect the countryside from encroachment;

1. the conservation and the natural beauty and 3. promoting the value and contribution of green amenity of the land; space and open areas within the built up areas;

2. the improvement of the physical environment; 4. encouraging energy conservation particularly in building design and transport; 3. the management of traffic. 5. encouraging alternative forms of transport to the private car to reduce congestion, pollution, etc;

1.3.4 Other advice from national government2 has 6. reinforcing the importance of green belts but indicated that local plans can contribute to the identifying opportunities for sport and recreation within these areas, particularly at 2 PPG12 - 'Development Plans and Regional Planning the urban fringe. Guidance' - DoE/HMSO, March 1992.

1.4.3 In particular, government legislation allows Environment and Land Use local planning authorities to require the submission of Environmental Impact Assessments with development The policy seeks to achieve broad environmental proposals. The Berkshire Structure Plan 1991-2006, objectives to encourage sustainable development also sets out criteria relating to the need for patterns emphasising the re-use and redevelopment of environmental statements to accompany proposals for urban land; protecting the cultural and natural development. Structure Plan Policies LD1 to LD8 need environment while providing homes for jobs; the to be considered in relation to all proposals for encouragement of a healthy environment; improving development. the quality of urban life; maintaining Green Belt; protecting areas of natural beauty and maintaining and Regional Planning Guidance enhancing wildlife habitats.

1.4.4 The latest Regional Planning Guidance3 for Housing the South East was published in May 1994. The guidance covers the period 1991 to 2011. It sets out It is important that there is an adequate supply of government policy on planning in the South East, housing to an acceptable standard within reach of all providing guidance for structure plans and an overall the Region's people. Account therefore needs to be context for investment decisions. The guidance taken of expected household numbers, involuntary emphasises a number of objectives:- sharing of dwellings, the relationship between economic factors and housing. Local authorities • the need to foster economic growth; should, in particular, consider the age and size of households, the need for affordable housing and • the need to revitalise older urban areas; housing for special needs and other factors which will • the need to accommodate new development influence the kind of housing required. Policy should while conserving the countryside; be designed to ensure that the needs of all sections of the population are met while maintaining the quality of • the role of the region in the development of the environment. the U.K. economy; • the need to co-ordinate land use and transport Transport policies to meet environmental objectives; Policies for development need to be co-ordinated with • the need to protect the quality of the policies and programmes for transport infrastructure environment both in urban and rural areas; and management of the transport system, in order to • the achievement of a balance for development reduce the need to travel and to maintain or improve between the west and east of the region. the environment. In particular, plans for new development and major changes in land use should take account of their effect on the transport system and 1.4.5 Under the Regional Policy Guidance, the encourage use of alternative forms of transport to the Government expects a significant change in the private car. balance of new development from the west to the east of the region. The guidance notes that the rapid pace of recent growth in the western sector has put stress on the available infrastructure and is unlikely to be capable of being sustained at the same rate in the future. Here, as elsewhere in the region, however, there will be a need to allow for restructuring of the local economy and to take advantage of the available development opportunities. The guidance goes on to note that for the western counties, including Berkshire, a reducing rate of economic and housing development is appropriate. It notes that these areas are now entering a period of adjustment, enabling infrastructure and services to catch up with the rapid growth of the recent past.

1.4.6 The guidance deals with policy under a number of headings as follows:

3 RPG9 'Regional Planning Guidance for the South East' - DoE/HMSO, March 1994.

The Structure Plan 1.4.11 For employment related development the Structure Plan points out that existing commitments 1.4.7 The Berkshire Structure Plan, 1991-2006, will provide more than sufficient space for adopted in November 1995, sets out the broad strategy employment needs up to 2006. No additional for the development of the County to the year 2006. allocations are therefore proposed for business or The Plan lays great stress on protecting and enhancing industrial development. Berkshire's environment; seeking sustainable levels of and locations for development; maximising the quality 1.4.12 It is expected that work on preparing a review of life in all parts of the County; conserving natural of the Structure Plan will commence during 1999. The resources; implementing an integrated transport Structure Plan will be prepared under the guidance of strategy and seeking the provision of a greater the Joint Strategic Planning Committee which has been proportion of low cost housing. set up and will be serviced by the six new unitary authorities which were formed in April 1998, following reorganisation of local government in Berkshire.

1.5 A STRATEGY FOR THE ROYAL BOROUGH OF WINDSOR & MAIDENHEAD

1.5.1 The main themes running through national, regional and strategic planning policy in relation to the Royal Borough are:-

1. a continuing emphasis on restraint, particularly of Green Belt areas; 2. the need to protect and enhance the environment of both town and countryside;

3. the need to maintain a buoyant local economy

but without leading to additional needs for 1.4.8 The Structure Plan points to the many housing, other services and facilities; problems in the County brought about by past levels of growth including the loss of countryside, damage to 4. the need to achieve improvements to the urban and rural environments, increasing congestion quality of life for local residents and workers; and the inability of services to keep pace with development. The quality of life in many parts of the 5. the desirability of promoting more sustainable County has declined; high land values have accelerated forms of, and locations for, development and the decline of long established industries and movement; accentuated problems, particularly in relation to the environment, of the rapid urbanisation of the County. 6. the priority which must be given to the

provision for local needs, particularly in terms 1.4.9 The overall strategy for the County recognises of low cost housing; that some development is required to provide homes for local people, help maintain the prosperity of the 7. the need to contribute towards an integrated local economy and meet reasonable demands for transport strategy. movement, shopping, recreation, tourism and mineral extraction in the County. However, the overall strategy These themes form the context for the development of indicates that growth needs to be kept down to levels a strategy for the Local Plan for the Royal Borough. which can be accommodated within the environmental limits of the County and which meet criteria of sustainability.

1.4.10 The Structure Plan identifies levels and broad locations for new development in housing, industry and commerce. For the Royal Borough the emphasis is on continued restraint; in this respect the Structure Plan identifies a requirement for 3,500 houses in the period

1991-2006. This is to be phased over three periods to reflect a planned gradual fall in the number of housing completions over the Plan period.

5. TO IDENTIFY OPPORTUNITIES TO IMPROVE RECREATION, LEISURE AND PLAY 1.5.2 During the course of preparation of the Plan, a FACILITIES IN THE BOROUGH, AND TO wide variety of development pressures and potential PROVIDE FOR THE INFORMAL ENJOYMENT conflicts were examined and options for dealing with OF THE COUNTRYSIDE; and resolving these pressures were considered. In particular the means of obtaining increased levels of 6. TO ENCOURAGE ALTERNATIVE much needed low cost housing for residents of the FORMS OF TRANSPORT TO THE PRIVATE Borough were examined. However, the breadth of CAR AS PART OF THE INTEGRATED options which could be generated was limited by the TRANSPORT STRATEGY FOR BERKSHIRE primary consideration of the need to protect and AND IMPROVE ACCESS FOR PEDESTRIANS, maintain the long term permanence of the Green Belt CYCLISTS AND PEOPLE WITH DISABILITIES policy in the Borough. TO TOWN CENTRES AND WITHIN OTHER DEVELOPMENTS AND FACILITIES; 1.5.3 The Council's strategy for the Local Plan is therefore to adopt a continuing approach of restraint. 7. TO ENSURE THAT THE This means that existing policies, particularly those IMPROVEMENTS TO INFRASTRUCTURE, related to the Green Belt, will be maintained. However, SERVICES AND AMENITIES MADE the rate of development will be reduced over the Plan NECESSARY BY NEW DEVELOPMENT ARE period although, where appropriate, development PROVIDED. which meets the needs of local people will be promoted. As part of the strategy, concern for the The strategy and these main aims are translated into environment and improvements in the quality of the the wide range of policies and proposals which form environment are emphasised. the basis of the Local Plan.

1.5.4 The Borough Council's strategy is based on 1.5.5 Aims 2) and 6), set out above, relate to the the following main components or aims:- concept of sustainable development. This is defined as "Development which meets the needs of the present 1. TO MAINTAIN AN ENVIRONMENT without compromising the ability of future generations THAT IS NATURALLY DIVERSE, SAFE AND to meet their own needs". Various government ATTRACTIVE AND WHICH WILL MAINTAIN guidance published over recent years, such as PPG6 on AND IMPROVE THE QUALITY OF LIFE 1N retailing, PPG7 on the rural economy, PPG13 on BOTH URBAN AND RURAL PARTS OF THE transport and PPG9 on nature conservation, places BOROUGH; considerable emphasis on the need for, and the Government's commitment to, sustainable 2. WITHIN THE CONTEXT OF development. They also provide some interpretation of RESTRAINT, TO PROMOTE SUSTAINABLE the 'U.K. Strategy on Sustainable Development' which FORMS OF, AND LOCATIONS FOR, was published by the Government in January 1994. DEVELOPMENT WHICH MINIMISE THE CONSUMPTION OF ENERGY, LAND AND 1.5.6 Regional Guidance for the South East (RPG9) OTHER NON-RENEWABLE RESOURCES AND states that planning policies should be directed towards WHICH MINIMISE THE POTENTIAL several broad objectives including sustainable ADVERSE EFFECTS ON THE NATURAL AND development, protection and enhancement of the BUILT ENVIRONMENT, TRAFFIC environment and reducing the need to travel while CONGESTION AND POLLUTION; encouraging the use of energy efficient modes of transport. 3. TO MAINTAIN A BUOYANT AND BROADLY BASED LOCAL ECONOMY 1.5.7 The strategy of the Berkshire Structure Plan WHILST RESTRICTING FURTHER MAJOR 1991-2006, places considerable emphasis on the need EMPLOYMENT GROWTH IN ORDER TO for sustainable development and the conservation and AVOID INCREASING PRESSURE ON THE enhancement of the environment of the County. GREEN BELT, LOCAL HOUSING AND THE Policies such as Policy OS1, policies concerned with ENVIRONMENT; limiting the impact of development (Policies LD1-8) and various other policies in the Structure Plan seek to 4. TO PROVIDE FOR A LEVEL AND provide a framework for enabling sustainable RANGE OF HOUSING DEVELOPMENT WHICH development within the County. IS COMPATIBLE WITH THE CHARACTER OF THE BOROUGH AND WHICH WILL ASSIST IN MEETING THE NEEDS OF THE LOCAL POPULATION, PARTICULARLY FOR SOCIAL RENTED HOUSING;

1.5.8 The Local Plan has been prepared in 1.6 ENVIRONMENTAL APPRAISAL OF conformity with the Structure Plan. Under Section 54A THE LOCAL PLAN of the Town and Country Planning Act 1990, applications for development must be considered in 1.6.1 Under Planning Policy Guidance Note 12 accordance with the development plan. (PPG12), planning authorities are required to "have regard to environmental considerations in preparing 1.5.9 The policies and proposals of the Local Plan their general policies and proposals. Most policies and have been subjected to an environmental appraisal and proposals in all types of plan will have environmental can be considered to be broadly in accordance with implications, which should be appraised as part of the principles of sustainable development, in that new plan preparation process." (DOE, 1992, para 5.52) development is almost wholly directed to locations within existing built up areas. However, it is accepted that considerable further work needs to be undertaken to properly assess the impact of the Plan's policies and proposals on the environment and quality of life in the Borough. The Council also needs to ascertain what other planning policies and proposals are needed to address matters of concern in relation to the local environment. This further work will be undertaken as part of any review of the local plan in conjunction with the development of a variety of related initiatives:

• the establishment of an Integrated Transport Strategy and the preparation of a Transport Plan aimed at providing alternative modes of travel to the private motor car;

• strategies and reports prepared by the former Berkshire County Council supported by the District Councils in the County and by other bodies dealing with matters such as The State of the Environment/Berkshire Environmental Forum, the Landscape Strategy, Countryside 1.6.2 Accordingly an appraisal of the Local Plan Recreation Strategy, Rural Community was undertaken during the Summer of 1996. In Strategy, Footpaths/Rights of Way Statement, October 1996 approval was given by the Council's Renewable Energy Strategy; Planning Board to endorse and publish the Local Plan Draft Environmental Appraisal for public consultation. • the preparation of a Corporate Environmental The final document produced in light of these Charter by the Council, looking at comments was endorsed and approved by the Planning environmental issues and impacts relevant to and Environment Board in June 1997. the Borough; the preparation of a Local Sustainability Strategy under Local Agenda 1.6.3 A commitment has been made by the Council 21. to maintain and improve the environment for the benefit of all. The Environmental Appraisal marks the start of a process of assessing land use planning policies within the framework of the preparation of local plans.

1.6.4 Although there are no specific policies in the Local Plan which state that development should be sustainable (as contained in the Berkshire Structure Plan 1991-2006), the Local Plan is generally moving towards the aims of sustainability within the context of the planning framework. The main aims are concerned with:-

• protecting and enhancing the built and natural environment including statutory designated areas and sites specifically designated for nature conservation and built heritage value;

place on an annual basis and will be published in the • reducing the need to travel through the form of an Annual Monitoring Statement. This concentration of development in the statement will contain information comparing housing Borough's main settlements which are well and employment development with strategic served by public transport. The spread of requirements, various other development trend development is also controlled by the information and various monitoring information on Metropolitan Green Belt which covers the progress in the implementation of policies and majority of the Borough; proposals within the Local Plan. In addition, it will set out clear priorities for future action in terms of the • enhancing the quality of life of the Borough's implementation of the Plan in the context of the residents through its policies for recreation Council's priorities, most of which are determined and community services and in the control of through the Council's annual budgetary process and pollution including measures for the control corporate programmes. of noise. Such policies are carefully balanced with the Plan's policies for business and 1.7.3 It is the Council's current corporate policy to industrial development, shopping, and tourism keep its citizens informed about the policies, proposals and the provision of housing. and activities of the Council and the various matters and issues affecting the Council. This involves the use 1.6.5 However, the appraisal identified a number of of various forms of communication through statutory areas where improvements can be achieved in procedures, and consultation through channels such as preparing a review of the Local Plan. Some of the main press releases, newsletters, quarterly magazines and areas are: various other corporate publications, as well as through more formal consultations directly to Parish Councils, (i) greater reference should be made in the Plan local organisations, interest groups, and other to sustainability to reflect sustainable interested persons. These communications will be used development policies in the Berkshire to highlight matters arising from the Annual Structure Plan; the Plan should more fully Monitoring Statement (Local Plan Update) and various incorporate Planning Policy Guidance Note other planning matters of interest to the citizens of the 13 (Transport); Royal Borough.

(ii) the Plan should more fully reflect the Preparation of the Local Plan increased importance of the contribution of public transport towards the aim of reducing 1.7.4 The Local Plan contains a written statement the need to travel and of improving energy and proposals maps. The written statement presents efficiency in transport; policies to guide the use and development of land. These are shown in emboldened upper case, each (iii) the Plan should incorporate policies on policy having its own reference number. Specific development on unstable land. proposals are also referred to in a number of the policies. Each policy is followed by explanations and 1.7 ORGANISATION OF THE LOCAL justification in lower case lettering. Chapters 2 to 6 PLAN deal with specific topics, eg environment, economy, housing, etc. Chapter 7 deals with area-based policies Monitoring and Review of the Local Plan for the town centres of Windsor and Maidenhead and for a number of the larger settlements within the 1.7.1 The Local Plan is intended to provide a Borough. Chapter 8 considers the implementation of framework for planning and development within the policies and proposals, in particular, the need for Royal Borough for the period up to 2006. However, in development to provide or make contributions to the that period, there will undoubtedly be changes provision of infrastructure, services and facilities stimulated by various external circumstances. A necessitated by development in the Borough. All major influence will be government legislation and policies in the written statement should be considered policy guidance which changes and is periodically in conjunction with details shown on the proposals refined. Such circumstances inevitably mean that the maps. Local Plan will need to be reviewed before the year 2006. The Government advises that Structure and Local Plans should normally be reviewed and rolled forward about every five years.

1.7.2 Local planning authorities are required to keep under review those matters which may be expected to affect the development of their area and the planning of that area. Monitoring and review are an integral part of the planning process. Within the context of the Local Plan such monitoring will take

1.7.5 The preparation of the Local Plan has involved a series of processes and events. The Consultation Draft Plan was designed as an initial stage setting out the Borough Council's strategy, aims and resulting policies and proposals in relation to development in the Royal Borough in the period 1991- 2006. The Consultation Draft Plan was published in April 1993. Following consideration of responses to consultation, the Council placed the plan on deposit in March 1994. The document was subject to a further period of consultation. A total of over 1,700 separate comments were received, of which nearly 1,400 were formally accepted as objections to the Local Plan.

1.7.6 Formal objections to the Deposit Draft Local Plan were considered at a Public Local Inquiry held between April 1995 and February 1996. The Inspector who conducted the Local Plan Inquiry submitted his report of the Inquiry to the Council in February 1997. The Inspector's Report was considered by the Council and nearly all the recommendations contained in the Report were accepted by the Council. However, a small number of recommendations were rejected or only partially accepted. Proposed Modifications to the plan were published in September 1997, Further Proposed Modifications and Third Round Proposed Modifications were published in June 1998 and March 1999 respectively.

Main Changes to the Deposit Draft Plan

1.7.7 As a result of the Local Plan Inquiry and the Report of the Inspector, the Council made a number of modifications to the Plan. Details of the reasons for the changes to each of the policies in the plan can be found in a separate document, "Response to the Recommendations of the Report of the Inspector who conducted an Inquiry into the Royal Borough of Windsor and Maidenhead Local Plan ".

Environment

Policy Title Policy Policy Title Policy No. No.

2.3 BUILT ENVIRONMENT 2.1 GREEN BELT Design guidelines DG1 Acceptable uses and development in Development in Conservation the Green Belt GB1 Areas CA1 Unacceptable development GB2 Guidelines on Development New residential development GB3 affecting Conservation Areas CA2 Residential extensions GB4/5 Article 4 Directions CA3 Equestrian establishments GB6/7 Environmental Improvements and Re-use of buildings GB8 Management of Conservation Areas CA4/5 Major Developed Sites in the Car parking in Conservation Areas CA6 Green Belt GB9 Listed Buildings LB1 Motorway Services Areas GB10 Proposals affecting Listed Buildings or their settings LB2 Change of Use of Listed buildings LB3 2.2 NATURAL ENVIRONMENT Historic Gardens and formal landscapes HG1

Development on Scheduled Areas of Special Landscape Ancient Monuments ARCH1 Importance N1 Sites of Archaeological Importance ARCH2/3/4 Setting of the Thames N2 and Development Proposals Landscape Enhancement Area N3 Guidelines for shopfronts SF1 Common land, Village Greens Blinds on shopfronts SF2 and Ponds N4 Security shutters SF3 Tree Preservation Orders N5 Disabled access SF4 Trees and development N6 Display of Advertisements ADV1/2 Hedgerows N7 Telecommunications Development TEL1 Sites of Special Scientific Interest, etc. N8

Wildlife Heritage Sites N9

Protection of flora and fauna N10 Creative Nature Conservation Nll 2.4 DEVELOPMENT WITHIN AREAS LIABLE TO FLOOD

Development within areas liable to flood F1

2.5 POLLUTION AND DEVELOPMENT

Road/rail noise and development NAP 1 Aircraft noise and housing

development NAP2 Polluting development NAP3 Pollution of groundwater and surface water NAP4

Environment

2. Environment

policies applied to the two areas prior to the boundary 2.1 GREEN BELT change.

2.1.1 Outside the larger settlements, the whole of 3. Poundfield, Cookham - this large open site the Royal Borough is designated Metropolitan Green lies adjacent to Green Belt land. Elsewhere in the Belt. This designation was approved by the Secretary Borough the Green Belt boundary has been drawn of State for the Environment in 19741. Within the tightly around the built-up area. In the light of a 1990 Borough a number of the larger settlements are appeal decision, refusing permission for residential excluded from the Green Belt. These are identified development, it is logical and appropriate to include within the approved Replacement Structure Plan and this area within the Green Belt. their detailed boundaries identified in the Green Belt Local Plan for Berkshire (1985). 4. Coworth Close, Sunningdale it is proposed to 'wash over' this small, isolated housing 2.1.2 The Berkshire Structure Plan 1991-2006, estate with Green Belt. No additional infilling adopted in November 1995, continues to recognise the opportunities exist, and the area is considered too Metropolitan Green Belt as an essential element in small and isolated from other excluded settlements to planning policy, and contains a policy strongly justify separate exclusion. restraining development within it (Policy C3). It also envisages, in line with Government advice in Planning 5. Land adjoining 54 The Avenue, Policy Guidance Note 2 (PPG2)2, the permanence of Wraysbury - to provide a more rational and the protection afforded by Green Belt, and hence defensible boundary to the Green Belt. considers that, within the Royal Borough of Windsor and Maidenhead, the boundaries as set out in the 6. Church Road, Old Windsor - adjustments Green Belt Local Plan should be retained, except made in Windsor & District Local Plan, 1992. where correcting very minor local inconsistencies. 7. South Meadow Lane, Eton - adjustments 2.1.3 The boundaries shown on the proposals map made in Windsor & District Local Plan, 1992. therefore are basically the same as those shown in the Green Belt Local Plan. The following minor 2.1.4 Within the Green Belt are a number of adjustments, identified in Appendix 9, are made under smaller settlements which may have the ability to this Local Plan. absorb strictly limited amounts of residential development without harming the overall character of 1. Land south-west of Ascot Station - to the Green Belt. These places are identified as reflect more closely the edge of the built-up area. 'Recognised Settlements Within the Green Belt' and are identified on the Proposals Map. Within these 2. Sunningdale - to rationalise the boundaries Recognised Settlements slightly different development of this settlement following the transfer of land from control policies in respect of residential development Surrey Heath and Runnymede Councils. The areas will apply as compared with the rest of the Green Belt. transferred were designated Green Belt in local plans The boundaries of the Recognised Settlements have prepared by these Councils. However, the part of been reviewed since the Green Belt Local Plan and Sunningdale that was already in Berkshire is treated as minor adjustments are identified in Appendix 9 and an excluded settlement in the Green Belt Local Plan, revised boundaries shown on the Proposals Maps. and for consistency it is proposed to treat the whole of the previously identified settlement area of These are as follows: Sunningdale, as defined on the Proposals Map, as an excluded settlement. In practice, however, there will 1. Horton (Coppermill Road) - to draw the be little difference between the nature and boundary more tightly around the southern part of the effectiveness of the built up area.

1 Berkshire County Development Plan Amendment Map No. 13 (1974), superseded by the Green Belt Local Plan for Berkshire (1985).

2 PPG2 (Revised) 'Green Belts'-DoE/HMSO, January 1995.

2. Hythe End (Wraysbury Road/Staines the suitable conversion of existing buildings may be Road) - to rationalise the boundary following needed to facilitate outdoor sport in the Green Belt, or development in Feathers Lane and to include more of in very special circumstances small ancillary the built-up area south of Wraysbury Road. buildings, unobtrusive spectator accommodation, or other essential facilities may be required. Outdoor 3. Knowl Hill - to exclude the area south of sport may offer a means of improving the Bath Road as this area is not considered capable of environmental quality of Green Belt land, especially absorbing further infilling without causing harm to its in the urban fringe, but it will not be acceptable where rural character. the objectives of Green Belt policy would be harmed.

4. Holyport - to draw the boundary more tightly 2.1.8 Key Objectives around the built-up area by removing the kitchen garden area to Holyport Lodge from the recognised (i) To safeguard the open and rural character of settlement. the Borough's countryside and to protect it from inappropriate development. 5. Fifield - to rationalise the boundary following recent development in Fifield (ii) To enhance the quality of the Green Belt Road. within the Borough while providing opportunities for appropriate sport and leisure 2.1.5 The purposes of Green Belts are set out by activities. the Government in PPG2 and include the following: (iii) To encourage the re-use of surplus 1. to check the unrestricted sprawl of large agricultural land and existing buildings for built-up areas; uses appropriate to the countryside.

2. to prevent neighbouring towns from merging (iv) To preserve and enhance existing gaps into one another; between settlements.

3. to assist in safeguarding the countryside from Acceptable uses and development in the Green encroachment; Belt

4. to preserve the setting and special character POLICY GB1 of historic towns; and WITHIN THE GREEN BELT, AS DEFINED ON 5. to assist in urban regeneration, by THE PROPOSALS MAPS, APPROVAL WILL encouraging the recycling of derelict and ONLY BE GIVEN, SAVE IN VERY SPECIAL other urban land. CIRCUMSTANCES, FOR

2.1.6 Purposes 1, 2, 3 and 4 are the primary A) THE CONSTRUCTION OF NEW purposes of the Green Belt in Berkshire, although BUILDINGS FOR THE FOLLOWING purpose 5 is relevant in relation to sustainable PURPOSES: development considerations. This section of the Borough Plan sets out detailed local policies and 1) DEVELOPMENT FOR AGRICULTURE objectives which this Council seeks to achieve within OR FORESTRY; the Green Belt. It is important to encourage uses which are considered appropriate in the Green Belt 2) ESSENTIAL FACILITIES FOR where these will enhance its quality. The Council is OUTDOOR SPORT AND OUTDOOR aware of the pressures for alternative uses of long- RECREATION, FOR CEMETERIES, term surplus agricultural land and buildings, especially AND FOR OTHER USES OF LAND in the urban fringe, and desires to see these positively WHICH PRESERVE THE OPENNESS managed and used. OF THE GREEN BELT AND DO NOT CONFLICT WITH THE PURPOSES OF 2.1.7 One alternative use of agricultural land which INCLUDING LAND IN IT; is becoming increasingly popular is outdoor recreation. The Government recognises the role of Green Belts in providing access to the open countryside, both for active outdoor sports and for passive recreation (PPG2). This is confirmed in PPG17 "Sport and Recreation" which states that "outdoor sport" is one of the uses of land which will often be appropriate in the Green Belt. It accepts that

3) RESIDENTIAL DEVELOPMENT for new farm buildings preventing their use for IN ACCORDANCE WITH any other purpose. Policy GB8 deals with POLICIES GB3~GB5; development involving the re-use of buildings in the Green Belt. 4) LIMITED INFILLING OR PARTIAL OR FULL 2.1.11 Planning permission is not normally REDEVELOPMENT OF required if a farmer wishes to make incidental DESIGNATED MAJOR sales from his farm of his own produce. The DEVELOPED SITES IN sale of goods which have been processed in ACCORDANCE WITH POLICY some way or 'imported' to the farm may GB9; require planning permission and may constitute inappropriate development in the B) THE CHANGE OF USE OF Green Belt. Any operation involving the sale BUILDINGS IN ACCORDANCE of such goods is likely to generate additional WITH POLICY GB8; traffic movements and general disturbance. It will lead to pressure for larger buildings, C) ENGINEERING AND OTHER harming the openness and purposes of OPERATIONS AND THE including land in the Green Belt, and may MAKING OF MATERIAL therefore be considered as an inappropriate CHANGES IN THE USE OF commercial use in the Green Belt. LAND WHICH MAINTAIN OPENNESS AND DO NOT 2.1.12 Objectives for the use of land in the CONFLICT WITH THE Green Belt include the provision of PURPOSES OF INCLUDING opportunities for access to the open LAND IN THE GREEN BELT. countryside for the urban population and the provision of opportunities for outdoor sport 2.1.9 Policy GB1 sets out those uses which and recreation near urban areas. The use of are considered appropriate in the Green Belt. land for such purposes is appropriate within These uses are defined in PPG2 (revised) and the Green Belt. In addition the construction of include agriculture, forestry, certain types of new buildings for essential facilities for residential development, and essential facilities outdoor sport and recreation is also appropriate for outdoor sport and outdoor recreation, for development. It will be necessary to cemeteries, and for other uses of land which demonstrate that such facilities are genuinely preserve the openness and purposes of required for uses of land which preserve the including land in the Green Belt. PPG2 also openness of the Green Belt and do not conflict allows local authorities to identify 'Major with the purposes of including land in it. Developed Sites in the Green Belt' within Possible examples of such facilities include which limited infilling or partial or full small changing rooms or unobtrusive spectator redevelopment may be appropriate subject to accommodation for outdoor sport, or small various safeguards. Policy GB9 sets out those stables for outdoor sport and recreation. circumstances when such developments would Policies GB6 and GB7 provide more detailed be considered as appropriate development in policies for equestrian establishments and the Green Belt. stables, and Chapter 3 of the Plan sets out policies for leisure and community facilities. 2.1.10 It is no longer a requirement that new buildings for agriculture and forestry have to 2.1.13 The Royal Borough of Windsor and demonstrate that they are essential for that use. Maidenhead is now the Minerals Planning However, it is important to discourage abuse Authority and Waste Disposal Authority for of permitted development rights. When the Borough, and is jointly responsible for granting permission for the use of agricultural policies on mineral extraction and waste buildings erected under proviso 1) for non- disposal. The Royal Borough will wish to agricultural purposes the Council will consider ensure that high environmental standards are whether the proliferation of farm buildings maintained during extraction and restoration constructed under permitted development and that the after-use of sites is appropriate to rights could result in harm to the openness of the Green Belt. the Green Belt. Where this is considered likely, a condition will be attached to any permission 2.1.14 Policies GB3-GB5 set out those withdrawing these rights for new farm limited circumstances where residential buildings. The Council will also consider imposing conditions on planning permissions

development may be acceptable within the Green Belt. 5) HARM TO RESIDENTIAL These include: AMENITIES IN THE LOCALITY; OR • The limited extension, alteration or replacement of existing dwellings; 6) CONFLICT WITH ANY OTHER POLICIES OF THE PLAN. • Limited infilling and affordable housing development within a recognised settlement; 2.1.15 One of the key objectives of Green Belt policy is to safeguard the open and rural character of the • New dwellings where there is a proven need Borough's countryside. Great care should be taken over for a new dwelling to be provided ancillary to the scale, siting, design and materials employed in any an existing agricultural or forestry use on the new buildings to ensure that their impact on the site; countryside is minimised. The use of lighting which may have a damaging and urbanising effect on the rural • Subordinate dwellings created within or by character will be carefully controlled, as appropriate, extending an existing house, or through the through the use of planning conditions. The conversion of an existing building within its proliferation of small or temporary structures within a curtilage; farm, residential, equestrian or commercial holding will generally not be acceptable because of their harmful • The limited extension of residential gardens visual effects. Where possible buildings within a single into non-residential land. unit should be consolidated into one area. Similarly, the Council will resist proposals to erect a structure where Policy GB8 refers to the re-use of existing buildings. In the design is not related to its intended use, for example some instances conversion to a residential use may be an agricultural building should not be designed to acceptable. Paragraph 2.1.39 provides detailed resemble a house. Temporary or mobile structures (eg guidance on how such applications will be considered. caravans, portakabins) will not normally be acceptable except on farms where viability is unproven (see para POLICY GB2 2.1.20).

PERMISSION WILL NOT BE GRANTED FOR 2.1.16 The open and rural character of the NEW DEVELOPMENT OR THE countryside is also harmed through the loss of trees, the REDEVELOPMENT, CHANGE OF USE, OR creation of extensive hard-surfaced areas and increased REPLACEMENT OF EXISTING BUILDINGS activity (for example through the generation of WITHIN THE GREEN BELT IF IT WOULD: additional traffic on the surrounding road network). The scale of development on a site will also affect the A) HAVE A GREATER IMPACT ON THE built-up appearance of an area. This is particularly so OPENNESS OF THE GREEN BELT OR where extensions or new buildings result in the over- THE PURPOSES OF INCLUDING LAND development of small residential sites or where farm IN IT THAN AN EXISTING holdings have been fragmented into several small units. DEVELOPMENT ON THE SITE; It may also occur where a development extends a site's developed frontage. B) HARM THE CHARACTER OF THE COUNTRYSIDE BECAUSE OF: 2.1.17 Residential amenities may be harmed by reason of noise, smell or other nuisance. The presence of 1) THE SCALE, SITING OR DESIGN livestock units or the storage of silage or slurry on OF THE DEVELOPMENT OR THE farms can result in particular nuisance and proposals MATERIALS EMPLOYED; OR involving such features should be sited well away from the curtilage of any residential property (except for 2) A MATERIAL INTENSIFICATION dwellings used for or in connection with agriculture). IN THE LEVEL OF ACTIVITY ON The Council will consider imposing conditions on THE SITE; OR permissions for any farm buildings allowed close to residential properties preventing their use for the 3) A MATERIAL INCREASE IN THE accommodation of livestock or the storage of silage or SCALE OF DEVELOPMENT ON slurry. Particular problems can arise where farm THE SITE; OR buildings have been converted to independent dwellings and sold off separately. The likelihood of 4) THE PERMANENT LOSS OF incoming residents suffering from a loss of amenities GRADE 1, 2 OR 3A through proximity to livestock units, or facilities for the AGRICULTURAL LAND OR OF storage of silage or slurry will need to be considered WOODLANDS; OR before granting permission for any such conversion.

The Council will encourage farmers to upgrade HABITABLE DWELLING OF existing facilities for the accommodation of pigs and PERMANENT CONSTRUCTION the storage of silage, slurry and fuel oil to meet WHOSE RESIDENTIAL USE IS NOT improved standards required by Government SEASONAL OR OCCASIONAL AND Regulations, and where this would reduce any existing WHICH HAS NOT BEEN harm to residential amenities ABANDONED. THE REPLACEMENT DWELLING SHOULD NOT BE New residential development MATERIALLY LARGER OR RESULT IN A MATERIAL ALTERATION TO POLICY GB3 THE SCALE OF DEVELOPMENT ON THE SITE; OR THERE WILL BE A GENERAL PRESUMPTION AGAINST ALLOWING PROPOSALS FOR 5) THE PROPOSAL MEETS ALL THE RESIDENTIAL DEVELOPMENT EXCEPT REQUIREMENTS OF POLICY H4 WHERE: (AFFORDABLE HOUSING IN RURAL AREAS); OR 1) THE PROPOSAL RELATES TO INFILLING WITHIN THE 6) THE PROPOSAL IS FOR THE RE-USE BOUNDARIES OF A RECOGNISED OF A BUILDING IN ACCORDANCE SETTLEMENT AS DEFINED ON THE WITH POLICY GB8. PROPOSALS MAP. NEW DWELLINGS WILL ONLY BE PERMITTED WHERE ALL NEW DWELLINGS PERMITTED IN THE THE DEVELOPMENT REPRESENTS GREEN BELT WILL BE REQUIRED TO HAVE THE CLOSING OF AN EXISTING REGARD TO LOCAL BUILDING STYLES IN SMALL GAP IN AN OTHERWISE THEIR DESIGN AND IN THE MATERIALS BUILT UP FRONTAGE AND WOULD USED. THERE SHOULD ALSO BE NO NOT RESULT IN HARM BEING CONFLICT WITH POLICY GB2. CAUSED TO THE PHYSICAL OR VISUAL CHARACTER OF THE 2.1.18 Infilling within recognised settlements is SETTLEMENT; OR defined as building on undeveloped land within the existing built up area of a settlement and in general 2) THERE IS A PROVEN NEED FOR A represents the closing of an existing small gap in an NEW DWELLING TO BE PROVIDED otherwise built up frontage3. Infill development will ANCILLARY TO AN EXISTING, usually be of single plots and must not harm the AGRICULTURAL OR FORESTRY USE physical or visual character of the settlement or of the ON THE SITE AND WHERE IT CAN BE surrounding area. To be acceptable for infilling, the DEMONSTRATED THAT THE plot concerned should be of a size and shape DWELLING HAS TO BE LOCATED ON comparable to the plots of the adjoining development THE SITE, AND THAT NO SUITABLE and must have an existing frontage3 to a suitable road. EXISTING BUILDINGS EXIST WHICH Proposals to develop sites on the very edge of the COULD BE CONVERTED OR recognised area or to develop sites whose present EXTENDED FOR THIS PURPOSE; OR openness contributes to the settlement's physical or visual character would not be acceptable in principle. 3) THE PROPOSAL RELATES TO THE Proposals to erect two or more houses on a site in a CREATION OF A SUBORDINATE recognised settlement will usually not be acceptable in DWELLING WHERE THIS IS FORMED principle, and will be resisted unless the proposed EITHER (i) WITHIN THE EXISTING development constitutes the rare case of acceptable STRUCTURE OF THE DWELLING; OR infilling by more than one dwelling. Other issues and (ii) BY AN EXTENSION TO THE planning considerations (e.g. Conservation Area EXISTING DWELLING; OR (iii) BY THE Policies) might dictate that a proposal to develop a CONVERSION OF AN EXISTING particular open site should be refused even if the BUILDING WITHIN THE CURTILAGE. proposal satisfies the above definition of infilling. It is THE BUILDING OF A SEPARATE important that development is in keeping with the DETACHED BUILDING WITHIN THE character of the settlement. It also follows from the CURTILAGE WILL NOT BE definition that: ACEPTABLE FOR OCCUPATION AS A SUBORDINATE DWELLING; OR

4) THE PROPOSAL RELATES TO THE REBUILDING OR ONE-FOR-ONE 3 Green Belt Local Plan for Berkshire, Berkshire REPLACEMENT OF AN EXISTING County Council. Adopted 1985

seek a planning obligation to prevent the dwelling from a) Backland development does not normally being disposed of separately from the remainder of the constitute acceptable infilling because the plot land and buildings in the agricultural unit which concerned would not have an existing frontage provided the justification for that dwelling. to a suitable road. 2.1.24 Provison 3) makes provision for certain types b) The subdivision of a house plot in an area of subordinate dwelling. This is accommodation fully built up at a uniform, but low density provided within the curtilage of an existing dwelling would not create an acceptable infill plot for domestic or personal staff (gardeners, cleaners, because the size of the new plot would not be nannies etc.) or for dependant relatives living with their compatible with that of adjoining families (for example, grandparents). Such units can be development. created either within or by extending the main dwelling or by the conversion of an existing building within the 2.1.19 In assessing whether there is a need for an curtilage of the main house. They must always be agricultural or forestry dwelling, the Council will subordinate to the main residential use on the site and expect to be satisfied that: conditions will normally be placed on any permissions granted limiting the occupation of the subordinate a) it is essential for the proper functioning of the dwelling to the categories of people referred to above, holding for one or more workers to be readily and requiring that, if it ceases to be required for the available at most times; and purpose for which it was originally created, it should be reincorporated back into the accommodation of the b) the need cannot reasonably be met from main dwelling and cease to be occupied as a separate existing dwellings on the holding or nearby. unit. Where the subordinate dwelling is to be created by means of an extension to the main dwelling it must If the evidence is inconclusive, the Council may ask for comply with policy GB4 as well. The building of a new financial information about the applicant's intention to detached dwelling within the curtilage of a property develop the enterprise. This is most likely to be will not be acceptable for occupation as a subordinate required where the application relates to a completely dwelling (see Policy GB3(3). new business or a major change in the nature or scale of an existing business. 2.1.25 The replacement of existing dwellings need not be inappropriate, providing the new dwelling is not 2.1.20 In appropriate cases, the Council may materially larger than the dwelling it replaces. There consider granting a temporary planning permission for remains a presumption against a replacement dwelling a mobile home, usually for two-three years, so that the which is materially larger than the dwelling it replaces progress of an enterprise can be monitored. as it will not then fall within the definition of appropriate development. Whether a proposal is 2.1.21 These tests are based on national guidance acceptable in relation to a definition of "not being which is currently set out and amplified in Annex I of materially larger", will differ according to the dwelling PPG7. concerned, its setting and the effect upon the openness of the Green Belt. Floorspace will be a guiding factor 2.1.22 Any dwellings granted planning permission in determining whether a proposal is materially larger. under proviso 2) should be of a size commensurate However, the main determinant will be an assessment with the established functional requirement. Dwellings of the relevant criteria in the relevant policies including which are unusually large in relation to the agricultural matters such as the scale and bulk of the proposals and needs of the unit will not normally be permitted. It is other matters set out in Policy GB2. Floorspace areas the requirements of the enterprise rather than of the will be calculated on the basis of gross floor areas for owner or occupier which are relevant in such a habitable rooms. The calculation of replacement floor determination. Dwellings will also be expected to meet areas will specifically exclude the area of existing all the requirements of Policy GB2. outbuildings which are not part of the living accommodation of the original dwelling unless there 2.1.23 When granting permission for a new are very special circumstances agricultural dwelling the Council will normally seek to restrict the occupation of the dwelling to a person working in the locality in agriculture or forestry. It will also consider imposing such a condition on any other existing dwellings in the unit under the applicant's control in order to protect the countryside against the risk of pressure for new houses caused by the selling off of agricultural dwellings to people not working in agriculture or forestry. In appropriate circumstances, and especially on smaller units, the Council may also

Residential extensions properties lying within the Green Belt, has resulted in a number of such households wishing to extend their POLICY GB4 gardens through purchasing part of the adjacent Green Belt land. However, there may be circumstances where THE BOROUGH COUNCIL WILL ONLY a small extension of a private garden would not result APPROVE PROPOSALS FOR THE EXTENSION in any harm being caused to the rural character of the OF AN EXISTING DWELLING WHERE IT landscape. This will need to be assessed for each WOULD NOT CAUSE A DISPROPORTIONATE individual proposal but factors such as the size of the ADDITION OVER AND ABOVE THE SIZE OF existing garden, the size of the proposed extension, the THE ORIGINAL DWELLING. nature of the existing and proposed enclosure, the presence of views from public places including 2.1.26 A disproportionate addition could occur footpaths, roads or open access land, the prominence of through one large extension or through the cumulative the site in the local topography, and the presence or impact of a series of small ones. The size of the absence of trees or other screening will be relevant in extension relative to the original dwelling (or 1947 for making this judgment. Where a site is considered dwellings built before this date) will be an important acceptable the means of enclosure will need to be consideration. Each case will be considered on its considered. The Planning Authority will normally merits and in relation to the following factors: (i) the impose conditions withdrawing permitted development size of the original house, (ii) the size of the plot, (iii) rights which would accrue to the land through the nature of the surrounding area, (including its permitting residential use. This will ensure that the topography, flee-cover, proximity and character of any openness and purposes of including land in the Green neighbouring properties), (iv) the design and position Belt are not harmed. of the proposed extension in relation to the view from public places, especially the appearance from the road, Equestrian establishments and (v) the history of development at the site. POLICY GB6 2.1.27 Floorspace will be a guiding factor in assessing whether a proposal is in accordance with the PROPOSALS FOR NEW OR ENLARGED policy. However, percentage increases are not the sole RIDING SCHOOLS AND OTHER determining factor. The bulk and scale of the proposals, COMMERCIAL EQUESTRIAN their effect on the openness and the purposes of the ESTABLISHMENTS WILL BE PERMITTED Green Belt and their impact on the general appearance WHERE: of the area as well as the individual property will all be considered in assessing a proposal. 1) THERE IS SUFFICIENT EXISTING RESIDENTIAL ACCOMMODATION ON POLICY GB5 THE SITE TO MEET THE NEEDS OF THE PROPOSAL; AND THE BOROUGH COUNCIL WILL NOT APPROVE PROPOSALS TO EXTEND PRIVATE 2) IT WOULD NOT RESULT IN A GARDENS INTO NON-RESIDENTIAL LAND, HARMFUL PROLIFERATION OF OR TO CONVERT NON-RESIDENTIAL LAND COMMERCIAL EQUESTRIAN INTO A PRIVATE GARDEN UNLESS THE ESTABLISHMENTS WITHIN AN AREA; BOROUGH COUNCIL IS SATISFIED THAT NO AND HARM WOULD BE CAUSED TO THE OPEN OR RURAL CHARACTER OF THE LANDSCAPE 3) THE BOROUGH COUNCIL ARE AND THE APPLICANT HAS AGREED TO THE SATISFIED THAT THE PROPOSAL REMOVAL OF ANY PERMITTED WOULD NOT CREATE AN DEVELOPMENT RIGHTS WHICH MIGHT UNACCEPTABLE TRAFFIC HAZARD; ACCRUE TO SUCH LAND. AND

2.1.28 The boundary of the Green Belt within the 4) SUITABLE BRIDLEWAYS AND OTHER Royal Borough of Windsor and Maidenhead has, in RIDING LAND IS AVAILABLE FOR many cases, been tightly drawn around the gardens of EXERCISING HORSES OFF THE residential properties which back onto farmland or PUBLIC HIGHWAY; AND other undeveloped land in the Green Belt. This, together with the fact that there are many residential

5) THERE IS NO CONFLICT WITH 2.1.30 Planning permission is not usually required POLICY GB2. for using land for the grazing of horses, even if they are kept purely for recreation. However, permission is 2.1.29 Equestrian establishments are normally required if a piece of formerly agricultural land is to be acceptable outdoor recreation uses in the Green Belt. used for schooling or jumping of horses or has Proposals for stud farms, livery stables, polo centres, buildings, jumps or maneges constructed on it. carriage-driving and similar operations will need to demonstrate that no material intensification of activity 2.1.31 This policy seeks to control the proliferation will result and that existing buildings will be re-used of small stable buildings in the countryside. Landscape wherever possible. In particular, proposals will not be character can be harmed either through the siting of permitted unless it can be demonstrated that additional several stables on small plots of land carved out of an residential accommodation (including mobile homes) original large agricultural holding or through over will not be required. The Council will seek planning development of a small site causing harm to the open obligations to ensure the residential accommodation is character of the site. not sold off separately from the equestrian establishment. New buildings must be kept to a minimum and be carefully sited and designed to avoid The re-use of buildings harm to the open, rural or countryside character of the area. As the Borough is already well served by a range POLICY GB8 of commercial riding and livery establishments, preference will be given to the improvement of THE CHANGE OF USE OF BUILDINGS IN THE existing equestrian establishments where appropriate, GREEN BELT WILL BE PERMITTED rather than the creation of such facilities on new sites. PROVIDED THAT: There is a risk that a proliferation of establishments within an area might compromise the openness of the 1) THE USE PROPOSED AND ANY Green Belt and the purposes of including land within it. ASSOCIATED WORKS, INCLUDING BOUNDARY WALLS AND FENCING, POLICY GB7 OR EXTERNAL ACTIVITIES WOULD NOT HAVE A MATERIALLY GREATER PROPOSALS TO ERECT STABLES FOR IMPACT THAN THE PRESENT OR KEEPING HORSES FOR PRIVATE LAST USE ON THE OPENNESS OF THE RECREATIONAL USE WILL BE GREEN BELT AND THE PURPOSES OF ACCEPTABLE WHERE: INCLUDING LAND IN IT AND WOULD NOT BE HARMFUL TO THE 1) NO MORE THAN ONE STABLE OR CHARACTER AND SETTING OF THE FIELD SHELTER FOR THE KEEPING BUILDING; OF ONE HORSE EACH IS PROVIDED PER 0.4 HA OF LAND UP TO A 2) THE CHANGE OF USE OF MORE THAN MAXIMUM OF 4 STABLE UNITS ON 300M2 OF FLOORSPACE TO BUSINESS ANY SITE PLUS ONE ASSOCIATED AND INDUSTRIAL USES WITHIN ANY TACK ROOM AND ONE FEED STORE INDIVIDUAL AGRICULTURAL UNIT PER SITE; OR SINGLE COMPLEX OF ADJACENT

BUILDINGS WILL NOT BE 2) THE BUILDINGS ARE OF A PERMITTED EXCEPT THAT SOME PERMANENT NATURE USING FLEXIBILITY IN THIS FLOORSPACE APPROPRIATE MATERIALS, SITING LIMIT MAY BE ALLOWED IF THE AND DESIGN SO AS TO MINIMISE BENEFITS OF DIVERSIFICATION TO THEIR VISUAL IMPACT; THE PURPOSES OF THE GREEN BELT

CAN BE DEMONSTRATED; 3) ON FORMERLY AGRICULTURAL

LAND, THE PLOT IS A MINIMUM OF 5 3) THE BUILDING MUST HAVE BEEN HA; SUBSTANTIALLY COMPLETED AT

LEAST 4 YEARS BEFORE THE DATE 4) THERE IS NO CONFLICT WITH OF THE APPLICATION, IF IT WAS POLICIES GB2 OR N1. ERECTED WITH THE BENEFIT OF

PERMITTED DEVELOPMENT RIGHTS;

4) THE BUILDING IS OF PERMANENT 2.1.34 The floorspace maximum of 300 m2 AND SUBSTANTIAL CONSTRUCTION contained in the Policy will be applied to a single farm AND IN SOUND CONDITION AND IS OF business unit as defined at September 1992 or to any A FORM, BULK AND GENERAL group of adjacent buildings located within 400 metres DESIGN, WHICH IS IN KEEPING WITH of any other building where permission for such a ITS SURROUNDINGS; change of use exists even if the buildings are in more than one ownership or holding. 5) THE PROPOSAL WOULD NOT REQUIRE EXTENSIVE 2.1.35 The Borough Council may consider some RECONSTRUCTION OF THE flexibility in the application of floorspace limits, BUILDING OR A MATERIAL subject to compliance with the remaining parts of the INCREASE IN ITS SIZE OR SCALE; Policy, in cases where a planning application is accompanied by information, such as a farm 6) PROVISION FOR ACCESS, VEHICLE management plan, providing reasoned justification for PARKING AND SERVICING COMPLIES a more flexible approach. Such a plan should provide WITH THE ADOPTED STANDARDS OF the following information:- THE COUNCIL AND WOULD NOT ADVERSELY AFFECT ROAD 1. context information on recent farming practice HIGHWAY SAFETY; on the holding, traffic movements, employment levels etc., demonstrating how diversification, as 7) THERE IS NO CONFLICT WITH proposed, will assist the maintenance of POLICIES GB2 OR LB3. productive agriculture in the countryside. Such information should cover the 3 year period THE COUNCIL WILL ALSO IMPOSE SUCH preceding the submission of the application; CONDITIONS AS MAY BE APPROPRIATE TO ENSURE THAT THE OPENNESS OF THE 2. details of proposed uses, employment levels and GREEN BELT AND THE PURPOSES OF other operations forming part of the proposed INCLUDING LAND WITHIN IT ARE diversification of the holding or business, MAINTAINED. including details of long term proposals;

2.1.32 Within the Green Belt, the guiding principle 3. details of farm and landscape management for the operation of planning policy is a general proposals to deal with the effects of presumption against inappropriate development. diversification, other changes in farming However, in the light of national policy advice, policies practice and enhancement of the area; in the Berkshire Structure Plan and concern over the need for diversification of the rural economy, the re- 4. details of any agreements which the applicants use of existing buildings will be considered not to be are willing to enter into to secure the proper inappropriate where proposals comply with Policy GB8 management of planning aspects of the and it can be demonstrated that there will be no harm to diversification process, including the the openness or purposes of including land in the Green enhancement of the openness and rural character Belt. Whether the re-use of a building is acceptable or of the area and the achievement of the purposes unacceptable will depend on the scale and type of use of including land in the Green Belt. proposed and the condition and appearance of the building including its state of repair, contribution to the character of the Green Belt and suitability for the use 2.1.36 Documentary or other evidence should proposed. It will be necessary to impose strict normally be provided to demonstrate that the conditions upon any permission granted, as building(s) concerned was substantially completed a appropriate. minimum of 4 years before the date of the application if erected under permitted development rights. If a 2.1.33 Generally, only low employment and low building is not redundant but remains in use for its traffic generating activities will be considered as present purposes, the Local Planning Authority will appropriate for the re-use of such buildings. The require details of how the present uses are to be primary concerns are to minimise any potential adverse accommodated and will need to be convinced that effect on the Green Belt and to minimise conflict with granting planning permission for re-use under this the Council's other employment policies. The policy will not lead to the need for additional buildings floorspace figures indicated for business and industrial uses are compatible with the figures applied under the Council's general employment policies.

or outside working or storage or other practices which 2.1.42 Applications should be accompanied by would harm the appearance or openness of the Green details of schemes of landscaping and other treatments Belt. to enhance the visual appearance and character of the area and the openness and purposes of including land 2.1.37 Temporary buildings, shed structures, small in the Green Belt. Such schemes could include details outbuildings, mobile buildings, buildings erected since of proposals to remove dilapidated buildings or 1900 which are not properly anchored to below-ground structures. foundations, lightweight buildings capable of sectional dismantling, buildings in an obviously poor state of 2.1.43 The Borough Council will normally attach repair, buildings which appear flimsy, of limited life or conditions, as appropriate, to any planning permission which are not properly constructed, etc., are, for the for the re-use of buildings in order to safeguard the purposes of this policy, unlikely to be considered to be openness and purposes of including land in the Green of permanent and substantial construction or in sound Belt and maintain control in the future in the Green condition. Belt. For example it may be desirable to restrict or remove permitted development rights for extensions or 2.1.38 Consideration of the re-use of buildings which ancillary buildings, or the erection of new agricultural are listed will be made in relation to policies in the buildings. Built Environment Section of the Local Plan, in particular, Policy LB3. Major Developed Sites in the Green Belt

2.1.39 In the Royal Borough there is considerable 2.1.44 PPG2 (Revised) makes provision for limited pressure to convert existing buildings to dwellings. In infilling or redevelopment of major existing developed the case of re-use of buildings for residential purposes, sites in the Green Belt. Policy GB9 replaces previous any conversion must not involve extensive alteration, transitional arrangements which were adopted as part rebuilding or extension. Proposals must be sympathetic of the Local Plan in July 1999 following the to the rural character in terms of design, the use of recommendations of the Inspector into the Royal traditional materials and the design and layout of the Borough of Windsor and Maidenhead Local Plan access. They must not involve works or associated Inquiry that two categories of development be included structures, landscape features, fences or boundary (that of redundant hospital sites and sites in further or treatments or other features which would affect the higher education). openness and purposes of including land in the Green Belt. In most instances, permitted development rights 2.1.45 Paragraph 3.4 of PPG2 refers to Annex C. will be removed to prevent adverse effects on the Paragraph C1 of the Annex states that substantial sites Green Belt. may be in continuing use or be redundant and often pre-date the town and country planning system and the 2.1.40 Residential conversions can often have Green Belt designation. Criterion (vi) of Policy C4 of detrimental effects on the fabric and character of the Adopted Berkshire Structure Plan 1991-2006 historic farm buildings. While new uses can frequently allows for new buildings to be permitted as part of be the key to the preservation of historic buildings, the limited infilling in, or redevelopment of, major existing Council will need to ensure that the new use is developed sites identified in adopted local plans. Policy sympathetic in terms of design and materials to the GB9 identifies six sites that have been designated as rural character. In addition, the creation of a residential major developed sites in the Green Belt. The curtilage around a newly converted building can have a designation of these sites was based on 4 main criteria harmful effect on the setting of a Listed Building and as set out below: the character of the countryside through the erection of new ancillary structures and other accoutrements 1. The existing use of the sites falls within one of associated with the domestic use of a property, the the following descriptions: factories, carrying out of planting and landscape works giving an collieries, power stations, water and sewage urban rather than rural character, new boundary treatment works, military establishments, civil treatments and the accommodation of vehicles as part airfields, hospitals, and research and education of the use of the building. establishments. These types of uses are described in paragraph C1 of Annex C, PPG2. 2.1.41 Conversion for tourist accommodation may be The Council has restricted the designation of considered acceptable in some cases where proposals major developed sites in the Green Belt to would not detract from the rural character of the area these uses. The Council does not include and the openness and purposes of including land in the primary and secondary schools in this Green Belt (see Policy TM8, Tourism on Farms for definition. An exception to this further details).

use criterion will be made if a site is Belt areas of the Royal Borough. These sites meet all considered by the Council to be of national of the four criteria set out above. There are a number of standing. Sites not meeting this use criterion other sites in the Borough, which are larger than the have not been included as a major developed threshold figures indicated in the criterion to define site; and 'major' and 'substantial'. These sites have not been designated because they do not sufficiently meet the 2. The site occupies an area of at least 10 ha and other three criteria that are considered to be equally contains more than 12,000m2 gross important to the size criterion. floorspace. These threshold figures are based on the specific local circumstances in the POLICY GB9 Royal Borough. These figures also take into account the fact that schools are excluded THE FOLLOWING SITES ARE DESIGNATED from the description of major developed sites. AS MAJOR DEVELOPED SITES IN THE GREEN Thus these parameters also relate to a size that BELT WHERE INFILLING DEVELOPMENT OR is somewhat greater than a large secondary COMPLETE OR PARTIAL REDEVELOPMENT school. Sites not meeting this size criterion MAY BE PERMITTED: have not been included as a major developed site; and 1. BERKSHIRE COLLEGE OF AGRICULTURE, BURCHETTS GREEN; 3. The site in question: 2. BEAUMONT COLLEGE, OLD WINDSOR; i) Can accommodate redevelopment and/or 3. HEATHERWOOD HOSPITAL, ASCOT; infilling in a manner which will not have 4. IMPERIAL COLLEGE, SILWOOD any greater impact on the Green Belt or PARK, SUNNINGHILL; the purposes of including land in it. The 5. CIVIL SERVICE COLLEGE, potential to accommodate infill relates SUNNINGDALE; mainly to the pattern and grain of 6. LEGOLAND, WINDSOR development, including consideration of whether buildings are scattered over the THE BOUNDARIES OF THE DEFINED site or form relatively compact groups, DEVELOPMENT ENVELOPES OF THE MAJOR and particularly the size and distribution DEVELOPED SITES, TO WHICH THE POLICY of gaps between buildings; and REFERS, ARE SHOWN AS INSETS TO THE PROPOSALS MAP IN APPENDIX 13. ii) In the case of complete or partial redevelopment, such sites should offer the WITHIN THESE DESIGNATED SITES, opportunity for environmental PLANNING PERMISSION WILL BE GRANTED improvement without adding to the WHERE SUCH DEVELOPMENT IS IN impact on the openness of the Green Belt ACCORDANCE WITH THE FOLLOWING: or the purposes of including land within it. A) PROPOSALS FOR LIMITED INFILLING AT MAJOR DEVELOPED SITES, FOR In relation to i) and ii) it is clear that there THE CONTINUING USE WITHIN may be sites which might qualify for THESE SITES SHOULD: designation on use, size or conformity to the development plan but which cannot 1. DEMONSTRATE THAT accommodate development, particularly infill ADDITIONAL BUILDINGS AND/OR development, without causing demonstrable EXTENSIONS WILL HAVE NO harm because of the character and location of GREATER IMPACT ON THE development within the site; and PURPOSES OF INCLUDING LAND IN THE GREEN BELT THAN THE 4 Development that would be enabled by EXISTING DEVELOPMENT; designation would not generally be contrary, or likely to be contrary, to principles of 2. .NOT LEAD TO A MAJOR employment restraint, built environment INCREASE IN THE DEVELOPED policies and principles of sustainable PROPORTION OF THE SITE; development as set out in government guidance and publications. 3. ONLY TAKE PLACE WITHIN SMALL GAPS BETWEEN EXISTING 2.1.46 The sites that are designated in GB9 comprise BUILT DEVELOPMENT; the more significant developed sites within the Green

the development of the site such as designations and policies on listed buildings, transport, nature conservation etc. Each individual site schedule refers to an attached plan. Each site plan defines the boundary of B) PROPOSALS FOR COMPLETE OR the development envelope, which encloses the present PARTIAL REDEVELOPMENT extent of current development within the site. Within SHOULD: the boundary, future development may be regarded as being not inappropriate development within the Green 1. CONTRIBUTE TO THE Belt, subject to meeting all other criteria. Only in ACHIEVEMENT OF THE exceptional circumstances would the extent of future OBJECTIVES FOR THE USE OF development differ from the extent of current develop- LAND IN THE GREEN BELT; ment. For those sites where the Council expects substantial redevelopment of all or part of the site, the 2. NOT OCCUPY A LARGER AREA OF Council will want a development brief to be prepared. THE SITE THAN THE EXISTING A brief will enable development issues to be dealt with BUILDINGS UNLESS THIS WOULD in greater detail and will enable interested parties to ACHIEVE A REDUCTION IN participate in the form of development that will be HEIGHT WHICH WOULD BENEFIT permitted. Any development should have regard to an VISUAL AMENITY; approved development brief. In the event that a proposal is in conflict with individual site policies, the 3. SHOULD DEMONSTRATE THAT provisions of Policy GB9 will apply. For the purposes SUCH REDEVELOPMENT CAN BE of B)2, the footprint excludes temporary buildings, CARRIED OUT WITHOUT ADDING open spaces with direct external access between wings TO THE IMPACT ON THE of a building, and areas of hardstanding. OPENNESS OF THE GREEN BELT AND WHERE POSSIBLE HAVE Motorway Service Areas LESS; POLICY GB10 4. CONTRIBUTE TOWARDS ENVIRONMENTAL THE BOROUGH COUNCIL WILL NOT IMPROVEMENTS OF THE SITE; APPROVE PROPOSALS FOR A MOTORWAY SERVICE AREA WITHIN THE BOUNDARIES C) INFILLING OR COMPLETE OR OF ANY EXCLUDED SETTLEMENT AND WILL PARTIAL REDEVELOPMENT OF THE NOT APPROVE SUCH PROPOSALS DESIGNATED MAJOR DEVELOPED ELSEWHERE WITHIN THE BOROUGH SITES SHOULD ALSO: UNLESS VERY SPECIAL CIRCUMSTANCES CAN BE DEMONSTRATED. 1. NOT EXCEED THE HEIGHT OF EXISTING BUILDINGS; 2.1.48 The M4 motorway and a small section of the M25 motorway run through the area of the Borough 2. DEMONSTRATE THAT ANY NEW (there is also the A404(M) and the A308(M)). PPG13 BUILDING DOES NOT advises local authorities to provide guidance on areas MATERIALLY EXTEND THE likely to be suitable or unsuitable within their DEFINED DEVELOPMENT boundaries for the location of MSAs. ENVELOPE OF THE SITE; 2.1.49 The longest stretch of motorway is the M4 3. PROPOSALS SHOULD BE IN which passes through the Borough from east to west ACCORDANCE WITH INDIVIDUAL for a distance of approximately 14 miles with the SITE POLICIES CONTAINED IN nearest service area at Heston, approximately 6 miles APPENDIX 13. to the east of the Borough. The motorways within the Borough run almost wholly through areas designated as 2.1.47 Each designated site is subject to individual Green Belt. MSAs are considered as inappropriate site policies. These individual site policies are development in the Green Belt. Planning permission contained within the schedules set out in Appendix 13 was granted for the erection of a substantial MSA to to the Local Plan. They provide comprehensive infor- the south of Reading at Field Farm, Nr Burghfield, mation on site size, area of developed floorspace, approximately 8 miles to the west of the Borough, planning background and the way in which each site during 1993. This MSA became operational during meets the various criteria set out in paragraph 2.1.45 above: They also include other information relevant to

1995. The approval of such a large scale MSA was seen as justified in minimising pressure for intermediate MSAs in the Metropolitan Green Belt such as that which covers most of the Royal Borough.

2.1.50 Particularly sensitive to development is the stretch of countryside to the west of junction 8/9 on the M4 which passes through attractive and.environmentally important landscapes containing ancient woodlands, SSSI's and Wildlife Heritage Sites, nearby conservation areas and listed buildings. The location of an MSA alongside this stretch of motorway would be particularly intrusive within the open and rural landscape in addition to conflicting with Green Belt objectives and purposes.

2.1.51 To the east of junction 8/9 of the M4 motorway, suitable sites are scarce as the motorway runs through heavily built up areas. There is also considerable uncertainty in this area resulting from DETR proposals for widening of the motorway. Further, all this length of motorway lies within 15 miles of the Heston Motorway Service Area

(N.B. 2.2 Natural Environment starts on page 2.12)

2.2.3 Key Objectives

(i) To protect and enhance valued landscapes.

(ii) To preserve and enhance existing wildlife habitats and provide opportunities to create new areas of nature conservation interest, in both rural and urban areas.

(iii) To maintain and enhance the level of tree and hedgerow cover within the Borough.

(iv) To promote opportunities for environmental education within the Borough.

(v) To ensure that new development maintains and enhances the quality of the natural environment.

Areas of Special Landscape Importance

POLICY N1

WITHIN THE AREAS OF SPECIAL LANDSCAPE IMPORTANCE AS SHOWN ON THE PROPOSALS MAPS, LAND USES AND DEVELOPMENT WHICH WOULD DETRACT FROM THE SPECIAL QUALITIES OF THAT LANDSCAPE WILL NOT BE PERMITI~D. THE BOROUGH COUNCIL WILL IN PARTICULAR RESIST PROPOSALS THAT WOULD:

1. ADVERSELY AFFECT BOTH LONG DISTANCE AND LOCAL VIEWS WITHIN THESE AREAS;

2.2 NATURAL ENVIRONMENT 2. RESULT IN THE LOSS OF TREE COVER AND HEDGEROWS OR ADVERSELY 2.2.1 A significant part of the Borough is open AFFECT THE ECOLOGICAL VALUE OF countryside which is valuable for its natural beauty, its THE AREA; wildlife and its historical and cultural associations as well as for the land uses it supports. Windsor is 3. ADVERSELY AFFECT FORMAL bordered by the Crown Estate which includes Windsor LANDSCAPE FEATURES AND THEIR Forest and The Great Park. The River Thames provides SETTINGS. another important environmental element, both in the urban setting and the adjacent rural areas. WHERE DEVELOPMENT IS PERMITTED, SPECIAL CARE WILL BE TAKEN TO ENSURE 2.2.2 Due to continuing pressure for development, ITS SITING, SCALE, HEIGHT, DESIGN AND there is a need for specific policies to protect and MATERIALS RESPECT THE SURROUNDING enhance the quality of both rural and urban LANDSCAPE. EXTENSIVE LANDSCAPING OF environments. However, the Borough Council wishes ANY NEW DEVELOPMENT WILL ALSO BE to protect and enhance the natural environment as a REQUIRED. whole, whatever its contribution, and not just the areas or features subject to special designations. The 2.2.4 The Berkshire Structure Plan 1991-2006, Borough Council will therefore explore opportunities adopted in November 1995, sets out a policy for the to undertake a range of initiatives designed to improve protection of Areas of Special Landscape Importance the quality of the environment, in all parts of the Borough.

due to their strategic role. The boundaries of these 2.2.11 It is therefore considered that the extension of areas are defined as part of the local plan process. the Chilterns formation south of the Thames should be protected from adverse development and landscape 2.2.5 A range of criteria were used in the definition change. of Areas of Special Landscape Importance. Essentially the quality of the landscape has been the guiding factor Area 2. Home Park, Great Park and Windsor together with common characteristics when judged Forest against surrounding landscapes. Although scenic quality is the essential and overriding factor in 2.2.12 The combination of land form and man's designation, relevant non-visual factors (such as special influence over a period of some 900 years associated concentrations of historical, wildlife or architectural with the presence of a Royal Palace, has created an features) have been taken into account. Cultural area of landscape of a particularly high quality and associations and public preferences relating to an area importance. The area incorporates the parkland setting have also been given some weight. of the Home Park together with the more heavily wooded ground of The Great Park and parts of the 2.2.6 Where appropriate, the Borough Council will Windsor Forest. The area is unified by its topography seek to enter into management agreements as a means and former role as part of the ancient royal hunting of controlling certain types of permitted development forest, enclosed in stages to create more formal park that threaten the landscape value of an area. As a last and farmland. resort the Borough Council may apply for an Article 4 Direction. 2.2.13 The majority of the area was identified in the Windsor and District Local Plan 1992. Taken as a 2.2.7 In particular, the Borough Council will seek to whole, the area extends westwards across the Borough ensure that the landscape impact of highways of Bracknell Forest towards Ascot Heath. The area also improvements and new access roads are minimised. extends eastwards across the Borough of Runnymede to Ankerwycke. Area 1. Cookham, Bisham, Hurley. 2.2.14 The land form of the area is based on a chalk 2.2.8 The cutting of the Thames through the anticline, the core of which is exposed to form the site southern extension of the Chilterns has produced a of the Castle. The chalk is overlaid by London Clay, landscape of notable quality and importance. It is one which increases in depth to the south to create the of the river's most striking and attractive stretches. The undulating parkland and forest which characterises the area comprises the majority of the rural area to the area. The area is remarkable for its variety of habitats, north west of Maidenhead and Cookham. including coniferous and mixed plantations, mature and over-mature broadleaved woodland, heath, improved 2.2.9 The Area of Special Landscape Importance and unimproved grassland. Of particular importance identified on the Proposals Map broadly coincides with are the formal landscape features associated with the the Area of Great Landscape Value shown on the 1954 development of The Great Park, including 'The Long County Development Plan. The area has been revised Walk', designed by Charles II, and Queen Anne's Ride. to include all the undeveloped sections of those chalk- based hills severed and encircled by the Thames. The 2.2.15 Although the majority of the area benefits focus of the landscape protection and enhancement from being in Crown ownership and is therefore measures set out in this Plan is provided by - 'A subject to careful land management, there is a need to Landscape Strategy for Berkshire', which was recognise the special landscape character of the area as published in 1995 by Berkshire County Council. a whole and to clearly establish a presumption against proposals that could detract from the quality of 2.2.10 The formation is of particular beauty and landscape. value in both a regional and county context. That value is enhanced by its proximity to the River Thames and Setting of the Thames traditional patterns of cultivation. There is extensive tree cover both on the steeper slopes of the ridge and POLICY N2 on parts of the plateau. The area is relatively free from both sporadic and intrusive development. THE BOROUGH COUNCIL WILL CONSERVE AND ENHANCE THE SETTING OF THE THAMES, AS DEFINED ON THE PROPOSALS MAPS AND WILL NOT PERMIT

DEVELOPMENT WHICH WOULD ADVERSELY 2. retention of significant views to and from the AFFECT THE CHARACTER AND SETTING OF river; THE RIVER IN BOTH URBAN AND RURAL LOCATIONS. PROPOSED DEVELOPMENT 3. maintenance of the distinctive character of the WILL BE REQUIRED TO MEET THE various reaches, both rural and developed, FOLLOWING CRITERIA: which are of national significance either as landscape or for their historical associations, 1) THE CHARACTER, HEIGHT, SCALE by protecting both the riverside and other land AND BULK OF THE DEVELOPMENT comprised in views of the river and its valley RESPECTS THE WATER FRONTAGE from adverse changes; TOGETHER WITH ADJOINING DEVELOPMENT AND LAND USES; 4. the encouragement of landscape enhancement measures on areas of degraded or poorly 2) THE PROTECTION OF IMPORTANT managed land, especially Hythe End, VIEWS OF AND FROM THE RIVER; Wraysbury, as long as they do not conflict with other policies in the Local Plan (see 3) THE RETENTION OF EXISTING Policy N3). WATERSIDE BUILDINGS WHERE THESE ARE CONSIDERED TO BE OF MERIT, ESPECIALLY TRADITIONAL BOATYARDS;

4) THE RETENTION OF TREE-COVER AND THE CONSERVATION OF THE ECOLOGICAL VALUE OF THE AREA, PARTICULARLY THE RETENTION OF VULNERABLE MEADOW-LAND;

5) EXISTING PUBLIC ACCESS SHOULD BE RETAINED AND, IN APPROPRIATE LOCATIONS, THE PROVISION OF

NEW PUBLIC ACCESS WILL BE SOUGHT. 2.2.18 A detailed landscape assessment has been 2.2.16 The Berkshire Structure Plan 1991-2006, carried out in order to define the extent of the setting of adopted in November 1995, recognises the importance the Thames within the Borough. The proposed of conserving and enhancing the setting of the Thames. boundary is shown on the Proposals Map. The whole The Thames is one of the Royal Borough's most valley sides have been included in areas where they are significant landscape features. It includes stretches of reasonably steep and comprise a distinctive great scenic character, for example the steep wooded topographical feature. This is the case with much of the slopes between Maidenhead and Bisham, and stretches valley above Cookham. In the fiat, open reaches south with historic associations such as Windsor, Eton and of Maidenhead the boundary has been drawn to include Ankerwycke. all areas where change would have a significant impact on views from the towpath. The open nature of the 2.2.17 The character of the Thames will be flood plain in these reaches has necessitated the maintained, and where appropriate, enhanced and its inclusion of large tracks of meadow-land and farmland natural riverbanks protected from inappropriate between Old Windsor and Datchet and between Eton development in the following ways: and Eton Wick, including the 'Brocas'. In the developed reaches, the setting has generally been defined as the 1. maintenance and restoration of the tree cover first row of buildings. However, the prominence of to the valley sides particularly those stretches Windsor Castle and Eton College both visually and between Bradnam Wood and Winter Hill historically have led to their inclusion within the which suffered serious damage during the Thames setting. In the upper reaches the complete storms of 1987 and 1990; villages of Bisham, Temple and Hurley are included within the setting due to their relationship to the river and the nature of the valley topography.

Landscape Enhancement Area COMMON LAND AND VILLAGE GREENS, ALLOTMENTS, PONDS AND POLICY N3 WATERCOURSES, OR WOULD ADVERSELY AFFECT THEIR SETTING. WITHIN THE AREA IDENTIFIED ON THE PROPOSALS MAP, THE BOROUGH COUNCIL 2.2.21 Common land, village greens, allotments, WILL, WHERE APPROPRIATE, SEEK ponds, and watercourses are of considerable amenity LANDSCAPE ENHANCEMENT AS PART OF and ecological value to both local residents and DEVELOPMENT THROUGH THE FOLLOWING visitors. The Borough Council will seek to protect MEASURES: these features from the adverse effects of development on adjacent land, and will encourage their 1) THE CREATION OR RESTORATION enhancement. Financial assistance for OF LANDSCAPE FEATURES; landscape/wildlife enhancement schemes may be available through grant aid from the Borough Council. 2) TREE PLANTING; Trees 3) POSITIVE LAND MANAGEMENT; 2.2.22 The importance of tree cover in contributing 4) THE PROVISION OF OPPORTUNITIES not only towards the quality of environment in the FOR PUBLIC ACCESS; Borough, but also to nature conservation cannot be over-emphasised. Greater public awareness of the 5) NEW LAND USES APPROPRIATE TO value of trees in both the urban and rural setting has THE AREA SUCH AS RECREATION; been brought about by the ravages of Dutch Elm disease, the loss of trees as a result of modern farming 6) THE PROTECTION AND CREATION / methods and, more recently, by the devastation caused RESTORATION OF WILDLIFE by the storms of October 1987 and January 1990. The HABITATS. Borough Council will seek to preserve and enhance the existing tree cover through the use of development 2.2.19 The area to the south of Hythe End has control and making Tree Preservation Orders. suffered landscape despoilation, largely as a result of mineral workings which have either not been restored POLICY N5 or restored badly. Much of the land is used unproductively and is poorly managed. THE BOROUGH COUNCIL WILL MAKE TREE PRESERVATION ORDERS TO PROTECT 2.2.20 Within this area, the Borough Council will INDIVIDUAL TREES, GROUPS OR AREAS OF encourage and support positive measures to enhance TREES WHERE IT CONSIDERS THAT: the landscape. This may include the rehabilitation of derelict land through the restoration or creation of 1) THE TREE (OR TREES) MAKES A landscape features and wildlife habitats. The Borough SIGNIFICANT CONTRIBUTION TO Council will encourage much increased tree cover, to PUBLIC AMENITY; AND be achieved through natural regeneration and appropriate additional planting. All proposals should 2) THE TREE OR TREES ARE IN GOOD recognise the nature conservation value of the site. HEALTH. Where appropriate, proposals for countryside recreation or other appropriate uses will be encouraged, THE COUNCIL WILL NOT ALLOW THE in accordance with Policy R19. Landscape REMOVAL OF PROTECTED TREES, UNLESS enhancement measures will be encouraged to provide THERE ARE CLEARLY JUSTIFIABLE opportunities for public access. GROUNDS FOR REMOVAL, AND APPROPRIATE PROVISION IS MADE FOR Common Land, Village Greens and Ponds REPLACEMENT PLANTING.

POLICY N4 2.2.23 The Borough Council has the power to make Tree Preservation Orders under Section 198 of the THE COUNCIL WILL NOT APPROVE Town and Country Planning Act 1990. Trees protected DEVELOPMENT PROPOSALS WHICH WOULD by an Order may only be felled or be the subject of ADVERSELY AFFECT THE AMENITY OR works when express consent is granted, or ECOLOGICAL VALUE OF REGISTERED

where they are dead, dying or dangerous. Tree surgery planting along roadsides due to their capacity for should be carried out in accordance with the British absorbing CO2. Standard to ensure the health and future attractiveness of the tree. Where felling is necessary, replanting will 2.2.25 Policy N6 is designed to ensure a balanced normally be insisted upon in order to secure the quality approach to preserving existing trees and new planting of the environment in the long-term. on development sites. However, where the contribution of the trees to local amenity outweighs the justification POLICY N6 for development, planning permission may be refused.

THE BOROUGH COUNCIL WILL, WHERE Hedgerows APPROPRIATE, REQUIRE APPLICATIONS FOR NEW DEVELOPMENT TO: POLICY N7

1) SUBMIT A DETAILED TREE SURVEY THE BOROUGH COUNCIL WILL REQUIRE AS PART OF A PLANNING THE RETENTION OF HEDGEROWS AND WILL APPLICATION WHEREVER EXISTING NOT PERMIT DEVELOPMENT WHICH TREES ARE A FEATURE OF THE SITE. WOULD RESULT IN THE LOSS OF OR PLANS FOR NEW DEVELOPMENT THREAT TO AN IMPORTANT HEDGEROW, SHOULD, WHEREVER PRACTICABLE, SUCH AS A BOUNDARY HEDGE. WHERE ALLOW FOR THE RETENTION OF HEDGEROW REMOVAL IS UNAVOIDABLE, EXISTING SUITABLE TREES; REPLACEMENT AND IMPROVED PLANTING WILL BE REQUIRED. 2) CARRY OUT ANY PROTECTION MEASURES CONSIDERED 2.2.26 Hedgerows are a visually important NECESSARY TO PROTECT TREES characteristic of the rural environment. They provide a DURING SITE CLEARANCE AND valuable habitat for a wide variety of flora and fauna BUILDING OPERATIONS; and often contain numerous self-seeded trees. Clearly, hedgerows do need to be managed in order to maintain 3) INCLUDE AN APPROPRIATE TREE this ecological value. The loss of hedgerows due to PLANTING AND LANDSCAPING development, and the replacement of hedgerows with SCHEME WHERE THE AMENITY fencing, usually detracts from the attractive nature of VALUE OF TREES OUTWEIGHS THE the rural environment. In accordance with The JUSTIFICATION FOR DEVELOPMENT, Hedgerows Regulations (1997), the Council aims to PLANNING PERMISSION MAY BE protect important hedgerows in the countryside by REFUSED. controlling their removal through a system of notification. Under these regulations, the Council also 2.2.24 The retention of existing trees on a aims to designate important hedgerows under criteria development site can help to soften the impact of new relating to archaeological, historical, landscape or buildings, as well as providing amenity. Therefore the wildlife value. Where a hedgerow has been removed Borough Council will, where appropriate, require without consent, the Council will direct appropriate developers to provide a tree survey carried out in enforcement action and may require the replacement of accordance with the British Standard. When a hedgerow removed in contravention of the considering applications, particular importance will be Regulations. given to the retention of trees, and planning conditions will be attached to protect existing trees during and Nature Conservation after site work. Retained trees should be given adequate space to prevent nuisance to occupiers of new 2.2.27 The scale of the loss of semi-natural habitat buildings and to allow for future growth. Where over Great Britain as a whole has only become possible, layouts should be planned so that existing appreciated in recent years. In the Royal Borough, mature and semi-mature trees can be retained within or development required to meet the pressures of alongside footpath routes or open spaces. In population growth has resulted in the extensive loss of appropriate cases, the Borough Council will require wildlife habitats both on the fringe and in the heart of additional tree planting to be provided as part of the the urban areas. In addition, the Borough's wildlife development scheme with preference being made to the habitats continue to be damaged by the intensification use of locally native species in landscaping schemes. In of agriculture and forestry practice. particular, the Borough Council will seek new tree

2.2.28 However, a wide variety of valuable wildlife • Windsor Forest and Great Park, Windsor; habitats remain in the Royal Borough, including • Bray Pennyroyal Field, Monkey Island Lane, wetlands, ancient woodland and unimproved Bray; grasslands. The latter include the acid pastures of • Wraysbury and Hythe End Gravel Pits; Windsor Great Park and the rich alluvial meadows by • Bray Meadows, Bray Road, Bray. the River Thames. Such a diverse range of habitats aids the survival of numerous species of flora and fauna, as In addition, the Wraysbury and Hythe End Gravel Pits well as enhancing the character and appearance of the site is also a proposed Ramsar site and Special rural environment. In addition, there are areas which Protection Area. Chobham Common is a newly provide a nature conservation resource in the urban proposed Special Protection Area. areas which can be of particular local value and amenity. 2.2.32 The Borough Council will support proposals submitted by English Nature who are responsible for 2.2.29 The Borough Council is therefore determined designating any further SSSI's within the Borough. The to protect and enhance the existing nature conservation Council will expect planning applications to provide resource. In particular, the Policies set out below aim to details of the development impacts on the nature ensure that new development provides opportunities conservation interest on affected application sites. for enhancement for nature conservation. The Council fully supports the 'Action for Wildlife' Nature 2.2.33 Semi-natural habitats of County importance Conservation Strategy which was published by the for nature conservation have been identified by the Berkshire Nature Conservation Forum, of which the Berkshire, Buckinghamshire and Oxfordshire Council is a member. Naturalists Trust (BBONT). Phase I of the survey comprised desk top data retrieval and research using POLICY N8 satellite imagery. Phase II was completed in 1994 for the Borough area, and involved site visits to verify the DEVELOPMENT WHICH MAY DESTROY OR interest and to produce species lists and maps. Those ADVERSELY AFFECT A DESIGNATED OR sites meeting strict ecological criteria have been PROPOSED SITE OF SPECIAL SCIENTIFIC designated jointly by English Nature, BBONT and the INTEREST, SPECIAL PROTECTION AREA, County Council, and are shown on the proposals maps RAMSAR SITE, OR NATIONAL NATURE as Wildlife Heritage Sites. The Berkshire Nature RESERVE EITHER DIRECTLY OR Conservation Forum has co-ordinated the identification INDIRECTLY, WILL NOT BE PERMITTED. and designation of Wildlife Heritage Sites to ensure consistency across the County. 2.2.30 Sites of national importance for nature conservation purposes can be statutorily protected POLICY N9 through their designation as a Site of Special Scientific Interest (SSSI) under the 1981 Wildlife and IN CONSIDERING DEVELOPMENT Countryside Act. PROPOSALS AFFECTING LOCAL NATURE RESERVES AND WILDLIFE HERITAGE SITES, THE COUNCIL WILL HAVE PARTICULAR 2.2.31 English Nature is the body responsible for REGARD TO THE NEED TO PROTECT designating land which is of special interest due to its NATURAL FEATURES AND THE flora, fauna, geological or physiographic features. AVAILABILITY OF MITIGATION MEASURES. Owners and occupiers of land within a SSSI have a MEASURES WILL BE REQUIRED TO duty to give four months notice to English Nature of SAFEGUARD AND ENHANCE WILDLIFE any intention to carry out works or activities which HERITAGE SITES INCLUDED WITHIN ANY may be harmful to nature conservation interests. There DEVELOPMENT PROPOSALS. are nine SSSI's of varied interest in the Royal Borough. They are identified on the Proposals Map and listed 2.2.34 The Wildlife Heritage Site designation is below: non~statutory and does not restrict the management of the site. The identification of these sites is primarily a • Bisham Woods, Bisham; means of ensuring that the existing nature conservation • Chobham Common, Sunningdale; interest is taken into account in considering any • Cock Marsh, Cookham; relevant planning proposals. Where it is considered that • Great Thrift Wood, Cox Green; development proposals may affect these sites, the • Cannon Court Farm Pit, Furze Platt formerly Cooper's Pit);

Borough Council will consult its consultant ecologist in order to assess the likely impact on the nature 2.2.35 The Borough Council will enter into conservation interest. The protection afforded by Management Agreements under the 1981 Wildlife and Policy N9 of the Local Plan, supplements the provision Countryside Act with landowners, in order to secure of Policy EN8 of the Adopted Berkshire Structure Plan. the future of areas for nature conservation wherever PPG9 on Nature Conservation encourages the appropriate. As a last resort, the Borough Council may identification of sites of 'substantive nature apply for an Article 4 Direction as a means of conservation interest', as provided for by the Wildlife controlling inappropriate types of permitted Heritage Site designation. development that threaten the conservation interest of a site.

2.2.36 The Borough Council has powers to acquire, declare and manage Local Nature Reserves under the 1949 National Parks and Access to the Countryside Act. This not only safeguards these areas and their management for nature conservation, but also provides a local facility for public enjoyment of a nature conservation resource. Local authorities are required to exercise their functions in respect of LNR's in consultation with English Nature. The Borough Council has recently undertaken an initiative to progress the establishment of Local Nature Reserves within the Borough.

POLICY N10 2.2.37 The Braywick Nature Centre is managed by the Borough Council for nature conservation. The DEVELOPMENT WILL NOT BE PERMITTED centre is accessible to the public and provides IF IT WOULD ADVERSELY AFFECT THE information together with interpretative material. The CONSERVATION OF FLORA OR FAUNA proximity of the centre to the urban area means that it PROTECTED BY LAW. plays a valuable educational role.

POLICY NIl 2.2.38 The establishment of informal nature reserves and 'pocket parks' will also be sought by the Borough THE BOROUGH COUNCIL WILL IN Council, particularly in connection with new CONSULTATION WITH ENGLISH NATURE AS development. ' Pocket parks' are small areas combining APPROPRIATE, NEGOTIATE MANAGEMENT the role of a nature garden, land set aside and managed AGREEMENTS OR ACTIVELY PROMOTE THE primarily for the benefit of wildlife, with that of a park ESTABLISHMENT OF LOCAL NATURE for quiet recreation; suitable sites are likely to be either RESERVES IN ORDER TO PROTECT neglected areas, an overgrown pond or a stream-side IMPORTANT WILDLIFE SITES. THE COUNCIL area. Public open spaces provided in relation to new WILL ESTABLISH INFORMAL NATURE residential development (Policy R3) are likely to hold RESERVES AND POCKET PARKS. opportunities for the establishment of 'pocket parks'. OPPORTUNITY WILL BE SOUGHT FOR THE CREATION OR RESTORATION OF WILDLIFE 2.2.39 New development provides many HABITATS IN ASSOCIATION WITH NEW opportunities for the restoration of degraded habitats or DEVELOPMENT AND THE AFTER-USE OF the creation of new habitats. In dealing with planning MINERAL EXTRACTION SITES. applications, where a nature conservation interest has been identified, the impact of the proposed THE BOROUGH COUNCIL WILL PROMOTE development on that 'interest' will be considered in full. PUBLIC ACCESS TO SITES OF NATURE In appropriate cases, the Borough will enter into CONSERVATION INTEREST AND WILL negotiations to obtain benefits for nature conservation. ENCOURAGE THE PROVISION OF EDUCATIONAL INFORMATION AND 2.2.40 Mineral extraction also provides an INTERPRETATIVE MATERIAL, PROVIDING opportunity for the creation of new habitats since THIS CAN BE ACHIEVED WITHOUT DETRIMENT TO THE NATURE CONSERVATION INTEREST.

many former mineral sites are now important areas for SCHEMES, PUBLIC SPACES, SUCH AS wildlife. The Borough Council is now the planning FOOTPATHS, WALKWAYS AND authority for minerals, and as such will create and AREAS OF OPEN SPACE, SHOULD BE maintain new wildlife habitats. BBONT have OVERLOOKED BY ADJACENT established two informal nature reserves on sites of BUILDINGS. WHERE POSSIBLE, earlier mineral extraction at Hurley Chalk Pit and Bray SURVEILLANCE OF ADJOINING Pit; these reserves provide informal public access. PUBLIC AREAS SHOULD BE IMPROVED IN ORDER TO REDUCE 2.3 BUILT ENVIRONMENT THE OPPORTUNITY FOR CRIME. PUBLIC AND PRIVATE AREAS 2.3.1 The Plan area contains a variety of built SHOULD BE CLEARLY DEFINED; development which reflects the historic, social and economic evolution of the Borough. Certain areas and 2) DEVELOPMENTS SHOULD PROVIDE individual buildings and sites enjoy statutory CONVENIENT ACCESS, PARKING AND protection, and are of national importance, other areas FACILITIES FOR PEOPLE WITH are of more local significance. The Plan sets out a DISABILITIES IN ACCORDANCE WITH framework so that the built environment is properly THE AUTHORITY' S ADOPTED considered and respected in development proposals of STANDARDS AS SET OUT IN whatever size, including not only major new buildings, APPENDIX 7; but also shopfront alterations and advertisements, to ensure that the existing environment is preserved and, 3) THE DESIGN OF NEW BUILDINGS where possible, enhanced. SHOULD BE COMPATIBLE WITH THE ESTABLISHED STREET FACADE 2.3.2 Key objectives HAVING REGARD TO THE SCALE, HEIGHT AND BUILDING LINES OF (i) To promote standards of design which provide ADJACENT PROPERTIES. SPECIAL a high quality, varied and stimulating ATTENTION SHOULD BE GIVEN TO townscape and environment. THE 'ROOFSCAPE' OF BUILDINGS. ILLUSTRATIONS SHOWING THE (ii) To preserve and enhance the character of RELATIONSHIP BETWEEN NEW AND conservation areas in the Borough. OLD WILL BE REQUIRED AT THE APPLICATION STAGE; (iii) To ensure that all buildings worthy of listing are properly identified and preserved, and to 4) MATERIALS WHICH ARE safeguard sites of archaeological interest, and SYMPATHETIC TO THE historic gardens. TRADITIONAL BUILDING MATERIALS OF THE AREA SHOULD (iv) To promote, when necessary, appropriate new BE USED. (ADDITIONAL uses for listed buildings in order to secure CONSTRAINTS WILL APPLY IN their long term future. CONSERVATION AREAS - SEE POLICY CA2); (v) To encourage and promote the provision of facilities and amenities for people with 5) PUBLIC VIEWS OF HISTORIC, physical and/or sensory disabilities in relevant TOWNSCAPE, OR SCENIC proposals and to promote the improvement of IMPORTANCE; ESPECIALLY THOSE pedestrian facilities for such persons. IMPORTANT VIEWS OF WINDSOR CASTLE AND VIEWS OF THE RIVER Design guidelines THAMES, SHOULD BE RECOGNISED AND RETAINED; POLICY DG1 6) DEVELOPMENT PROPOSALS, WHERE THE BOROUGH COUNCIL WILL HAVE APPROPRIATE, WILL BE EXPECTED REGARD TO THE FOLLOWING GUIDELINES TO INCLUDE LANDSCAPING WHEN ASSESSING NEW DEVELOPMENT SCHEMES. PROVISION SHOULD BE PROPOSALS:- MADE FOR THE FUTURE MAINTENANCE OF 1) WITHIN NEW DEVELOPMENT

THESE AREAS. LANDSCAPING CONTRIBUITE TO THAT PROPOSALS SHOULD FORM AN CHARACTER. INTEGRAL PART OF A DEVELOPMENT' S OVERALL LAYOUT 2.3.3 Within urban areas, conflict can arise between AND DESIGN. THE DIFFERENT existing townscape and architecture and new ELEMENTS OF LANDSCAPING development. As a result it is considered that PROPOSALS SHOULD HAVE guidelines for new development should be identified CLEARLY DEFINED FUNCTIONS AND within the Local Plan. The design guidelines set out TOGETHER SHOULD ENHANCE THE above are based on five principles against which new BUILT FORM. LANDSCAPING development proposals will be considered. SCHEMES SHOULD UTILISE EXISTING NATURAL VEGETATION 2.3.4 Providing a safe environment: The design AND OTHER LANDSCAPE FEATURES and layout of schemes can affect crime and vandalism WHEREVER POSSIBLE; in the public realm. Areas which are not overlooked by adjacent properties are often under-utilised and 7) DEVELOPMENTS SHOULD PROVIDE perceived as unsafe by many sections of the ADEQUATE OFF STREET PARKING population. They are often dark, deserted, graffiti- FOR VEHICLES AND CYCLES IN ridden and subject to material decay. Informal ACCORDANCE WITH THE BOROUGH surveillance from adjacent properties ensures greater COUNCIL'S ADOPTED STANDARDS AS personal safety within these areas. SET OUT IN APPENDIX 7. SUCH PROVISION SHOULD BE WELL 2.3.5 Retaining and enhancing the traditional LANDSCAPED AND LEND ITSELF TO and historic character of the area: Links with the A REASONABLE DEGREE OF past are particularly important in areas which have SURVEILLANCE; sustained great change and high levels of growth. Equally important is the need to maintain the 'sense of 8) DEVELOPMENT SHOULD PROVIDE place' given by the use of traditional architectural styles ADEQUATE VEHICLE ACCESS, and materials which can be lost in modern development (INCLUDING ACCESS FOR REFUSE leading to a sense of sameness. Insensitive new COLLECTION AND EMERGENCY development of inappropriate scale, materials and VEHICLES), LOADING AND massing, can easily scar attractive street facades, which UNLOADING FACILITIES AND may have evolved over hundreds of years. CIRCULATION SPACE WITHIN THE Conservation areas will conserve the traditional SITE AS APPROPRIATE; character of a few select areas. However, other areas and groups of buildings exist which, although not 9) THE TRAFFIC GENERATED BY THE worthy of conservation area designation, nevertheless PROPOSED DEVELOPMENT SHOULD provide important links with the past and a 'sense of NOT HAVE AN UNACCEPTABLE place'. These areas of traditional local character can be EFFECT ON THE LOCAL ROAD found within most urban areas of the Borough 'and in NETWORK AND THE ENVIRONMENT such areas new development will be expected to take OF THE LOCALITY. WHERE account of the existing character of the specific area. In APPROPRIATE, CONTRIBUTIONS certain instances, a diversity of architectural styles will WILL BE SOUGHT TOWARDS be encouraged provided these new developments are ASSOCIATED INFRASTRUCTURE AND compatible with the established character of existing PUBLIC TRANSPORT and adjoining properties. IMPROVEMENTS; 2.3.6 Improving accessibility: Disabled people 10) WITHIN MIXED DEVELOPMENT should not be discriminated against by a built form SCHEMES SEPARATE ACCESS which limits their movement. Convenient access for all SHOULD BE PROVIDED TO ANY members of the population should be provided in new RESIDENTIAL ACCOMMODATION; development schemes. This will not only benefit the disabled, but also the elderly, the sick, and those with 11) HARM SHOULD NOT BE CAUSED TO young children. THE CHARACTER OF THE SURROUNDING AREA THROUGH 2.3.7 Creating visual interest: To avoid monotony, DEVELOPMENT WHICH IS CRAMPED, elevations which are visible from the OR WHICH RESULTS IN THE LOSS OF IMPORTANT FEATURES WHICH

public realm should include variations in form and · origins and development of the topographic detail. This is particularly true of prominent elevations framework; which are frequently viewed over a range of distances. · archaeological significance or potential of the Special care should be taken over corner sites which are area; often not only visible from a range of distances, but also · the architectural and historic quality, from different directions as well. Landscaping schemes character and coherency of the buildings; can also often enhance visual quality and clearly define · character and hierarchy of spaces and the structure of public space. townscape quality; nature of building materials; 2.3.8 Protecting important public views: It is · contribution of green spaces, trees and other important to protect historic, riverside and townscape natural or cultivated element; views from adverse development and to form new · prevailing or former uses and their influence public views as opportunities arise. Recognition and on building types and layout; retention of traditional public views of Windsor Castle · relationship of the built environment to and the River Thames are of particular importance, landscape. however, other views within the Borough will be recognised and protected where appropriate. To merit conservation area designation an area must have a significant level of interest in the majority of 2.3.9 Public Art: The Borough recognises the these areas or be of exceptional quality in a limited significance of public art in developing a sense of place number, and in either case these must not be diluted by and civic pride. The Borough Council therefore the extent of negative influences through loss, intrusion supports a policy to promote percent for art and to or damage or the presence of neutral areas. Each promote the integration of public art into development conservation area will have a unique character derived and improvement schemes with an emphasis on quality, from a combination of these factors and these will be local distinctiveness, enhancement of the environment, explained in detail in the statement supporting the suitability and sustainability. The Borough Council will, designation/review of the conservation area. in appropriate cases, encourage the provision of new works of art as part of schemes for development. Maintenance of Conservation Areas

Conservation Areas 2.3.12 The Local Plan has provided the first opportunity to review the conservation areas in the 2.3.10 To date, under Section 69 of the Planning Borough on a comprehensive basis. The majority of the (Listed Buildings and Conservation Areas) Act 1990, conservation areas were originally designated by several and earlier legislation, 27 conservation areas have been predecessor local authorities and since there is no designated within the Local Plan area. The designation standard specification of how a conservation area of a conservation area represents a commitment to should be defined some differences of approach are preserve and to enhance the special character or apparent. In reviewing the existing conservation areas appearance of an area. The character and appearance of an attempt has been made to draw conservation areas on each conservation area is unique and is derived from the a more consistent basis including only those built areas composition of building form, materials, style and that possess the intrinsic character of that conservation juxtaposition with open spaces. As part of the Local area and only including open space that directly Plan preparation, a survey of all the Borough's contributes to the built areas. As a result, amendments conservation areas has been carried out, with a view to to existing Conservation Areas have been made to: amending where appropriate existing conservation areas and designating new ones. 1. Beenhams Heath 2. Bisham Village 2.3.11 Paragraph 2.9 of PPG15 (Planning and the 3. Burchetts Green Historic Environment) states that plans should set out an 4. Datchet authority's broad criteria for the designation of new 5. Eton conservation areas and for the review of existing 6. Holyport conservation area boundaries. In carrying out this 7. Hurley review and in any future consideration of proposals for 8. Littlewick Green conservation areas, the following elements of the 9. Maidenhead Town Centre environment will be considered for each area:-

10. Shurlock Row 2.3.14 Outline planning permission for development 11. Cookham Dean in conservation areas will not be acceptable and where necessary the Local Planning Authority will use its All of these conservation areas were originally proposed powers under the General Development Procedure for amendment within the Consultation Draft of the Order (1995) to obtain full details of the proposed Boroughwide Local Plan together with proposals for development. The detailed design of a building is an four new conservation areas at:- important consideration in whether to allow development in a conservation area. Consequently an 1. Altwood Road, Maidenhead outline application would not provide sufficient 2. Pinkneys Green, Maidenhead information for the merits of a proposal to be properly 3. Sunningdale Village assessed. 4. St Mary' s and Bury Court, White Waltham. 2.3.15 Demolition of a building or structure will not These conservation areas have now been designated always be followed by redevelopment of the site. separately from the Local Plan procedure. However, where it is clear that redevelopment will be permitted the Secretary of State advises that consent to Development in Conservation Areas demolish should normally be given only where there are acceptable and detailed plans for that redevelopment POLICY CA1 (PPG15 - Planning and the Historic Environment). Even where there is no likelihood of redevelopment the Local THE BOROUGH COUNCIL WILL REQUIRE: Planning Authority will need to be satisfied that the future use of the land will not detract from the 1) APPLICATIONS FOR NEW BUILDINGS conservation area before granting any consent for IN THE CONSERVATION AREAS ARE demolition. In some cases it may be necessary for a TO BE SUBMITTED WITH FULL Section 106 Agreement to be entered into by applicants DETAILS SHOWING PROPOSED but in most instances the timing of the demolition works LANDSCAPING, MATERIALS AND associated with a redevelopment will be dealt with by ADVERTISEMENTS AND OTHER planning condition. RELEVANT INFORMATION SO THAT THE FULL IMPACT OF THE PROPOSAL Guidelines on development affecting CAN BE ASSESSED INCLUDING Conservation Areas ACCESS ARRANGEMENTS; POLICY CA2 2) APPLICATIONS FOR CONSERVATION AREA CONSENT FOR DEMOLITION IN RESPECT OF CONSERVATION AREAS THE ARE TO BE ACCOMPANIED BY BOROUGH COUNCIL WILL: DETAILS FOR THE REPLACEMENT DEVELOPMENT SCHEME AND WILL, 1) REQUIRE THAT ANY DEVELOPMENT WHERE APPROPRIATE, CONTROL WILL ENHANCE OR PRESERVE THE THE TIMING OF DEMOLITION BY CHARACTER OR APPEARANCE OF CONDITION. THE AREA;

2.3.13 The Local Planning Authority is responsible 2) REQUIRE THE RETENTION OF ANY for ensuring that conservation areas are protected BUILDING AND THE PROTECTION OF against inappropriate development or alterations. Within VIEWS THAT CONTRIBUTE TO THE designated conservation areas consent is required for DISTINCTIVE CHARACTER OF THE total demolition of certain structures, and boundary CONSERVATION AREA; walls and fences, whilst permitted development rights are more restricted. Any work on trees also requires 6 3) REQUIRE PROPOSALS FOR NEW weeks advance notice to the Local Planning Authority BUILDINGS AND EXTENSIONS OR and additional limitations apply to the display of ALTERATIONS TO EXISTING advertisements. Local authorities are required to ensure BUILDINGS TO BE OF A HIGH DESIGN that new development preserves or enhances the STANDARD WHICH IS SYMPATHETIC character and appearance of the conservation area. IN TERMS OF SITING, PROPORTION, SCALE, FORM, HEIGHT, MATERIALS AND DETAILING TO ADJACENT

BUILDINGS AND THE CHARACTER OF Article 4 Directions THE AREA IN GENERAL; POLICY CA3 4) NOT PERMIT THE USE OF INAPPROPRIATE SYNTHETIC IN ORDER TO GIVE ADDITIONAL MATERIALS AND REQUIRE THE USE PROTECTION TO THE CHARACTER OF A OF TRADITIONAL MATERIALS FOR CONSERVATION AREA, IN APPROPRIATE WINDOWS, DOORS, SHOPFRONTS, CIRCUMSTANCES THE BOROUGH COUNCIL CANOPIES, FASCIAS AND RAINWATER WILL MAKE DIRECTIONS UNDER ARTICLE 4 GOODS; OF THE GENERAL PERMITFED DEVELOPMENT ORDER TO CONTROL 5) REQUIRE CHANGES OF USE TO BE CHANGES TO ORIGINAL ARCHITECTURAL SYMPATHETIC TO THE CHARACTER FEATURES SUCH AS DOORS, WINDOWS, OF BOTH THE BUILDING AND THE ROOFING MATERIALS, FACING MATERIALS, OVERALL CONSERVATION AREA AND EXTERNAL PAINTING, GARDEN WALLS AND NOT TO LEAD TO AN UNDESIRABLE FENCES. INTENSIFICATION OF ACTIVITIES IN THE AREA; 2.3.18 Designation of an area as a conservation area will not necessarily be sufficient to protect the essential 6) NOT GRANT PERMISSION FOR character and appearance of that area. The Local DEVELOPMENT ON SITES WHICH Planning Authority will consider making a Direction FORM IMPORTANT OPEN SPACES under Article 4 of the Town and Country Planning WITHIN THE CONSERVATION AREA (General Permitted Development) Order 1995 to restrict OR SITES WHICH BY THEIR development rights subject to the approval of the OPENNESS FORM PART OF THE Secretary of State. Areas, for example, that may be ESSENTIAL CHARACTER OF THE characterised by the harmonised use of patterned CONSERVATION AREA; brickwork may require an Article 4 Direction to prevent the painting over the brickwork, thus ensuring that the 7) REQUIRE THE RETENTION OF ALL appearance of the area is preserved. SIGNIFICANT WALLS, FENCES AND HEDGES. 2.3.19 At present, there is an Article 4 Direction Area in the Borough which restricts permitted development 2.3.16 The Local Planning Authority will need to be rights within the Windsor Town Centre conservation satisfied that any new development would preserve or area in respect of external painting. The area protected enhance the character or appearance of the conservation requires review and there are several other areas that area, before granting any approval. The loss of have been identified for future designation under an significant features will generally be opposed, as it is Article 4 Direction. These are: likely they will have an historic character that cannot be replicated by development. 1. parts of the residential areas in Inner Windsor Conservation Area; 2.3.17 The use of buildings and open spaces can be fundamental to the character of an area. Inappropriate 2. Eton High Street; changes of use can detract from that character in terms of both the alterations to the building/open space and the 3. parts of the residential area in Castle Hill altered pattern and level of activities resulting from the Conservation Area in Maidenhead; new use. Once a change of use has been permitted, it can be difficult to resist further minor changes and 4. parts of the residential area in Datchet alterations that can be considered normal requirements Conservation Area. of that use, but may nevertheless detract from the character of the conservation area. Other areas may also be identified in the future.

2.3.22 Although street furniture is not usually subject Environmental Improvements and Management to planning control, historic towns and villages need of Conservation Areas special care in order to create a sympathetic street environment. This is recognised by the Borough POLICY CA4 Council in its use of street furniture, and statutory undertakers, telecommunications system operators and THE BOROUGH COUNCIL WILL ASSIST IN others carrying out work on the highway will be THE IMPLEMENTATION OF expected, where necessary, to adapt their equipment to a ENVIRONMENTAL IMPROVEMENT SCHEMES style and material appropriate to each conservation area. WITHIN CONSERVATION AREAS. ENVIRONMENTAL IMPROVEMENTS WILL BE Car parking in Conservation Areas SOUGHT WHERE APPROPRIATE TO ENSURE THAT NEW DEVELOPMENT CONTRIBUTES POLICY CA6 POSITIVELY TO THE CHARACTER AND APPEARANCE OF THE CONSERVATION AREA. THE BOROUGH COUNCIL WILL:

POLICY CA5 1. EXPECT ANY NEW CAR PARKING PROVISION WITHIN CONSERVATION THE BOROUGH COUNCIL WILL ENSURE AREAS TO BE SENSITIVELY THAT WITHIN THE REQUIREMENTS OF DESIGNED AND INCORPORATE HIGHWAY LAW, STREET FURNITURE, SIGNS APPROPRIATE HARD AND SOFT AND OTHER HIGHWAY EQUIPMENT ARE LANDSCAPING; KEPT TO THE MINIMUM NECESSARY, CAREFULLY SITED AND ARE OF A DESIGN 2. NOT PERMIT THE CONVERSION OF APPROPRIATE TO A CONSERVATION AREA. FRONT GARDEN AREAS TO CAR THE BOROUGH COUNCIL WILL ALSO SEEK PARKING; THE USE OF SMALLER SIGNS AND NARROWER YELLOW LINES AS PERMITTED 3. SEEK IMPROVEMENTS TO EXISTING BY THE DEPARTMENT OF THE CAR PARKING ARRANGEMENTS ENVIRONMENT TRANSPORT AND THE THROUGH REVISED LAYOUTS AND REGIONS IN CONSERVATION AREAS AND LANDSCAPING. WILL ENSURE THE RETENTION AND WHEREVER POSSIBLE THE 2.3.23 A major problem in conservation areas, REINTRODUCTION OF TRADITIONAL particularly in commercial and residential areas, is SURFACING AND PAVING MATERIALS parking for vehicles. The visual intrusion of cars both on streets or parking in front gardens is a particular problem and can be detrimental to the appearance of 2.3.20 The Borough Council has sought, through the many conservation areas. Any opportunities therefore to allocation of finance, to support improvements in minimise their impact, such as re-ordering specific conservation areas and will encourage the private sector parking areas or landscaping existing areas, will be to join in with initiatives pursued. and to carry out improvements as part of a permission for development where appropriate. The preparation of Listed Buildings enhancement studies will be undertaken, where appropriate, to assess the character and scope for 2.3.24 The Borough has a rich heritage of buildings enhancement schemes. and structures that form an irreplaceable element in the environment. Many of these buildings and structures are 2.3.21 The streetscape and the treatment of the spaces listed as being of Special Architectural or Historic between buildings can be as important to the appearance Interest by the Department for Culture, Media and Sport of a conservation area as the buildings themselves. under the provisions of Section 1 of the Planning (Listed Every effort should be made to improve the quality of Buildings and Conservation Areas) Act 1990. materials, street furniture, and landscaping and their maintenance within conservation areas. In accordance 2.3.2 In total there are approaching 1,700 listed with the advice contained in PPG 15, the Local Planning buildings in the Borough. They range from those of Authority will seek to retain and reintroduce traditional national importance such as Windsor Castle and Eton surfacing materials and street furniture into these areas. College, to distinctive groups of urban buildings,

small cottages and, importantly in the rural areas, many THE BUILDINGS IN DEFAULT OF groups of farm buildings. Once a building or structure is ACTION BY THEIR OWNERS; 'listed' it should be properly maintained and preserved for future generations. 5) SUBJECT TO THE AVAILABILITY OF FINANCE, CONTINUE TO PROVIDE FINANCIAL ASSISTANCE IN THE FORM OF HISTORIC BUILDINGS GRANTS AND LOANS FOR THE REPAIR AND PRESERVATION OF BUILDINGS OF ARCHITECTURAL OR HISTORIC INTEREST.

2.3.26 Listing is the responsibility of the Department for Culture, Media and Sport and is carried out using national criteria for assessment. Much of the Plan area has recently been fully resurveyed for listed buildings. POLICY LB1 The lists for the areas not yet resurveyed (Windsor, Eton and Eton Wick) are recognised to require review and a THE BOROUGH COUNCIL WILL: full resurvey of these areas is required to provide a sound base for the preservation of the built heritage. 1) REQUEST THE SECRETARY OF STATE TO REVIEW THE STATUTORY LIST OF 2.3.27 As a supplement to the full resurvey process it BUILDINGS OF SPECIAL is recognised that individual buildings will continue to ARCHITECTURAL OR HISTORIC merit addition to the list for various reasons; changing INTEREST FOR THE FORMER ETON standards, new information, etc. This can be achieved URBAN DISTRICT AREA AND THE either by spot listing by the Department for Culture, AREA OF THE FORMER BOROUGH OF Media and Sport or in cases of imminently threatened NEW WINDSOR; damage by the service of a Building Preservation Notice by the planning authority. 2) REQUEST THE SECRETARY OF STATE TO INCLUDE OTHER BUILDINGS 2.3.28 Once buildings are protected by the listing BROUGHT TO HIS ATTENTION, status it is important to ensure they are properly WITHIN THE STATUTORY LISTS, maintained. In order to assist in the identification of WHEN SUCH BUILDINGS ARE buildings suffering from neglect and underuse, the CONSIDERED OF APPROPRIATE Borough Council maintain a 'Buildings at Risk' register STANDARD; which can identify buildings most at risk and requiring action to secure repair. The Borough Council has certain 3 SERVE BUILDING PRESERVATION powers available to instigate urgent repairs to a building NOTICES ON BUILDINGS CONSIDERED but this is essentially a 'last resort' measure. It is TO MERIT PRESERVATION WITHIN recognised that it is more satisfactory to achieve proper THE NATIONAL LISTING CRITERIA, maintenance encouraged, if appropriate, by grant or loan WHICH ARE UNDER IMMEDIATE assistance. THREAT OF DEMOLITION OR ALTERATION THAT MAY HARM THE Proposals affecting Listed Buildings or their BUILDING'S CHARACTER; settings

4) MONITOR THE CONDITION OF LISTED POLICY LB2 BUILDINGS TO IDENTIFY THOSE WHICH ARE AT RISK OF FALLING THE BOROUGH COUNCIL WILL HAVE INTO DISREPAIR. SUCH BUILDINGS SPECIAL REGARD TO THE PRESERVATION WILL BE RECORDED ON A OF LISTED BUILDINGS AND THEIR SETTINGS 'BUILDINGS AT RISK' REGISTER AND AND WILL: THE BOROUGH COUNCIL WILL, WHEN APPROPRIATE, MAKE USE OF ITS POWERS TO SECURE REPAIR OF

1) NOT GRANT APPROVAL FOR THE to be used to justify a proposal. DEMOLITION OF A LISTED BUILDING UNLESS IT IS SATISFIED THAT THERE 2.3.30 The PPG also provides criteria to be considered ARE VERY EXCEPTIONAL in determining applications that propose alterations to CIRCUMSTANCES AS TO WHY THE listed buildings, and emphasises that consideration must BUILDING CANNOT BE RETAINED be given to interior features as well as external works. In AND REUSED; order that these matters can be properly considered it is essential that applications for listed building consent are 2) REQUIRE APPLICATIONS AFFECTING accompanied by properly detailed drawings showing LISTED BUILDINGS TO BE both the existing situation and new proposals. ACCOMPANIED BY DETAILED SURVEY DRAWINGS, IN ORDER TO 2.3.31 Each application for listed building consent ENSURE AN ACCURATE RECORD OF must be considered on its merits but works affecting a THE EXISTING BUILDING(S) AND SITE, listed building will be required to make use of AGAINST WHICH ALTERATIONS CAN traditional materials and techniques if they are to be BE ASSESSED AND MONITORED; considered appropriate. Whilst extensions need not necessarily match the original in every detail they 3) ONLY GRANT LISTED BUILDING should respect its scale, style and materials and allow CONSENT FOR THE ALTERATION the original building to remain a distinct element. In AND/OR EXTENSION OF A BUILDING certain instances there may be an opportunity for a well (SUBJECT TO COMPLIANCE WITH designed and detailed modern extension to be added to OTHER RELEVANT POLICIES) an historic building. PROVIDED THAT THE CHARACTER OF THE BUILDING WILL NOT BE 2.3.32 The overall character of a listed building often ADVERSELY AFFECTED, BOTH derives much from its setting which can vary in extent INTERNALLY AND EXTERNALLY; from a landscaped garden, a formal street or a farmyard. Accordingly it is important to ensure that any 4) REQUIRE ANY WORKS OR development within the curtilage or setting of a listed ALTERATIONS TO A LISTED building enables the character to be maintained. The BUILDING OR TO BUILDINGS WITHIN planning legislation provides fairly extensive control THEIR CURTILAGE TO MAKE USE OF over works within the curtilage of a listed building. APPROPRIATE TRADITIONAL Most curtilage buildings erected before 1948 are MATERIALS AND TECHNIQUES AND protected by the 'listing' status and the General TO BE OF A HIGH STANDARD OF Permitted Development Order (1995) allows very little DESIGN; permitted development within the curtilage.

5) ENSURE THAT DEVELOPMENT Change of Use of Listed Buildings PROPOSALS DO NOT ADVERSELY AFFECT THE GROUNDS AND/OR POLICY LB3 SETTING OF LISTED BUILDINGS. WHEREVER POSSIBLE THE BOROUGH 2.3.29 The listed building legislation gives very great COUNCIL WILL REQUIRE THAT LISTED controls over works to listed buildings and carrying out BUILDINGS ARE USED FOR PURPOSES WHICH unauthorised works can be a criminal offence. These WILL SECURE THEIR LONG TERM FUTURE controls, and related government advice contained in AND WHICH WILL PRESERVE OR ENHANCE PPG15 reflect the importance attached to listed THEIR PHYSICAL FABRIC, SETTING, SPECIAL buildings and the presumption that they should be CHARACTER AND INTEREST. PROPOSALS preserved. Accordingly, it is very rare for listed building FOR CHANGES OF USE OF LISTED BUILDINGS consent to be granted for the demolition of a listed WHICH DO NOT MEET THESE OBJECTIVES building. Any applications involving alterations to or WILL NOT BE PERMITTED. demolition of listed buildings will be the subject of rigorous examination following the guidelines set out in 2.3.33 It is widely recognised that the best use for an PPG15. In particular, it is likely that evidence of historic building is the one for which it was originally marketing efforts and or estimates of repair costs will be designed. However, over time some uses become required to be submitted to support some applications and these will be subject to close examination if they are

obsolete or buildings become redundant for an owner's THAT HAVE A DETRIMENTAL EFFECT ON purposes. The most suitable new use is likely to be the THE APPEARANCE OR SETTING OF HISTORIC one that requires the minimum of alteration to a listed PARKS AND GARDENS AND FORMAL building and in this respect any proposals for change of LANDSCAPES THAT ARE RECOGNISED TO BE use will need to be accompanied by properly detailed OF LOCAL SIGNIFICANCE. plans to show the full extent of alterations required, including those necessary to meet the likely 2.3.36 Within the Plan area there are 4 sites identified requirements of Building and Fire Regulations. in the Register of Parks and Gardens of Special Historic Interest compiled by the Historic Buildings and 2.3.34 Within the rural parts of the Plan area there is a Monuments Commission for England. The gardens particular problem with listed agricultural buildings. include areas at Eton College, Frogmore Gardens, Changing agricultural practices have made many of Windsor Great Park and Ditton Park, Datchet and their these buildings redundant to a modern farming practice. designation identifies them as a further essential They remain, however, an important element of the element of the national heritage. Any development landscape, and examples of past working methods and proposals adversely affecting these gardens would be craftsmanship. It is important that the most important of resisted to ensure the survival of the gardens. The local these buildings, reflected in those listed grade I and II*, importance of other gardens and parks not included on are preserved in their original form. Conversion of other the national register is also recognised and when listed buildings may be appropriate but it is recognised development proposals affect such areas their that the essential characteristics of agricultural destruction or alteration will be resisted. buildings, both internally and externally, are rarely preserved by a residential use. More appropriate uses Archaeology are likely to be community or commercial uses, subject to other policy considerations in particular Policy GB8. 2.3.37 At present, within the Royal Borough, 17 sites Evidence of marketing exercises for the property and or structures are identified as Scheduled Ancient their results may be required to support an application Monuments and enjoy specific legislative protection for an alternative use. under the Ancient Monuments and Archaeological Areas Act 1979. It is likely that this number will 2.3.35 Since agricultural buildings are often part of a increase through the Plan period as further sites are group, in order to maintain the character of such historic designated as part of the Historic Buildings and farmsteads proposals for the conversion or change of Monuments Commission's 'Monument Protection use of one building in such a group must be related to an Programme'. Scheduled monument consent for works overall scheme for the future of the group. Otherwise directly affecting the structure of the monuments must the conversion of an individual building could pre-empt be obtained from the Secretary of State for Culture, a more favourable mixture of uses. The consideration of Media and Sport in addition to any planning permission the group as a whole should also allow the most or other consent which may be required. Existing important buildings to be retained in a substantially Scheduled Ancient Monuments are shown on the unaltered state with less sensitive buildings being proposals map. adapted more extensively if necessary to produce a viable scheme. Development on Scheduled Ancient Monuments

Historic Gardens and formal landscapes POLICY ARCHI

POLICY HG1 THERE WILL BE A PRESUMPTION IN FAVOUR OF THE PRESERVATION OF SCHEDULED AND DEVELOPMENT PROPOSALS WHICH WOULD NATIONALLY IMPORTANT MONUMENTS AND HAVE AN ADVERSE EFFECT ON THE THEIR SETTINGS. PLANNING PERMISSION 'SPECIAL' HISTORIC INTEREST OR WILL NOT BE GRANTED FOR ANY APPEARANCE OR SETTING OF THE PARKS DEVELOPMENT LIKELY TO AFFECT THE AND GARDENS IDENTIFIED IN THE REGISTER PRESERVATION OF SUCH MONUMENTS AND OF PARKS AND GARDENS OF SPECIAL THEIR SETTINGS. HISTORIC INTEREST WILL NOT BE PERMITTED. THE BOROUGH COUNCIL WILL ALSO RESIST DEVELOPMENT PROPOSALS

2.3.38 PPG16 "Archaeology and Planning" indicates POLICY ARCH4 that where nationally important archaeological remains and their settings are affected by proposed development, WHERE EVALUATION OF A SITE there should be a presumption in favour of their physical DEMONSTRATES THE PRESENCE OF preservation. This principle is reflected in Policy ARCHAEOLOGICAL REMAINS WHICH DO ARCH1 which is designed to ensure that important NOT MERIT PERMANENT IN SITU archaeological remains are not destroyed and retain their PRESERVATION, PLANNING PERMISSION value. It is considered that in the majority of cases there WILL NOT BE GRANTED FOR ANY will be a strong presumption in favour of the physical DEVELOPMENT UNLESS PROVISION IS MADE preservation of Scheduled Ancient Monuments and FOR AN APPROPRIATE LEVEL OF other nationally important monuments and their settings. ARCHAEOLOGICAL INVESTIGATION EXCAVATION, RECORDING AND OFF SITE Sites of Archaeological Importance and PRESERVATION / PUBLICATION / DISPLAY OF Development Proposals SUCH REMAINS PRIOR TO DAMAGE OR DESTRUCTION OR TO THE POLICY ARCH2 COMMENCEMENT OF DEVELOPMENT.

PLANNING PERMISSION WILL NOT BE 2.3.39 PPG16 indicates that appropriate management GRANTED FOR PROPOSALS ADVERSELY is essential to ensure that archaeological remains survive AFFECTING SITES IN BERKSHIRE'S SITES in good condition and are not damaged or destroyed. AND MONUMENTS RECORD WHERE The council, along with other key bodies such as ARCHAEOLOGICAL FEATURES MERIT IN English Heritage, encourage the positive management of SITU PRESERVATION UNLESS IT CAN BE important ancient monuments. In most cases it is DEMONSTRATED THAT: essential to develop a management plan and to carry out regular maintenance to prevent decay and deterioration. 1) THE PROPOSALS WILL NOT HARM Responsibility for this lies with landowners. However, a THE ARCHAEOLOGICAL number of key bodies can provide expert advice and, in IMPORTANCE OF THE SITE AND ITS cases, financial assistance in relation to the appropriate SETTING; management of scheduled ancient monuments.

2) APPROPRIATE AND ACCEPTABLE 2.3.40 There are many other sites of archaeological PROVISION IS MADE FOR THE importance which are not scheduled ancient monuments PROTECTION AND MANAGEMENT OF or otherwise statutorily protected. As they have no THE ARCHAEOLOGICAL REMAINS IN specific protection, PPG16 advises that they therefore SITU PRIOR TO AND/OR DURING require safeguarding through local plan proposals. DEVELOPMENT. These latter types of archaeological site are numerous and vary in terms of size, period and typology. Full POLICY ARCH3 details are held on the Berkshire Sites and Monuments Record (SMR). The information held on the SMR will PLANNING PERMISSION WILL NOT BE be used as a basis for assessing the importance of any GRANTED FOR PROPOSALS WHICH APPEAR remains and the likely archaeological implications of LIKELY TO ADVERSELY AFFECT any development proposal. ARCHAEOLOGICAL SITES AND MONUMENTS OF UNKNOWN IMPORTANCE AND AREAS OF 2.3.41 PPG16 has reinforced the importance of the HIGH POTENTIAL UNLESS ADEQUATE role of planning in managing the conflict between EVALUATION ENABLING THE FULL development and archaeology to ensure that the IMPLICATIONS OF THE DEVELOPMENT ON archaeological heritage is preserved and properly MATTERS OF ARCHAEOLOGICAL INTEREST managed. IS CARRIED OUT BY THE DEVELOPER PRIOR TO THE DETERMINATION OF THE 2.3.42 The presumption in favour of preservation may APPLICATION. also apply to many sites which may be of regional or county importance. Development proposals will be very carefully assessed to determine that no harm will be caused and that appropriate arrangements are made to protect these remains. Where planning

applications affect unscheduled sites the Council's preservation, publication and/or display of remains. archaeological consultant will be consulted. The Borough Council will expect applications to include Shopfronts and Advertisements detailed information on matters of archaeological interest along with detailed proposals for the appropriate 2.3.46 The appearance of shopfronts and preservation, protection and management of the advertisements makes a considerable impact on the archaeological remains. environment. Within historic town and village centres the character and appearance of commercial properties 2.3.43 As in the case of Scheduled Ancient is very easily altered by the introduction of modern Monuments, the Borough Council will encourage land shopfronts and signs and the use of standard corporate owners to positively manage sites of archaeological identities can all too easily destroy an individual town's interest in order to protect irreplaceable information. identity. Advertisements in rural areas can be equally incongruous. 2.3.44 Where planning applications affect unscheduled sites the Council' s archaeological 2.3.47 Planning Policy Guidance Note 19 'Outdoor consultant will be consulted. Developers are advised Advertisement Control' endorses the need for sensitivity to ascertain from the Council' s archaeological in the design and siting of advertisements to ensure they consultant at an early stage whether archaeological sites are in harmony with their setting. The Borough Council are known or are likely to be present on the site. In cases is anxious to establish an appropriate balance between of sites or monuments of unknown potential, the commercial interests and environmental quality. The Borough Council will expect appropriate evaluation and following policies are intended to be applicable for applications to include information on the character throughout the Borough but are of particular and extent of archaeological remains within the site and significance in the main town centre conservation areas what steps will be taken to mitigate the effects of any where it is the intention that the character of each area proposals. Planning permission may be granted subject should be retained or, where appropriate, re-established. to conditions requiring further evaluation and, where In addition to the Local Plan policies, and in accordance appropriate, that the feature of interest will be preserved with the advice in PPG19, further detailed guidelines in situ or be recorded to an adequate standard. Where a and advice have been published. The Borough Council site is regarded as being worthy of permanent protection has also endorsed the English Historic Towns Forum's permission will be refused if the proposal is likely to publication 'Shopfronts and Advertisements in Historic cause material harm to features of archaeological Towns' as being advice applicable to the design of interest. shopfronts and advertisements throughout the Borough. 2.3.45 Archaeological remains should be seen as finite and non-renewable resources, containing Guidelines for shopfronts irreplaceable information about our past and should not be disturbed unless the appropriate consents have been POLICY SF1 granted. In order to ensure that the archaeological significance of areas that do not presently enjoy PROPOSALS FOR NEW SHOPFRONTS OR statutory protection is not prejudiced, the policies ALTERATIONS OR REPLACEMENTS TO indicate that in certain instances an evaluation procedure EXISTING ONES WILL BE REQUIRED TO and/or investigations will be required as part of any MEET THE FOLLOWING CRITERIA: development proposals. The scale of archaeological investigation required will vary from site to site and will 1) WHERE AN EXISTING SHOPFRONT IS be determined with advice from the Council's OF HISTORIC OR ARCHITECTURAL archaeological consultant and English Heritage. In some INTEREST IT SHOULD BE RETAINED instances a full-sale excavation and post-excavation AND REPAIRED IF NECESSARY AND operation may be required, whilst in others a brief THE OPPORTUNITY USED TO photographic or measured survey may suffice, REINSTATE ANY MISSING FEATURES; depending upon the type and scale of the proposed development. In some cases, a planning obligation will 2) WHERE EVIDENCE OF ORIGINAL be sought to ensure that the appropriate level of SHOPFRONT DETAIL EXISTS, FOR investigation, excavation, recording and preservation is EXAMPLE IN TERRACES OR GROUPS undertaken. Where features are not to remain in situ, OF SIMILAR DESIGN, PROPOSALS FOR appropriate arrangements will be sought for the off site

NEW SHOPFRONTS WILL BE are particularly inappropriate to conservation areas. EXPECTED TO RECREATE THE ORIGINAL DESIGN; Security shutters

3) NEW SHOPFRONTS SHOULD POLICY SF3 COMPLEMENT, NOT DOMINATE, THEIR SETTING AND TO THIS END THE BOROUGH COUNCIL WILL NOT PERMIT SHOULD RESPECT THE SCALE, THE USE OF EXTERNAL SECURITY PROPORTIONS, CHARACTER AND SHUTTERS. APPEARANCE OF THE UPPER PART OF THE STRUCTURE AND, WHERE 2.3.49 Solid security shutters have a deadening effect RELEVANT, ADJOINING BUILDINGS on the character of shopping streets and are a particular AND SHOPFRONTS AND THE concern in conservation areas. Where security is a OVERALL STREET SCENE. problem the more appropriate ways of safeguarding the PARTICULAR REGARD WILL BE PAID contents of the shop are by using laminated glass or TO FASCIA LINES, STALLRISER installing internal lattice grilles. Where a new shopfront HEIGHTS, FRAME AND GLAZING BAR is installed, the Local Planning Authority will expect the PROFILES, MATERIALS AND COLOUR provision of housings for internal security shutters, so IN CONSIDERING THE that future occupants can take advantage of this ACCEPTABILITY OF PROPOSALS; provision if required.

4) WINDOWS TO UPPER FLOORS Disabled access SHOULD NOT BE ENLARGED FOR DISPLAY PURPOSES; POLICY SF4

5) REGARD SHALL BE PAID TO DESIGN THE BOROUGH COUNCIL WILL REQUIRE GUIDELINES. WHERE PUBLISHED NEW SHOPFRONTS TO INCORPORATE DESIGN GUIDELINES EXIST FOR A BETTER ACCESS FOR THE DISABLED IN SPECIHC CENTRE, ADVICE SHOULD THEIR DESIGN. ON LISTED BUILDINGS AND BE ADHERED TO. PROPERTIES WITHIN CONSERVATION AREAS, THE NEED FOR DISABLED ACCESS Blinds on shopfronts SHOULD BE TAKEN INTO ACCOUNT AS FAR AS POSSIBLE, COMMENSURATE WITH THE POLICY SF2 NEED TO PRESERVE THE CHARACTER OF THE BUILDING OR AREA. BLINDS SHOULD BE OF A TRADITIONAL MATERIAL AND DESIGN WHICH ARE 2.3.50 New shopfronts should accommodate the needs INCORPORATED INTO THE FASCIA CORNICE of disabled people. As a general principle, steps should OF THE SHOPFRONT WITHIN AN be avoided, unless the shop is part of a listed building INTEGRATED BLIND BOX IN CONSERVATION where the steps may be considered to be an important AREAS THE USE OF DUTCH BLINDS WILL element contributing to the character of the listed BE STRONGLY RESISTED, PARTICULARLY building. Doors should also be capable of being opened WHERE THE USE OF PLASTICS, WET-LOOK by people in wheelchairs. Handrails are helpful at OR STRETCH FABRIC ARE PROPOSED. changes in level. Frameless glass doors are not encouraged as they can be dangerous for the young and 2.3.48 Blinds have a practical purpose to protect partially sighted. goods from damage by sunlight and normally there is no need for them on north facing elevations or in narrow Areas of Special Control of Advertisements streets. In situations where blinds are necessary they must be properly fitted into the shopfront to avoid 2.3.51 The advertisement regulations allow many adding bulky fittings to an elevation. Dutch blinds or signs to be displayed without a requirement of a specific balloon canopies are usually erected as a means of grant of advertisement consent provided certain increasing advertising space. The method of assembly conditions and size limits are met. Whilst this level of tends to obscure the fascia and details of the shopfront advertising is intended to be appropriate in most and clutter its appearance as well as introducing an alien commercial areas, it could be unduly intrusive in feature into the street. The Local Planning Authority will, therefore, resist applications for these blinds which

particularly sensitive urban areas and also in rural areas. PPGI9 'Outdoor Advertising Control', and Circular 5/92 2) SIGNS SHALL PREFERABLY BE NON- Town and Country Planning (Control of Advertisement) ILLUMINATED.WHERE Regulations 1992 contain advice that in these situations ILLUMINATION IS NECESSARY IT an Area of Special Control of Advertisements may be SHOULD BE DISCREET AND FULL designated, subject to confirmation by the Secretary of DETAILS OF THE METHOD OF State. Since 1965, parts of the centre of Windsor have ILLUMINATION AND A been designated an Area of Special Control of MEASUREMENT OF THE MAXIMUM Advertisements and it is proposed that this designation SIGN FACE LUMINANCE SHOULD BE should be extended to a larger area of the town SUBMITTED TO THE BOROUGH including Eton. The designation is also considered COUNCIL AT THE TIME OF appropriate for the larger village conservation areas of APPLICATION; Cookham and Datchet and throughout the rural areas of the Green Belt. Details of these designations were 3) THE FORM OF SIGNS SHALL BE included in the Consultation Draft of the Local Plan but APPROPRIATE TO THE TYPE OF since this control is outside the normal local plan BUILDING AND WILL DEPICT THE legislation these designations will now be progressed TRADE OR SERVICE OFFERED. separately. In addition illuminated advertisements in TRADITIONAL FASCIA AND HANGING residential areas will normally be resisted. SIGNS WILL USUALLY BE PREFERRED. Display of Advertisements 2.3.52 In addition to using the above policies to POLICY ADV1 exercise control over advertisements and signs that require consent under the Advertisement Regulations, PROPOSALS FOR THE DISPLAY OF NEW, OR the Local Planning Authority will continually monitor THE RETENTION OF EXISTING the impact on the environment of signs erected under ADVERTISEMENTS WILL BE CONSIDERED ON the 'deemed consent' provisions. If any such signs are THEIR INDIVIDUAL MERITS, BUT IN detrimental to the visual amenity of an area, or cause GENERAL THE BOROUGH COUNCIL WILL problems of highway safety, then discontinuance action NOT PERMIT THE DISPLAY OF SIGNS WHICH will be taken. If the proliferation of signs of a particular WOULD BE OUT OF KEEPING WITH THE type is perceived to detract from the amenity of an area STYLE OR CHARACTER OF A BUILDING OR then the Council will consider whether an application ITS SURROUNDINGS OR DETRIMENTAL TO for a Regulation 7 direction should be made to the AMENITY OR SAFETY, BY REASON OF Secretary of State. If such a direction is confirmed it has GENERAL DESIGN, SIZE, COLOUR, POSITION the effect of requiring all signs within the specified class OF SIGN, TYPE OR DEGREE OF to obtain advertisement consent before they are ILLUMINATION. displayed.

Within conservation areas the following additional Telecommunications Development controls are imposed: POLICY TEL1 POLICY ADV2 THE BOROUGH COUNCIL WILL ONLY GRANT IN ITS CONSIDERATION OF APPLICATIONS PLANNING PERMISSION FOR FOR EXPRESS CONSENT MADE UNDER THE TELECOMMUNICATIONS DEVELOPMENT TOWN AND COUNTRY PLANNING (CONTROL WHERE: OF ADVERTISEMENTS) REGULATIONS WITHIN CONSERVATION AREAS, THE 1) THERE IS NO REASONABLE BOROUGH COUNCIL WILL ONLY ACCEPT POSSIBILITY OF SHARING EXISTING SIGNS SATISFYING THE FOLLOWING FACILITIES; CRITERIA AS WELL AS THE CRITERIA SET OUT IN POLICY SFI: 2) IN THE CASE OF RADIO MASTS, THERE IS NO REASONABLE 1) SIGNS SHALL BE EITHER PAINTED OR POSSIBILITY OF ERECTING INDIVIDUALLY LETTERED IN A ANTENNAE ON AN EXISTING SUITABLE MATERIAL OF AN BU1LDING OR OTHER STRUCTURE APPROPRIATE SIZE AND DESIGN IN RELATION TO THE BUILDING UPON WHICH THEY ARE TO BE DISPLAYED;

WHERE THERE IS LITTLE OR NO ADVERSE This has been frequently supported at appeal. ENVIRONMENTAL DAMAGE; 2.4.3 Key objectives 3) THE PROPOSED DEVELOPMENT DOES NOT HAVE SIGNIFICANT ADVERSE (i) To maintain adequate flood storage capacity VISUAL IMPACT AND IS SITED AND within the identified flood area. DESIGNED SO AS TO MINIMISE OBTRUSIVENESS; (ii) To ensure the flow of flood water is not impeded 4) IN THE CASE OF LOCATIONS WITHIN THE GREEN BELT, THERE IS NO (iii) To ensure that development does not increase CONFLICT WITH GREEN BELT the number of people and properties at risk POLICIES AND PARTICULARLY from flooding and the associated costs of POLICY GB2; providing emergency services.

5) THERE IS NO CONFLICT WITH OTHER POLICY F1 POLICIES OF THE PLAN. WITHIN THE AREA LIABLE TO FLOOD AS 2.3.53 Government guidance on telecommunications SHOWN ON THE PROPOSALS MAPS, OR is contained within PPG8 "Telecommunications" which WITHIN OTHER AREAS SUBJECT TO was revised 1992. A positive stance is adopted towards FLOODING, DEVELOPMENT WILL NOT the needs of the industry. PPG8 advises that local plans BE PERMITIED FOR NEW RESIDENTIAL OR should contain policies on the location, siting and NON-RESIDENTIAL DEVELOPMENT, external appearance of telecommunications INCLUDING EXTENSIONS IN EXCESS OF 30 development. This type of development has special SQUARE METRES, UNLESS IT CAN BE technical requirements which may, for example, result DEMONSTRATED TO THE SATISFACTION OF in applications for 20m high masts and antennae in THE BOROUGH COUNCIL, THAT THE rural, Green Belt locations as well as masts and PROPOSAL WOULD NOT OF ITSELF, OR antennae in urban areas. The policy seeks to balance the CUMULATIVELY IN CONJUNCTION WITH need for telecommunications development against the OTHER DEVELOPMENT: impact of such development on the environment. 1) IMPEDE THE FLOW OF FLOOD 2.4 DEVELOPMENT WITHIN AREAS WATER; OR LIABLE TO FLOOD 2) REDUCE THE CAPACITY OF THE 2.4.1 A large area of the Royal Borough lies within FLOOD PLAIN TO STORE FLOOD the flood plains of the Rivers Thames and Colne. The WATER; OR boundaries of the areas liable to flood have been derived in the main from a comprehensive flood study using 3) INCREASE THE NUMBER OF PEOPLE physical and mathematical modelling techniques, OR PROPERTIES AT RISK FROM undertaken by the Environment Agency. It corresponds FLOODING. to the area where there is a 1 in 100 chance of flooding occurring in any one year. 2.4.4 For the purposes of this policy, new development will be taken to include: 2.4.2 The Borough has experienced major floods in 1894 and 1947. Since then several floods of lesser (i) Building on previously undeveloped sites; and severity have occurred (in 1954, 1959, 1974 and 1990). Since the last major flood in 1947 there has been a (ii) Intensification of existing development through substantial increase in the number of new buildings in redevelopment or sub-division; and the flood area. Concern was raised about the effect this additional development could have on future floods of a (iii) The raising of the level of land; and similar intensity due to the loss of flood water-storage capacity and the impeding of flow routes. As a (iv) Residential or non-residential extensions; and consequence Borough Council has operated a policy restraining development in the flood plain since 1978. (v) Detached ancillary buildings and portakabins.

2.4.5 The Environment Agency will be consulted for Permission will normally be required for patios which all planning applications for development within the involve a raising of the level of land. In such cases the flood plain to assess these risks. Development has area of raised land will be counted against the 30 sq occurred within the identified flood area to such an metres allowance. extent that the remaining undeveloped areas should be generally protected to maintain the present level of Redevelopment and subdivision flood storage capacity and to prevent further encroachment and obstruction of flood flow routes. 2.4.8 The redevelopment or subdivision of an There is therefore a strong objection to new existing site or building will normally be acceptable in development in areas liable to flood which would terms of Policy F1 subject to no increase in either impede the flow of flood water, reduce the capacity of ground cover or the number of habitable rooms, (as the flood plain to store flood water, or increase the defined in the glossary). In calculating existing ground population at risk from flooding. This approach will be cover, detached ancillary buildings within the curtilage reviewed at a later date when the major flood alleviation of a property may only be included in cases where their channels between Maidenhead, Windsor and Eton and floor levels are higher than the 1:100 year flood level between Datchet, Wraysbury, Staines and Chertsey are and therefore are not liable to flood. If no additions have complete, and this is shown, through consultation with been made since 26 September 1978 an increase in the Environment Agency, to alter anticipated flooding ground cover up to 30 sq metres will normally be areas and the need to safeguard these areas from acceptable under the terms of Policy F1. The Borough development. Some sites falling outside the flood area Council will remove permitted development rights for shown on the Proposals Maps may also be at risk from extensions or enclosures when granting permission for flooding where these are adjacent to watercourses or lie redevelopment or subdivision (Part 1, Classes A, D, E; at the edge of the 100 year floodplain. In these cases Part 2, Class A and Part 8, Class A of the second gr6und level surveys will need to be submitted with any schedule to the Town and Country Planning General proposal for development so that the risk from flooding Permitted Development Order 1988, amended 1995). may be fully evaluated. Development on piers Extensions to existing buildings 2.4.9 The use of pier foundations will not be 2.4.6 Since 1974 the Council has successfully acceptable as a means of overcoming an objection to a operated a policy which balances the need to protect the proposal on the grounds of Policy F1. In the past, where flood plain from development with an individual's right this form of design solution has been allowed, problems to improve his property. This policy allowed small have resulted from the inability of the planning residential extensions up to 300 sq feet ground cover. authority to ensure that the voids beneath the building Within this limit the individual and cumulative loss of are not obstructed by domestic effects or by flood flood storage capacity were considered to be acceptable. debris.

2.4.7 The Borough Council considers that this Flood compensation schemes balanced approach remains appropriate. In implementing Policy F1 residential and non-residential 2.4.10 Flood compensation schemes may be extensions up to 30 sq metres will not normally be considered acceptable but must be carried out on a level regarded as conflicting with the policy. The 30 sq for level basis which fully accommodates flood flows metres will be taken to include all additions completed and storage and should improve upon the pre- since 26 September 1978 (the date the Council first development situation. Any such scheme should be fully adopted a flood policy) which required express planning discussed with, and approved by, the Environment permission. Detached ancillary buildings within the Agency before an application for planning permission is curtilage of a property such as garages, sheds, made. All excavated material must be completely greenhouses, boathouses, summerhouses or enclosed removed from the flood plain area. swimming pools will all count as additions where they result from the grant of planning permission. Car ports Floor slab levels with at least two sides completely open, buildings constructed before 26 September 1978 or under 2.4.11 Wherever new development is permitted in the permitted development rights, and buildings on top of flood plain area, conditions will be imposed requiring an existing patio raised above flood level will not be floor slab levels of all habitable areas to be at least 150 included. mm above the predicted 1:100 flood level as determined by the Environment Agency.

2.5 POLLUTION AND DEVELOPMENT INCORPORATED4.

POLICY NAP1 2.5.4 Aircraft noise affects, in particular, the eastern part of the Borough although White Waltham Airfield to THE COUNCIL WILL NOT GRANT PLANNING the west of Maidenhead may have some noise impacts PERMISSION FOR NEW NOISE SENSITIVE on surrounding areas. No new housing or other noise DEVELOPMENT IN: sensitive development will normally be allowed in Datchet, Horton and Wraysbury where aircraft noise 1) AREAS SUBJECT TO EXTERNAL levels exceed LAeq (16 hours) 66 dB(A). Where such DAYTIME NOISE LEVELS OVER LAeq development is permitted, sound insulation measures (16 HOURS) 63 dB AND NIGHT TIME should be incorporated to keep internal noise levels NOISE LEVELS OVER LAeq (8 HOURS) below 40 dB(A). The built-up areas of Windsor and Old 57dB FROM ROAD TRAFFIC; Windsor also suffer noise levels over LAeq (16 hours) 57 dB(A) and new housing will only be permitted in 2) AREAS SUBJECT TO EXTERNAL these areas if the appropriate sound insulation can be DAYTIME NOISE LEVELS OVER LAeq provided. (16 HOURS) 66 dB AND NIGHT TIME NOISE LEVELS OVER LAeq (8 HOURS) 2.5.5 It is difficult to assess the extent to which benefits 59 dB FROM RAIL TRAFFIC. arising from the use of quieter aircraft over the Plan period will be outweighed by the effects of a possible fifth 2.5.1 The Council will continue to ensure that new terminal and a third runway at Heathrow and subsequent housing, schools, hospitals or other noise sensitive changes in flight patterns and frequencies. Increasing developments are not located in areas which are affected importance, however, is being attached to the by unacceptable levels of road or railway noise; the monitoring of aircraft noise levels. current standards used to assess these noise levels are those contained in the Planning Policy Guidance Note on 'Planning and Noise' (PPG24).

2.5.2 The main areas of the Borough suffering from road traffic noise include those areas of southern Maidenhead, Cox Green, Bray and Holyport affected by the M4 and its link roads, the A404(M) and A308(M). Further east the Windsor Relief Road runs through built-up areas of Windsor and between Eton and Eton Wick. The latter are also affected by the M4, as is Datchet. Hythe End lies adjacent to the M25. Fairly extensive areas of southern Maidenhead are also in close proximity to the Western Region mainline railway.

2.5.3 In exceptional circumstances, for example in town centres, sensitive development may be allowed in a location subject to high noise levels, provided that 4 The terms used in Policy NAP1 and NAP2 have the adequate sound insulation is provided. In such cases, all following meanings:- new housing will have to incorporate sound insulation a) noise sensitive development includes measures to keep internal noise levels below 40 dB(A). dwellings, hostels, health buildings, educational establishments and other similar buildings; POLICY NAP2 b) dB refers to a scale of measurement for sound intensity weighted to match the characteristics NEW HOUSING DEVELOPMENT WILL NOT BE of PERMITTED IN AREAS SUFFERING DAYTIME the human ear; AIRCRAFT NOISE LEVELS OVER LAeq (16 c) LAeq(T) refers to the equivalent continuous sound level; the sound level of the steady sound HOURS) 66dB AND NIGHT TIME NOISE having the same energy as a fluctuating sound LEVELS OVER LAeq (8 HOURS) 57dB. NEW over a specified measuring period T; HOUSING WILL BE PERMITFED IN AREAS d) LAeq (16 hours) is the replacement SUFFERING EXTERNAL DAYTIME NOISE measurement index for the Noise Number LEVELS OVER LAeq (16 HOURS) 57 dB AND Index (NNI) for measuring aircraft noise. NIGHT TIME NOISE LEVELS OVER LAeq (8 Measurements are based on the measurement HOURS) 48 dB ONLY IF APPROPRIATE LEVELS period 0700 - 2300 hours; OF SOUND INSULATION ARE e) Night time noise levels relate to 2300 - 0700, accordingly, day time noise levels relate to 0700 - 2300.

POLICY NAP3 POLICY NAP4

THE COUNCIL WILL NOT GRANT PLANNING THE COUNCIL WILL NOT GRANT PLANNING PERMISSION FOR PROPOSALS LIKELY TO PERMISSION FOR DEVELOPMENT WHICH EMIT UNACCEPTABLE LEVELS OF NOISE, POSES OR MIGHT POSE AN UNACCEPTABLE SMELLS OR FUMES BEYOND THE SITE RISK TO THE QUALITY OF GROUNDWATER BOUNDARIES. AND/OR WHICH WOULD HAVE A DETRIMENTAL EFFECT ON THE QUALITY OF 2.5.6 The pattern of development in the Borough is SURFACE WATER. such that new industries which regularly give rise to smell or noxious emissions cannot be accommodated 2.5.8 As necessary, applicants will be required to satisfactorily. Any proposals involving processes submit details of measures designed to ensure no which give rise to smell or air pollution will be required detrimental effect on surface and ground waters. The to incorporate measures to isolate and contain their Council will liaise with the Environment Agency and emissions to the satisfaction of the local authority. the Water Companies in respect of such measures. Applicants should also give due regard to the 2.5.7 Applicants should refer to DETR Circular 11/92 Environment Agency Policy and Practice for the concerning planning at or near notifiable industrial sites protection of ground water. and the Planning (Notifiable Substances) Regulations 1992 in relation to notified premises. 2.5.9 The water environment, both surface water and ground water can be seriously affected by development (Note: Certain premises may need to be authorised and processes/uses occurring within sites. Groundwater under Part I of the Environmental Protection Act 1990; plays a key role in meeting public water supply needs in 'Integrated pollution control provisions'. Where existing the Windsor and Maidenhead areas. Adequate measures premises already give rise to such a nuisance, the local are therefore required to protect the quality of the water authority will consider what steps need to be taken to supply from the effects of development particularly in deal with the offending businesses under the appropriate the construction phases and as a result of ongoing legislation.) activities which may have a high potential for pollution.

Leisure and Community Facilities

Policy Title Policy No.

3.2 RECREATION AND OPEN SPACE

Protection of Urban Open Spaces R1 Public Open Space Provision in Existing Residential Areas R2 Public Open Space Provision in New Developments R3/4 Children' s playspace R5 Public Open Space on identified housing sites R6 Formal Sports and Leisure Facilities R7 New development for recreation use R8 Partnership Ventures R9 Disabled access R10 Recreation Facilities in Major Commercial Redevelopment Schemes Rll Golf Courses R12 Other Specialist Recreation Facilities R13 Rights of Way and Countryside Recreation R14 The Thames R15 Redundant boatyards R16 Public slipways R17 Colne Valley Regional Park R18

3.3 COMMUNITY FACILITIES

Protection of existing facilities CF1 Provision of new facilities CF2/3 Windsor Library and Maidenhead Arts Centre CF4

3. Leisure and Community Facilities

3.1 INTRODUCTION 3.1.3 Recreational activities are very popular in the Borough. The Borough's Recreation Strategy2 3.1.1 Access to, and enjoyment, of leisure has identified an above average participation rate in opportunities is important to the quality of life. many outdoor sports and leisure activities. The Leisure centres and sports fields provide a wide Borough Council has a dual role to play in range of facilities for active recreation as well as recreation provision through its powers as a local opportunities for social and community functions. planning authority and its role in the provision and Public open space within or adjacent to housing or management of facilities, either directly or through employment areas provides an opportunity for supporting and assisting other groups such as private residents and employees to enjoy more passive developers, clubs and voluntary organisations, recreational activities like walking or sitting in a schools and Parish Councils. pleasant, open, environment. These open spaces often also provide opportunities for children's play, 3.1.4 The Council seeks to retain and enhance from small "kickabout" areas to fully equipped community facilities within the Borough. These playgrounds. They also provide visual breaks in the include health, social, religious, educational and arts built form adding considerably to the amenity and facilities which serve the needs of the Borough' s character of the area. residents including those from minorities, people with disabilities, the young and elderly people. 3.1.2 Government guidance on sport and Community facilities are provided by a wide range recreation1 states that local plans provide the of bodies including the Borough Council, Parish appropriate context in which to assess local needs Councils, health and education authorities, voluntary for recreational facilities; identify deficiencies in the organisations and the private sector. provision of public open space; encourage the development of suitable sites and types of site for 3.1.5 'The arts' covers a range of activities including additional sport and recreation and open space music, dance, drama, heritage, architecture, painting, provision; ensure that provision is properly co- sculpture, photography, graphic and craft arts, design, motion pictures, television and radio. Facilities for ordinated with other forms of development and enjoying and gaining access to 'the arts' is seen by the other land-use policies; and protect open space and Council as a very important aspect of the quality of life other land with recreational or amenity value. experienced by the Borough's residents. In September Policies in local plans are encouraged to give full 1992, the Leisure Services Board adopted a Strategy for weight to sport, recreation and public open space the Development of Arts in the Royal Borough until 2005. needs, and where appropriate should encourage the Amongst its aims, the Strategy seeks to ensure that development of sporting facilities. The Government adequate facilities (including buildings) are readily attaches great importance to the retention of available; supports community-based arts initiatives recreational and amenity open space in urban areas. which seek to strengthen community life; and encourages all those involved in arts provision within the Borough to Demand is concentrated there, and it is important work together to improve the quality and reach of the that people, particularly children and the elderly services being offered. should have access to open space close to where they live. Once built upon, open space is likely to be 3.1.6 Examples of community facilities covered lost to the community forever. One of the best by policies in this chapter are day-care centres for means of protection is to demonstrate that there is pre-school children and the elderly, schools, hospital (or would result from its development), a deficiency and health facilities, churches, public in accessible public open space in the area.

1 Department of the Environment - Planning Policy Guidance 17: Sport and Recreation, September 1991. 2 Cobham Resource Consultants - Recreation Strategy for the Royal Borough of Windsor and Maidenhead, September 1990, (superseded in 1997 by The Borough Leisure Strategy, RBWM) halls, meeting halls, places for public religious (x) To protect and enhance the existing range worship, libraries, theatres, cinemas, museums, arts of community facilities within the centres and Citizens Advice Bureau. The planning Borough. policies in this chapter seek to provide the framework within which community facilities may 3.2 RECREATION AND OPEN SPACE be developed. Standards of Useable Public Open Space Provision

3.2.1 Government guidelines have in the past suggested a standard of 10 acres (4 ha) per 1,000 population to be realistic in accommodating the needs and demands of a new incoming population1 'This standard formed the basis of development within Bracknell New Town and now forms the basis for open space standards in adjoining authorities at Bracknell Forest and Wokingham Districts. 3.1.7 Key Objectives 3.2.2 The standard of 4.3 ha per 1,000 population (i) To protect and enhance existing public has been endorsed by Inspectors, following Inquiries open space in Bracknell Forest District into the North Bracknell Local Plan (which adjoins the Royal Borough) and (ii) To set standards for public open space the Sandhurst/Crowthorne Local Plan. The latter provision to be met in new developments. plan covered an area not including any of the original Bracknell New Town, but the Inspector (iii) To identify localised areas of public open came to the conclusion that the guideline was still space deficiency and to make proposals for applicable, so long as it was applied with flexibility improving public open space in these areas. and with regard to existing open space in the vicinity. (iv) To improve the standard and range of recreational facilities in existing residential 3.2.3 This standard of 4.3 ha per 1,000 is also areas. considered appropriate within the Royal Borough to ensure a high standard of amenity in new housing (v) To seek opportunities for new outdoor developments. This overall standard is broken down recreation facilities and to encourage into the following categories: additional all-weather playing surfaces 1. Formal sports provision 1.8 ha (vi) To identify suitable sites for new indoor (pitches, courts, greens, recreation facilities. tracks etc.)

(vii) To improve the public footpath network as 2. Informal open spaces for 2.5 ha a means of pedestrian access to areas of passive recreation, children's public open spaces, children's playgrounds, play spaces including the open countryside and the Thames. unequipped Local Areas for Play, equipped playgrounds (viii) To improve the provision of cycling and casual 'kickabout' facilities within the Borough areas for children's play

(ix) To encourage the provision of facilities for _____ the development of arts within the 4.3 ha Borough. 1 For example the Final Report of the New Towns Committee, 1946.

The standard for children's play and formal sports 2) THEY CAN BEST BE RETAINED AND provision is based on the standard set by the ENHANCED THROUGH THE National Playing Fields Association for active REDEVELOPMENT OF A SMALL PART outdoor playing space1. The sports provision OF THE SITE. standard is endorsed by the Playing Pitch Strategy adopted by the Sports Council, National Playing THE ABOVE EXCEPTIONS WILL NOT Fields Association and the Central Council of APPLY TO LAND WHICH IS CONSIDERED Physical Recreation2. This standard excludes areas BY THE COUNCIL TO BE OF of informal open space. The level of participation in IRREPLACEABLE AMENITY VALUE AND, passive recreational activity is higher than that for IN ANY OTHER CASE, THE COUNCIL WILL formal sports and is an important element within EXPECT TO BE SATISFIED THAT A housing developments, especially when considered RETENTION OF THE ENTIRE SITE FOR against the increasing number of smaller households RECREATION OR COMMUNITY USE IS in smaller dwellings with correspondingly smaller NOT FEASIBLE. private garden space. Appendix 1 assesses the existing levels of provision for the main urban areas. 3.2.5 Policy R1 seeks to retain open land in the It shows the shortfall in the existing level of urban areas which meets the recreational needs of provision compared to that required by the standards the community. It is recognised that these 'green set out above. spaces' are also very important in maintaining the visual and environmental quality of urban areas, and 3.2.4 In addition to the above quantitative often provide wildlife habitats. Other areas of open standard, an accessibility assessment is considered land, whilst not having public access, are also important in ensuring a fair distribution of public considered to contribute to the environmental open space which should be within a short walk quality of the urban area and will be protected under from every home. The NPFA suggest 400 metres as this policy. These areas include allotments, private a maximum for local equipped play areas and this is playing fields, school playing fields and grounds, also considered to be a realistic distance that people detached school playing fields, cemeteries, and will be prepared to walk to informal open spaces. other privately owned amenity space which This distance relates to safe walking distance which contributes to the visual character of the urban area. means main roads will act as a barrier to PPG17 also emphasises the importance attached to accessibility unless a pedestrian crossing facility the retention of recreational and amenity open space exists. The careful location of access points to the in urban areas and the contribution which such open area of open space can also be used to improve space can make to the quality of life, irrespective of accessibility. whether there is public access to it. Policy EN1 of the Berkshire Structure Plan, 1991 - 2006, seeks to Protection of Urban Open Spaces protect and enhance the character and quality of the environment in towns, villages and other built up POLICY R1 areas, including through the protection and enhancement of town and village greens and all THE COUNCIL WILL NOT APPROVE open land important to the character of settlements. PROPOSALS WHICH WOULD RESULT IN Policy R4 of the Structure Plan specifically seeks to THE LOSS OF EXISTING AREAS OF protect sports grounds and public open spaces. IMPORTANT URBAN OPEN LAND Policy R1 is based on the advice in PPG17 and is in IDENTIFIED ON THE PROPOSALS MAP, conformity with Structure Plan Policies EN1 and AND OTHER AREAS OF OPEN SPACE R4. Applications for development of any open space WHICH ARE IMPORTANT TO THE VISUAL in the Borough will, therefore, be considered in AND ENVIRONMENTAL QUALITY OF relation to the above Policy and Policies EN 1 and URBAN AREAS UNLESS: R4 of the Berkshire Structure Plan 1991 - 2006.

1) THEY ARE REPLACED BY NEW 3.2.6 Appendix 3 shows the existing provision of PROVISION WHICH IS AT LEAST urban open space in the Borough with public access. COMPARABLE IN TERMS OF The Borough Council attaches great importance to FACILITIES, AMENITY AND the retention of these recreational LOCATION; OR

1National Playing Fields Association, 1992, The NPFA "6 Acre Standard". 2The Sports Council, The National Playing Fields Association and the Central Council of Physical Recreation, 1991, The Playing Pitch Strategy. areas. It is important that local residents, especially children and the elderly, can have access to open 1) ENHANCING AND UPGRADING space close to their homes. In a Borough where new EXISTING FACILITIES; AND development is largely restricted to the existing built up areas, pressures to develop open areas within 2) IMPROVING ACCESS TO EXISTING towns can be expected to increase. The Borough PUBLIC OPEN SPACE THROUGH Council will resist these pressures and attach a high SEEKING MORE OR BETTER SITED priority to protecting open spaces available for ENTRANCE POINTS; PEDESTRIAN public access from development or change of use. CROSSING FACILITIES ON MAIN ROADS IN THE VICINITY OF 3.2.7 A number of schools in the Borough have CHILDREN'S PLAYSPACES AND been identified as having playing fields surplus to KICKABOUT AREAS; AND requirements. It is considered appropriate to retain a IMPROVEMENTS TO, AND recreational use on part of the surplus playing fields PROVISION OF, FOOTPATH AND which would be of benefit to the school and the CYCLEPATHS LINKING PUBLIC wider community. Government advice1 in those OPEN SPACES WITH HOMES, situations where a playing field is not required for SCHOOLS AND SHOPS; AND its original purpose is that, where possible, they should meet the growing need for recreational land 3) ENCOURAGING THE DUAL USE OF in the wider community. The provision of synthetic SCHOOL PLAYING FIELDS OR THE surfaces capable of intensive use for multi-sports is JOINT PROVISION OF PLAY also encouraged. School sites with independent EQUIPMENT FOR SCHOOL/PUBLIC access to their playing fields are particularly suitable USE. for the provision of dual-use sports facilities. 3.2.10 An accessibility study in the urban areas of 3.2.8 Allotments are also an important the Borough has identified residential areas which component of recreation provision. Responsibility do not meet the accessibility standard for equipped for allotment provision lies mainly with the Parish children's play areas and informal open space of 400 Councils, and in the urban areas of Windsor and metres safe walking distance from each home. Many Maidenhead, the Borough Council. Allotment land areas of the Borough contain very low density is predominantly found within or adjoining housing with large gardens. These areas were settlements for ease of access. They are often part of considered to have sufficient private open space and the established character and amenities of general mobility to be excluded from this- settlements and provide an important facility for accessibility study. The main areas, identified in local residents. Appendix 3, where deficiencies in accessibility were identified are: 3.2.9 The Borough Council does not want to sterilise areas of under-utilised open space which Maidenhead Belmont/College areas; south of currently do not have great recreational value, or Altwood Road; Boyn Hill area; school playing fields which have been declared Farmers Way Estate; Meadowood surplus, or allotment land which is surplus to Estate; Clivedon View Estate*; requirements, where there is a proven need for a Cranbrook Drive Estate*; recreational or social/community facility in the area. Aidebury Road Estate*; Queensway Estate*; Highway/St Public Open Space Provision in Existing Marks area; North Town*; area Residential Areas between Blackamoor Lane and Ray Park Avenue; area north of POLICY R2 Ray Mill Road East and east of Sheephouse Road. THE BOROUGH COUNCIL IN CONJUNCTION WITH PARISH COUNCILS Windsor Ruddlesway Estate; Clewer Green WILL IDENTIFY OPPORTUNITIES TO area; Bolton Road area; Guards OVERCOME DEFICIENCIES IN PUBLIC Road area. OPEN SPACE PROVISION BY THE FOLLOWING MEASURES:

1Department of the Environment - Planning Policy Guidance 17: Sport and Recreation, September 1991.

Ascot / North Ascot; Cavendish THE PROVISION OF PUBLIC OPEN SPACE Sunninghill Meads Estate; area east of SHOULD BE CONTAINED WITHIN ONE Brockenhurst Road and AREA AND NOT SPREAD THROUGHOUT Bouldish Farm Estate, South THE SITE. Ascot. THE BOROUGH COUNCIL WILL SEEK A * Areas deficient in access to equipped play areas CAPITALISED MAINTENANCE PAYMENT only. FOR THE FUTURE MANAGEMENT OF PUBLIC OPEN SPACE. 3.2.11 Both Maidenhead and Windsor have large areas of informal open space within or adjacent to POLICY R5 the urban areas where the public can freely enter. A lot of this land is owned by the Crown (e.g. Windsor WITHIN NEW DEVELOPMENTS OF Great Park) or the National Trust (e.g. Pinkneys FAMILY HOUSES ON SITES LARGER THAN Green, Maidenhead Thicket). However, the majority 0.4 HA OR 15 UNITS (WHICHEVER IS THE of this land is outside the urban areas and its SMALLEST), THE BOROUGH COUNCIL accessibility is largely limited to residential areas on WILL REQUIRE, IN APPROPRIATE the fringe of Maidenhead and Windsor, and to those LOCATIONS, A LOCAL AREA FOR PLAY with access to a car. Accessibility to formal outdoor (LAP). sport facilities is best assessed at the scale of the individual town, as people are generally prepared to WITHIN NEW DEVELOPMENTS OF travel further to these facilities. In both Maidenhead FAMILY HOUSES ON SITES LARGER THAN and Windsor virtually the entire population is within 0.8 HA OR 50 UNITS, (WHICHEVER IS THE 1.5 km of a public playing field, tennis court or SMALLEST), THE BOROUGH COUNCIL bowling green. WILL REQUIRE, IN APPROPRIATE LOCATIONS, IN ADDITION TO ON SITE Public Open Space Provision in New LOCAL AREAS FOR PLAY, A LOCAL Developments EQUIPPED AREA FOR PLAY (LEAP).

POLICY R3 THE STANDARDS SET OUT IN APPENDIX 2 WILL BE APPLIED BUT THIS PROVISION THE BOROUGH COUNCIL WILL REQUIRE MAY FORM PART OF THE PUBLIC OPEN NEW HOUSING DEVELOPMENTS TO MAKE SPACE PROVISION REQHRED BY POLICY APPROPRIATE PROVISION FOR PUBLIC R4. OPEN SPACE IN ACCORDANCE WITH A MINIMUM STANDARD OF 4.3 HA PER 1,000 POLICY R6 POPULATION. THE FOLLOWING AREAS WILL BE POLICY R4 SOUGHT FOR PUBLIC OPEN SPACE AS PART OF IDENTIFIED HOUSING SITES: THE BOROUGH COUNCIL WILL REQUIRE NEW HOUSING DEVELOPMENTS TO 1) ALTWOOD CREST HOUSE, CANNON ALLOCATE A MINIMUM PROVISION OF LANE, MAIDENHEAD PUBLIC OPEN SPACE ON SITE IN 0.4 HA ACCORDANCE WITH THE FOLLOWING STANDARDS: 2) KING EDWARD VH HOSPITAL, ST LEONARDS ROAD, WINDSOR SIZE OF SITE 0.4 Ha-lHa > 1Ha 0.2 HA

3) LITTLE LOWBROOK FARM, COX MINIMUM % OF CHILDREN'S 15% GREEN GROSS SITE PLAYSPACE AREA TO BE ONLY (POLICY R5) 1.0 HA PUBLIC OPEN SPACE 4) LAND TO REAR OF ALMA ______ROAD/CLARENCE ROAD, WINDSOR

0.4 HA

5) KENNEL GREEN NURSERY, BURLEIGH open space requirements of their residents. The ROAD, NORTH ASCOT economic climate prevailing at present, and likely to continue for the foreseeable future, means that local 1.0 HA authorities will find it increasingly difficult, if not impossible, to make good existing and future 6) LAND TO REAR OF SUTHERLANDS shortfalls of public open space provision. Indeed the CHASE, NORTH ASCOT Council should not be expected to provide open space that is required as result of new development. 1.0 HA1 It is reasonable to expect all new development to contribute to the provision of open space which is 3.2.12 Policies R4 and R5 set out the minimum required to meet the needs of that development. This requirements for on-site provision of public open will ensure that public open space is provided and space. This is set out for sites over 1 ha as the paid for by the developers (and subsequent proportion of the site required for public open space. occupiers) of new dwellings rather than the burden This approach is considered simpler to implement falling on local taxpayers generally. and enables a developer to plan costings more accurately from an earlier stage. 3.2.15 The total amount of public open space required on a site will be assessed by applying the 3.2.13 Provision on site to the full standard of 4.3 overall standard of 4.3 ha/l,000 population to the ha/l,000 population is only likely to be practicable expected final population of the proposed on very large sites, beyond the size of any development. The following occupancy rates will be anticipated in this plan. However, on sites over 1 ha used: the number of houses proposed will enable a useable area of land to be required on site. On these sites, • studio flats/bed-sits 1 person on-site provision for formal outdoor sports provision • 1 bedroom dwellings 2 persons will not normally be required. The total open space • 2 bedroom dwellings 3 persons area should be split between children's playspace • 3 bedroom dwellings 4 persons and informal open space as appropriate. On small • 4 or more bedroom dwellings 5 persons sites of less than 1 ha, or on larger ones where only a part of the full requirement can be provided, the In the case of outline applications where the shortfall can be made up by means of a pro rata dwelling mix is not known, a legal agreement will financial contribution towards off-site provision by be sought which would establish the basis for the Council. determining the contribution. The actual amount payable will depend on the current cost per head of the Council providing and equipping 4.3 ha of open space, the number and type of dwellings proposed and the amount of on-site public open space which will be provided. This figure will be negotiated, in conjunction with the Council's Leisure Services Manager, at the planning application stage.

3.2.16 In order that payments received from developers for the provision of public open space may be directly related to needs created by that development the Council intend to produce an Open Space Strategy. This will need to be prepared in conjunction with the Borough's Leisure Services 3.2.14 In the past the majority of housing Unit, Parish Councils and other interested parties. completions have taken place on small sites where The Strategy will establish the level of open space no provision for public open space has been provision that exists in each local area and how it required due to the impracticality of providing areas could most appropriately be improved or increased of a meaningful size to be of any real benefit to to meet the needs of present and future residents. It residents. Such a situation is clearly inequitable and will identify where new provision has resulted in the accumulation of a large number of dwellings making no contribution towards the

1This area includes the area of Wildlife Heritage Site to be retained. could be made throughout the Borough, and the nature of the open space to be provided. POLICY R8

3.2.17 In certain cases it may be appropriate for THE BOROUGH COUNCIL WILL PERMIT funds to be used to improve the quality of the DEVELOPMENT FOR PUBLIC OR PRIVATE existing public open space rather than to increase RECREATION USE EXCEPT WHERE SUCH the quantity. This may arise in areas where little DEVELOPMENT WOULD RESULT IN development is expected or where there is adequate SIGNIFICANT ENVIRONMENTAL OR existing provision in terms of quantity but where HIGHWAY PROBLEMS OR WHERE IT there is scope for improving facilities at, or the WOULD CONFLICT WITH ANY OTHER appearance of, the open space (for example through POLICIES OF THIS PLAN. the provision of an equipped children's play area).

3.2.18 The public open space standards will be applied flexibly. If it can be demonstrated that sufficient informal open space already exists adjacent to the site, a smaller proportion of the site area may be acceptable for on-site open space provision. Conversely, on large sites in areas of identified public open space deficiency, a larger proportion of on-site provision may be appropriate. Similarly in town centre fiat schemes, or schemes providing accommodation for the elderly, the only on-site provision sought will be areas of amenity space. Flexibility will also be applied in the 3.2.20 The Borough Council sees the retention of breakdown of public open space between the existing recreational facilities and the provision of different categories. In the case of houses designed further facilities where required as very important to for family occupation (normally 2-4 bedroom the quality of life experienced by residents of the houses) the first priority will be children's playspace Borough. There may be occasions when a to the standard required in Policy R5. recreational facility can be improved through a cross-subsidy from other development on a site. In 3.2.19 Appendix 2 sets out the main requirements such cases an existing facility may be changed or and characteristics of Local Areas for Play (LAP) reduced in size so long as the local planning and Local Equipped Areas for Play (LEAP). authority is satisfied an equivalent facility will be Children's playspaces should be sited and designed provided locally, or that a recreational facility will to minimise any detrimental effects on the remain on the site and its recreational value will be residential amenities of surrounding properties while enhanced; for example through a better quality being safe and convenient for use by children. facility or through wider availability to the public or Detailed design and siting requirements should be through the provision of a type of recreational discussed at an early stage with the Borough's facility which meets an identified local need. Leisure Services Unit. More detailed information on these requirements and the hierarchy of play sites 3.2.21 Although recreational facilities will and current programmes is contained in the Borough generally be encouraged, the Borough Council will Council's Play Strategy. Chapter 8 sets out full need to have regard to any adverse environmental details of the Council's infrastructure, service and effects, particularly in the Green Belt and adjacent amenity requirements for new developments. to residential areas. New buildings should be of a scale and design sympathetic to the character of the Formal Sports and Leisure Facilities area. Consideration will be given to any possible harm to the amenities of neighbouring properties

when assessing proposals which are likely to result POLICY R7 in excessive noise or traffic generation or which

require floodlighting. THE BOROUGH COUNCIL WILL NOT PERMIT DEVELOPMENT PROPOSALS WHICH WOULD RESULT IN THE LOSS OF A BUILT SPORT OR LEISURE FACILITY AVAILABLE TO THE PUBLIC UNLESS EITHER:

1) A COMPARABLY SIZED REPLACEMENT FACILITY IS PROVIDED; OR

2) A SMALLER FACILITY OF GREATER RECREATIONAL VALUE IS RETAINED ON THE SITE.

POLICY R9 and new facilities, particularly by those with disabilities. The Borough Council will also THE BOROUGH COUNCIL THROUGH encourage the opening up of school facilities for the PARTNERSHIP VENTURES WILL PROVIDE enjoyment of the whole community. This can AN IMPROVED RANGE OF provide a cost-effective means of meeting the needs OPPORTUNITIES FOR PARTICIPATION IN of the community and can reduce the land OUTDOOR, INDOOR AND WATER BASED requirements for these facilities. RECREATION ACTIVITIES. IN PARTICULAR, THE BOROUGH COUNCIL Recreation Facilities in Major Commercial WILL ENCOURAGE THE DEVELOPMENT Redevelopment Schemes OF NEW AND IMPROVED SPORT AND RECREATION FACILITIES ON SCHOOL POLICY R11 SITES IN PARTNERSHIP WITH SCHOOLS AND OTHER AGENCIES, AND WILL WHERE APPROPRIATE THE BOROUGH ENCOURAGE IMPROVED ACCESS TO COUNCIL WILL SEEK THE PROVISION OF SCHOOL SPORT AND RECREATION FORMAL SPORTS FACILITIES AS PART OF FACILITIES. A SCHEME FOR THE REDEVELOPMENT OF ALL, OR PART OF, AN IDENTIFIED 3.2.22 The need for additional recreational EMPLOYMENT/COMMERCIAL AREA. facilities in the Borough was investigated by SUCH PROVISION MAY BE IN THE FORM Cobham Resource Consultants in 1990 and a OF BUILT INDOOR ACCOMMODATION Recreation Strategy document produced. This will SUCH AS SQUASH COURTS OR OUTDOOR form the basis for identifying a programme for PROVISION OF PITCHES OR COURTS. IF resource commitments and for negotiations with FACILITIES CANNOT BE PROVIDED ON- other providers such as private developers, clubs SITE A CONTRIBUTION WILL BE SOUGHT and voluntary organisations, schools and Parish TOWARDS THE PROVISION OF NEW Councils. The main land-use requirements identified RECREATION FACILITIES BY THE in the Borough include full-size, floodlit, "all- BOROUGH COUNCIL. weather" surfaces, 2 pay and play golf courses and a 6-8 court pay and play indoor tennis facility. 3.2.25 The large growth in employment generating businesses within the Borough in recent 3.2.23 The Borough Council will investigate years has created a demand for sport and leisure suitable sites for all-weather multi-sports surfaces facilities from people working in the Borough which which ensure a good distribution of these facilities places additional pressure on existing community throughout the Borough. School sites are considered facilities, over and above the demands of the local to be particularly suitable as they can enable dual resident population. Many businesses now have use to be made between schools, clubs and the their own sports teams. In the Borough the nature of public generally. Planning permission has already employment opportunities available has attracted been given for facilities at Altwood School and younger, more affluent people who have the highest Desborough School (without floodlighting). participation rates for sports. Charters School will be investigated to balance the provision in the south of the Borough, and because 3.2.26 The provision of formal recreation facilities it would complement the existing indoor facility as part of new business development is considered provided by the Charters Recreation Centre at the to be of benefit not only to future companies seeking school. high quality facilities to attract top-quality staff but also to the community generally, as pressure can POLICY RI0 thereby be reduced on existing public provision.

THE BOROUGH COUNCIL WILL REQUIRE THE PROVISION OF ACCESS AND APPROPRIATE FACILITIES FOR PEOPLE WITH DISABILITIES TO ALL NEW RECREATION FACILITIES AND WILL ENCOURAGE THE PROVISION OF SUITABLE ACCESS AND IMPROVEMENTS TO EXISTING FACILITIES.

3.2.24 Not all recreation facilities in the Borough are available for public use. Some are restricted to members of private clubs, to employees or to schools. Many facilities are inaccessible or provide limited access for people with disabilities, either as participants or spectators. The Council will require access improvements and adequate provision in new developments to encourage wider use of existing

3.2.27 There are no major new employment sites 5) THERE ARE SUFFICIENT EXISTING allocated within the Borough so the only BUILDINGS ON THE SITE WHICH ARE opportunities for achieving meaningful provision are SUITABLE FOR CONVERSION FOR when a large identified employment area is ANCILLARY ACTIVITIES SUCH AS redeveloped, or a major office scheme is proposed. CLUBHOUSES. WHEREVER POSSIBLE Joint provision with the Borough Council may be SUCH EXISTING BUILDINGS SHOULD appropriate on certain sites to achieve greater BE REUSED. ANY NEW BUILDINGS recreational provision. In those cases, although such WILL BE CONSIDERED IN provision will be primarily for employees, ACCORDANCE WITH POLICIES GB1 arrangements for access to local residents at certain AND GB2; times such as evenings or weekends will be expected. Where provision on-site is not 6) THERE IS SUFFICIENT EXISTING appropriate, a financial contribution towards the RESIDENTIAL ACCOMMODATION ON provision of facilities by the Borough Council will THE SITE TO MEET THE NEEDS OF be sought by means of a planning obligation in THE PROPOSAL; accordance with Circular 1/97. 7) THE BOROUGH COUNCIL WILL Golf Courses REQUIRE THE MAINTENANCE OF EXISTING PUBLIC RIGHTS OF WAY POLICY R12 ACROSS GOLF COURSE LAND AND SEEK THE INTRODUCTION OF NEW PLANNING PERMISSION WILL BE PUBLIC RIGHTS OF WAY WHERE GRANTED FOR THE DEVELOPMENT OF OPPORTUNITIES EXIST TO IMPROVE PUBLIC OR PRIVATE GOLF FACILITIES LINKS WITHIN THE LOCAL PUBLIC PROVIDED THE FOLLOWING CRITERIA RIGHT OF WAY NETWORK. ARE MET: 3.2.28 PPG2 (Revised 1995) sets out a number of 1) THE PROPOSAL WILL NOT RESULT IN objectives for the use of land in Green Belts. These AN UNACCEPTABLE CONCENTRATION include the provision of opportunities for access to OF GOLF COURSE FACILITIES IN ANY the countryside for the urban population, the PARTICULAR PART OF THE provision of opportunities for outdoor sport and BOROUGH; recreation near urban areas, and the improvement of damaged and derelict land around towns. As a form 2) THE PROPOSAL MEETS THE of outdoor recreation, golf courses generally REQUIREMENTS SET OUT IN CHAPTER constitute appropriate development in the Green 2 OF THE PLAN, IN PARTICULAR Belt (provided they maintain openness and do not POLICIES GB2, NI~N10, AND DG1 AND conflict with the purposes of including land in the DOES NOT CAUSE HARM TO THE Green Belt) and can assist in meeting these Green RURAL CHARACTER OF THE GREEN Belt objectives. Proposals for new golf facilities will BELT OR ANY AREAS need to be considered against a number of criteria. OFARCHITECTURAL, ARCHAE- These will include the impact of the proposal on the OLOGICAL, HISTORICAL OR NATURE natural environment, landscape features, the CONSERVATION INTEREST; highway network, public rights of way and the open and rural character of the area as set out in the above 3) THE PROPOSAL DOES NOT INVOLVE policy. Where there are already existing or approved THE LOSS OF EXISTING LANDSCAPE golf courses in the same area the cumulative impact FEATURES OR EXCESSIVE will need to be considered. This can be particularly ALTERATION OF GROUND LEVELS OR important for the character of the area, and the Local THE CONTOURS OF THE SITE WHICH Planning Authority will seek to prevent a WOULD BE OUT OF CHARACTER WITH concentration of golf courses where this would THE OPEN AND RURAL CHARACTER result in an unacceptable increase in traffic or in OF THE AREA AND DETRIMENTAL TO harm to the character and appearance of the THE LANDSCAPE; surrounding area.

4) THE PROPOSAL DOES NOT INVOLVE THE INTRODUCTION OF ALIEN URBAN FEATURES SUCH AS FLOODLIGHTING OR FREE-STANDING BUILT FORMS SUCH AS THOSE ASSOCIATED WITH GOLF DRIVING RANGES, WHICH WOULD BE DETRIMENTAL TO THE OPEN RURAL CHARACTER OF THE AREA;

3.2.29 Paragraph 3.4 of Revised PPG2 recognises 2. An ecological survey to show important areas that essential facilities for outdoor sport and recreation and opportunities for improvements, are appropriate development in the Green Belt. particularly for the conservation and Paragraph 3.5 makes it clear that such essential enhancement of wildlife or other natural facilities should be genuinely required for uses of land habitats. which preserve the openness of the Green Belt, and do not conflict with the purposes of including land in it. 3. Landscape appraisal indicating full proposals Possible examples of such facilities in relation to the for soft and hard landscaping, the impact on functioning of a golf course, could include facilities for the locality and on any areas of special administration or small changing rooms. These landscape importance. facilities should use existing buildings wherever possible. Any proposals will need to comply with 4. Proposals to safeguard and enhance public Policies GB1 and GB2. Proposals which include non- rights of way. golf related elements or facilities for use by non- participants will be strongly resisted. 5. Land management information relating to major areas of woodland within or adjacent to 3.2.30 The Local Planning Authority will resist the a site and peripheral hedgerows, copses etc. introduction of features which would result in the urbanisation of the rural character of the area. These 6. Details of existing topography, any could include floodlighting, unsightly high fencing, or earthworks proposed and soil golf driving ranges. The Local Planning Authority will removal/importation. also wish to be satisfied that the proposal will not give rise to pressures for additional residential 7. Course layout and design, with details of the accommodation in the Green Belt. Where there is principle elements of the design strategy. likelihood that residential accommodation will be required, for example for a greenkeeper, proposals 8. Full details of existing buildings to be should demonstrate that there is sufficient demolished or converted and any new existing residential accommodation on the site to buildings proposed. meet those needs. 9. Details of the proposed access and parking 3.2.31 Wherever possible new facilities, especially arrangements. those for 'pay and play' courses, should be accessible to a choice of means of transport including public 10. Traffic flow forecasts for hourly and daily transport and cycling. This will provide an alternative vehicle movements. to travel by car and will also make the facility accessible to non-car owners. Golf course proposals 3.2.33 Proposals for golf courses will be expected to should not be accessed from minor roads or result in demonstrate that they will not harm wildlife habitats. increased traffic through sensitive areas, like Policy N11 encourages the management of existing conservation areas or villages where greater traffic habitats and the creation of new habitats in connection flows would be detrimental to local amenity or the built with new development. The design of proposed golf environment. courses will normally be expected to include schemes for creative nature conservation and management or the 3.2.32 Applicants will need to demonstrate that they restoration of degraded habitats. Every attempt must be have carried out a thorough assessment of the site and made to provide a development which harmonises with its suitability for the proposed use. Where relevant the its surroundings and makes full use of existing application should be accompanied by the following: landscape and ecological features. Major earth movements should normally be avoided. 1. An agricultural statement indicating the quality of land and the future use of any 3.2.34 Existing public footpaths and bridleways should remaining land or buildings, and the potential be protected and care taken to sensitively incorporate for the land to revert to agricultural use in the them into course designs to ensure the safety of the future. public and minimum disruption to

established routes. Opportunities to enhance and Rights of Way and Countryside Recreation expand the existing public rights of way network should also be investigated in order to help achieve the 3.2.36 Consideration of the footpath network in the Green Belt objectives set out in PPG2 (Revised, 1995), Local Plan is concerned with identifying opportunities of improving access to the countryside and making to improve the recreational value of the system. The provision for outdoor recreation. Berkshire Structure Plan 1991-2006 (Policy R2) reaffirms the commitment to protecting and enhancing Other Specialist Recreation Facilities existing public rights of way and to improving access to the countryside through, amongst other things, POLICY R13 improvements to the rights of way network.

PROPOSALS FOR THE USE OF LAND OR 3.2.37 This Local Plan cannot by itself create new WATER FOR SPECIALIST OR ORGANISED rights of way as these are dependent upon detailed ACTIVITIES IN THE COUNTRYSIDE negotiations between the Borough Council and INCLUDING, BUT NOT RESTRICTED TO, landowners. The Plan can, however, outline the major NOISY WATER SPORTS, PAINTBALL GAMES, opportunities and problems associated with the CLAY PIGEON SHOOTING, AUTO OR development of recreational routes in the Plan area. It MOTOCROSS RACING AND HANG GLIDING, is considered that such an approach will assist in WILL BE PERMITTED SUBJECT TO THEIR coordinating the activities and resources of other MEETING THE FOLLOWING CRITERIA: agencies and voluntary organisations in developing the recreational value of the footpath network. 1) ADEQUATE PROVISION IS MADE FOR ACCESS AND PARKING FACILITIES; POLICY R14 AND THE BOROUGH COUNCIL WILL SAFEGUARD 2) THE PROPOSAL WILL NOT CAUSE AND ENHANCE THE PUBLIC RIGHTS OF WAY SIGNIFICANT HARM TO NETWORK AND RECREATIONAL CYCLE AGRICULTURE LANDSCAPE ROUTES. FEATURES, WILDLIFE HABITATS, THE OPEN AND UNDEVELOPED IN PARTICULAR THE BOROUGH COUNCIL CHARACTER OF THE COUNTRYSIDE; WILL: AND 1) SUPPORT THE COUNTRYSIDE 3) THE PROPOSAL WILL NOT COMMISSION IN ITS EFFORTS TO ADVERSELY AFFECT THE ESTABLISH THE THAMES PATH AS A AMENITIES AND SAFETY OF LOCAL NATIONAL TRAIL INCORPORATING RESIDENTS AND OTHER USERS OF RIVERSIDE PATHS AND TOWPATHS, THE COUNTRYSIDE. AND WILL SEEK TO PREVENT ANY ENCROACHMENT OF THE ROUTE BY ANY ADDITIONAL BUILDING CONTENT DEVELOPMENT; MUST BE KEPT TO A MINIMUM, AND EXISTING BUILDINGS SHOULD BE RE-USED 2) SUPPORT THE ESTABLISHMENT OF WHEREVER POSSIBLE. THE GREEN WAY RECREATIONAL ROUTE BETWEEN COOKHAM AND 3.2.35 Changes in leisure patterns, together with BRAY AS SHOWN ON THE pressures on the agricultural industry to diversify and PROPOSALS MAP, THROUGH: the growing popularity of specialists sports requiring large areas of land or water will continue to make new (i) SIGNPOSTING AND demands on the rural area. Where these activities are PROMOTING THE USE OF THE infrequent and of short duration they may be able to GREEN WAY FOR WALKERS operate with the benefit of permitted development AND, WHERE APPROPRIATE, rights. Where permission is required locations need to CYCLISTS; be carefully chosen to avoid any adverse impacts upon the environment or local amenities. Consideration will (ii) MAKING THE ROUTE be given to the degree of visual intrusion, noise, traffic ACCESSIBLE TO THE ELDERLY, generation levels, scale of proposal and public safety. DISABLED AND PEOPLE WITH

PRAMS OR PUSHCHAIRS BY Maidenhead to be proposed, closely following the REMOVING STEPS AND banks of York Stream. The section between York STILES; Road and the Stafferton Way Industrial Area is heavily used by pedestrians and cyclists, and forms a (iii) RESISTING PROPOSALS convenient and safe route for these travellers to the WHICH WOULD PREJUDICE industrial area. The possible redevelopment of the THE ROUTE OR DETRACT York Road Football Ground creates an opportunity to FROM USERS' ENJOYMENT provide a joint footway/cyclepath linking to the Green OF IT; Way by the railway bridge via a new bridge over York Stream. A separate cycle facility would enable the (iv) ENCOURAGING IMPROVED numerous steps to be removed, originally designed to ACCESS AND LANDSCAPE deter cyclists but, while failing to do this, creating ENHANCEMENT TO AREAS problems for disabled people, the elderly and people ADJOINING THE ROUTE. with young children in prams or pushchairs. The Green Way can be used in conjunction with the 3) SUPPORT THE DEVELOPMENT OF Thames Path to form a circular walk of approximately CIRCULAR WALKS ESPECIALLY 11 miles, or other existing footpaths to make shorter WHERE THESE ENHANCE THE circular walks. The Council recognises that parts of RECREATIONAL VALUE OF THE the Green Way will have to be diverted because of GREEN WAY AND/OR THE THAMES permitted gravel extraction, but the exact routes of the PATH. diversions will not be decided until closer to the start of the works. 3.2.38 The Countryside Agency (formerly the Countryside Commission), in association with 3.2.40 The countryside offers opportunities for Environment Agency, are progressing with the informal recreation which are increasingly being creation of a continuous Thames Path between the enjoyed by a large section of the community. As Thames Barrier in Greenwich and the source near demand for informal recreation grows it will become Kemble in Gloucestershire. The National Trail was increasingly necessary to balance the pressures of formally designated in 1989. Within the Borough the recreation in the countryside (new footpaths, car parks path deviates from the towpath in the following etc.) with positive management and conservation of places: the natural environment of the area, and to minimize any interference with farming and forestry. 1. Between the Albert and Victoria bridges, where the towpath passes through the HomePark, which is not accessible to the public for security reasons. The proposed route crosses to the north bank at Albert Bridge where it would follow the river on a new footpath before joining the B3021 through Datchet and rejoining the river bank beyond the residential properties

2. Cookham, where the designated route follows Mill Lane and passes through Cookham village centre. This diversion is considered acceptable.

3.2.39 The Green Way recreational route is supported by the Maidenhead Civic Society and the East Berkshire Ramblers Association. It forms a continuous footpath link between Cookham and Bray 3.2.41 The Borough Council will assess the potential and forms an important role in linking areas of public for improving public access and recreation in open space and the open countryside with the built up individual situations against any detrimental impact areas of Maidenhead, Cookham and Bray. In addition which may be caused. Where appropriate, the it forms an important pedestrian/cycle link through the Borough will encourage the following initiatives: centre of Maidenhead. Recent developments at Hines Meadow have enabled a more direct routing through

1. Improvements to the existing public rights of Government in PPG17, Sport and Recreation, way network. This may include improving and also in the Berkshire Structure Plan 1991- accessibility for disabled or elderly people, or 2006 (Policy R2). families with push-chairs by replacing stiles with gates, path widening, or step removal in 4. Management of existing facilities. The selected cases. It may also include safety Borough will seek, through the management improvements where paths cross or join major of its own land and through encouraging other roads. large land owners like the Crown and the National Trust, to introduce recreation 2. Creation of new rights of way. This includes amenities on suitable land such as nature the establishment of long distance trails, way-marking, viewpoints, picnic-areas, footpath/bridleway routes like the Thames car parks and interpretation facilities. Path and the creation and signposting of local circular walks, and important footpath links. 5. Creation of recreational cycle routes. These Examples of new footpath links are shown on would provide safe links from urban the proposals map and include: residential areas to the surrounding countryside using country lanes, improved and • Crossing of dry flood ditch behind Northern redesignated footpaths, bridleways and other Telecom building, Maidenhead (to form part existing rights of way, cycle tracks alongside of Green Way). main roads, signposting and junction safety improvements. Links to the National Cycle • Path alongside York Stream behind Squash Network will be encouraged. Club in Crown Lane, Maidenhead (to form part of Green Way). 6. Improvement of public transport links to the countryside. • Link from Bray Road to Braywick Park and new path alongside the Cut between Hibbert POLICY R15 Road and Old Mill Lane, THE BOROUGH COUNCIL WILL PROMOTE THE RETENTION AND ENHANCEMENT OF • enabling a circular walk to be created around THE RECREATIONAL VALUE OF THE Bray Village, and also linking into the Green THAMES PATH NATIONAL TRAIL AND Way. OTHER RIVERSIDE PATHS BY:

1) THE PROVISION OF SMALL • Extension of Footpath 60 under Cookham Bridge to link into Ferry Lane. APPROPRIATELY SITED AND DESIGNED CAR PARKS AND CYCLE PARKING FACILITIES TO IMPROVE • Link from Widbrook Common to the Thames ACCESS TO THE TOWPATH; AND across White Place Farm creating an

additional link between the Thames Path and 2) IMPROVED PEDESTRIAN ACCESS TO the Green Way enabling circular walks around THE THAMES INCLUDING IMPROVED Cookham. SIGNING, NEW FOOTPATH LINKS

AND EASIER ACCESS FOR ALL USERS 3. Access agreements with local landowners to INCLUDING PEOPLE WITH enable public access to suitable areas for DISABILITIES. informal recreation like woodland, meadows

or riverside areas. These areas should ideally 3.2.42 Possible locations where access to the Thames be linked by public rights of way to create a could be improved include: network of open-access sites. These areas may

include small pocket parks for local use (as • Temple defined in Chapter 2, Section 2.2) and larger areas of open space. Agreements could also be • Quarrywood associated with farm diversification and set- • Cookham village aside schemes, the after-use of mineral sites, • Datchet or afforestation initiatives. The use of agricultural schemes like these to improve Access can be improved through the provision of public access is encouraged by the

car parks and cycle parking facilities in addition to COUNCIL WILL NORMALLY PERMIT improved pedestrian access to the river by means of RECREATION PROPOSALS WHICH PROVIDE improved signing, new footpath links and improved FOR: access for all users including people with disabilities. Temple and Quarrywood may also be suitable for siting 1) A. BALANCE BETWEEN WET AND small scale picnic areas. No buildings should be DRY RESTORATION SCHEMES ON provided, and any development must be small scale GRAVEL WORKINGS TO PROVIDE and appropriate to a Green Belt and important OPPORTUNITIES FOR BOTH WATER landscape location, and in the case of Quarrywood, BASED RECREATION AND sensitive to the nature conservation interest of the RECREATION ACTIVITIES ancient woodlands. REQUIRING LARGE AREAS OF OPEN LAND (SUBJECT TO POLICY GB2 AND POLICY R16 N11);

PROPOSALS TO REDEVELOP OR CHANGE 2) IMPROVED PUBLIC ACCESS TO LAKE THE USE OF BOATYARDS OR OTHER MARGINS; BUILDINGS PROVIDING SERVICE FACILITIES TO RIVER-USERS WILL BE 3) INFORMAL RECREATION ADJACENT REQUIRED TO PROVIDE APPROPRIATE TO LAKE MARGINS BY THE REPLACEMENT FACILITIES EITHER AS PROVISION OF FACILITIES SUCH AS PART OF THE REDEVELOPMENT SCHEME WAY-MARKED WALKS, PICNIC OR ON A SUITABLE SITE ELSEWHERE. AREAS, ANGLING SITES, NATURE TRAILS AND INFORMATION BOARDS POLICY R17 IN A HIGH QUALITY LANDSCAPED ENVIRONMENT; THE BOROUGH COUNCIL WILL PERMIT THE PROVISION OF PUBLIC SLIPWAYS WITHIN 4) APPROPRIATE LANDSCAPE THE BOROUGH. ENHANCEMENT IN ACCORDANCE WITH POLICY N3; 3.2.43 The need to conserve the character of the Thames must be balanced against the tourism potential 5) HABITAT CREATION THROUGH that the Thames offers within the Borough, both in WOODLAND PLANTING, POCKET terms of its scenic quality and its historic associations. PARKS OR SIMILAR MEASURES; It is important to ensure that adequate boat servicing and related facilities for river uses are retained. Such 6) PROTECTION OF EXISTING facilities could include boat repair, flesh water, WILDLIFE HABITATS. supplies, accommodation or eating places. The designation of the Thames Path National Trail is also 3.2.44 The Colne Valley Regional Park has been likely to generate demand for such services along the developed since the 1970s as a linear park serving the river. Policies R16 and R17 encourage the retention recreational needs of a considerable population in West and replacement of such facilities and the provision of London, East Berkshire and adjoining counties. The new public slipways. New slipways will need to be Colne Valley Park Strategy was adopted in 1971 by the provided in conjunction with the Environment Agency. constituent local authorities as a framework for the development of the valley' s potential for rural The Colne Valley Regional Park recreation. The Strategy identified that part of the Valley within the Royal Borough as being of particular POLICY R18 importance for water-based recreation, largely resulting from the restoration of old gravel workings. However, THE BOROUGH COUNCIL WILL CONTINUE restoration in the past has often been poorly planned TO SLIPPORT THE COLNE VALLEY and implemented, especially in the Hythe End area. REGIONAL PARK STANDING CONFERENCE IN DEVELOPING THE VALLEY AS A MAJOR 3.2.45 A large proportion of the Colne Valley REGIONAL CENTRE FOR COUNTRYSIDE Regional Park in the Borough comprises the RECREATION. WITHIN THE AREA DEFINED 'Wraysbury Lakelands', an area containing over 30 ON THE PROPOSALS MAP THE BOROUGH attractive, mature lakes. A large part of this area forms part of the Wraysbury and Hythe End

Gravel Pits Site of Special Scientific Interest. 3.3.1 In view of the general shortage and difficulty Within the Wraysbury Lakelands the Borough in obtaining premises for community use it is Council will encourage appropriate countryside important to protect the existing community use of recreation activities and increased public access sites wherever possible by resisting their loss to through additional public rights of way subject to another use. This is particularly important in town there being no detrimental effect to nature center areas where the high cost of land creates conservation interests. pressure for alternative income generating uses. The Council will therefore not grant planning permission 3.2.46 The Colne Valley Regional Park was for any development that would result in the loss of identified as an Important Countryside Recreational community facilities unless it can be shown that Area in the Berkshire Structure Plan 1991 - 2006 there is no longer a need for the site or building in (Policy R9) which makes provision for a modest any form of community use or that there is an camping and touring caravan site within this area, acceptable alternative means of meeting the need, although a specific site is not identified. Suitable either within the new development or in another sites could include filled gravel pits or areas of suitable location. The relocation of existing degraded landscape in conjunction with a landscape community facilities within the local area will enhancement scheme, and possibly other normally be acceptable. The policy will also be countryside recreation uses. The Colne Valley applied flexibly in the case of facilities like public Regional Park lies within the Green Belt and schools which do not exist primarily to meet the planning applications will be determined in needs of local residents. accordance with Policy GB2. A camping and touring caravan site is an acceptable Green Belt use so long as it is on a modest scale. However, any site under consideration would have to be very carefully evaluated on its merits in terms of the impact on the open, rural or countryside character of the area; the scale of activity proposed including the requirement for any buildings and its impact on the amenities of residential properties in the locality.

3.2.47 The Berkshire Structure Plan 1991-2006 states that there is a need for tourist camping and caravan sites to enable visitors to stay cheaply near Provision of new facilities the main towns or to camp en route when using the Thames or Thames Path. In general, camping Policy CF2 facilities should take the form of small-scale sites, in particular those associated with other enterprises, for THE BOROUGH COUNCIL WILLPERMIT example as part of a diversified farm enterprise or in PROPOSALS FOR NEW COMMUNITY association with a public house (Paragraph 12.24 of FACILITIES WHICH MEET THE NEEDS OF the Berkshire Structure Plan). The provision of such LOCAL RESIDENTS OR FOR THE a facility also accords with this Council's Tourism IMPROVEMENT OF EXISTING Strategy of improving the range and type of visitor COMMUNITY FACILITIES PROVIDED accommodation locally. THAT:

3.3 COMMUNITY FACILITIES 1. ADEQUATE ACCESS AND CAR PARKING CAN BE PROVIDED IN Protection of existing facilities ACCORDANCE WITH THE COUNCIL’S ADOPTED STANDARDS POLICY CF1 SET OUT IN APPENDIX 7; AND

2. ADEQUATE ACCESS AND THE BOROUGH COUNCIL WILL NOT FACILITIES ARE PROVIDED FOR PERMIT THE LOSSS OF EXISTING PEOPLE WITH DISABILITIES. COMMUNITY FACILITIES AND BULDINGS UNLESS IT IS SATISFIED THAT:

1. THERE IS NO LONGER A NEED FOR THEM; OR

2. AN ACCEPTABLE ALTERNATIVE PROVISION IS TO BE MADE ELSEWHERE.

POLICY CF3 residential area. It will monitor the level of permissions within an area, and whether any PROPOSALS INVOLVING THE CHANGE OF complaints are received. In addition, conditions may USE OF RESIDENTIAL PROPERTY TO A be placed on any permissions restricting the hours of COMMUNITY FACILITY WILL BE operation and the amount of activity likely to be PERMITTED WHERE: generated. In some cases it may be appropriate to impose a personal condition or issue a temporary 1) IT IS ESSENTIAL THAT THE consent to enable the effect of the proposal on the FACILITY IS LOCATED WITHIN A residential amenity of the area to be assessed or to RESIDENTIAL AREA; AND control future changes arising through a change of occupier. 2) THE CRITERIA IN POLICY CF2 ARE SATISFIED. 3.3.4 The need for a new arts centre for Maidenhead has been recognised for several years. POLICY CF4 The redevelopment of the Norden Farm site in Altwood Road, Maidenhead will provide the THE FOLLOWING SITES LISTED BELOW opportunity to acquire a purpose built arts centre for ARE ALLOCATED FOR COMMUNITY the town. The Borough Council support the FACILITIES: development of an arts centre on this site, subject to satisfactory access and parking arrangements which 1) ROYAL FREE SCHOOL, minimise any disturbance which may arise to BACHELORS ACRE, WINDSOR neighbouring residents. (PART) FOR A REPLACEMENT LIBRARY WITHIN A MIXED USE SCHEME;

2) NORDEN FARM, ALTWOOD ROAD, MAIDENHEAD FOR AN ARTS CENTRE.

3.3.2 The Council wish to see community facilities improved and enhanced and will therefore look favourably on any applications for such developments. The size of a facility should be related to the local need and the character of the surrounding area. Large facilities designed to meet the needs of a whole town are likely to result in substantial traffic generation and general disturbance to neighbouring properties and should therefore not be located within residential areas or the Green Belt. All community facilities should ensure that they are accessible to disabled people, and those arriving on foot, cycle or public transport. Facilities which rely on Policy CF2 for support must be available to the whole community, to meet an identified local need. Commercial enterprises will not normally be acceptable in residential areas or the Green Belt unless a local need is proven; the Council are satisfied that no harm will arise to residential amenities in the neighbourhood; and the Council are satisfied that the proposed facility could not be located elsewhere.

3.3.3 Where it is proposed to locate a community facility within an existing residential property, the Council will normally require that part of the property is retained for residential purposes. The type of property suitable for such a use would be detached and well separated from its neighbours with good access and off-street parking. Only facilities which require to be located in close proximity to patient's or client's homes will be considered appropriate in a residential property. The Council will .also be concerned to avoid a proliferation of non-residential uses within a The Economy

Policy Title Policy No,

4.2 BUSINESS AND INDUSTRIAL DEVELOPMENT

Location of Development El Industrial and warehousing development E2 Business uses within Employment Areas E3 Extensions to Employment Areas E4 Loss of land in Employment Areas E5 Other Sites in Business and Industrial Uses E6 Inappropriately Located Uses E7 Business Use in Town Centres E8/9 Design and Development Guidelines E10

4.3 SHOPPING

Location of shopping development S1 Town centre retail sites S2 Improving the attractiveness of shopping areas S3 Major Retail Development S4/5 Out of centre retail site S6 Local Shopping Parades and Stores S7 Corner shops/village stores S8

4.4 TOUR1SM

Visitor Accommodation TM1/2 Bed & breakfast accommodation TM3 Visitor Facilities TM4 Museum / Heritage centres TM5 Windsor Railway Arches TM6 Windsor Racecourse and Legoland TM7 Tourism on Farms TM8

4. The Economy

4.1 INTRODUCTION 4.1.3 The Borough is likely to remain under considerable pressure for further development arising 4.1.1 The attractive Green Belt and riverside out of its attractive location within the M4 corridor environment of the Borough, and its excellent close to Heathrow Airport, Central London and the communication links with London, international M25. The Borough's attractiveness is likely to be airports and the rest of the South East have made it a further enhanced in future years as a result of the long-standing focus for new commercial development, Crossrail project, the Channel Tunnel and further In common with neighbouring authorities it has developments at Heathrow. In the shorter term, experienced substantial employment growth, outstanding business and industrial commitments particularly in office based employment, and has alone are likely to result in an extra 4,000-4,400 new contributed significantly to the buoyant economy of jobs in the Borough. While a number of these jobs the South East. will result from the expansion of existing local businesses, the relocation of new businesses to the 4.1.2 An analysis of the Census of Employment Borough will exacerbate (see Table 4.1 below) indicates that, following the congestion and increase pressure for further housing recession of rite easy 1980's, an additional 9,350 jobs development within the Borough. were created in the Borough between 1984 and 1987, representing an increase of almost 20%. This was 4.1.4 A high rate of employment growth largely as a result of the growth in the services sector associated with new business development is not by 36%. The number of people employed in banking, considered to be sustainable fu view of the capacity finance and business services (including computer limits of land, housing, labour supply and related industries) has shown the greatest increase, infrastructure. The Berkshire Structure Plan 1991- 49% between 1984 and 1989 although employment in 2006 has highlighted the scale of imbalance between the distribution and retail trades, hotels/catering and housing and employment provision in the County and other services has also risen considerably. In 1991 the need for a cautious approach towards further service industries provided 78.5% of all employment employment generating development. The danger of in the Borough, compared with 76.2% in Berkshire too much growth is that the resulting worsening and 71.1% nationally. congestion, environmental conditions and pressure on the Green Belt may well make the area less attractive

Table 4.1 Change in employment structure for industrial division: Windsor and Maidenhead

% change Division 1984 1987 1989 1991 1984-91 Agriculture, forestry, fishing, energy and water supply 1,400 1,200 1,300 1,300 -7.1% Manufacturing 12,500 10,700 10,500 9,000 - 28% Construction 1,900 1,800 2,300 2,200 +15.8% Distribution 12,000 15,700 15,700 16,400 +36.7% Transport and communications 1,500 2,100 2,200 } } Banking, finance, insurance and business }12,900 }+61.2% services 6,500 10,300 9,700 } } Public services } } } 1,600 } } 11,8130 }15,300 }14,800 }+37.3% Other services } } } 14,600 } Total 47,700 57,100 56,400 58,000 +21.6%

Source: Census of Employment, 1984 91 Note: All figures are rounded to the nearest 100.

enhances the quality of its environment. as a business location, thereby threatening its future prosperity. Such growth would also seriously 4.2.2 The Replacement Structure Plan 1988, made undermine regional policy which aims to shift growth provision for approximately 13 hectares of land for to the east of the region and inner city areas. industry, warehousing and associated uses and for 63,000 m2 of office development within the Borough 4.1.5 The Local Plan, therefore, will apply during the period 1984-1996. This scale of provision selective restraint policies whilst continuing to support was considered appropriate to meet the need for the local economy. The Local Plan will foster the development in the interests of the local, regional and development of a diverse local economy which can national economies. At April 1991 both these provide a wide range of full and part-time job guidelines had been exceeded, with the level of office opportunities and will allow for restructuring within development almost 67% above the guideline. the industrial base, particularly where this will Overall, however, the interpretation under the new facilitate the expansion of local firms or provide Use Classes Order has allowed development well accommodation for small businesses, It will, however, above the provisions of the approved plan. seek to control the scale and type of employment generating development in order to resist additional Changes in the nature of employment areas pressure on the labour market, land supply and the environment. 4.2.3 The introduction of the Business Use Class

has given individual firms greater flexibility to adapt 4.1.6 The Local Plan provides a policy framework to changing circumstances, but has also contributed to for the future development of the local economy under the general trend within the Borough for higher three main headings. density business uses to replace older industrial sites

and premises. Between 1984 and 1991, floorspace • ‘Business and industrial development' within the recognised employment areas has increased • 'Shopping and the role of centres' 2 by over 26,000 m and the nature of the • ‘Tourism development and associated redevelopment schemes has changed the character of facilities' some areas significantly.

4.2 BUSINESS AND INDUSTRIAL 4.2.4 Between 1987 and 1990 the amount of DEVELOPMENT general industrial floorspace (B2) has decreased by 2 over 56,000 m . Over the same period there has been a 4.2.1 Key objectives 2 corresponding increase of 72,000 m in office, light (i) To restrain the growth in employment industrial, research and development and other uses generating development in order to reduce falling within the Business Use Class, B1. The most pressure on land, housing, the labour market marked trend in the Borough since 1987 has been and infrastructure, while providing limited towards General B1 consents and approvals for scope for appropriate new investment in town change from light industrial use to the new Business 2 centres and established employment areas, Use Class. A total of 39,000 m of light industrial floorspace has been the subject of permission for B1 use. (ii) To maintain a balance of employment generating uses within the Borough in order The amount of further development to provide an appropriate range of job opportunities for the local workforce 4.2.5 In view of the need for a cautious approach towards further employment development, the current (iii) To enable the limited provision of a variety Berkshire Structure Plan of types and sizes of premises within 1991-2006 does not propose any major new redevelopment schemes in order to satisfy the employment areas. wide range of requirements of local business, including small and newly established firms. 4.2.6 The Berkshire Structure Plan 1991-2006 states that additional employment development will (iv) To ensure that new development makes all only be allowed where planning benefits are appropriate contribution to the physical and social infrastructure of the Borough and

provided in accordance with other policies of the DEVELOPMENT WILL USUALLY BE Structure Plan and where it does not prejudice the RESTRICTED TO THE EMPLOYMENT AREAS housing, transport and environmental objectives of the IDENTIFIED ON THE PROPOSALS MAP, THE overall strategy. The Berkshire Structure Plan 1991 TOWN CENTRE COMMERCIAL AREAS OF 2006 also places great emphasis on the need to WINDSOR AND MAIDENHEAD, AND SMALL maintain a balanced local economy and to provide a SETTLEMENT COMMERCIAL AREAS. IN wide range of job opportunities. OTHER AREAS OUTSIDE THE GREEN BELT PERMISSION WILL NOT BE GIVEN FOR 4.2.7 In accordance with the Berkshire Structure SUCH USES EXCEPT WHERE THE Plan 1991-2006 the Local Plan does not make any PROPOSAL: major new land allocations up to 2006 but identifies a number of sites which are suitable for redevelopment. 1) RELATES TO A SITE IN AN EXISTING These sites will provide a further 3,450 m2 of business BUSINESS, INDUSTRIAL OR floorspace over commitments existing at March 1991. WAREHOUSING USE; OR The Plan will allow for further small scale schemes within town centres and other developments 2) INVOLVES SMALL SCALE appropriate to the needs of the local economy or to DEVELOPMENT OF LESS THAN 100 SQ facilitate the expansion of local firms. METRES ON ANY ONE SITE WITHIN THE PERIOD OF THE PLAN; OR 4.2.8 The overall emphasis within the Local Plan is towards encouraging investment within the existing 3) IS NECESSARY TO SECURE THE employment areas, but restricting development FUTURE OF A LISTED BUILDING. opportunities, particularly within the main town centres, to those sites or locations which would 4.2.9 The Local Plan seeks to restrict new provide associated infrastructure, environmental or development, redevelopment, extensions or change of other planning benefits. The Berkshire Structure Plan use to business and industrial uses to existing centres 1991-2006 does not intend to prevent development of employment. This will ensure continued investment proposals which provide appropriate planning benefits in these areas, and help the Council to secure and accord with Local Plan policies. Proposals will be significant improvements to the environment and the considered on their merits provided they do not lead to highway or public transport infrastructure. For she an overall level of development likely to lead to purposes of the Local Plan, business and industrial significant additional employment generation. The uses are deemed as all business, industrial, distribution Council will, however, strongly resist proposals which or storage uses [BI to B8 of the Town and Country conflict with the Green Belt, environmental and other Planning (Use Classes) Order 1987 as amended 1993 objectives of the Local Plan. and similar Sui Generis uses].

4.2.10 Proposals relating to sites in an existing business, industrial or warehousing use need to be considered against the other relevant policies in this section. In particular, development or redevelopment proposals for established sites not falling within deemed commercial centres or employment areas, and not in the Green Belt, need to be considered against Policy E6. Business proposals for sites within the deemed town centres of Windsor and Maidenhead need to be considered against Policies E8 and E9, and also WTC2 and MTC2 respectively. With regards to small settlement centres, business proposals need to be considered solely against the relevant area-based policies set out in Chapter 7.

Location of development 4.2.11 Outside the Green Belt, proposals for small scale business and industrial development of less than 2 POLICY E1 100m will generally be acceptable on sites not

BUSINESS INDUSTRIAL AND WAREHOUSING

in an existing business or industrial use, provided that i. FAIRACRES INDUSTRIAL ESTATE, the proposals do not conflict with other policies of the WINDSOR; Plan. In particular, proposals would need to comply with file provisions of Policies El0 and DGI, relating j. LYNDRURST ROAD INDUSTRIAL to design and development standards. Both these AREA, SOUTH ASCOT; policies provide safeguards to protect residential areas from the adverse affects of business development. k. QUEENS ROAD INDUSTRIAL AREA Consecutive developments on the same site will not be SUNNINGHILL. allowed within the Plan period. DEVELOPMENT WHICH WOULD RESULT IN 4.2.12 Policies relating to listed buildings are AN OVERALL INTENSIFICATION OF contained in the Environment Section of the Plan A ACTIVITY TO THE DETRIMENT OF THE business use may be appropriate to a listed building LOCAL ENVIRONMENT AND ROAD SAFETY provided that it can be demonstrated to the satisfaction WILL NOT BE: APPROVED. FURTHER of the Local Planning Authority that this use and the IMPROVEMENTS TO ACCESS TO THE AREAS scale of development proposed is essential to secure IDENTIFIED ABOVE WILL BE REQUIRED AS the future of a particular building. A detailed financial PART OF DEVELOPMENT SCHEMES WHERE appraisal in support of this use will be required. EXISTING PROBLEMS OCCUR AT APPROACHES TO OR ON HIGHWAYS Industrial and warehousing development ADJACENT TO THE EMPLOYMENT AREAS.

POLICY E2 WITHIN REDEVELOPMENT SCHEMES, THE BOROUGH COUNCIL WILL REQUIRE THE THE EMPLOYMENT AREAS LISTED BELOW PROVISION OF A VARIETY OF TYPES AND AND IDENTIFIED ON THE PROPOSALS MAP SIZES OF ACCOMMODATION, INCLUDING ARE ALLOCATED PRIMARILY FOR SMALL UNITS IN A RANGE OF SIZES UP TO INDUSTRIAL AND SMALL SCALE 300 SQ.M. DISTRIBUTION AND STORAGE USES: 4.2.13 In order to help to support a diverse local a. FURZE PLATT INDUSTRIAL ESTATE, economy and to maintain a local manufacturing base, MAIDENHEAD; the Local Planning Authority will restrict new development to Classes Bl(c), B2 and B8 of the 1987 b. CORDWALLIS INDUSTRIAL ESTATE, Use Classes Order (as amended) within the MAIDENHEAD; employment areas identified above. In view of the recent losses in B2 and Bl(c) floorspace, this is c. REFORM ROAD/OLDFIELD ROAD considered essential in order to ensure that a wide INDUSTRIAL AREA, MAIDENHEAD; range of job opportunities and a variety of industrial premises are available within the Borough. Small d. HOWARTH ROAD INDUSTRIAL Units of accommodation are particularly valuable to AREA, MAIDENHEAD; help small firms to become established or to expand. e. BOYN VALLEY ROAD INDUSTRIAL 4.2.14 These employment areas have been identified AREA MAIDENHEAD; on the basis that they are characterised by a more traditional industrial/warehousing character, or are f. PRIOR'S WAY INDUSTRIAL ESTATE, particularly well located in relation to the road MAIDENHEAD; network to allow development for distribution/storage uses. The Council will seek to prevent new business g. VANSITTART ROAD INDUSTRIAL development which would reduce the variety of types ESTATE, WINDSOR; and sizes of premises within these areas h. SHIRLEY AVENUE/VALE ROAD 4.2.15 Existing highway arrangements for access to INDUSTRIAL AREA, WINDSOR; the Cordwallis Estate via Cordwallis Road are

unsatisfactory, and detrimental to the amenity of local oppose die expansion of existing employment areas. residents. Access to the Vansittart Industrial Estate, Small-scale extensions may be acceptable, however, Windsor is also unsatisfactory. A new access/egress where additional accommodation is to be provided to point along Arthur Road would relieve residential support the local economy. All proposals must comply streets of a substantial amount of through traffic and with Policy P4 and should not conflict with other result in a safer and more pleasant environment. Local Plan policies. Access improvements will therefore be required as part of redevelopment schemes. Loss of Land in Employment Areas

Business uses within Employment Areas POLICY E5

POLICY E3 WITHIN THE EMPLOYMENT AREAS SHOWN ON THE PROPOSALS MAP, THE BOROUGH DEVELOPMENT FOR BUSINESS USE WILL COUNCIL WILL NOT PERMIT BE PERMITTED WITHIN THE REMAINING DEVELOPMENT, REDEVELOPMENT OR EMPLOYMENT AREAS IDENTIFIED ON THE CHANGE OF USE FOR RETAIL OR ANY PROPOSALS MAP PROVIDED THAT WHERE PURPOSE OTHER THAN A BUSINESS, APPROPRIATE THE NEW BUILDINGS ARE INDUSTRIAL OR WAREHOUSING USE. DESIGNED TO ACCOMMODATE A RANGE OF OFFICE, RESEARCH AND 4.2.18 With the limited supply of industrial land DEVELOPMENT AND LIGHT INDUSTRIAL available within the Borough, and the physical and USES. environmental constraints on new development, the Courted will resist the encroachment of retail or any 4.2.16 in accordance with Policy BU1 of the Berkshire other uses within the identified employment areas. Structure Plan 1991 2006, particular attention will be The Local Planning Authority will not permit the given to proposals for major additional floorspace establishment of retail warehouses other than where which, for the Royal Borough is defined as a net specifically identified under Policy S6 of the Plan. increase in floorspace of 300 sq.m. and over. The 1987 Use Classes Order (as amended) has provided Other Sites in Business and Industrial Uses greater flexibility in the use of commercial buildings. It is therefore important that buildings are designed to POLICY E6 allow a range of uses especially between the light industrial, office and research and development uses PROPOSALS FOR DEVELOPMENT OR where appropriate. It is also important to ensure that REDEVELOPMENT FOR BUSINESS. the density, scale, height and form of redevelopment is INDUSTRIAL OR WAREHOUSING USES in keeping with the character of the area, the OUTSIDE THE GREEN BELT WILL BE limitations of the highway network and is consistent ACCEPTABLE ON SITES ALREADY IN SUCH with the employment objectives of the Plan. USE SUBJECT TO NORMAL DEVELOPMENT CONTROL CRITERIA AND Extensions to Employment Areas PROVIDED THAT PROPOSALS WOULD NOT: LEAD TO AN UNDESIRABLE POLICY E4 INTENSIFICATION OF ACTIVITY TO THE DETRIMENT OF THE LOCAL EXTENSIONS TO THE IDENTIFIED ENVIRONMENT, OR TO THE AMENITIES OF EMPLOYMENT AREAS WILL NOT BE NEIGHBOURING PROPERTIES. PERMITTED EXCEPT WHERE THE PROPOSAL IS SMALL IN SCALE COMPARED PROPOSALS INVOLVING THE PROVISION TO EXISTING DEVELOPMENT AND WOULD OF SMALL BUSINESS/INDUSTRIAL UNITS OR NOT ADVERSELY AFFECT THE AMENITIES THE PROVISION OF A MIX OF USES OF ANY ADJACENT OCCUPIERS. APPROPRIATE TO THE CHARACTER OF THE AREA WILL GENERALLY BE 4.2.17 In view of the strategic policies to restrain ENCOURAGED. employment growth and tile prevailing land use pattern in the Borough, the Council will generally

PROPOSALS FOR REDEVELOPMENT OR Business Use in Town Centres CHANGE OF USE OF PREMISES, NOT COVERED BY POLICY E5, TO OTHER USES POLICY E8 WILL BE SUPPORTED IN APPROPRIATE CIRCUMSTANCES. MAJOR BUSINESS USE PROPOSALS INVOLVING A NET INCREASE IN 4.2.19 Scattered throughout the Borough are a large FLOORSPACE OF GREATER THAN 300 number of isolated sites in business or industrial use SQUARE METRES, OTHER THAN ON SITES which do not fall within the identified employment SPECIFICALLY ALLOCATED WITHIN THE areas, the town centre commercial areas of Windsor COMMERCIAL AREAS OF MAIDENHEAD and Maidenhead and other defined commercial AND WINDSOR TOWN CENTRES, WILL NOT centres. In general, redevelopment or small scale BE PERMITTED. building extensions within these sites will be considered acceptable where this would not lead to new activities or an intensification of the existing activities to the detriment of the environment or neighbouring residents.

4.2.20 Redevelopment proposals which provide clear planning benefits in terms of the provision of small industrial starter or nursery units, or a mix of uses will be particularly encouraged.

4.2.21 Outside of identified employment areas, the Borough Council will generally support proposals for the redevelopment of sites in existing business/industrial use to alternative uses such as housing, recreation, social or community development. This is subject to the proposals having no unacceptable adverse impact on locally available POLICY E9 employment opportunities and their compatibility with other policies in the Local Plan. This accords SCHEMES FOR BUSINESS USE ON SITES with the provisions of Policy BU3 of the Berkshire WHERE THERE IS NO PREVIOUS PLANNING Structure Plan 1991-2006. COMMITMENT FOR COMMERCIAL

DEVELOPMENT AND INVOLVING A NET Inappropriately Located Uses FLOORSPACE INCREASE OF LESS THAN 300 SQUARE METRES WILL BE PERMITTED POLICY E7 WITHIN THE COMMERCIAL AREAS OF MAIDENHEAD AND WINDSOR TOWN WHERE INDUSTRIAL FIRMS ARE CENTRES WHERE THIS INVOLVES: CONSIDERED TO BE INAPPROPRIATELY LOCATED 1N RELATION TO THE ADJACENT 1) THE EXTENSION OF EXISTING LAND USES THE BOROUGH COUNCIL PREMISES; OR WILL FAVOUR THE REDEVELOPMENT OF THESE SITES FOR ALTERNATIVE USES 2) THE REPLACEMENT OF EXISTING MORE CONSISTENT WITH THEIR FLOORSPACE SURROUNDINGS. WITHIN REDEVELOPMENT SCHEMES THE 4.2.22 Where Industrial sites are located in BOROUGH COUNCIL WILL ENCOURAGE THE residential areas they can cause Unacceptable PROVISION OF NEW OFFICE UNITS, disturbance to neighbouring properties through, for INCLUDING SERVICED ACCOMMODATION, example, noise, smell, or traffic generation. Should OF LESS THAN 300 SQUARE METRES TO these sites become available for redevelopment the MEET THE NEEDS OF LOCAL FIRMS. Local Planning Authority will favour development for SUBJECT TO POLICY H11 REDEVELOPMENT alternative uses. SCHEMES WILL BE REQUIRED TO INCORPORATE THE REPLACEMENT OF ANY EXISTING RESIDENTIAL ACCOMMODATION.

PERMISSIONS WILL NOT BE GRANTED FOR Design and Development Guidelines PIECEMEAL FORMS OF DEVELOPMENT. POLICY E10 4.2.23 These Policies are primarily concerned with meeting local needs through the provision of small IN CONSIDERING PLANNING APPLICATIONS units while meeting the strategic requirements for FOR BUSINESS AND INDUSTRIAL restraint of such development. This will be achieved DEVELOPMENT THE BOROUGH COUNCIL by precluding major employment generating WILL HAVE REGARD TO THE FOLLOWING development, except through identified schemes GUIDELINES:- which offer significant planning and other benefits and on sites already in existing business use. Whilst some 1) THE LAYOUT OF ACTIVITIES WITHIN forms of business use may be appropriate within the THE SITE, THE DESIGN AND SCALE OF existing employment areas, the town centres of THE BUILDINGS AND THE MATERIALS Maidenhead and Windsor will remain the main focus USED ARE APPROPRIATE FOR THE AREA for any office development. The sites identified for IN WHICH THEY ARE LOCATED AND major new development, i,e. involving an increase in WOULD NOT RESULT IN AN office floorspace of greater than 300 m2 are shown on UNNEIGHBOURLY DEVELOPMENT OR the town centre insets and referred to in me sections AN UNDESIRABLE INTENSIFICATION OF relating to Maidenhead and Windsor town centres. AN EXISTING USE; AND They will all provide significant planning benefits in terms of the provision of essential infrastructure, town 2) THE PROVISION OF THE FOLLOWING, centre housing and overall townscape improvements. WHERE APPROPRIATE AND RELATED:

4.2.24 In view of the high level of outstanding (i) ON SITE ENVIRONMENTAL OR commitments for new office developments, the need TOWNSCAPE IMPROVEMENTS; to balance employment growth with the provision of housing within the Borough and the implications for (ii) THE PROVISION OF A MIX OF USES future traffic generation, the Council will resist APPROPRIATE TO THE additional proposals for major schemes. Schemes will CHARACTER OF THE AREA, FOR only be permitted in exceptional circumstances EXAMPLE AN INCREASED AMOUNT where there are particular planning benefits to be OF RETAIL, RESIDENTIAL, achieved, Major developments will not be permitted, LEISURE OR COMMUNITY however, where the scale of development proposed FACILITIES. and the likely employment generation would seriously conflict with the restraint policies of the Local Plan 3) ADEQUATE LOCAL SERVICES (WATER, and the Structure Plan. Small scale schemes, however, SEWERAGE DRAINAGE, PUBLIC will generally be acceptable. TRANSPORT ETC) ARE AVAILABLE OR CAPABLE OF PROVISION AS 4.2.25 The definition of small office schemes, i.e. NECESSARY; 300 m2 floorspace or less, has been consistently applied in the Borough and was originally the average WHERE NECESSARY AND DIRECTLY size of accommodation in Maidenhead and Windsor. RELATED TO THE DEVELOPMENT, THE Such schemes are also generally compatible with COUNCIL WILL SEEK IMPROVEMENTS TO environmental considerations. The Local Planning THE LOCAL HIGHWAY INFRASTRUCTURE Authority will normally permit small scale extensions AND CONTRIBUTIONS TO THE PROVISION to existing premises and schemes which provide OF ESSENTIAL SERVICES OR FACILITIES, specific planning benefits, such as the provision of INCLUDING PUBLIC TRANSPORT additional town centre uses. They would however FACILITIES. resist piecemeal development which would restrict the beneficial development of a wider area All schemes 4.2.26 The Council wishes to encourage the highest will be judged on their merits in relation to normal standards of design, layout and landscaping within development control criteria. The Local Planning new development schemes, which provide an overall Authority will also require that new office suites improvement to file environment. New developments within small scale developments have a floorspace of should incorporate appropriate levels of open space no more than 300 m2 in order to maintain a supply of within the design of the scheme. It also wishes to modern premises for local businesses. ensure that adequate arrangements are made for service vehicles and servicing within new developments to allow buildings, particularly B1 premises, to be used for a wide range of purposes.

4.2.27 The Council will require that all the this background the regional advice says that infrastructure, services and other facilities made development plans should not need to provide for necessary by a development are provided, or will be farther regional out-of-town shopping centres. provided. In relation to public transport the highway authority will determine whether any public transport 4.3.4 The Berkshire Structure Plan 1991-2006 provision is warranted as part of a business or takes account of the regional planning advice. It industrial development at the planning application acknowledges the benefits of locating new shopping stage. Clearly the need for, and level of any such development within town centres in terms of the provision, would be highly dependant upon the existing substantial investment in infrastructure which particular circumstances relating to the proposal, such it makes sense to maintain and build upon to sustain as the location, type and scale of development, The vitality and viability, and also through the Council will seek, as appropriate, contributions encouragement of use of public transport and towards these provisions in association with other minimising the need for travel. In this way new relevant service agencies. Proposals will also need to development can meet the objectives of sustainability comply with policies DG I, NAP 3 and NAP 4. set out in the Structure Plan. It also concludes that the amount of retail development already committed in 4.3 SHOPPING the County will provide a range of shopping facilities to meet most of the anticipated needs and a cautious 4.3.1 Retailing has been one of the fastest growing approach will be required towards further sectors of the local economy during the past decade development, particularly towards large scale retail and accounts for approximately 10% of all development outside existing shopping centres. employment within the Borough. As well as being a major employer and providing an essential service to 4.3.5 The policies in the Structure Plan aim to the local community, shopping also has a key role to maintain the exiting hierarchy of shopping centres and play in maintaining file historic fabric of the town to ensure that new development should generally be centres. consistent with the role of each centre (Policy S3 In conjunction with other policies relating to limiting the The regional and strategic framework impact of development, the Structure Plan applies the following 'tests' in the consideration of proposals for 4.3.2 Revised regional planning guidance on retail new shopping development: development contained in RPG9 was published in March 1994. This has subsequently been followed by 1. Retail Impact - whether by themselves or updated national planning policy guidance in revised cumulatively the proposals would have a serious PPG6 'Town Centres and Retail Developments.' This effect on the vitality and viability of existing PPG, published in June 1996, emphasises the role of shopping centres, (Policy S3); town centres as the focus for new retail development, and is aimed at sustaining and enhancing the vitality 2. Traffic Impact - whether the proposals give rise and viability of town centres. Re PPG also places to serious problems of access, parking, road emphasis on the planned approach to promoting safety or traffic congestion, (Policy LD5); development in town centres, both through policies 3. Environmental Impact - whether the proposals and the identification of sites for development, and give rise to serious harm to tile character or sets out a sequential approach for tire selection of sites appearance of all area, or the amenities of for development, This reaffirms the earlier advice set neighbouring land uses, (Policy LD3). out in PPG13 'Transport', and RPG9 which seek to promote sustainable forms of development that are 4.3.6 Policies in the Structure Plan also seek to readily accessible and can be served by a variety of maintain and enhance the vitality and viability, of means of transport. existing shopping centres through improvements to the range and quality of shops, improvements to 4.3.3 RPG9 (Regional Planning Guidance for the parking and accessibility, and also improvements to South East) reflects the approach toward new retail the shopping environment. Additionally, in relation to development promulgated in PPG6. The regional tile location of major shopping development, Policy guideline confirms the social and economic S4 incorporates ~he 'sequential test' as promoted in the importance of town and district centres. These centres South East Regional Guidance and more recently in should provide the focus of new shopping activity. PPG6, whereby new developments should be located Only where scope is limited should additional within existing centres or located close to the edge of shopping outside existing centres be promoted one of those centres where they cannot be preferably on edge of town centre sites with good accommodated within a centre. Exceptionally, where access to public transport or if this is not possible, at such developments cannot be accommodated on sites alternative locations within the urban area on sites within or at the edge of centres, they may be accessible by a choice of means of transport. Against acceptable within the existing urban areas of

Maidenhead or Windsor. towards the two main centres in the Borough. In addition, a survey was undertaken to establish visitors' New Shopping Provision in The Borough spending patterns in Windsor.

4.3.7 The Local Plan area contains a wide variety 4.3.10 The Study revealed significant outflows of of shopping provision. The local hierarchy of expenditure from the primary catchment areas, for shopping centres is set out below: both food and non food goods Growth in expenditure 1991 - 2001 was estimated, with increased SUB-REGIONAL CENTRE: WINDSOR expenditure on comparison goods forecast to be considerably more than growth in expenditure on MAIN TOWN CENTRE: MAIDENHEAD convenience goods. This results largely from increased expenditure per capita on retail goods rather DISTRICT CENTRES: ASCOT, than any growth in the population of the catchment SUNNINGDALE areas which is likely to remain static. The growth in

LOCAL CENTRES: SUNNINGHILL, retail expenditure provided an indication of the scope DATCHET, for additional shopping development, and this was COOKHAM RISE, supplemented by a reconnaissance of retailer ETON, requirements to provide a balanced appraisal of the ST LEONARDS ROAD development potential in each of the main towns.

These centres vary widely in their role and function, 4,3.11 Both towns were judged to be trading well from Windsor which draws trade from a wide with a good representation of multiple retailers and catchment area to local centres serving their smaller specialist shops. The prospects for future immediately surrounding areas. There are also a large growth or expansion, however, differed between number of local shopping parades and stores providing centres. The outflow of convenience expenditure from for day to day requirements close to people's homes. both catchments highlighted the scope lbr improvements ill this sector. in the case of 4.3.8 The range and quality of the shopping Maidenhead, despite a strong convenience base, the provision in the Borough has improved considerably study revealed a large outflow of expenditure to stores in recent years through a number of new outside the catchment. The absence of a large free- developments, including the refurbishment of standing foodstore was regarded as the main reason Nicholson's Walk, the completion of King Edward for this outflow. The study concluded that there was a Court and the new Waitrose stores in Maildenhead strong case for locating such a store to serve file town and Sunningdale. However for existing centres to of Maidenhead to arrest the outflow of expenditure, retain their vitality and viability it is essential they and also Io provide a qualitative improvement in retail remain attractive to both shoppers and new investment facilities providing a wider range and choice of goods, in the face of increasing competition from other retail centres and developments. 4.3.12 In Windsor's case, the convenience base was not as strong, with the influence of nearby foodstores 4.3.9 In March 1993, the Borough Council in Slough drawing a substantial proportion of commissioned a retail study to examine the parterres expenditure from the Windsor catchment. Some of of retail provision and expenditure in the math this expenditure has been recovered by the provision catchments of Windsor and Maidenhead and to assess of the new Tesco Store in Dedworth Road with some the scope for further improvements to the level and diversion likely from stores in Windsor town centre. quality of shopping facilities in these areas. Tills On the basis of a relatively small growth in study, ~prepared by Erdman~ Lewis, identified fairly convenience expenditure and some continuing outflow well defined compact catchment areas reflecting the of expenditure, there was not considered to be a need influence of other nearby competing centres. Specific for a further site for a large new food store. surveys were undertaken to identify shopping habits of householders and also to obtain shoppers' attitudes

4.3.13 The Study also addressed the scope for will continue to be towards improving the general further comparison goods shopping in both towns. shopping environment and accessibility and promoting Forecast expenditure provided some support for new development opportunities which will consolidate additional floorspace serving both towns with the and where appropriate strengthen, the position of expected increase in spending in Maidenhead being existing centres within the shopping hierarchy. It is approximately double that for Windsor. This, particularly important that further improvements are combined with the survey of retailer's requirements, made to the shopping provision in Windsor and provided a justification for expansion of comparison Maidenhead consistent with their respective roles, and shopping floorspace. The main demand identified was in accordance with the overall conclusions of the from the multiple retailers with some variety store Council's Retail Study. interest, particularly in Maidenhead. With regard to non-food retail warehousing, demand was mainly Controlling Land Uses in Shopping Areas confined to the DIY sector with an identified demand for Maidenhead only. 4.3.17 The vitality and viability of existing shopping areas is also influenced by the mix of retail and non- 4.3.14 The Study concluded that there was not retail uses. Three classes of development (1987 Use currently scope for a significant expansion of Classes Order as amended) are normally associated Windsor's shopping function. Some modest increase with shopping areas. through redevelopment would cater for Windsor's identified needs. For Maidenhead, the extension to Shops (Class A1) Nicholson's Walk would cater for much of the identified demand for unit shops whilst there still This class includes retail shops, pet shops, remained the demand for variety stores but not the showrooms, domestic hire shops, sandwich bars, post larger department stores. Some demand for retail offices, travel agencies and hairdressers. warehousing was identified for Maidenhead. It is notable that the Study found that both towns occupied Financial and Professional Services (Class A2) similar positions in the shopping hierarchy as opposed to SERPLAN'S view that Windsor provides a wider This class includes banks, building societies, estate sub-regional role. However, the Study noted the agents, employment agencies, insurance brokers and additional importance of tourism to the shopping role other business uses where there is a substantial of Windsor. element of direct service to the general public justifying a shopping street location. 4.3.15 Additional information gained from the retail study relates to the shoppers' perception of the two Food and Drink (Class A3) towns shopping environment and facilities and their This class covers a wide range of restaurant and other respective strengths and weaknesses. Some perceived catering uses including hot food shops, cafes, snack problems in respect of car parking and servicing bars and public houses. facilities within the towns, particularly Windsor, were noted. In Windsor, the overall shopping environment 4.3.18 The Local Plan provides an opportunity to was criticised whilst in Maidenhead the majority of consider the most appropriate locations for these respondents felt the town centre had improved with uses and services, and to resist future changes of use few identified dislikes. Pedestrianisation in Windsor which would be detrimental to the role, character and was supported whilst in Maidenhead there was little diversity of particular streets or centres. It is vital to support for additional pedestrian areas. strike the right balance between providing a diversity of supporting uses (e.g. pubs, restaurants) and 4.3.16 Generally, the Study endorsed the strategy breaking up the coherence of shopping frontages with contained in the earlier consultation draft of the Local 'dead' uses promoting little activity or visual appeal. Plan. The emphasis within the Local Plan, therefore,

EXISTING SHOPPING CENTRE AREA AND PROVIDES APPROPRIATE PEDESTRIAN AND CYCLE LINKS;

3) MEETS THE REQUIREMENTS FOR PARKING, SERVICING AND ACCESS INCLUDED IN APPENDIX 7, AND CAN BE ACCOMMODATED SATISFACTORILY WITHIN THE LOCAL HIGHWAY NETWORK

4.3.21 The Borough Council wishes to maintain the existing shopping hierarchy in order to ensure that a wide range of shops and services are available to all 4.3.19 Chapter 7 considers each identified centre sections of the community including the elderly, the comprehensively in terms of its future development, infirm or disabled and mothers with young children enhancement and mix of uses. who may rely on public transport or walking to the shops. New retail investment will also help to preserve 4.3.20 Key objectives the historic character of existing centres and ensure they remain a focus for the economic and social life of (i) To maintain and enhance the existing shopping the community. hierarchy in order to provide a full range of high quality shopping facilities within the Borough. 4.3.22 The majority of new floorspace should be provided within the town centres of Windsor and Maidenhead and should be well located in relation to (ii) To improve the convenience, safety and existing shops. It is important that both centres attractiveness of the main shopping centres continue to expand, either through redevelopment or through pedestrian priority schemes, the refurbishment of existing floorspace, in order to environmental enhancement measures, retain their viability and status within their catchment improvements to their accessibility, especially areas. for the disabled, and by controlling the location of non-retail uses. 4.3.23 Retail proposals within district and local centres will generally be related to more localised shopping needs consistent with the role of each centre (iii) To identify opportunities for additional within the hierarchy. development which will overcome local deficiencies in retail provision, and which will POLICY S2 complement the existing shopping hierarchy THE FOLLOWING SITES LISTED BELOW Location of shopping development ARE ALLOCATED FOR ADDITIONAL RETAIL DEVELOPMENT: POLICY S1 MAIDENHEAD TOWN CENTRE NEW RETAIL DEVELOPMENT WILL BE • EXTENSION TO NICHOLSON'S WALK PERMITTED WHERE THIS WOULD TO REAR OF 53-57 HIGH STREET ENHANCE THE ATTRACTIVENESS AND VIABILITY OF EXISTING CENTRES • KING STREET / BROADWAY MULTI- PROVIDED THAT THE PROPOSAL: STOREY CAR PARK 1) IS OF A SCALE COMMENSURATE WITH THE SIZE, CHARACTER AND ROLE OF WINDSOR TOWN CENTRE THE CENTRE; • R/O 131-133 PEASCOD STREET

2) CAN BE INTEGRATED INTO THE

• WINDSOR AND ETON CENTRAL The Borough Council will investigate possible STATION improvement measures and appropriate schemes will be implemented following consultation with local ST LEONARDS ROAD retailers and other interested parties. New developments will be expected to provide a major • LIBRARY SITE AND ADJOINING LAND financial contribution towards such improvements as well as through their scheme design. 4.3.24 These sites will provide logical extensions to the existing shopping areas. Detailed development 4.3.26 Traffic management and environmental guidelines are contained in Chapter 7 dealing with the enhancement proposals for those centres identified in town centres and settlement areas, and are identified the local shopping hierarchy are outlined in Chapter 7, on the inset maps. together with policies to limit the level of non-retail uses and to maintain the diversity of these areas. Improving the attractiveness of shopping These centres are considered the most important for areas comprehensive treatment. More modest improvements may also be sought to other local shopping parades. POLICY S3 Major Retail Development WHERE PRACTICABLE AND RELATED TO DEVELOPMENT OR REDEVELOPMENT POLICY S4 PROPOSALS, THE BOROUGH COUNCIL WILL SEEK TO ACHIEVE IMPROVEMENTS PLANNING PERMISSION WILL NOT BE TO THE ENVIRONMENT OF THE GRANTED FOR ANY NEW FREE-STANDING BOROUGH'S SHOPPING AREAS THROUGH REGIONAL OR SUB-REGIONAL SHOPPING THE FOLLOWING MEASURES: CENTRE IN THE BOROUGH.

1) ADDITIONAL PEDESTRIANISATION AND 4.3.27 In view of the major environmental and land PEDESTRIAN PRIORITY SCHEMES; use constraints within the Borough, the Local Planning Authority will strongly resist proposals for a 2) FOOTWAY WIDENING AND new regional or sub-regional shopping centre in the VARIATIONS IN SURFACE MATERIALS; Borough. PPG6 (Revised) 'Town Centres and Retail Developments', states that such developments of more 3) PROVISION OF NEW AND IMPROVED than 50,000m2 floorspace can have a substantial STREET FURNITURE, LIGHTING AND impact over a wide area. Although the guidance LANDSCAPING; acknowledges that there may be circumstances where such centres could fulfil an important retail need, these 4) IMPROVED ACCESS FOR PEDESTRIANS will be limited. Amongst several factors there should AND CYCLISTS, AND THE PROVISION be an existing deficiency of higher-order shopping OF PARKING; centres, there should be no loss of Green Belt, or important open space, habitats or countryside, and the 5) IMPROVED ACCESS TO AND WITHIN effect on the road network and overall car use would THE SHOPPING ENVIRONMENT FOR be acceptable. Whilst the scope for such developments PEOPLE WITH DISABILITIES; should be assessed in regional planning guidance, it is likely that this level of development would seriously 6) OPPORTUNITIES FOR TODDLERS PLAY. affect the vitality and viability of existing shopping centres in the Borough. 4.3.25 There is considerable scope for improving the shopping areas within the Borough in order to create a POLICY S5 more convenient, safer and pleasing environment. The following principles will apply to traffic management THE COUNCIL WILL EXPECT and access within areas of the town centres to provide DEVELOPMENT FOR NEW MAJOR RETAIL for: USES TO BE LOCATED WITHIN THE CENTRES OF WINDSOR, MAIDENHEAD, • Primary shopping core - no cars or cycles SUNNINGDALE AND ASCOT, OR IF • Adjoining shopping areas - cycle and SUITABLE SITES ARE NOT AVAILABLE, pedestrian priority CLOSE TO THE EDGE OF THOSE CENTRES. • Peripheral areas ~ cars on calmed streets, pedestrians and cycles PLANNING PERMISSION WILL ONLY BE GRANTED FOR SUCH DEVELOPMENT OUTSIDE CENTRES WHERE THERE ARE NO

SUITABLE SITES AVAILABLE EITHER IN case of access to public transport, ensure good links to THE CENTRE OR AT THE EDGE OF THOSE residential areas. In addition, any major development CENTRES IF IT:- located outside existing centres will be expected to make appropriate provision for recycling facilities in 1) IS SHOWN THAT THERE IS A NEED FOR accordance with Policy LD2 of the Berkshire FURTHER DEVELOPMENTS; AND Structure Plan.

2) IS LOCATED WITHIN THE URBAN 4.3.29 The objective of maintaining and enhancing AREAS OF EITHER WINDSOR OR the vitality and viability of existing centres means that, MAIDENHEAD; AND wherever possible, new development should be located within the existing retail hierarchy. In order 3) WILL NOT ADVERSELY AFFECT THE to achieve more sustainable patterns of development OVERALL VITALITY AND VIABILITY OF and to ensure that new facilities meet the needs of AN EXISTING SHOPPING CENTRE; AND most of the community, new shopping development should also be located where there is a choice of 4) IS OR CAN BE MADE ACCESSIBLE BY A means of transport and in order to reduce the need to CHOICE OF MEANS OF TRANSPORT, travel. In practice this means locating major new INCLUDING PUBLIC TRANSPORT, AND development for food or non-food 'comparison' type THE HIGHWAY NETWORK IS CAPABLE shopping close to town centre shopping areas which OF ACCOMMODATING THE TRAFFIC serve as a focus for a variety of means of transport. GENERATED; AND Government advice in PPG 13 'Transport' encourages such an approach aimed at reducing the reliance on the 5) WOULD NOT ADD SIGNIFICANTLY TO private car. THE OVERALL NUMBER AND LENGTH OF CAR TRIPS FOR SHOPPING 4.3.30 It is recognised that car-borne shopping for PURPOSES;AND either bulk purchase of goods or the larger bulkier items has become an established part of the shopping 6) CAN PROVIDE GOOD PEDESTRIAN AND scene, offering a wider range and choice of goods. CYCLE LINKS WITH ADJACENT These types of retail facility, including large RESIDENTIAL AREAS; AND foodstores or retail 'warehouse' units, by their nature require extensive adjacent parking areas and good 7) WILL NOT ADVERSELY AFFECT THE road access. Where development of this nature cannot AMENITIES OF ADJOINING LAND USES. be accommodated on sites within an existing centre due to constraints on availability of sites or transport THE COUNCIL WILL ALSO EXPECT ANY considerations, edge of town centre sites will provide IMPROVEMENTS TO INFRASTRUCTURE the preferred location for such facilities WHICH ARE MADE NECESSARY BY A which will complement the retail function of existing DEVELOPMENT, AND DIRECTLY RELATED centres. The limited land supply within the urban areas TO IT, TO BE PROVIDED IN ACCORDANCE and the need to protect and make additional provision WITH POLICY IMP1. for residential, recreational and industrial activities mean the potential for retail warehousing and other 4.3.28 The Berkshire Structure Plan 1991-2006 forms of large scale retail development outside defines major shopping development as involving existing shopping centres will be very limited. 2 schemes of 500m floorspace or more. In accordance with latest national, regional and strategic planning 4.3.31 Other more recent types of retailing such as guidance on the location of new shopping 'warehouse clubs' and 'factory outlet' retail units will development, major new shopping proposals should, be assessed according to the same criteria as other where possible, be located within existing town or retail proposals. Out of town or greenfield locations district centres. Where this is not possible then will not be acceptable where these conflict with Green locations close to the edge of one of those centres Belt policy. Small scale facilities providing essentially should be sought. These will continue to provide the a local convenience facility such as farm shops may be preferred location for new retail development in appropriate Outside urban areas where these are an accordance with Policy S4 of the Berkshire Structure ancillary activity to the farming enterprise and thus Plan. Only exceptionally, where there are no suitable have a role in diversifying established farm business. sites within or close to the edge of one of these As such, farm shops may be permitted in appropriate centres, and where there is a clearly defined need for circumstances where they are not likely to cause the facilities, will development be acceptable in out of conflict with the objectives or the purposes of centre locations, but within the urban areas of either including land within Green Belts. Goods sold in such Windsor or Maidenhead. Such locations will need to shops should be predominantly produced on the meet the criteria set out in Policy S5 above and, in the associated farm. A small proportion of produce not

produced locally may be acceptable in order to proposed Stafferton Way link between Braywick Road provide continuity of availability. and Oldfield Road. Once the link is completed this site will provide a suitable non-food retailing opportunity 4.3.32 The Council's Retail Study has identified the on a major route close to Maidenhead town centre, scope for a large new foodstore to meet a quantitative accessible by a choice of means of transport. and qualitative deficiency in the Maidenhead area. The study has also identified scope for contemporary Local Shopping Parades and Stores forms of retail warehousing to meet demands in the Maidenhead area. In considering the study's findings, POLICY S7 the Council has been concerned that the identification of a possible site for a new foodstore and also the PROPOSALS FOR ADDITIONAL location of other retail development should not FLOORSPACE WITHIN LOCAL SHOPPING prejudice the town centre strategy and associated PARADES SHOULD BE OF A SCALE AND investment in the centre. It is also concerned that new NATURE IN KEEPING WITH THE development should not adversely affect the viability CHARACTER OF THE AREA AND SHOULD and vitality of the town centre. ENHANCE LOCAL FACILITIES.

4.3.33 Following the publication of revised PPG6 in A CHANGE OF USE TO USES WITHIN CLASS June 1996, and the Inspector's report into the Local A2 FINANCIAL AND PROFESSIONAL Plan Inquiry in February 1997, the Council has SERVICES OR CLASS A3 FOOD AND DRINK decided to examine the feasibility of alternative WILL BE ALLOWED WHERE THIS WOULD options for the provision of a large new foodstore HELP TO MAINTAIN THE VITALITY OF THE which may accord more closely with national and SHOPPING PARADE, PROVIDING THAT IT strategic planning objectives regarding town centres. WOULD: A more central o~ edge of centre location for such a foodstore would be more likely to bring about the 1) NOT ADVERSELY AFFECT THE LEVEL benefits for the town centre as a whole through AND STANDARD OF LOCAL RETAIL encouraging 'linked trips', and the associated spin off PROVISION; AND trade for other town centre retailers and businesses, in a more accessible 2) NOT ADVERSELY AFFECT THE CHARACTER OF THE AREA OR THE location for all transport users. In looking at such AMENITIES OF NEIGHBOURING alternative locations rather than promoting an out of RESIDENTS; AND centre foodstore, the Council acknowledges the scope to draw back some of the expenditure which currently 3) PROVIDE ADEQUATE CAR AND CYCLE 'leaks' from the Maidenhead catchment to other stores PARKING PROVISION. and centres beyond the catchment area. The Council has, therefore, decided to withdraw the previous OTHER PROPOSALS WHICH WOULD proposal for a large new foodstore on land to the south RESULT IN THE LOSS OF EXISTING SHOPS of Stafferton Way, Maidenhead. WILL BE RESISTED.

POLICY S6 4.3.35 The role of local shopping parades in providing a range of convenience goods close to THE FOLLOWING SITE IS ALLOCATED FOR residential areas is acknowledged. The provision of RETAIL WAREHOUSE DEVELOPMENT: additional retail units in these areas will be supported in principle provided that the development is LAND AT STAFFERTON WAY, MAIDENHEAD consistent with the character of the area, would not lead to any difficulties relating to access, servicing, 4.3.34 With the identified demand for retail car parking and design, and would not conflict with warehousing in Maidenhead, and the limited scope for any other policies in this Plan. accommodating the space requirements for this type of retail activity catering for bulky goods, either close to 4.3.36 The change of use of shops to non-retail uses, the town centre or in accessible locations outside the including uses within the A2 (Financial and town centre of Maidenhead, there will be limited Professional Services) and A3 (Food and Drink) opportunity for such development over the Plan classes, will be resisted where this would adversely period. The only location which has been identified affect the level and standard of local shopping for some limited retail warehousing is land at provision. The Local Planning Authority would be Stafferton Way included as site M12 under Policy particularly concerned about the loss of important MTC7. This area, situated close to the edge of the local shops, such as the only grocers shop or post town centre, is located prominently alongside the office available locally.

the future quality of life within the Borough. It is 4.3.37 A2 and A3 uses, however, can help to therefore important that the Boroughwide Local Plan maintain the vitality of shopping parades, particularly considers the land use and other implications of where shop vacancy levels may be increasing. Such making additional provision. proposals may be acceptable provided that normal development control criteria are satisfied, particularly 4.4.2 The number of visitors to the whole Borough in relation to neighbouring residential properties. totals approximately 3.7 million per annum. Windsor is by far the main visitor destination in the Borough POLICY S8 with around 3.0 million visitors per annum, of which around 85 % are day trippers, staying on average only THE CHANGE OF USE OF SHOPS (A1) 4 hours. The single most important charging attraction OUTSIDE OF A SHOPPING PARADE TO A was Legoland with over 1.4 million visitors in 1997. NON-RETAIL USE WILL NOT BE PERMITTED Town centre attractions take second place with 1.2 EXCEPT WHERE IT CAN BE million visiting the Castle (state apartments). Outside DEMONSTRATED TO THE SATISFACTION of Windsor the main attractions were Eton College OF THE LOCAL PLANNING AUTHORITY (26,360 visitors), Maidenhead's Shire Horse Centre THAT A RETAIL USE CAN NO LONGER BE (7,300 visitors), which is open in the summer months SUSTAINED. only and Cookham's Stanley Spencer Gallery (11,026 visitors). 4.3.38 Corner shops and village stores provide an important local service. It is important that the needs 4.4.3 In 1980 the Borough Council adopted a of the elderly and the less mobile continue to be 'Strategy for the Management of Tourism' aimed at catered for by easily accessible shops, especially those minimising the adverse impact of a large number of smaller shops that cater for a wide range of day-to-day visitors to Windsor whilst seeking to realise the needs among all sections of the community. A change potential of visitor expenditure in strengthening the of use will only be permitted where it can be shown local economy and improving facilities for the resident that there is no longer a demand for the retail use, for population. One of the main aims of the strategy has example that a thorough marketing exercise has been been to encourage visitors to stay longer and visit undertaken, and that the shop is no longer other attractions in the area. A new Visitor Strategy economically viable. was published by the Council during 1997.

4.4 TOURISM 4.4.4 Central Government advice stresses the importance of making adequate provision for tourism 4.4.1 The third element in maintaining a healthy in local plans taking into account local constraints, economy in the Borough is that contributed by the including the effect on the local environment. PPG21 visitor trade. This is particularly important in Windsor, on Tourism continues to support the tourism industry Ascot and in association with the River Thames. The while stressing that tourism must not damage the management of visitor activity will greatly influence environmental

qualities that not only attract it but have a far wider and 19% came by coach. In July 1986 the Borough and enduring value. The general presumption against Council opened the new Coach Park and Visitor inappropriate development in the Green Belt is also Reception Centre at Goswell Road providing parking restated. In historic town centres the primary objective for 76 coaches, restaurant and shopping facilities and a must be that of securing the preservation or pedestrian link to the town centre. Combined with enhancement of the character or appearance of areas traffic management measures the Coach Park has been of special architectural or historic interest. The provided to manage more positively the movement Berkshire Structure Plan 1991-2006 reflects this and parking of coach traffic in Windsor in order to approach by supporting provision for visitors on a reduce traffic congestion, parking conflict and the scale and in a form commensurate with maintaining impact of large vehicles on the historic fabric of the the character of the County's assets, and which does town. not give rise to conflicts of interest between visitors and residents. The Plan encourages making provision for spreading or diverting visitor pressure away from those locations subject to intense visitor pressure - most notably Windsor town centre. In addition, visitor management measures including special signing, access and parking measures are encouraged.

4.4.5 In seeking to encourage visitors to stay longer, proposals are included in the Local Plan to provide additional accommodation and facilities for tourists. However, the level of additional provision will be limited by other objectives of the Plan, notably those concerning the protection of the historic fabric, traffic movement and maintaining the character of the Green Belt. 4.4.8 Key Objectives

4.4.6 Within the Green Belt, Policy GB1 contains a (i) To promote appropriate management strong presumption against all types of development initiatives and to secure a balance in the level except those specifically referred to in the policy. This and location of visitor facilities and strong presumption against development includes infrastructure in order to enhance the quality commercial visitor developments like hotels or of life for both residents and visitors to the restaurants. Camping and touring caravan sites have Borough. previously been accepted as an appropriate use provided they are of a modest scale and do not have an (ii) To identify opportunities for additional adverse impact on their surroundings. Potential tourism related development throughout the locations are identified which could in principle be Borough and to encourage new investment used to provide these facilities, subject to the scale and which will help to maintain the contribution nature of the scheme not conflicting with Policy GB2 of the tourism industry to the local economy, and other proposals of the Plan relating to landscape manage the concentration of visitors in conservation. In particular, such facilities will only be certain parts of the Borough and provide acceptable where they will be unobtrusive and do not benefits to the community. have an unacceptable impact on environmental interests. Visitor Accommodation

4.4.7 An important aspect of visitor management POLICY TM1 in Windsor is the need to manage visitor movement and parking in order to reduce traffic congestion and THE BOROUGH COUNCIL WILL ALLOCATE pressure on central car parks, while enhancing the THE FOLLOWING SITE FOR A NEW HOTEL quality of the town centre's environment. The DEVELOPMENT PROVIDING proposals in this section should therefore be read in APPROXIMATELY 150 BEDSPACES AS PART conjunction with the other proposals of the Local Plan OF A MIXED DEVELOPMENT SCHEME relating to car parking, transportation and movement. SUBJECT TO THE SATISFACTORY The Windsor Tourism Survey (1985) showed that RELOCATION OF THE approximately 55% of visitors arrived by private car;

EXISTING PUBLIC CAR PARKING ACCOMMODATION WILL ONLY BE PROVISION: ACCEPTABLE WHERE ALL THE REQUIREMENTS OF POLICY TM2 ARE MET, • RIVER STREET, WINDSOR AND WHICH SATISFY THE FOLLOWING ADDITIONAL CRITERIA POLICY TM2 1) THE PROPERTY MUST BE OF OUTSIDE THE GREEN BELT, THE BOROUGH SUBSTANTIAL SIZE AND CLEARLY COUNCIL WILL PERMIT ADDITIONAL SEPARATED FROM NEIGHBOURING VISITOR BED-SPACES THROUGH NEW PROPERTIES; AND HOTEL DEVELOPMENT, THE CONVERSION OF EXISTING NON-RESIDENTIAL 2) THE BED AND BREAKFAST USE MUST BE BUILDINGS OR EXTENSIONS TO EXISTING ANCILLARY TO THE MAIN USE OF THE HOTEL OR GUEST HOUSE DWELLING AS A RESIDENCE; AND ACCOMMODATION, WHERE THE FOLLOWING CRITERIA ARE MET: 3) BED AND BREAKFAST USES SHOULD NOT BE ESTABLISHED IN ADJACENT 1) NO SUBSTANTIAL LOSS OF PROPERTIES OR RESULT IN THE RESIDENTIAL AMENITY TO PROLIFERATION OF SUCH USES WITHIN NEIGHBOURING PROPERTIES WOULD ANY AREA, WHERE THIS WOULD RESULT; AND RESULT IN A MATERIAL CHANGE IN THE CHARACTER OF THE AREA OR A 2) SUITABLE ARRANGEMENTS ARE MADE SUBSTANTIAL INCREASE IN TRAFFIC FOR ACCESS AND CAR PARKING TO THE WITHIN A RESIDENTIAL AREA; AND SATISFACTION OF THE BOROUGH COUNCIL WITHOUT DETRIMENT TO 4) EXTENSIONS TO A PROPERTY FOR BED ADJOINING PROPERTIES; AND AND BREAKFAST ACCOMMODATION WILL ONLY BE PERMITTED WHERE THIS 3) ANY DEVELOPMENT AND EXTENSIONS WOULD NOT RESULT IN MATERIAL ARE OF A SCALE AND DESIGN IN HARM TO THE CHARACTER OF THE KEEPING WITH THE CHARACTER OF AREA OR TO THE AMENITIES OF THE AREA; AND NEIGHBOURING PROPERTIES.

4) APPROPRIATE PROVISION IS MADE FOR 4.4.9 The Borough' s tourism strategy encourages THE ELDERLY AND DISABLED IN THE longer stay visits through the provision of additional SCHEME'S DESIGN; AND bed spaces. Jennings Yard, River Street, Windsor currently has permission for a mixed development of 5) A SATISFACTORY LANDSCAPING offices, hotel and museum but now appears unlikely to SCHEME SHALL BE SUBMITTED WITH proceed. This area provides an important link between THE APPLICATION, SHOWING: the river and the Castle but its attractiveness for tourism is reduced by the area's domination by traffic (i) ADEQUATE SCREENING BETWEEN movements. Policy WTC6 proposes a major CAR PARKING AREAS, THE redevelopment scheme for this area which would HIGHWAY, AND ADJACENT include a larger hotel scheme with improved PROPERTIES; AND pedestrian access between the river and the Castle while providing an opportunity for other visitor- (ii) THAT AN ACCEPTABLE AMOUNT related riverside facilities. A hotel in this location OF AMENITY SPACE WILL BE would also provide a facility for the local community. PROVIDED FOR THE ENJOYMENT Any development will be dependent upon the OF GUESTS AND RESIDENTS. satisfactory replacement/relocation of the public car parking provision on the site and compliance with the POLICY TM3 various other criteria listed under Policy WTC6.

PROPOSALS FOR BED AND BREAKFAST

4.4.10 In Maidenhead the main focus of visitor Visitor Facilities activity is the Thames between Boulters Lock and Maidenhead Bridge. This area already has a number of POLICY TM4 hotels and guest houses and, in addition, a small 20 bed hotel has received planning permission adjacent to NEW, PURPOSE-BUILT VISITOR FACILITIES the Chef Peking restaurant. However, the growth in WILL BE RESTRICTED TO THE TOWN Maidenhead's commercial function and its location CENTRES. OUTSIDE THESE AREAS NEW within easy reach of Heathrow Airport, the M4, M25, PURPOSE BUILT VISITOR FACILITIES WILL M3 and M40 makes it an ideal location for conference ONLY BE ACCEPTABLE WHERE THEY: venues and business meetings. In seeking to improve facilities for both tourists and business visitors there is 1) ARE SMALL SCALE; AND a need for additional hotel accommodation in Maidenhead in the form of a medium-sized hotel of up 2) WILL NOT DAMAGE THE CHARACTER to 200 bed spaces which includes conference facilities. OF THE AREA; AND This should be located close to the town centre with good access to the station and major road network. 3) WILL BENEFIT THE LOCAL POPULATION; AND 4.4.11 In Ascot permission has been agreed in principle for a 120 bed space hotel adjacent to the 4) ARE NOT SITED IN PROMINENT A329/A332 roundabout and close to the racecourse. LOCATIONS; AND

4.4.12 Extensions to existing hotels and guest 5) WOULD NOT RESULT IN A houses outside the Green Belt will normally be PROLIFERATION OF VISITOR acceptable in principle, subject to standard DEVELOPMENT IN AN AREA. development control issues such as effect on adjoining properties; access and car parking; effect on the POLICY TM5 character of the area and landscaping. In addition, schemes will be expected to make provision for THE BOROUGH COUNCIL WILL NORMALLY disabled access and use. PERMIT THE PROVISION OF MUSEUM/HERITAGE CENTRES IN WINDSOR 4.4.13 Bed and breakfast establishments are also AND MAIDENHEAD. important in widening the choice, price and supply of visitor accommodation. Whilst acknowledging their POLICY TM6 role, it is important that the conversion of private dwellings for bed and breakfast use does not have a THE BOROUGH COUNCIL WILL PERMIT detrimental effect on the amenities of adjoining THE CONVERSION OF THE RAILWAY dwellings or result in the loss of a residential unit. A ARCHES UNDER WINDSOR AND ETON large number of such uses in a small area can cause CENTRAL STATION AS DEFINED ON THE material change to the character of that area to the PROPOSALS MAP TO USES ASSOCIATED detriment of its residents by way of increased traffic WITH TOURISM SUCH AS CRAFT and disturbance. The cumulative impact of any WORKSHOPS, SMALL RETAIL UNITS, proposal will therefore need to be assessed. The RESTAURANTS, OR OTHER FOOD AND impact of additional parking will be an important DRINK USES. consideration. The provision of parking areas in the rear gardens of properties will generally be 4.4.15 The scope for future visitor development, unacceptable. particularly in Windsor, is limited by the constraints of the Green Belt, the need to protect the amenities of 4.4.14 Within the Green Belt the general local residents and the environment, and the ability of presumption against inappropriate development will Windsor to cope with congestion created through its apply. Proposals for the change of use of existing function as a major visitor centre. Within the town buildings to use as a hotel, hostel or guest house will centres additional visitor facilities may be appropriate normally be resisted on the grounds that such subject to their being sympathetic with other proposals would introduce a commercial use out of objectives of the Plan, in particular those relating to character with a rural area. the environment, conservation and transport. The Borough Council will also require all new proposals for visitor facilities to provide benefits to

the local community, including the provision of Windsor Racecourse and Legoland infrastructure improvements, in accordance with and to enhance the visual quality of centres within the POLICY TM7 Borough. The Borough Council considers that a need exists for good quality museums or heritage centres in THE BOROUGH COUNCIL WILL LOOK both Maidenhead and Windsor and will encourage the FAVOURABLY ON THE DIVERSIFICATION provision of these in appropriate locations (See OF THE RECREATIONAL USE OF WINDSOR Chapter 8: Implementation). RACECOURSE AND LEGOLAND FOR ACTIVITIES WHICH ARE COMPATIBLE 4.4.16 There is also potential for additional visitor WITH THEIR DESIGNATION AS AREAS OF. related facilities through the refurbishment and change GREEN BELT. SUCH FUTURE USES SHOULD of use of the railway arches underneath Windsor and NOT LEAD TO AN OVER-INTENSIFICATION Eton Central Station. A survey of these in July 1991 OF BUILT DEVELOPMENT OR, IN THE CASE showed 3 arches to be vacant and a further 4 to be in OF THE RACECOURSE, CONFLICT WITH non-visitor related uses (offices, warehouse, car repair POLICIES ON DEVELOPMENT IN THE yard and double-glazing company). There is also a FLOOD PLAIN. need for environmental enhancement of Goswell Hill, particularly at the upper end, to improve the THE LOCATION, SITING AND DESIGN OF attractiveness of this area adjacent to the car park and SUCH FACILITIES WILL REQUIRE service area for the King Edward Court Shopping DETAILED CONSIDERATION IN ORDER TO Centre. This issue is addressed in Policy WTC17. MINIMISE THEIR IMPACT ON THE GREEN BELT AND TO PROTECT THE SETTING OF 4.4.17 One of the objectives of the Borough's THE THAMES AND OTHER DESIGNATED tourism strategy is to encourage wider visitor interest AREAS OF LANDSCAPE PROTECTION. and movement throughout the Borough to relieve pressure on the main centres of attraction in Windsor. 4.4.19 The Borough Council has identified Windsor To achieve this the Borough Council will encourage. Racecourse as a suitable location for providing appropriate small scale facilities throughout the additional facilities for visitors. Any future Borough which aid visitors' movement and development must be compatible with its location in interpretation, and improve the quality and the Green Belt and the "Setting of the Thames". attractiveness of the Borough's urban and rural Policies in the Green Belt and Natural Environment environment and enhance its enjoyment by both local sections of this plan deal with development in these residents and visitors. These small scale facilities may areas. In particular proposals likely to result in an include seating, signs, information boards, toilets, over-intensification of built development will be kiosks, picnic tables, small rural car parks, town trails resisted. Consideration will also need to be given to or nature trails. Careful regard will be had to the siting any nature conservation impacts. It is also important and size of such facilities. There is also the need to that any development or re-use of Windsor consider additional outdoor seating, where Racecourse should make adequate provision for the appropriate, to accommodate visitor and resident traffic needs arising as a consequence of any scheme. demand during the summer months. The Borough The Borough Council consider appropriate uses could Council will encourage the provision of such be the siting of a small scale camping and touring additional outdoor seating related to public houses, caravan site or, in the longer term, a park-and-cruise cares or restaurants so long as there is no conflict with facility forming part of a future car parking strategy. any other policies or objectives of the Plan and subject The success of this would depend upon the promotion to the satisfactory design and colour of any furniture of the cruise element as part of a visitor's overall provided. experience of Windsor. In addition to bringing benefits to the local community by enhancing the 4.4.18 Policies relating to the Thames, encouraging environment of the town centre through reducing the countryside access and the retention and enhancement number of vehicles entering the central area, such a of the recreational value of the Thames Path National scheme would serve the objective of securing an Trail and other riverside paths are contained within the appropriate balance in the level and location of visitor Recreation Section of this Plan. facilities and infrastructure.

Tourism on Farms food surplus. This, coupled with EU regulations and quota systems, has prompted the Government into POLICY TM8 encouraging a reduction in agricultural output. To maintain viability, grants are being made available to VISITOR FACILITIES MAY BE ACCEPTABLE enable farms to diversify. One suggested new use is AS PART OF A FARM DIVERSIFICATION tourism. One of the objectives of the Green Belt SCHEME. THE FOLLOWING TYPES OF section is to encourage appropriate farm SCHEME WILL BE ACCEPTABLE IN diversification schemes. Policy TM10 sets out those PRINCIPLE, SUBJECT TO COMPLIANCE visitor-related activities which the Borough Council WITH POLICY GB2 AND GB8, AND WHERE considers to be appropriate in the Green Belt while CAR PARKING AND ACCESS IS PROVIDED Policies GB2 and GB8 set out the Green Belt criteria TO THE SATISFACTION OF THE BOROUGH against which any scheme will be assessed. The COUNCIL AND THE HIGHWAY AUTHORITY: Borough Council will require an overall farm management plan to be submitted where new 1) BED AND BREAKFAST buildings are proposed and, in addition, an ADAS ACCOMMODATION; farm appraisal for any diversification scheme involving the re-use of agricultural buildings or land. 2) SELF-CATERING ACCOMMODATION; Diversification schemes should be small scale and require a minimum mount of built facilities. Existing 3) SMALL SCALE SEASONAL CAMPING buildings should be re-used wherever possible. The AND TOURING CARAVAN PITCHES following types of farm diversification scheme will be INVOLVING A MAXIMUM OF 5 HTCHES; acceptable in principle by the Borough Council:-

4) PICK-YOUR-OWN ENTERPRISES AND 1) Bed and breakfast accommodation; FARM SHOPS INVOLVING NO SALE OF GOODS NOT PRODUCED ON THE FARM 2) Self catering accommodation; HOLDING; 3) Small scale seasonal camping and touring 5) HORSERIDING SUBJECT TO POLICY caravan pitches involving a maximum of 5 GB6; pitches;

6) FISHING; 4) Pick your own enterprises and farm shops (subject to Policies GB1 and GB8); 7) FARM TRAILS; 5) Horse riding subject to policy GB6; 8) SMALL SCALE, UNOBTRUSIVE PICNIC AREAS; 6) Fishing;

9) SMALL SCALE FARM MUSEUMS AND 7) Farm trails; CRAFT WORKSHOPS. 8) Small scale unobtrusive picnic areas; 4.4.20 Since the second world war farmers have been encouraged to increase production by the use of 9) Small scale farm museums and craft machinery, artificial fertilisers and factory farming workshops. techniques. These policies have produced a current

Housing

Policy Title Policy No.

5.2 HOUSING PROVISION

The level and phasing of new housing development H1 Identified housing sites H2

5.3 AFFORDABLE HOUSING

Affordable housing within urban areas H3 Affordable housing within rural areas H4

5.4 MONITORING HOUSING DEVELOPMENT

Monitoring housing development H5

5.5 TOWN CENTRE HOUSING

Town centre housing H6

5.6 PROTECTING RESIDENTIAL LAND AND THE HOUSING STOCK

Protecting the housing stock H7

5.7 SIZE, TYPE AND DESIGN OF HOUSING

Meeting a range of housing needs H8/9 Housing layout and design H10 Housing density Hll Subdivisions and conversions H12/13 House extensions H14 Enhancing the residential environment H15

5. Housing

1. INTRODUCTION important that the Local Plan ensures a balanced range of housing accommodation to provide 5.1.1 One of the central functions of the Local suitable and accessible housing to meet all Plan is to ensure an adequate and continuous housing needs. supply of land for housing development in accordance with the requirements of the Structure 5.1.5 A population decline of around 1,000 Plan. It is equally important, however, that the people in the Borough between 1981 and 1991 scale and location of new housing development is was fir outweighed by the growth in the number consistent with the Green Belt and other of households arising from a filling average environmental objectives of the Plan. household size. Thus over 4,500 dwellings were added to the Borough’s stock in the period 1981- 5.1.2 There is a strong demand for new 91 to accommodate the increased demand. These housing in the Borough. During the 1970's and trends of continued demand for housing despite a 1980's, the Borough experienced rapid rates of fairly static population change are set to continue house building even though, certainly in the up to 2006; but there will be an emphasis on 1980's, strategic policy was one of restraint of small units of accommodation. The number of new development. The Borough suffered people of pensionable age within the population significant levels of over supply of housing will further increase, particularly the very elderly development, in comparison with Structure Plan who require specialist accommodation and day to requirements, in the late 1980's and early 1990's. day support in-order for them to retain their As a consequence, the Council's planning policies independence and remain within the community. seek to carefully monitor the housing land supply situation and to make appropriate adjustments to that supply to ensure that there is no harm to strategic planning objectives or to the environment of the Borough.

5.1.3 A large proportion of new development has been as a result of windfall, or previously unidentified sites coming forward. Such a level of development has led to concerns about increased traffic generation and higher density residential schemes eroding the quality of the environment within the main towns of the Borough. These concerns over town cramming, however, need to be balanced against the need to make the most effective use of urban land and buildings to maintain the general presumption against development within the surrounding Green Belt The Berkshire Structure Plan 1991-2006 areas. 5.1.6 The Berkshire Structure Plan 1991 - 5.1.4 The high demand for housing within the 2006, which was adopted in November 1995, Borough' is as a result of the prosperous local makes provision for about 40,000 dwellings in the economy and its attractive location within the County for the period 1991 - 2006. A total of Thames Valley close to London and other 3,500 dwellings is distributed to the Royal employment centres. A large number of people Borough. This provision is split between three wish to live within the Borough in addition to the phases and is designed to enable a reducing rate demand for housing which is generated locally. of house building over the period of the Structure This has led to high house prices and has placed Plan. For the Royal Borough, the rate of house first-time buyers, small households and lower building will fall from an average of 280 income groups at a disadvantage. The lack of dwellings per year in the period 1991 ~ 1996 to affordable housing locally has also led to 190 dwellings per year in recruitment difficulties for local firms. It is

the period 2001 - 2006. This is in line with the THE FOLLOWING DEVELOPMENT Regional Strategy set out in RPG9 which seeks to PERIODS: divert growth pressures away from 'overheated' and congested areas in the west of the region to 1991-1996 1,490 DWELLINGS inner city areas and the area of the East Thames 1996 -2001 1,000 DWELLINGS Corridor. 2001- 2006 1,010 DWELLINGS

5.1.7 Key Objectives THE OVERALL PROVISION WILL COMPRISE: (i) To ensure an adequate supply of housing land in the Borough and to regulate its COMPLETIONS ON SITES WITH release, in accordance with the PLANNING PERMISSION APRIL 1991: 1005 requirements of the Structure Plan. IDENTIFIED NEW SITES OVER 0.4 HA: 860

(ii) To provide a variety of new dwellings in UNIDENTIFIED NEW SITES OVER 0.4 HA: terms of house size and type to meet a 350 range of housing requirements, but ASSUMED DEVELOPMENT ON SITES particularly provision for smaller units. UNDER 0.4 HA: 1645

(iii) To ensure the provision of affordable and ASSUMED RATE OF DEMOLITIONS, social rented housing to meet local CONVERSIONS, AND CHANGES OF USE:360 housing needs in both urban and rural areas. NET POSITION: 3500

(iv) To require a high standard of design and 5.2.2 The Local Plan provision consists of four layout in new housing development. elements:

(v) To require that appropriate levels of open 1. The estimated number of housing space and any necessary infrastructure completions from outstanding planning improvements are provided in permissions at 1 April 1991. association with new development schemes. 2. Sites of 0.4 ha and over allocated for residential development within the Plan. These 5.2 HOUSING PROVISION are all sites lying within the built-up areas of the District which have been identified as appropriate The level and phasing of new housing for development. development 3. An allowance, based on past rates in the 5.2.1 Policy H1 sets out the proposed level Borough, has been made for sites of 0.4 ha and and phasing of new housing development in the over not identified in the Local Plan. Royal Borough up to 2006. This level of provision is in line with the requirements of the 4. The estimated number of housing Berkshire Structure Plan and relates to a careful completions on small sites of less than 0.4 ha study of the potential supply of land in the during the Plan period. The economic recession Borough with regard to the important constraints during the first part of the 1990's, allied with the and objectives identified by this Plan in relation to operation of the Council's former Interim Policy the Green Belt and "town cramming". It is for Housing and Commercial Development accepted that this level of provision will not cater suppressed the rate of development of these sites for all the forecast needs in the Borough and will up until 1995. Since 1995, there have been no probably involve a small amount of net out policy restrictions on the development of small migration of population in line with levels which sites. occurred in the period 1981-1991. 5.2.3 The figures in Policy H1 and Table H1 POLICY HI relate to the total number of new dwellings to be built. In line with Regional Guidance and the PROVISION WILL BE MADE FOR latest Structure Plan approach, it is necessary to APPROXIMATELY 3,500 NET take account of the net effect of changes from ADDITIONAL NEW DWELLINGS WITHIN conversions, changes of use and demolitions. THE BOROUGH BETWEEN 1991-2006 IN Between 1984 and 1991, the Royal Borough

Table H 1: LOCAL PLAN HOUSING PROVISION

1991 - 96 1996 - 2001 2001 - 06 1991-2006

Projected completions from:

- Outstanding commitments 880 125 1,005

1 - Identified sites 410 250 200 860

- Unidentified sites over 0.4 ha - 115 235 350

- New small sites 320 630 695 1,645

GROSS completions 1,610 1,120 1,130 3,860

Allowance for demolitions, conversions and changes of use -120 - 120 -120 -360

NET completions 1,490 1,000 1,010 3,500

1.Incorporates 10% lapse rate on sites not started as at 31.3.98. experienced an estimated net loss of 24 dwellings RELEASED FOR DEVELOPMENT IN per annum from demolitions and conversions. ACCORDANCE WITH THE SCHEDULE Assuming a continuation of these past trends, a SET OUT BELOW AND PLANNING further 360 units could therefore be lost in the PERMISSION WILL NOT BE GRANTED period 1991-2006. FOR THE DEVELOPMENT OF A SITE MORE THAN 12 MONTHS BEFORE THE 5.2.4 Allowing for the net effect of BEGINNING OF THE PHASE TO WHICH demolitions and conversions therefore reduces the IT IS ALLOCATED. projected increase in the Borough's dwelling stock to 3,500 by the year 2006. This equates to the 5.2.6 The sites in Policy H2 are allocated in Structure Plan provision of 3,500 (Structure Plan order to satisfy the housing requirement of the Policy H2). Structure Plan and to maintain a five year supply of land for private housebuilding in accordance 5.2.5 The phasing put forward for new with PPG3. Appendix 11 contains details of the housing development reflects the high level of identified sites. The sites should be developed in outstanding commitments at April 1991 and accordance with other Policies in this Plan, in allows for a progressive reduction in the particular the design and layout standards housebuilding rate over the Plan period as the contained in Policies DG1 and H14 and the open level of employment development within the space standards set out in Policies R3 - R6. The Borough decreases. This will help to ensure a Council will also have regard to supplementary continuous supply of land throughout the Plan planning guidance setting out requirements and period in accordance with PPG12, which guidelines for the development of each site not recognises the need for phasing the release of land yet committed for development (June 1998). Such in order to prevent the total planned provision for guidance will also provide information on the an area being exhausted in the early years of the infrastructure improvements required in Plan. connection with the development of these sites, and indicate any other known constraints. In POLICY H2 appropriate cases, detailed planning briefs will be prepared. Each site will also be assessed for its THE BOROUGH COUNCIL WILL suitability for affordable housing provision under ALLOCATE SUFHCIENT HOUSING LAND Policy H3. WITHIN THE BOROUGH TO PROVIDE APPROXIMATELY 860 DWELLINGS 5.2.7 The Council will monitor the BETWEEN 1 APRIL 1991 AND 30 MARCH implementation of the phasing policy in 2006. THE IDENTIFIED SITES WILL BE accordance with Policy H5.

SCHEDULE - POLICY H2

1 SITES FOR DEVELOPMENT 1991 - 96 Area (Ha) No. of Units (net) gross

1 Fratons, Newlands Drive, Maidenhead 0.6 5 2 Heywood Court and 5 - 20 Heywood Court Close, Woodlands Park 0.8 30 (-4) 2 3 Jenkinsons Yard, Simpson Close, Maidenhead 0.5 30 4 Land to rear of Blackamoor Lane, Maidenhead 2.1 66 5 Land at Lonsdale Close/Ray Mill Road East, Maidenhead 1.2 15 6 Norden Farm, Altwood Road, Maidenhead 0.9 25 7 Land adj. Courthouse School, Courthouse Road, Maidenhead 0.8 32 8 Clarefield Court Hospital, Furze Plait Road, Maidenhead 1.5 13 9 Land to rear of Alma Road/Clarence Road, Windsor 0.6 46 10 Bumel House, Bolton Avenue, Windsor 0.6 8 11 Clewer Hill Lodge and adj. land, Park Comer, Clewer Hill Road, Windsor 1.2 38 12 Land off St Ltrkes Road, Old Windsor 0.7 11 13 Land north-west of Charters Way, Sunningdale 0.4 5 14 Crown Hill Court and land to rear, Brockenhurst Road, South Ascot 0.7 34 (11) 15 Agincourt, London Road, Ascot 0.9 26 16 Woodcote, Windsor Road, North Ascot 2.2 12 17 25 Windsor Road and land adjacent Poulcott, Wraysbury 0.5 26

422

1 Planning permission has been granted for all sites in the first phase. 2 Subject to resolution of contaminated land problem.

1 SITES FOR DEVELOPMENT 1996-2001 No. (net) of units gross

18 Maidenhead Isolation Hospital, St Marks Road, Maidenhead 0.8 48 19 Little Lowbrook Farm, Woodlands Park Road, Maidenhead 2.9 55 (54) 20 Land off Whurley Way, Maidenhead 0.5 16 21 The Chase, Cannon Court Road, Maidenhead 2.4 23 22 Berkshire College of Art & Design, Raymond Road, Maidenhead 1.3 35 23 Land at King Edward VII Hospital, St Leonards Road, Windsor 0.9 30 2 24 Land rear of The Nest to Middle Kimbers, Dedworth Road, Windsor 0.4 20 25 Blythewood, rear of Sutherlands Chase, North Ascot 2.4 34

261 1 Planning permission has been granted for all sites in the second phase. 2 Permission granted for 49 units on larger site incorporating site 24 and a site previously unidentified for housing.

SITES FOR DEVELOPMENT 2001 – 2006 Area (Ha) No. of units gross (net) 1 26. Badnell's Pit, Blackamoor Lane, Maidenhead 3,8 119 27. Altwood Crest Home, Cannon Lane, Maidenhead 2.2 40 28. Kennel Green Nursery, Burleigh Road, North Ascot 5.4 60

219

Notes: The total homing provision is given in gross numbers. In monitoring the take-up of this provision, account will be taken of the net effect of demolitions. These are indicated against individual sites where the net change is shown in brackets.

1 Subject to resolution of contaminated land problem.

5.3 AFFORDABLE HOUSING This would absorb all the Borough's uncommitted housing supply. The Assessment also indicates Affordable housing within urban areas that approximately 85% of those in need would only be able to afford public rented housing. A POLICY H3 new assessment of housing need within the Borough is being undertaken and will be reported THE BOROUGH COUNCIL WILL SEEK TO during 1999. ACHIEVE THAT A PROPORTION OF THE TOTAL CAPACITY OF SUITABLE RESIDENTIAL SCHEMES BE DEVELOPED IN THE FORM OF AFFORDABLE HOUSING TO MEET THE NEEDS OF "QUALIFYING PERSONS" AS DEFINED BY THE BOROUGH COUNCIL. SUITABLE SITES WILL INCLUDE SITES OF 0.5 HA OR OVER OR SCHEMES PROPOSING 15 OR MORE NET ADDITIONAL DWELLINGS. THE COUNCIL WILL WISH TO ENSURE THAT SUCH HOUSING IS RETAINED FOR SUCCESSIVE "QUALIFYING OCCUPIERS".

5.3.1 The Council will seek to achieve by 5.3.3 The Authority faces exceptional negotiation the provision of affordable housing constraints in the provision of affordable housing, within suitable residential schemes. A due to planning constraints, including Green Belt, community's need for affordable housing is a and to very high land values. The Council material planning consideration (PPG3 and DETR recognises that it is unlikely to be able to satisfy Circular (6/98)), and both Regional Planning the identified demand during the Plan period, but Guidance and the Berkshire Structure Plan the need is so acute that it will negotiate, for the advocate policies in local plans which respond to provision of some affordable housing on all that need. Affordable housing may be low-cost suitable sites. This will also be a material market, shared equity or rented accommodation consideration in determining planning and the Council will encourage a wide range of applications. The Policy will be implemented in initiatives. Its priority however, will be the accordance with Circular 6/98, having regard to provision of social rented housing. the exceptional constraints that the Secretary of State has accepted, exist in the Borough. All sites 5.3.2 A Housing Needs Assessment carried of 0.5 ha or over, or schemes proposing 15 or out during 1994/95 showed a net demand for more net additional dwellings will therefore fall about 1400 units of affordable accommodation to be considered under the Policy. Further during the subsequent three years and for up to detailed requirements on the implementation of 2000 units for the remaining Plan period overall. the Policy will be set out in Supplementary Planning 4. persons with learning disabilities or other Guidance. special housing needs accepted as such by the Council or referred to by local District Health 5.3.4 The Council will also take into account Authorities under their 'Care in the Community' the proximity of local services and facilities, programmes. access to public transport, the economics of provision and the need to achieve a successful It is also important to ensure that affordable development (for example, the need to determine housing remains available to successive occupiers an appropriate proportion and mix of affordable of such properties. This will be achieved by use of housing), in assessing whether a scheme or site is conditions or planning obligations, as appropriate. suitable for accommodating an element of affordable housing. Affordable housing within rural areas

5.3.5 These criteria will be used to set POLICY H4 indicative targets, as Supplementary Planning Guidance, for the sites identified in the Schedule IN EXCEPTIONAL CIRCUMSTANCES THE to Policy H2. The criteria will .also be applied to BOROUGH COUNCIL MAY PERMIT THE suitable 'windfall sites', with a brief study of a PROVISION OF AFFORDABLE HOUSING site's suitability being carried out by the Council, WITHIN RECOGNISED SETTLEMENTS IN based on the above criteria, as part of the THE GREEN BELT SUBJECT TO ANY determination of planning applications on such APPLICATION MEETING ALL THE sites. In the period 1995-1998, the Council FOLLOWING CONDITIONS:- generally sought to achieve the provision of 30% of the total units provided on any individual site 1) ANY SCHEME WILL MEET A as affordable housing. In appropriate PROVEN LOCAL NEED FOR circumstances, the Council will be willing to AFFORDABLE HOUSING WITHIN consider the provision of affordable housing A DEFINED LOCAL AREA requirements by developers on alternative sites AGREED BY THE BOROUGH that would not otherwise have been used to COUNCIL IN CONSULTATION accommodate affordable housing. WITH THE RELEVANT PARISH COUNCIL; 5.3.6 The Council will expect most affordable housing to be provided through registered social 2) ANY SCHEME SHOULD BE landlords (i.e. registered housing associations), or LIMITED TO A SMALL GROUP OF similar bodies and that it will be made available DWELLINGS AND OTHERWISE to 'qualifying persons' as defined by' the Council. MEET THE REQUIREMENTS OF The definition of this term will be reviewed from POLICY GB2. time to time, but it currently extends to: THERE SHOULD BE NO CONFLICT WITH 1. persons registered and recognised as being in OTHER POLICIES OF THE PLAN. housing need on the Council's Housing Needs Register; PROPOSALS OFFERING HOUSING AT A DISCOUNTED INITIAL PURCHASE PRICE 2. persons accepted -as being homeless by the ONLY OR WHICH DEPEND UPON THE Council; DEVELOPMENT OF OTHER SPECULATIVE HOUSING WITHIN THE 3. persons registered as being in housing need GREEN BELT WILL NOT BE PERMITTED. with a registered social landlord approved by the Council, provided that person: 5.3.7 Studies of Housing Need in the Borough indicate needs in the rural parts of the Borough. i) is an existing resident of the Borough (and has As an exception to normal restraint policies, the been resident for a continuous period of not less Council may be prepared to allow small scale than 6 months) requiring separate housing schemes within the recognised accommodation, or who is currently living in settlements of the Borough in order to provide accommodation unsuited to his/her needs; or housing for those whose incomes are insufficient to enable them to acquire accommodation on the ii) is an existing tenant of a registered social open market. This will help to maintain stable and landlord already resident in the Borough;

balanced rural communities. The Council, WHICH WOULD CONFLICT WITH THOSE however, will need to be satisfied that: POLICIES WILL ONLY BE GRANTED IN EXCEPTIONAL CIRCUMSTANCES. 1. the need for new housing is genuine and has been proven by a local survey. Local needs in this 5.4.1 Current government advice (PPG12 case are considered to comprise: Local Plans) concerning the phasing of housing development indicates the need for flexibility, Š existing residents of the settlement or from particularly in respect of the emergence of adjoining parishes who require separate unidentified sites, and the need to adjust the accommodation or are currently living in timing of land releases where development accommodation unsuited to their needs; exceeds or falls short of the planned provision. In view of the assumptions contained within the Plan Š people whose work in the local community concerning small site development, the Council requires them to live locally; will regularly monitor the available land supply. During the period of the Plan it may be necessary Š people who are not necessarily resident locally to review the release of sites in order to ensure an but have long-standing links with the local adequate supply of land in accordance with five community (e.g. relatives). year land requirements, or to moderate any potential overshoot in relation to the phasing 2. the need cannot be met elsewhere within the policy of the Structure Plan. For all area; developments, contributions will be sought as appropriate to the highway infrastructure pool 3. the development is small scale and meets the referred to in Policy IMP1. requirements of other relevant policies in the Local Plan, in particular the policies in Chapter 2 5.4.2 If monitoring indicates that the amount of the Plan and Policies H3 and H10; and rate of development will satisfy Policies H1 and H2, planning permission for further sites will 4. the development is not adjacent to an urban only be granted in exceptional circumstances. settlement but is within the boundary of a These may include proposals which form part of a recognised settlement with adequate local town centre development scheme, those which facilities, such as schools and shops etc; can demonstrate exceptional environmental and/or community benefits or proposals which 5. the housing will be effectively managed, would make a significant contribution towards normally by a village trust or a housing meeting the Borough's need for affordable association, or possibly in partnership with the housing. In any such case, there should not be Local Authority, to ensure that the benefits of the conflict with any other policies of the Plan. scheme will be passed on to subsequent occupiers; 5.5 TOWN CENTRE HOUSING

6. the scheme does not involve any speculative POLICY H6 development.

5.3.8 A legal agreement will be sought to THE BOROUGH COUNCIL WILL GRANT ensure that the scheme is implemented in the way PLANNING PERMISSION FOR THE outlined. PROVISION OF ADDITIONAL RESIDENTIAL ACCOMMODATION WITHIN TOWN AND OTHER 5.4 MONITORING HOUSING SETTLEMENT CENTRES OUTSIDE THE DEVELOPMENT GREEN BELT, AND WILL NORMALLY REQUIRE AS A MINIMUM WITHIN POLICY H5 REDEVELOPMENT PROPOSALS THAT THE EXISTING NUMBER OF UNITS OF THE COUNCIL WILL MONITOR THE RESIDENTIAL ACCOMMODATION ARE RATE OF RESIDENTIAL DEVELOPMENT REPLACED. IN PARTICULAR THE DURING THE PLAN PERIOD AND WILL BOROUGH COUNCIL WILL ENCOURAGE SEEK TO ACHIEVE A FIVE YEAR SUPPLY THE RE-USE AND CONVERSION TO OF HOUSING LAND WHICH IS RESIDENTIAL ACCOMMODATION OF CONSISTENT WITH THE PROVISIONS OF OFFICE SPACE AND VACANT UPPER POLICIES HI AND H2. PLANNING PERMISSION FOR DEVELOPMENT

FLOORS IN SHOPPING AREAS AND AFFECT THE AMENITIES OF ADJOINING FAVOURABLY CONSIDER THE PROPERTIES OR THE CHARACTER OF CONVERSION OF VACANT OFFICES THE AREA. ELSEWHERE. 5.6.1 The Council will resist the loss of 5.5.1 The provision of residential residential land or the loss of residential accommodation within the town and village accommodation as this would affect the capacity centres in the Borough helps to maintain the of the Borough to meet its housing requirements character and vitality of these areas. Small units and would also lead to increasing pressure to of accommodation also contribute towards release land within the Green Belt. Exceptions meeting local housing needs. will normally only be considered where overall planning benefits would result, such as the 5.5.2 The Council will encourage the re-use of provision of essential community services, for vacant upper floors in town and settlement centres example a doctor's surgery, or the retention of a for residential use and will require an element of listed building. housing within all appropriate redevelopment sites. Where there are existing units of 5.7 SIZE, TYPE AND DESIGN OF accommodation the Council will require, as a HOUSING minimum, that an equivalent number of units are provided within redevelopment schemes. Meeting a range of housing needs

5.6 PROTECTING RESIDENTIAL POLICY H8 LAND AND THE HOUSING STOCK THE BOROUGH COUNCIL WILL EXPECT DEVELOPMENT/REDEVELOPMENT POLICY H7 PROPOSALS FOR ALL APPROPRIATE SITES TO CONTRIBUTE TOWARDS PLANNING PERMISSION WILL NOT BE IMPROVING THE RANGE OF HOUSING GRANTED FOR DEVELOPMENT WHICH ACCOMMODATION IN THE BOROUGH WOULD RESULT IN THE LOSS OF AND WILL PARTICULARLY FAVOUR RESIDENTIAL LAND OR PROPOSALS WHICH INCLUDE ACCOMMODATION IN RESIDENTIAL DWELLINGS FOR SMALL HOUSEHOLDS USE EXCEPT WHERE: AND THOSE WITH SPECIAL NEEDS.

1) THE PROPOSAL WOULD POLICY H9 PROVIDE ESSENTIAL COMMUNITY SERVICES OR WITHIN ALL NEW HOUSING SCHEMES OTHER TYPES OF RESIDENTIAL THE BOROUGH COUNCIL WILL SEEK USES SUCH AS NURSING HOMES THE PROVISION OF UNITS WHICH ARE FOR THE ELDERLY; OR ACCESSIBLE TO THE DISABLED, IN ACCORDANCE WITH IDENTIFIED 2) IT CAN BE DEMONSTRATED TO LOCAL NEEDS. THE SATISFACTION OF THE BOROUGH COUNCIL THAT A 5.7.1 Social and demographic trends indicate CHANGE OF USE IS THE ONLY the need to provide a wide range of dwelling sizes MEANS OF PRESERVING A and types within the housing stock. The Council LISTED BUILDING; OR therefore, will expect, on appropriate sites where such provision will not conflict with other 3) THE EXISTING policies in the plan, a mix of units which will ACCOMMODATION IS NOT SELF- provide for all sectors ot7 the housing market, CONTAINED AND A SEPARATE particularly the provision of dwellings for small SATISFACTORY AND SAFE households and those with special needs including ACCESS CANNOT BE PROVIDED. the frail and elderly.

IN ALL CASES THE PROPOSED 5.7.2 Evidence from surveys indicate that a DEVELOPMENT MUST NOT ADVERSELY significant proportion of the population of the Borough suffer mobility related problems. The Council is therefore seeking the provision of units

which are accessible to the disabled. All units ARRANGEMENTS FOR ENSURING with ground floor entrance or accessed by lifts THE FUTURE MAINTENANCE OF should normally be capable of being easily PUBLIC OPEN SPACE AND OTHER accessed by visitors in wheelchairs and capable of LANDSCAPED AREAS; adaptation to suit most people with disabilities. In order to allow easy access to and within houses, 5) PROVIDE FOR THE SAFE to all people with mobility difficulties, it is MOVEMENT OF RESIDENTS, important that all new dwellings are designed to PARTICULARLY CHILDREN, allow easy adaptation for a disabled person, WITHIN THE SITE; including those confined to a wheelchair, without structural alterations. The Access Committee for 6) PROVIDE ADEQUATE SOUND England has produced a document, "Criteria for INSULATION IN AREAS Accessible General Housing," which provides AFFECTED BY HIGH NOISE guidelines on the provision of such housing. LEVELS

Housing layout and design 7) PROVIDE A CLEAR DISTINCTION BETWEEN PUBLIC AND PRIVATE POLICY H10 AREAS AND INCORPORATE MEASURES TO IMPROVE NEW RESIDENTIAL DEVELOPMENT SECURITY OF PEOPLE AND SCHEMES WILL BE REQUIRED TO PROPERTY DISPLAY HIGH STANDARDS OF DESIGN AND LANDSCAPING IN ORDER TO 8) DO NOT INVOLVE CONVERSION CREATE ATTRACTIVE, SAFE AND OF GARAGES TO RESIDENTIAL DIVERSE RESIDENTIAL AREAS AND, USE UNLESS ADEQUATE WHERE POSSIBLE, TO ENHANCE THE PARKING SPACE IS RETAINED EXISTING ENVIRONMENT. ON SITE

IN CONSIDERING APPLICATIONS FOR 9) PROVIDE GARAGES OR PARKING NEW RESIDENTIAL DEVELOPMENT THE SPACES IN CLOSE PROXIMITY BOROUGH COUNCIL WILL REQUIRE, TO THE HOUSING THEY SERVE WHERE APPROPRIATE, THAT THE PROPOSALS:

1) RETAIN IMPORTANT VIEWS IN AND OUT OF THE SITE, AND CREATE VISUAL INTEREST THROUGH A VARIETY OF BUILDING TYPES, MATERIALS, MEANS OF ENCLOSURE, SURFACE TREATMENT AND LANDSCAPING;

2) PROVIDE SEPARATE ACCESS TO THE RESIDENTIAL ACCOMMODATION WITHIN 5.7.3 Policy H10 sets out considerations which MIXED USE DEVELOPMENT are specific to residential developments. Policy SCHEMES; DG1 in Chapter 2 sets out design considerations applicable to all development proposals 3) PROVIDE PUBLIC OPEN SPACE (including residential proposals). The two policies AND EQUIPPED CHILDREN'S should therefore be considered together. The PLAY AREAS IN ACCORDANCE Council wishes to encourage a high standard of WITH THE BOROUGH COUNCIL' design in the layout, appearance and landscaping S STANDARDS OF PROVISION SET of new residential developments. New schemes OUT IN CHAPTER 3; should, where possible, utilise the natural features of individual sites in order that they can be more 4) MAKE THE NECESSARY easily assimilated into the existing environment

and should be compatible with the character of the surrounding area. 5.7.7 The Borough contains many established, attractive residential areas in both the built up and 5.7.4 New developments, through a variety of more rural parts of the Borough which are highly buildings and materials and conveniently located valued by residents and which even though they amenity, private and public open spaces, should are not conservation areas are nevertheless provide an attractive, diverse and safe residential worthy of protection from damaging and environment. New pedestrian routes and insensitive new development or redevelopment. cycleways will be encouraged within residential schemes, together with traffic calming measures 5.7.8 Many of the residential parts of the where appropriate. Planning permission will not Borough exhibit a particular character, be it be granted for proposals which fall short of the maturity, spaciousness, attractive or consistent Council's design and development standards set style of buildings, the use of particular types and out in the Appendices to this Plan or in colours of materials, regular building lines and Supplementary Planning Guidance. heights, distinctive style and appearance, individual frontages, trees, landscaping, etc., which should not be damaged or lost. For example, a number of parts of Sunninghill and Sunningdale consist, characteristically, of large detached properties set within established woodland. Any further development in such areas could severely damage the high quality character and environment of these areas. In other areas, there may be capacity to accommodate small amounts of new development but only where proposals are of a scale, density and design that would not cause damage to the qualities, character and amenity of the areas in which they are situated.

POLICY H11 5.7.9 The location of the Borough and its general attractiveness has led to and continues to IN ESTABLISHED RESIDENTIAL lead to, considerable pressure for development AREAS, PLANNING PERMISSION WILL and redevelopment. Such pressures have resulted NOT BE GRANTED FOR SCHEMES in damage and serious threats to the character and WHICH INTRODUCE A SCALE OR amenity of existing residential areas. DENSITY OF NEW DEVELOPMENT Development resulting from such pressure may WHICH WOULD BE INCOMPATIBLE damage the character of an area through WITH OR CAUSE DAMAGE TO THE producing cramped development out of keeping CHARACTER AND AMENITY OF THE with the area, loss of spaciousness, the loss of AREA. important features such as trees, the failure to respect building lines or the rhythm or style of 5.7.5 The evolving principles of sustainable built form, the intrusion of buildings or features development suggest some benefit to the of alien form or scale, the failure to make proper environment from general increases in density, provision for servicing and car parking or through particularly in locations within built up areas an over-dominance of the environment by these close to services and public transport routes. elements. These and other elements of the However, it is important, in terms of protecting character of an area will be considered in relation the best of today's environment for the benefit of to applications for development and future generations, that which is good and redevelopment within existing residential areas. attractive about the character and amenity of Appendix 7 contains the Council's current car many existing residential areas, is protected. parking standards.

5.7.6 PPG3 indicates that density and other 5.7.10 The definition of the "area" to which policies may be included in local plans to protect Policy H11 relates will vary in each situation. The established residential areas where pressure for elements of the character to be protected will development and redevelopment is such as to need to be defined and mapped in relation to the threaten seriously the character of such areas. extent Policy Hl l is based on the advice in PPG3, paragraphs 20 ~ 23.

to which those elements prevail. In some cases, MULTIPLE OCCUPATION particular characteristics which are worthy of protection may extend over a relatively wide area. 5.7.11 The conversion or subdivision of In other cases characteristics will only relate to a buildings into additional residential units is small number of properties in close proximity to generally acceptable, particularly where this an application site. involves the conversion of larger buildings which can no longer function as a single residence into POLICY H12 smaller units to help meet the needs of small households. The conversion, and often extension, WITHIN THE AREAS EXCLUDED FROM of smaller family houses to create a greater THE GREEN BELT, PROPOSALS FOR THE number of units, however, is usually less CONVERSION OR SUBDIVISION OF acceptable due principally to the additional LARGER RESIDENTIAL BUILDINGS INTO demand for car parking, the loss of garden area SMALLER UNITS WILL BE ACCEPTABLE and the general intensification of activity within PROVIDED THAT: an area. Appendix 7 sets out the relevant car parking standards. 1) THERE IS NO ADVERSE IMPACT ON THE SURROUNDING House extensions ENVIRONMENT OR THE AMENITIES OF NEARBY POLICY H14 PROPERTIES; THE BOROUGH COUNCIL WILL APPLY 2) THIS WOULD NOT LEAD TO AN THE FOLLOWING CRITERIA WHEN INTENSIFICATION OF ACTIVITY CONSIDERING PROPOSALS FOR HOUSE AND AN INCREASE IN TRAFHC EXTENSIONS: GENERATION OUT OF KEEPING WITH THE CHARACTER OF THE 1) EXTENSIONS SHOULD NOT HAVE AREA; ANY ADVERSE EFFECT UPON THE CHARACTER OR 3) SATISFACTORY ACCESS AND APPEARANCE OF THE ORIGINAL ADEQUATE OFF-STREET CAR PROPERTY OR ANY PARKING CAN BE PROVIDED IN NEIGHBOURING PROPERTIES, ACCORDANCE WITH THE NOR ADVERSELY AFFECT THE BOROUGH COUNCIL'S ADOPTED STREET SCENE IN GENERAL; STANDARDS. PARKING IN REAR GARDENS WILL NOT NORMALLY 2) EXTENSIONS SHOULD NOT BE ACCEPTABLE CAUSE AN UNACCEPTABLE LOSS OF LIGHT OR PRIVACY TO 4) ADEQUATE AMENITY SPACE ADJACENT PROPERTIES, OR CAN BE PROVIDED TOGETHER SIGNIFICANTLY AFFECT THEIR WITH ADDITIONAL PROVISION AMENITIES; FOR BIN STORAGE AND DRYING AREAS; 3) EXTENSIONS SHOULD NOT BE SITED WHERE THEY WOULD 5) A SATISFACTORY INTERNAL IMPAIR HIGHWAY SAFETY OR LAYOUT CAN BE ACHIEVED AND LEAD TO AN INADEQUATE CAR ADEQUATE SOUND INSULATION PARKING PROVISION WITHIN AND FIRE PRECAUTION THE CURTILAGE OF THE MEASURES CAN BE PROPERTY; UNDERTAKEN IN ACCORDANCE WITH THE REQUIREMENTS OF 4) WHERE SIDE EXTENSIONS ARE THE BOROUGH COUNCIL PROPOSED, THESE SHOULD NOT ALTER THE CHARACTER OF THE POLICY H13 STREET BY LINKING ADJACENT PROPERTIES. A MINIMUM GAP PLANNING APPROVAL WILL NOT BE OF AT LEAST ONE METRE GRANTED FOR THE CONVERSION OF SHOULD BE KEPT BETWEEN ANY TWO-STOREY TERRACED AND EXTENSION AND AN ADJOINING SEMI-DETACHED HOUSES INTO FLATS, PROPERTY BEDSITS OR THER TYPES OF HOUSES IN

BOUNDARY AT FIRST FLOOR LEVEL impacts on natural lighting, privacy, and other AND ABOVE. aspects of residential amenity.

EXTENSIONS TO LISTED BUILDINGS Enhancing the residential environment AND BUILDINGS IN CONSERVATION AREAS OR WITHIN THE GREEN BELT POLICY H15 ARE ALSO SUBJECT TO OTHER RELEVANT POLICIES IN THE PLAN. THE BOROUGH COUNCIL WILL PROTECT AND ENHANCE THE 5.7.12 This Policy only applies to extensions ENVIRONMENT OF EXISTING which exceed the criteria for permitted RESIDENTIAL AREAS AND WILL development under Section 3 and Schedule 2 of INVESTIGATE THE NEED TO the Town and Country Planning General UNDERTAKE AREA-BASED Development Order 1988 (as amended). IMPROVEMENT INITIATIVES WHERE COMPREHENSIVE PHYSICAL, 5.7.13 House extensions should respect the ENVIRONMENTAL AND TRAFFIC character of the original building and the MANAGEMENT MEASURES ARE surrounding area. Not all house extensions require REQUIRED. planning permission, but the Local Planning Authority should always be contacted before any 5.7.15 The majority of housing need is met work is undertaken. within the existing housing stock, and therefore it is important to ensure that existing housing and 5.7.14 Each planning application will be judged the physical environment of residential areas are on its merits against the above criteria. More well maintained. The Council has undertaken a detailed guidance relating to this policy is sample House Condition Survey in 1992 which contained in the Directorate's Guidance Note provides evidence of the scale and location of "House Extensions" (see Appendix 12). It should unfitness and poor housing conditions in the be noted, however, that not all properties are Borough. Where appropriate, opportunities for capable of extension due to their design, site area-based action will be assessed and, where characteristics and relationship with other resources allow, the Council will consider the properties. Extensions should not cause harm to promotion of area-based improvement. the amenities of adjoining occupiers by reason of

Transportation and Movement

Policy Title Policy No.

6.2 HIGHWAY PROPOSALS

Major Highway Improvements T1 Windsor Western By-Pass T2 Minor Transport Improvements T36 Traffic Calming T4 New Developments and Highway Design T5 Funding of Improvements T6

6.3 CYCLING

Cycling T7

6.4 PEDESTRIANS AND DISABLED ACCESS

Pedestrian environment T8 Disabled access T9

6.5 PUBLIC TRANSPORT

Public transport T10/ll Rail services T12

6.6 CAR PARKING

Town Centres P1 Park and Ride P2 On Street Parking P3 Parking within Development P4 Commuted parking P5

6. Transportation and Movement

6.1 INTRODUCTION 6.1.5 Central to the Structure Plan's approach towards transport issues is the development of an 6.1.1 The Borough has experienced significant Integrated Transport Strategy. Faced with continued growth in traffic and car ownership and forecasts of high rates of car ownership and forecasts of car traffic further growth will place further pressure on the growth of between 29 % and 49 % by the year 2000 highway network throughout the Borough and in town and between 82 % and 134 % by 2025 compared with 1 centres. The consideration of issues related to highway 1988 , the Structure Plan promotes a balanced improvements, traffic management, car parking and approach towards the provision of different transport accessibility of centres for pedestrians, cyclists and needs with restraint on car usage within some urban people with disabilities, form an important part in areas. The Integrated Transport Strategy has four main shaping the land use strategy within the Local Plan. aims:

6.1.2 Detailed transportation studies for the urban Efficient use of Resources - to ensure that all areas of Windsor and Maidenhead have been transport resources are employed in the most efficient undertaken. These studies, based on the forecast levels combination. of traffic growth to 1996, have put forward a range of recommendations for road schemes, highway Accessibility - to maintain and improve standards of improvements and traffic management measures, accessibility. together with proposals relating to the control of on and off-street parking, public transport provision and Safety - to improve safety for transport users and cycle routes. Many of these proposals will be those exposed to traffic. applicable to the period beyond 1996. Quality of Environment - to minimise the 6.1.3 The Borough Council is also responsible for environmental impact of roads and traffic. highway maintenance and traffic management together with the provision of off-street car parking. 6.1.6 To achieve the various elements of the The Borough Council continues to place high priority strategy, the Structure Plan, through its policies, and on measures designed to reduce the environmental also the Borough Council through particular Local impact of traffic and to achieve particular Plan proposals, has to address the problems and improvements to conditions within town and village requirements of transport users, and develop an centres. This will include the encouragement of approach which takes account of both the need for alternative forms of transport including buses and improvements, and the need for selective management cycling. Detailed proposals for the town centres of measures to control the distribution and impact of Maidenhead and Windsor, and local improvements in traffic. the various smaller settlements, are contained in Chapter 7. This chapter provides the overall policy 6.1.7 The Structure Plan proposals emphasise the framework for transportation issues. need for comprehensive transport packages for the urban areas to include attractive public transport Policy Context facilities and selective parking controls, as well as highway improvements. There is an increasing 6.1.4 The transport strategy for the Borough is set awareness that unrestrained use of the private car in out in the Berkshire Structure Plan 1991-2006, the urban areas cannot continue and that traffic adopted in November 1995. Proposals~ programmes management schemes should be used to make the best and priorities are also set out in the annual Transport use of the existing highway network to promote public Policy and Programme (TPP) statement. This Local transport, cycling and pedestrian priority. Planning Plan makes provision for appropriate highway Policy Guidance Note 13 improvements included in the TPP.

1National Road Traffic Forecasts, 1989.

(Transport) provides advice and guidance on how schemes. Secondly, there are those schemes identified local authorities should integrate such transport issues by the Council and included in the Transport Policy with land use planning. This advice is reflected in the and Programme (TPP). following key objectives and policies. 6.2.2 On the trunk road network, DETR has 6..8 Key Objectives recently improved the A404(T) between Maidenhead Thicket and Burchetts Green roundabout. The (i) As a priority to promote improvements to schemes to widen the M4 between Junctions 8/9 and public transport provision and facilities, in 10 and between 10 & 12 were withdrawn from the both urban and rural areas. national road programme in November 1996 and therefore cancelled. The scheme to provide (ii) To ensure the safe and convenient movement collector/distributor roads alongside the M4 between of pedestrians including people with the M25 and junction 8/9. which was taken to public disabilities. consultation in 1993, has also been withdrawn although a scheme to improve this section of (iii) To promote opportunities for improved motorway remains in the programme. This scheme facilities for cycling. together with the scheme to improve the M25 between junctions 12 and 14 are currently subject to the (iv) To lessen the environmental impact of traffic strategic roads review announced by the Government in residential areas and town and village in June 1997. centres through appropriate traffic management measures. Proposals for significant widening of the motorways will not be supported by the Borough Council due to (v) To facilitate and improve access to all types their community and environmental impact. of development and public buildings. 6,2.3 The highway programme includes schemes (vi) To maintain an adequate level of parking identified in transportation studies for Maidenhead provision within town centres to cater for and Windsor. future demand, consistent with an integrated transport strategy. POLICY T1

(vii) To ensure that all new development makes THE BOROUGH COUNCIL WILL suitable provision for the parking CONTINUE TO SAFEGUARD LAND FROM requirements generated. DEVELOPMENT IN ORDER TO ACHIEVE THE FOLLOWING MAJOR HIGHWAY (viii) To ensure that new development makes IMPROVEMENTS: provision for necessary new road construction and other transport A. A308 TO B3028 STAFFERTON. WAY LINK; improvements and infrastructure. B. A4/FORLEASE ROAD/BLACKAMOOR (ix) To maintain a balanced approach towards LANE LINK, MAIDENHEAD; road transport which at the local level should provide for improvements to the highway C. WINDSOR AND ETON RELIEF ROAD - network whilst reducing the environmental BRIDGE WIDENING; impact of road building and recognising the need for traffic restraint in town centres. D WINDSOR AND ETON RELIEF ROAD - WIDENING FROM BRIDGE TO A355/A332 6.2 HIGHWAY PROPOSALS JUNCTION.

Major Highway Improvements A308 to B3028 Stafferton Way Link

6.2.1 There are two areas of major highway 6.2.4 The completion of the southern link to improvements. Firstly, there are those affecting the Maidenhead's Relief Road system has long been trunk network including the Department of the regarded by the Borough Council as essential to the Environment, Transport and Region's (DETR)

achievement of its town centre strategy and the Windsor and Eton Relief Road removal of non-essential cross town traffic. The completion of the Stafferton Way link with Forlease 6.2.8 The proposals for the Windsor and Eton Road/Oldfield Road will therefore provide significant Relief Road widening have been included as a result benefits both in terms of easing congestion in town of the findings of the Windsor Transportation Study. centre roads and enabling better cross town The widening of the Thames Bridge will enable the movements, and also providing access to the town's provision of a standard slip road from the A308 main car parks. There will also be a need to carry out Maidenhead Road junction, thereby improving road improvements to Oldfield Road/A4 Junction in safety and accommodating the forecast traffic flows at conjunction with the completion of Stafferton Way this junction. In the longer term, further growth in Link Road. traffic will require a widening of the Relief Road to three lanes from the Thames Bridge to the A355/A332 A4/Forlease Road - Blackamoor Lane Link junction. As with the highways 'package' in Maidenhead, development schemes will be expected 6.2.5 The Blackamoor Lane - A4 link has been to contribute towards the financing of highway endorsed as a result of the Maidenhead Transportation schemes in Windsor in relation to the increased Study recommendations. This scheme will provide burden on the network. All highway improvements direct access to the A4 from the residential areas to the should be designed to minimise the loss of nature north of Maidenhead town centre. This will have the conservation value and maximise habitat creation and benefit of providing an alternative to the present management. However, no further action will be taken unsatisfactory junctions with the A4 and improved on improvements to the Windsor and Eton Relief road safety with better access available for public Road until the feasibility of a western by-pass has transport. been investigated.

A4 Bridge Road Improvements POLICY T2

6.2.6 The A4 Bridge Road improvements, also THE BOROUGH COUNCIL WILL identified as a result of the Maidenhead UNDERTAKE AN EARLY STUDY OF THE Transportation Study, are currently under review as FEASIBILITY OF A WESTERN BY PASS TO part of the transport strategy for Maidenhead. Revised WINDSOR. traffic forecasts have resulted in an amended scheme including an improved signal controlled junction with 6.2.9 The Borough Council is concerned at the Old field Road but retaining the existing roundabout at potential for further traffic growth in the Windsor ' the Ray Mead Road junction. Widening of the A4 is corridor' and the environmental impact of additional not now proposed following local concern including traffic volumes channelled towards the Windsor and that of the Borough Council. Eton Relief Road on the existing highway network. It is considered that the future solution of traffic 6.2.7 As a package of measures for Maidenhead, problems in the Windsor area and the need to avoid these highway improvements combined produce further significant growth on the A308 Maidenhead significant benefits and more efficient use of the Road and A332 Winkfield Road approaches must lie existing highway network to cater for increased traffic in a western by-pass to Windsor. flows in the period to 1996 and beyond. New development both in the town centre and outside may Minor Transport Improvements be expected to add to the volume of traffic on the road network and therefore should make a financial POLICY T3 contribution towards these schemes. The Borough Council intends to investigate the feasibility of WHERE ENVIRONMENTALLY ACCEPTABLE establishing an Infrastructure Fund which will enable THE BOROUGH COUNCIL WILL PROMOTE developments to contribute towards a programme of AND SUPPORT APPROPRIATE TRANSPORT highway measures in relation to the size and impact of IMPROVEMENT SCHEMES AND TRAFFIC the proposed development. MANAGEMENT MEASURES WHICH SEEK TO REDUCE THE IMPACT OF CONGESTION AND THE EFFECTS OF INCREASED TRAFFIC GROWTH, AND

IMPROVE ROAD SAFETY AND PROTECT THE ENVIRONMENT. 6.2.11 Traffic calming measures aimed at reducing the speed and penetration of traffic, particularly in 6.2.10 Over the Plan period other minor transport residential areas, and in the vicinity of schools, improvements may be identified. Area traffic combined with environmental improvements can management studies are proposed in the former improve road safety for all road users, including County Council's Transport Policy and Programme for cyclists and make the streets a more pleasant place to 1993/94. These include studies for Cookham/Bray, live. Examples may include footway widening, width and Sunninghill/Sunningdale and Ascot. A restrictions and surface treatments. The Borough consultation exercise was carried out in 1992 Council will seek to identify areas where such regarding traffic management proposals for Burcbetts improvements can be achieved and implement these Green to address the problem of through traffic. through theft programme of works.

New Developments and Highway Design

POLICY T5

ALL DEVELOPMENT PROPOSALS WILL BE EXPECTED TO COMPLY WITH THE COUNCIL'S ADOPTED HIGHWAY DESIGN STANDARDS.

6.2.12 The Borough Council will seek to ensure that new development does not place an undue burden, or create problems of congestion on the highway network. In many parts of the Borough existing roads have reached their environmental capacity and the Borough Council is concerned that new development does not adversely affect the living conditions of

residents. It is important that where new development Traffic Calming occurs, there should be appropriate provision either through improvements to existing infrastructure or POLICY T4 new works to accommodate increased traffic generation, and that such measures be funded by the THE BOROUGH COUNCIL WILL developer. All development will be expected to INVESTIGATE AND PROMOTE comply with the supplementary guidance contained in OPPORTUNITIES FOR APPROPRIATE the Berkshire Design Guide. TRAFFIC CALMING MEASURES WHICH WILL ENHANCE THE LOCAL 6.2.13 Standards of highway design are reviewed ENVIRONMENT AND IMPROVE ROAD periodically. In cases where off-site highway works SAFETY. are required as a consequence of development it will be normal practice for a legal agreement to be made between the developer and the highway authority so that these works are provided in conjunction with the development.

6.2.14 Within the Green Belt and conservation areas, areas containing listed buildings and areas of traditional local character, particular care needs to be taken in highway design such as kerbing, sight lines and materials used. Many such areas were built prior to the age of mass car ownership and often modern highway requirements are incompatible with their character. To retain these areas' integrity and character, it may be necessary to compromise normal highway standards for new

development without compromising safety. In such continued with the introduction of the Moorbridge areas the Borough Council will have particular regard Road and Altwood Road cycle routes and the addition to the following: of a shared crossing at the A4/Grenfell Road junction, and the Furze Platt School Route. The major road 1. the need for new development to enhance the proposals for Maidenhead now all include cycle visual character of the area through provision facilities. for access and the design of off-street parking areas; 6.3.3 In Windsor, cycle routes have been implemented with the completion of the Windsor to 2. the possible relaxation of parking Slough route and the installation of ramps at the River requirements where this is compatible with bridge on the Windsor and Eton Relief Road. A new safety in order to protect the character of an length of cycleway has also been introduced at area; Winkfield Road/Imperial Road. Further elements of the cycle network will be pursued through traffic 3. the number and size of signs should be management schemes and the cycleway programme. minimised and lighting schemes and street A route from Maidenhead to Windsor linking the furniture designed to be sympathetic with and shared cyclepath from Maidenhead to Bray with the enhance the character of the area. Windsor network at Barry Avenue, via the A308, is included in the programme. Funding of Improvements

POLICY T6

THE BOROUGH COUNCIL WILL SEEK FINANCIAL CONTRIBUTIONS FROM DEVELOPERS TOWARDS THE COST OF IMPROVEMENTS TO THE EXTENT THAT THEY ARE DIRECTLY RELATED TO A DEVELOPMENT AND ARE NEEDED TO ENABLE IT TO BE CARRIED OUT.

6.2.15 In accordance with national guidance (PPG13), no contributions will be sought under Policy T6 towards improvements to deal with existing deficiencies which would not be made worse by the development, or which are programmed to be carried out by the highway authority within the same timescale.

6.3 CYCLING POLICY T7 6.3.1 The Council sees an important role for cycling as part of the Integrated Transport Strategy. THE BOROUGH COUNCIL WILL MAKE Cycling is especially important' for journeys of up to 2 SPECIAL PROVISION FOR CYCLISTS km (1.24 miles) into town centres and also for longer THROUGHOUT THE BOROUGH IN ORDER journeys of up to 10 km. The Borough Council TO: therefore supports the Structure Plan' s objective to encourage cycling and maximising choice for cyclists 1) PROVIDE SAFE CYCLE ROUTES, by improved accessibility, safety and environment. LANES AND SHARED CYCLE PATHS AS APPROPRIATE; 6.3.2 The transportation studies for Windsor and Maidenhead have identified a network of cycle routes 2) ACHIEVE THE NETWORK OF DESIRABLE for the urban areas and the Borough Council will seek CYCLE ROUTES IDENTIFIED FOR to implement these through an approved programme MAIDENHEAD AND WINDSOR; and in association with development schemes. The development of Maidenhead's cycleway network has

3) PROVIDE CONVENIENT AND SECURE 6.4 PEDESTRIANS AND DISABLED CYCLE PARKING FACILITIES ACCESS PARTICULARLY IN TOWN CENTRES ADJACENT TO PEDESTRIANISED AREAS; POLICY T8

4) IMPROVE CYCLING LINKS TO PUBLIC THE BOROUGH COUNCIL WILL IMPROVE TRANSPORT FACILITIES AND PROVIDE CONDITIONS FOR PEDESTRIANS THROUGH CYCLE PARKING AT THESE FACILITIES; TRAFHC REGULATION AND NEW HIGHWAY SCHEMES. THE BOROUGH COUNCIL WILL 5) ENSURE THAT, WHERE APPROPRIATE, ALSO IDENTIFY OPPORTUNITIES FOR NEW DEVELOPMENT MAKES ENHANCING PEDESTRIAN ACCESS TO APPROPRIATE PROVISION FOR TOWN AND OTHER CENTRES THROUGH CYCLISTS; THE PROVISION OF NEW AND IMPROVED FOOTWAYS. NEW DEVELOPMENT SCHEMES 6) TAKE ACCOUNT OF THE NEEDS OF WILL BE EXPECTED TO INCLUDE CYCLISTS IN THE DESIGN OF ALL NEW APPROPRIATE PROVISION FOR ROADS, HIGHWAY IMPROVEMENTS AND PEDESTRIAN ACCESS AND ROUTES. TRAFFIC MANAGEMENT MEASURES; 6.4.1 Convenience and safety of pedestrian 7) PROMOTE AND DEVELOP LINKS WITH movement is a vital part of planning and providing for THE THAMES VALLEY LONG DISTANCE new transportation needs. The need to improve the CYCLE ROUTE. pedestrian environment within town and village centres will form a key element in the detailed 6.3.4 The provision of safe cycle routes is measures put forward in other sections of the Plan. important for both local journeys and recreational The Borough Council places particular emphasis on cycling. The network of cycle routes for Maidenhead measures to segregate vehicles and pedestrians and Windsor are indicated on the Proposals Map. It is through particular pedestrianisation schemes in order intended that programmed routes will be carried out to improve pedestrian safety. through TPP funding whilst others will be sought in conjunction with new development schemes. 6.4.2 Also important is pedestrian access to centres along well defined pedestrian routes. Improvements to 6.3.5 The proposed Thames Valley cycle route footways and the incorporation of new pedestrian passes through the Borough and in places coincides routes in new development schemes, can help to with the designated Thames Path long distance route. improve accessibility of centres by foot and Wherever possible the Borough Council will seek to discourage the use of cars for short journeys. extend local routes to link with the proposed Thames Valley cycle route in order to widen the scope for POLICY T9 recreational cycling within the Borough. THE BOROUGH COUNCIL WILL IMPROVE 6.3.6 Design for cycling facilities is an important ACCESS FOR ALL THROUGH THE consideration in achieving a co-ordinated approach FOLLOWING: towards the provision of new facilities. A guide called 'Cycling in Berkshire' (1992) has been produced 1) THE PROVISION OF DISABLED which provides guidance notes for planning, ACCESS THROUGH THE designing, constructing and maintaining cycle IMPLEMENTATION OF TRAFFIC facilities and highlights the desirability of segregated MANAGEMENT MEASURES AND cycle paths. PEDESTRIANISATION SCHEMES;

2) IMPROVEMENTS TO EXISTING INFRASTRUCTURE TO INCLUDE FOOTWAY REPAIRS RAMPED CROSSINGS AND INSTALLATION OF TACTILE PAVING;

3) THE REQUIREMENT FOR NEW schemes designed to improve access to public DEVELOPMENT TO PAY buildings, including shops, within Windsor and PARTICULAR REGARD TO THE Maidenhead town centres. Such schemes should NEEDS OF PEOPLE WITH include the provision of suitably located disabled DISABILITIES. parking spaces and, for shop mobility schemes, the provision of electric wheelchairs and buggies for hire. 6.4.3 The Borough Council also recognises that The Council will support other transport schemes for people with disabilities have special requirements people with disabilities. which need to be taken into account in the design of streets and buildings. Access both to and within 6.4.5 The provision of public transport facilities buildings to which the public are admitted is requiring planning permission will be required to particularly important. The statutory requirements for provide suitable access and facilities for people with planning authorities with regard to the provisions for disabilities. Where appropriate, new development will access for people with disabilities are embodied in the be expected to contribute towards the provision of Chronically Sick and Disabled Persons Act 1970 and improved access to public transport, including the the Town and Country Planning Act 1990. Section 76 adaptation of vehicles, for people with disabilities. of the 1990 Act requires that planning authorities draw the attention of developers to the provisions of the 6.5 PUBLIC TRANSPORT 1970 Act to take account of the needs of people with disabilities and the British Standards Code of Practice. POLICY T10 Department of the Environment Circular 10/82 also confirms that arrangements for disabled access can THE BOROUGH COUNCIL WILL PROVIDE raise issues of public amenity which can be material to CONVENIENT ACCESS TO BUS SERVICES a planning application and appropriate conditions may WITHIN TOWN CENTRES, AND ENCOURAGE be attached to planning permissions. IMPROVED LINKS BETWEEN TRANSPORT. IN PARTICULAR, IT WILL PROMOTE A 6.4.4 The Borough Council has a designated BUS/RAIL INTERCHANGE AT MAIDENHEAD "Access Officer" to provide a point of contact on RAIL STATION. questions of access for people with disabilities. This applies not only to individual buildings but also to the POLICY T11 design of streets and spaces. The Council promotes improved access to buildings of all types and liases THE BOROUGH COUNCIL WILL EXAMINE with building owners and tenants on the Disabilities THE FEASIBILITY OF IMPROVEMENTS TO Discrimination Act 1996. Continued liaison with AND THE EXPANSION AND CO-ORDINATION special needs groups through the established "Access OF BUS SERVICES SERVING THE Forum" also ensures that the needs of the whole COMMERCIAL CENTRES, RESIDENTIAL community are met. The Council also promotes AREAS AND THE RURAL AREAS OF THE disabled access requirements through contact with BOROUGH. local business and commerce. The Council's Access Panel is committed to the development of an environment accessible to all. This applies particularly to the need to provide convenient disabled parking areas close to main shopping areas and the need to provide for access within pedestrianised areas. Other improvements can also help to achieve an environment more adjusted to the needs of the disabled. This will include measures such as providing tactile paving and dropped kerbs at all crossing points, footway ramps at road junctions, and improved pavements and when necessary the enforcement of the provisions of the Highway Acts to secure the removal of highway obstructions such as "A" boards on pavements and other safety hazards. The Council will support the initiation and operation of mobility

6.5.1 The development of efficient and convenient congestion in town centres while opportunities for public transport services will be a vital part of an park and ride can also produce environmental and integrated transport strategy designed to provide a traffic benefits. The Borough Council will pursue viable alternative to the private car for journeys, improved provision with relevant rail operators. particularly into town centres. The Council supports selective bus services through its contract system, but 6.5.6 Following the transportation study for most services are commercially provided. Maidenhead, the possibility of a new station at Cox Green has been raised. With the recent growth in both 6.5.2 Measures designed to improve the housing and commercial development in the area, this accessibility and penetration of public transport proposal could produce substantial benefits, but will services can assist in promoting the use of these of course require further discussion with British Rail. services. The transportation studies for Windsor and There is a chance that a new station at Cox Green Maidenhead have identified the need to keep the could become a real possibility within the Crossrail centres as accessible as possible for public transport. Project. Traffic management measures will assist in aiding bus movement and access. The management plan for 6.5.7 The opportunity for improving access to rail Windsor town centre maintains bus access within the services in the southern part of the Borough should centre along specified routes whilst discouraging non- also be investigated, in particular the possibility of a essential traffic. new railway station at Sunninghill. Although a station here is not likely to prove feasible with present rolling 6.5.3 In Maidenhead, public access to transport stock, it is anticipated that British Rail will have will be pursued. Bridge Avenue provides the main introduced new 'Sprinter' style trains with rapid terminus for bus services. Improved links between bus acceleration and braking within the Plan period. This and rail services should, however, be achieved by would enable stations to be located closer together, locating bus stops within the Station Forecourt and and hence improve the feasibility of a new station at providing an alternative routing as part of Sunninghill. development associated with the Station Approach and site fronting Grenfell Road. The possibility also 6.6 CAR PARKING exists for re-routing bus services via St. Ives Road, and to relocate the stops from Bridge Avenue. This 6.6.1 The need to provide adequate parking in would provide closer access to the town centre. town centres and other smaller centres to cater for the needs of all users including shoppers, employees, 6.5.4 The provision of additional services within tourists and other casual needs has provided the basis residential areas can also assist in the development of for the Borough Council's approach towards providing the integrated approach to transport. Areas for suitable facilities. The provision of sufficient and additional services have been identified following the conveniently located off-street spaces helps to reduce transportation studies for Maidenhead and Windsor. the amount of parking in residential streets and to prevent illegal parking. This has obvious Rail Services environmental benefits and within centres helps to reduce pedestrian/vehicle conflict and provides scope POLICY T12 for pedestrianisation schemes.

THE BOROUGH COUNCIL WILL 6.6.2 However, the demands on car parking INVESTIGATE WITH BRITISH RAIL THE through increasing car ownership, traffic growth and FEASIBILITY OF SITES FOR NEW STATIONS commercial development in the main centres has IN THE BOROUGH. adverse effects through traffic congestion, pollution and intrusion within residential areas; With the 6.5.5 As part of the integrated approach toward the promotion of an integrated transport strategy it is planning of transport infrastructure, it will be questionable how far we should now seek to necessary to take account of the potential in the accommodate the needs or forecast demand for future existing network for improvements to rail access and parking at the expense of other objectives to promote the passenger facilities. The enhancement of local other means of transport to town centres. services and facilities can help to reduce road

6.6.3 Car parking issues within the smaller 1996. Appendix 6 shows the comparative parking settlements of the Borough are covered in the stock at 1991 and 1996 with a total of 3,867 available settlement studies considered elsewhere in the Local in 1996. Plan. The strategies for the main centres of Windsor and Maidenhead, however, need to be considered in 6.6.6 The following table shows the parking supply conjunction with other transport objectives, the and demand for weekday occupancy based on surveys principles of traffic management within the town carried out in 1987, 1990 and 1991 and forecast centres and the options for town centre development demand to 1996: sites which will influence the overall provision, location and function of car parks. The Borough Table 6.1 Parking - Maidenhead Council will also address the need to consider improved security and lighting within its parking 1987 1990 1991 1996 strategy. Parking 2,691 2,967 2,834 3,867 Town Centres stock

POLICY P1 Peak 2,390 2,178 2,211 3,400* demand THE BOROUGH COUNCIL WILL CONTINUE TO ENSURE THE PROVISION OF A % 88.8 73.4 78.0 87.9 SUFFICIENT LEVEL OF PARKING occupancy RESOURCES WITHIN THE BOROUGH. * Figure based on Maidenhead Transportation Study Maidenhead The planned provision to 1996 will allow scope to 6.6.4 The current parking strategy for Maidenhead reallocate long-stay parking within the peripheral car town centre has stemmed from the proposals in the parks thereby making available increased capacity for Maidenhead and District Local Plan 1985. This short-stay shoppers' parking within the central car involves the construction of two major multi-storey parks by up to 460 spaces. car parks located at Stafferton Way and St Cloud Way replacing the former Braywick and Hines Meadow 6.6.7 The accommodation of long-stay parking for surface car parks. The principle of the development of season ticket holders within the new car parks at these car parks was based on the following objectives: Stafferton Way and St Cloud Way will also enable the redevelopment of sites within the town centre area. 1. Additional parking located on the town This principally applies to sites at Grove Road and centre 'ring' to avoid traffic penetrating the King Street which currently provide a total of 122 town centre road network; spaces for season ticket holders.

2. To accommodate long-stay parking 6.6.8 Beyond 1996 the development options will requirements thereby making available have implications for car parking requirements. With increased spaces within the town centre the emphasis now upon an integrated approach to short-stay shoppers' car parks; transport planning it may be undesirable to continue to cater for forecast peak demand. There are factors 3. To provide adequate capacity to meet parking which may contribute towards a lower growth in needs up to 1996. parking demand than 'anticipated. A new station at Cox Green, for example, and the introduction of the A total of 1264 spaces have been provided in these Crossrail service towards the end of the 1990's could two car parks providing a net increase of 759 spaces. divert significant numbers from parking in Maidenhead. 6.6.5 The overall parking provision in Maidenhead is, however, subject to short term fluctuations as 6.6.9 Furthermore, the capacity of the town centre development sites proceed and other temporary car to accept continual increases in public car parking to parks come into operation. The Maidenhead meet long term increases in traffic growth must be Transportation Study forecasts a requirement of some limited. Increased congestion and the need for 3,730 spaces (including 10% turnover capacity) by restraint on car usage will require

other options to be pursued. Longer term this may Board site which provides 196 public spaces within a involve park and ride based on edge of town car parks. replacement multi-storey car park increasing by a further 211 spaces at weekends. Forecast demand is 6.6.10 It would therefore seem reasonable at this based on a prospective increase during the peak stage to plan for anticipated levels of parking at 1996 summer season of 13% from 1987 as included in the to cater for Maidenhead's medium to long-term Windsor Transportation Study. parking requirements. Within this figure there could continue to be some further reallocation of spaces to 6.6.14 Based upon forecast demand, the 1996 provide for some expected increase in long-stay position shows little spare capacity in off-street parking at locations on the periphery of the town parking on weekdays. Hence, even with continued centre and to provide short-stay parking close to the management making full use of outer car parks shopping centre. The Borough Council will continue through pricing policy and the shuttle bus service, this to monitor car park usage in order to take account of leaves little room for manoeuvre. The potential loss of changed patterns of car parking and other 121 spaces at Jennings Yard through redevelopment development options. and a further approximately 80 on-street spaces through traffic management proposals could leave a Windsor potential shortfall. This of course applies to . the summer peak during July/August. At other times more 6.6.11 Parking provision in Windsor has continued potential spare capacity exists. to show an adequate supply of spaces overall up to 1991. Surveys carried out in 1991 showed a peak 6.6.15 There are limits to the amount of additional occupancy of 76% for weekday parking demand parking that can be provided within the centre of increasing to 86.2% at weekends. In the short-term, Windsor. Traffic management measures and restraint however, availability of spaces has decreased on traffic within the historic core mean that a significantly with the closure of the Gas Board car complementary parking strategy has to be adopted park. which relies increasingly on shifting the parking burden to outer car parks like King Edward VII 6.6.12 The main problem with the loss of the Gas Avenue, Romney Lock Road, Alma Road and Stovell Board car park falls at weekends when there is little Road, particularly for the long stay parking element. spare capacity within the inner zone short-stay car parks to replace the displaced parking, with the 6.6.16 In view of the uncertainty of recent forecasts exception of the William Street car park. of traffic growth and parking demand, the Borough Council need to continue to monitor the pattern of car 6.6.13 Past and forecast parking supply and demand park usage and the possible impact of development is shown below for weekdays with figures for proposals on the parking stock. Saturdays in brackets: Park and Ride Table 6.2 Parking - Windsor POLICY P2 1987 1990 1991 1996 THE BOROUGH COUNCIL WILL AS A Parking 2813 3022 2683 2879 MATTER OF URGENCY INVESTIGATE stock (2895) (3105) (2766) (3173) OPPORTUNITIES TO IMPLEMENT A PARK AND RIDE SCHEME FOR WINDSOR IN Peak 2365 2195 2038 2670 ORDER TO REMOVE COACH TRAFFIC AND demand (2182) (2443) (2384)* (2464)* OTHER LONG STAY PARKING FROM THE INNER URBAN AREAS. % 84 72.6 76.0 92.7 occupancy (75.3) (78.7) (86.2) (75.2) 6.6.17 As part of a longer term strategy to meet *Figures based on Windsor Transportation Study Windsor's parking problems further consideration needs to be given to possible park-and-ride options The position at 1996 is based on current planning based upon a peripheral site. commitments for the development of the Gas 6.6.18 Parking strategy for the longer term needs to be considered as part of the overall transport

DEVELOPMENT TYPE NON-TOWN CENTRE TOWN CENTRE Business use (Class B1) Max. of 1 car space per 25 SQ.M. gross floor area

Industrial use (Classes BI(C), B2-B7) ALL AREAS: . a) up to 235 SQ.M Max. of 1 car space per 25 b) over 235 SQ.M SQ.M Max. of 1 car space per 50 SQ .M. Also refer to Appendix 7, Table 2

strategy for the town. The influx of coach traffic and AREAS SUBJECT TO EXCESSIVE NON- cars, particular in the summer months leads to RESIDENT ON-STREET PARKING. congestion and environmental disturbance within the residential areas of inner Windsor. A prime objective 6.6.20 In some areas, particularly in the inner of traffic management in the town centre is to remove Windsor area and parts of Maidenhead, on-street all non-essential traffic to provide a safer and more parking continues to conflict with the need for local pleasant environment. At present most traffic entering residents to park close to their homes. The Borough Windsor does so via Arthur Road, Clarence Road or Council, in conjunction with the highway authority, Alma Road from the Windsor and Eton Relief Road. intends to review the residents' parking scheme to In terms of environmental capacity, all these routes are include the introduction of charging for on-street reaching saturation. In order to relieve these roads and parking with special arrangements for residents. Other also the central area from long-stay traffic an areas may also benefit from the introduction of alternative to parking provision within the town needs residents only parking schemes and these will be kept to be considered. under review by the Borough Council.

6.6.19 The Windsor Transportation Study refers to Parking within Development the possibility of a link road from the Windsor and Eton Relief Road to access the car and coach parks at POLICY P4 Stovell Road and Alma Road. There are, however, a number of practical difficulties in providing such a THE BOROUGH COUNCIL WILL REQUIRE link and the alternative of a new peripheral site for car ALL DEVELOPMENT PROPOSALS TO and coach parking would provide a more practical PROVIDE CAR PARKING IN ACCORDANCE solution to relieving town centre roads. Such a site WITH THE ADOPTED STANDARDS AS SET would need to provide a convenient link with the town OUT IN APPENDIX 7. IN THE CASE OF centre via either bus or rail. The location with greatest DEVELOPMENT FOR BUSINESS AND potential lies between Slough and Windsor adjacent to INDUSTRIAL USE THE BOROUGH COUNCIL the railway viaduct, and could be linked to the town WILL APPLY ITS OWN STANDARDS AS SET centre by a special rail service. The alternatives will OUT ABOVE. require further assessment in the light of potential growth in visitor traffic and the potential for placing POLICY P5 restrictions on traffic and parking in the centre of Windsor. THE BOROUGH COUNCIL WILL ONLY CONSIDER REQUESTS FOR ~ On Street Parking COMMUTATION OF CAR PARKING REQUIREMENTS ON TOWN CENTRE SITES POLICY P3 WHERE THERE WOULD BE A CONSEQUENT TRAFFIC OR PLANNING BENEFIT. IN ALL THE BOROUGH COUNCIL WILL INTRODUCE CASES ON SITE OPERATIONAL PARKING RESIDENT' S PARKING SCHEMES AND WILL BE REQUIRED. OTHER ON STREET PARKING MEASURES IN

6.6.21 The Borough Council operates the parking standards included in the Berkshire Design Guide. 6.6.23 In some cases of town centre development it These standards are included in Appendix 7, and are is neither practical nor desirable to provide full kept under review. The standards proposed in Policy parking on site to meet the development requirements. P4 vary from the Design Guide standards through a In suitable cases, the Borough Council will be separate standard for industrial development where the prepared to enter into voluntary agreements within use falls within Class Bl(c) of the 1994 Use Classes public car parks or to contribute to measures to assist Order. The lower car parking requirements public transport or walking or cycling. The associated with a Bl(c) use will only be applied where appropriate level of parking to be commuted will be any future change of use to an unrestricted B1 assessed according to the approved parking standards permission is restricted by legal agreement. and the ability to provide some on-site operational parking. In cases of redevelopment or extensions, new 6.6.22 Table 1 of the Berkshire Design Guide building will be expected to meet the relevant parking (reproduced in Appendix 7) sets out details of parking standards. standards to be applied to developments providing sheltered housing for the elderly, but requires some 6.6.24 The commutation of parking provision will further clarification. In the case of the category for only be appropriate where there are consequent traffic sheltered housing (for the mobile elderly) the standard management or other planning benefits, in comparison of 0.75 parking spaces per unit and 2 spaces for will full provision on-site. In some instances, the warden accommodation/each residential unit will be commutation of parking assists in reducing the levels applied. In the case of category II sheltered housing of traffic requiring access to the town centres. This (for the flail elderly), the standard of 0.25 parking particularly applies to the Area of Parking Restraint spaces per unit plus 1 space for each permanent staff for Windsor. In addition, there may be important member plus 2 spaces for warden design benefits from the commutation of parking accommodation/each residential unit, subject to provision, particularly on prominent town centre sites. occupancy restrictions.

Area-Based Policies and Proposals

Policy Title Policy Policy Title Policy No. No.

7.1 MAlDENHEAD TOWN CENTRE 7.4 SUNNINGHILL

Shopping Provision MTC 1 Protection of the retail role SNH1 Business development MTC2 Restraint on business development SNH2 Leisure facilities MTC3 Environmental enhancement SNH3 Housing in redevelopments MTC4 Townscape and redevelopment MTC5 7.5 SUNNINGDALE Servicing and redevelopment MTC6 Major Development sites MTC7 Protection of the retail role SND 1 Primary Shopping Core MTC8 Restraint on business development SND2 Secondary Shopping Areas MTC9 Environmental enhancement and Non-retail uses MTC 10 traffic management measures SND3 Traffic management and highway Sunningdale Recreation Ground SND4 improvements MTCll Pedestrianisation MTC 12 7.6 COOKHAM Pedestrian routes MTC13

Cookham Village - retail role CKM1 7.2 WINDSOR TOWN CENTRE Cookham Rise - retail role CKM2 Cookham Village - commercial Shopping provision WTC 1 development CKM3/4 Business development WTC2 Cookham Rise - business development CKM5 Housing in redevelopments WTC3 Highway and traffic management Townscape and redevelopment WTC4 proposals CKM6 Rear servicing WTC5 Major development sites WTC6 7.7 DATCHET Primary shopping core WTC7

Specialist Shopping Areas WTC8 Protection of the retail role DAT1 Hot food takeaways WTC9 Restraint on business development ' DAT2 Secondary Shopping Areas WTC10 Environmental enhancement and Traffic management WTC 11 traffic management measures DAT3 Area of Policy constraint WTC12 Parking DAT4 Cycle facilities WTC13 Cycling DAT5 Pedestrian Proposals WTC 14/15

Footways WTC16 Goswell Hill WTC17 7.8 ETON

7.3 ASCOT Protection of the retail role ETN 1 Restraint on business development ETN2

Environmental enhancement and traffic Protection and enhancement of the management measures ETN3 retail role ASC1 Parking ETN4 Restraint on business development ASC2 Built environment ETN5 Enhancement of retail environment ASC3 Timber Yard and Wharf, King Stable Parking ASC4 Street ETN6 Transport ASC5

7. Area-Based Policies and Proposals

SHOPPING CORE IN ORDER TO IMPROVE 7.1 MAIDENHEAD TOWN CENTRE THE RANGE AND QUALITY OF SHOPPING PROVISION WITHIN THE TOWN CENTRE. 7.1.1 Maidenhead is a major town centre which in recent years has been under increasing pressure 7.1.3 Maidenhead is both convenient and for new business development. In order to ensure its accessible to the surrounding population and continued prosperity and to retain its role as a adjoining parishes. It has three main food stores, thriving retail and service centre it is important to Sainsburys, Tesco and Waitrose, and is identified as have a clear strategy for its future development and a 'quality' retail centre with a large number of enhancement. independent clothing and specialist stores, in addition to the well known High Street names such 7.1.2 Key Objectives as Marks & Spencer, Boots and W H Smith.

(i) To strengthen the role of the retail centre 7.1.4 In order for Maidenhead town centre to within the regional shopping hierarchy. remain competitive and attractive to shoppers, there is a continuing need to improve the range and type (ii) To maintain the vitality and diversity of the of shopping provision within the central shopping town centre through the provision of a mix area. In particular, a large department store of commercial, leisure and residential uses. consistent with the 'quality' image of Maidenhead would secure the long-term future of the town (iii) To preserve the traditional local character centre. of Maidenhead and to create a more pleasant and stimulating town centre POLICY MTC2 environment. MAJOR BUSINESS DEVELOPMENT (iv) To reduce through traffic and give greater INVOLVING A NET INCREASE IN priority to pedestrian and cycle movements FLOORSPACE OF GREATER THAN 300 SQ. in order to enhance the attractiveness of the METRES WILL ONLY BE PERMITFED ON town centre. IDENTIFIED SITES WITHIN THE TOWN CENTRE COMMERCIAL AREA.

DEVELOPMENT INVOLVING A NET FLOORSPACE INCREASE OF LESS THAN 300 SQ METRES WILL BE PERMITTED IN ACCORDANCE WITH POLICY E9. IN ADDITION NEW BUSINESS DEVELOPMENT SHOULD NOT:

1) ADVERSELY AFFECT THE AMENITIES OF ADJOINING RESIDENTIAL PROPERTIES; OR

2) INVOLVE THE LOSS OF RESIDENTIAL UNITS (SUBJECT TO POLICY H7) OR

LEISURE/RECREATIONAL Town centre strategy FACILITIES WITHIN THE TOWN CENTRE; OR POLICY MTC1 3) INVOLVE A LOSS IN RETAIL THE BOROUGH COUNCIL WILL PROMOTE FLOORSPACE OR INTRODUCE A B1 OPPORTUNITIES FOR THE USE INTO A GROUND FLOOR CONSOLIDATION OF THE PRIMARY

FRONTAGE WITHIN THE PRIMARY will also generate a significant increase in demand. AND SECONDARY SHOPPING AREAS. The areas to the north of Saint-Cloud Way and around Bridge Street/High Street (East)/Crown 7.1.5 One of the key objectives of the Local Plan Lane are considered particularly appropriate for the is to maintain the buoyant local economy. The improvement of existing or the provision of new continued success of Maidenhead town centre as a facilities. location for new investment is essential to achieve this aim. POLICY MTC4

7.1.6 In view of the high level of outstanding IN APPROPRIATE REDEVELOPMENT AND office commitments and the considerable amount of REFURBISHMENT SCHEMES, TAKING vacant office floorspace, the Local Plan puts ACCOUNT OF THE SITE'S SUITABILITY forward only a limited number of major business FOR RESIDENTIAL USE, THE BOROUGH development opportunities. These are all COUNCIL WILL REQUIRE 'THE considered to provide significant planning benefits PROVISION OF ADDITIONAL HOUSING in terms of townscape, servicing or infrastructure ACCOMMODATION IN ACCORDANCE improvements, or will help to meet other Local Plan WITH POLICY H6 IN ORDER TO objectives. This is in accordance with the strategic MAINTAIN THE VITALITY OF THE TOWN policy framework of the Adopted Berkshire CENTRE AND TO MEET LOCAL HOUSING Structure Plan 1991 - 2006. It will also encourage NEEDS. THE USE OF VACANT UPPER the refurbishment of the existing office stock. Any FLOORS WITHIN SHOPPING STREETS FOR redevelopment proposals should have regard to the RESIDENTIAL USE WILL BE objective of achieving a greater mix of uses within ENCOURAGED. the town centre. 7.1.9 The provision of small units of 7.1.7 In appropriate circumstances, the provision accommodation within the town centre helps to of ground floor entrances and reception facilities to meet the needs of people, particularly the young serve the upper floors of properties within the and the elderly, who wish to live in a central Primary and Secondary shopping areas will be location near to their employment or near to town acceptable. Small scale business development, centre facilities. It also adds to the vitality of the however, will normally be acceptable provided that area outside normal working or shopping hours. it provides appropriate planning benefits in Additional housing accommodation will normally accordance with the other policies for the town be sought therefore within town centre centre. It is important that the pressure for new redevelopment schemes, with a separate access business development does not undermine the provided, dependant upon the site's suitability for retail, service and leisure roles of the town centre. residential use taking account of factors such as location, noise, etc. (See also Policy H6 in Chapter POLICY MTC3 5).

THE LOCAL PLANNING AUTHORITY WILL 7.1.10 The refurbishment and re-use of existing RESIST THE LOSS OF EXISTING LEISURE unoccupied accommodation or unused space above FACILITIES AND WILL ENCOURAGE shops can provide a valuable source of affordable ADDITIONAL PROVISION WITHIN AND rented housing. The Borough Council has started an ADJOINING THE TOWN CENTRE IN initiative aimed at encouraging owners to bring ORDER TO ENHANCE ITS ROLE AS A back into use vacant space in town centre shopping FOCUS FOR RECREATIONAL, streets with a pilot scheme in Queen Street. In ENTERTAINMENT, SOCIAL AND appropriate cases the Borough Council can offer CULTURAL ACTIVITIES. grant assistance.

7.1.8 Town centres should be diverse and POLICY MTC5 exciting, and should provide for a wide range of community needs. Maidenhead town centre is well WHERE APPROPRIATE, located in relation to the surrounding urban area and REDEVELOPMENT SCHEMES SHOULD provides an obvious focal point for recreational, PROVIDE TOWNSCAPE AND OTHER entertainment, social and cultural activities as well ENVIRONMENTAL IMPROVEMENTS. for the development of additional leisure facilities. WHERE PRACTICABLE AND DIRECTLY The increase in employment within the town centre RELATED TO THE DEVELOPMENT, THE detailed planning briefs. Where appropriate, the BOROUGH COUNCIL WILL SEEK TO Borough Council will seek to prepare site ACHIEVE IMPROVEMENTS EITHER development briefs in consultation with THROUGH SUITABLE CONDITIONS, OR BY landowners, occupiers and other interested parties. ENTERING INTO PLANNING For some of the major sites identified, alternative OBLIGATIONS WITH DEVELOPERS. development options are specified where appropriate. Many of the sites cannot be considered 7.1.11 New development within the town centre in isolation but as pan of a development strategy for should be of a scale and style in keeping with the new retail floorspace and car parking provision in traditional townscape, particularly within the town centre. For some sites a number of Maidenhead Town Centre Conservation Area and development options are put forward for discussion. the adjoining areas of Queen Street and Bridge These development opportunities are set out in the Street. Redevelopment sites outside of these areas schedule to policy MTC7. For each site in the also provide significant opportunities to enhance the schedule, preferred uses are identified, the general appearance and character of the town remaining guidelines should be treated as centre. Specific policies relating to conservation Supplementary Planning Guidance. areas, shopfront design and advertisements, together with general design guidelines for new POLICY MTC7 development, are contained in the Built Environment section. THE MAJOR DEVELOPMENT SITES IDENTIFIED ON THE TOWN CENTRE POLICY MTC6 INSET MAP SHOULD BE DEVELOPED HAVING REGARD TO THE GUIDELINES IN REDEVELOPMENT PROPOSALS THE CONTAINED IN THE FOLLOWING BOROUGH COUNCIL WILL SEEK THE SCHEDULE. PROVISION OF IMPROVED ARRANGEMENTS FOR REAR SERVICING, 7.1.14 The redevelopment of the Broadway PARTICULARLY TO QUEEN STREET multi-storey car park (site no. 1) is considered the PROPERTIES. most significant opportunity to help shape the future of Maidenhead as a major retail centre. The 7.1.12 The provision of rear servicing facilities projected growth in comparison goods expenditure will be a particular benefit in relieving traffic indicates the potential for additional 'quality' retail congestion and danger to/conflict with pedestrians floorspace in the town centre and the in streets adjoining the pedestrianised parts of the redevelopment of this site will considerably shopping centre. Rear servicing provision will be enhance the status and appeal of Maidenhead's required in order to relieve these problems and to primary shopping core. It would also complement increase the potential of areas such as Queen Street the recent development linking the High Street and for accommodating increasing levels of the eastern end of Nicholson's Walk through the pedestrianisation in the future. The Council will provision of an additional 14 units, and will provide also investigate such provision as part of the town a considerable townscape improvement. Particular centre environmental and traffic management emphasis will be given to achieving greater improvement works to Queen Street. pedestrian priority and the pedestrianisation of King Street will be sought as part of the redevelopment Development opportunities scheme.

7.1.13 A number of major development 7.1.15 One of the main issues that arises from the opportunities have been identified in and around the proposed redevelopment at Broadway and the town centre which will assist with the extension of the Nicholson's Walk shopping area is implementation of the strategy outlined above. the replacement of the existing car park. Broadway Some of these sites will facilitate redevelopment multi-storey is currently used for a combination of schemes along the lines of the development contract and shoppers car parking during weekdays guidelines outlined, others provide longer term and for shoppers at weekends when additional development opportunities within a framework of spaces are available at the adjoining car park to the the guidelines specified but may also require more rear of the Sienna Court office building.

SCHEDULE TO POLICY MTC7

Site Location Description Relevant planning history Development guidelines

M1 Broadway car Area: 0.5 Ha SHOPPING: additional shopping floorspace. park/King Street linking into Nicholson's Walk with retail Land use: Multi-storey car frontages onto King Street and the Broadway. park/retail. Other requirements: Ownership: Public/private i) Retention of provision of approximately 600 public car parking spaces and link to adjoining car park to the rear of Sienna Court. ii) Height guideline - 3/4 storey.

iii) Servicing to be provided from the upper level of Nicholson' s Walk.

iv) Design to minimise traffic noise.

v) Design to reflect prominent corner position and to incorporate resurfacing and appropriate pedestrian priority improvements in King Street. M2 Grenfell Area: 0.33 Ha Recent planning HOUSING - small unit high density scheme Road/Grenfell application: (240 hab m/ha). Number of units: 30-40. Place land use: Vacant, builders yard. 413109: Builders Yard, Alternative use - a mixed scheme comprising: Grenfell Place. Ownership: Public/private. Roof at first floor level to i) Offices. make a single storey ii) A1/A3 uses - to include a mix of building. restaurant, retail or other service uses. Approved 23.6.81. iii) Hotel use. iv) Housing.

Other requirements:

i) Single access point to be taken from the new service road off Grenfell Place. Keys Lane access to be closed onto Grenfell Road.

ii) Redevelopment to incorporate circulatory improvements around the site.

iii) Height guideline - 3 storey.

iv) Due to prominent ring road position scheme should provide an appropriate high quality design for this prominent location and be designed to minimise traffic noise.

v) Scheme design to provide an enclosed courtyard/public square within Grenfell Island site.

Site Location Description Relevant planning Development guidelines history M3 Land at corner Area: 0.08 Ha HOUSING - small unit, high density scheme of (240 hab m/ha). Number of units: 6-8. Broadway/Fra Land use: RBWM contract car scati Way park. Other requirements:

Ownership: Public i) To be retained in the short term for publiccar parking.

ii) Height guideline: 3 storeys.

iii Development to be integrated with existing open area adjacent to Frascati Way to provide a high quality landscaped setting.

iv) Design to minimise traffic noise.

v) To provide affordable housing possibly in partnership with a housing association. M4 West Street Area: 0.18 Ha Mixed use comprising:

Land use: RBWM 1. OFFICES - floorspace up to 1,750 sq. public car park. metres.

Ownership: Public 2. HOUSING - small unit, high density scheme.(240 hab m/ha). Number of units: 20-25 depending on office floorspace provision.

Other requirements:

i) To be retained as public car park in short term. Provision for dual use parking enabling public use of business parking provision in evenings and at weekends. This should include the possibility of a shop mobility scheme.

ii) Access from West Street.

iii) Height guideline - 3/4 storeys.

iv) Design to reflect the site 's visibility from the ring road and roundabout and to incorporate environmental improvements around the subway to enhance the setting of the site.

v) Provision of cycle parking facilities.

Site Location ;Description Relevant planning history Development guidelines M5 Grove Road and Area: 0.35 Ha: Recent planning HOUSING - small unit, high density scheme 23-33 applications: (240 hab m/ha). Number of units: 35-40. York Road Land use: RBWM car ~park/public 426669:31 York Road. Alternative use - mixed scheme comprising house/residential/office Change of use to offices. Appeal approved Oct 93 1. OFFICES ~ additional floorspace not to Ownership: Public/private. (temporary consent). exceed 1,000m2.

427455:29 York Road. 2. HOUSING - small units of Change of use to offices accommodation. (temporary/). Non

i) To be retained in the short term for public car parking.

ii) Service road to be provided to properties fronting onto Queen Street.

iii) Improved access from Broadway preferred. Grove Road access onto York Road to be closed when alternative access provided.

iv) Height guideline: 3 storeys.

v) Courtyard type development appropriate; design to reflect traditional local character of this area.

vi) To provide affordable town centre housing, possibly in partnership with a housing association.

Site Location Description Relevant planning history Development guidelines M6 Football Ground Area 1.8 HA MIXED HOUSING, BUSINESS and Bowling Club, Land use: Maidenhead United Dependent upon the possible relocation of the York Football Club and Football Club and Bowling Club to an Road Desborough appropriate site which would not prejudice Bowling Club residential amenity or transportation objectives.

Ownership: Private Other requirements:

i) Principal access from York Road, Pedestrian or limited access only to Bell Street

ii) Height guideline: 2/3 storeys.

iii) Scheme design to reflect scale, massing and traditional local character of the Grove Road/York Road area. Possible opportunity to create a town square in conjunction with the Town Hall car park.

iv) Housing scheme to minimise disturbance from the railway and provide amenity space in accordance with Policies H10 and R5.

v) A comprehensive redevelopment scheme could include the adjoining elderly person' s club, St John' s Ambulance Headquarters and church, subject to their replacement elsewhere within the site.

vi) Provision of cycle paths to link with cycle route network. M7 2 - 18 Forlease Area: 0.22 Ha Recent planning HOUSING - Small unit, high density scheme. Road applications: Number of units: 17 and Builders Land use: Former builders Yard yard, light industry, 420901:18 Forlease Road Other requirements: residential. and Builders Yard. i) Comprehensive scheme desirable with Redevelopment for 3000 single access from Forlease Road in APPLICATION Ownership: Private m2 offices. accordance with County Highway PERMITTED Approved 9/12788 standards. & SCHEME 423434:2 - 12 Forlease ii) Height guideline: 273 storey. COMPLETED Road and Builders Yard. Redevelopment for 1,734 iii) Design to reflect prominent site and to 2 incorporate environmental improvements m offices. at the Forlease Road/Bridge Street Refused 22.3.91. junction.

425638:2-12 Forlease Road and Builders Yard. Redevelopment for fiats, 8 x2bed, 9xl bed. Approved 4.3.92.

Site Location Description Relevant planning history Development guidelines M8 76-100 Moorbridge Area: 0.55 Ha Recent planning SMALL BUSINESS UNITS Road applications: Land use: Light Other requirements: industrial/retail/vacant. 422221: 72-100 Moorbridge Road. i) Access to be taken from Waldeck Road. Ownership: Public/privateRedevelopment for B 1 (outline). ii) Improved turning lane required into Withdrawn Aug 1990 Waldeck Road from Bridge Road.

422222:86-100 iii) Height guidelines of 273 storeys. Moorbridge Rd. Redevelopment for B 1 iv) Design to reflect prominent location and to (outline). incorporate environmental improvements Withdrawn Aug 1990. and improved pedestrian access into the town centre and through the Moorbridge Road subway.

v) The listed public house to be remimd. M9 Former Fire Area: 2 Ha Recent planning LEISURE/RECREATION: Suitable for a Station, applications: ten-pin bowling centre and associated facilities, Lower Cookham linked to magnet Leisure Centre. Road 426347: Ten-pin bowling Land use: Social centre and change of use of Other requirements: Services. Ownership: ground floor of St Cloud Public/Private Gate to offices with APPLICATION formation of new access i) Height guideline: 3 storey PERMITTED (full). & Approved 2.5.1.93 SCHEME COMPLETED M10 24 York Road Area: 0.14Ha Mixed use scheme comprising: APPLICATION Land use: Offices, retail, 1. OFFICES - floorspace not to exceed PERMITTED church. 750m2' & SCHEME Ownership: Private 2. REPLACEMENT CHURCH COMPLETED BUILDINGS

Alternative use:

HOUSING - small unit, high density scheme (240 hab m/ha). No of units: 16.

Other requirements:

i) Access from new rear service mad linked to Bell Street or shared with Aston House, York Road.

ii) Height guideline: 3 storeys.

Mll Cedars House, Area: 0.1 Ha Relevant planning OFFICES - floorspace not to exceed 300rn2 Cedars Road applications: Land use: Derelict house 425550:. redevelopment for APPLICATION offices 3001112 PERMITTED Ownership: Private Approved 16.3.92 & SCHEME COMPLETED

Site Location Description Relevant planning history Development guidelines M12 Land at Stafferton Area: 3.4 Ha Recent planning Mixed use scheme comprising: Way/Depot Road applications: 1. INDUSTRY Land use: Mixed uses 2. CAR SERVICE/SALES including 418794: Council depot and 3. RETAIL WAREHOUSING Council depot, Post Office land to rear. sorting office, ambulance Redevelopment for Other requirements: station, car showroom and 3,360m2 light industrial servicing, haulage units (outline) withdrawn. i) Redevelopment dependant upon contractors, completion of or contributions (in coach garage and small 423510: Land to rear of accordance with Policies T2 and IMP1) industrial units. Council depot. towards the completion of Maidenhead Development of 6 light Southern Relief Road linking Stafferton 0.25 Ha vacant site to rear industrial units [Bl(c)] with Way and Oldfield Road. of total floorspace 750m2 Council depot. (outline). Approved ii) Light industrial units (comprising 750m2) 20.9.90. of floorspace to be provided at an Ownership: RBWM 2.54 alternative location within Maidenhead if a Ha retail warehousing use is proposed for land ~ (of which 1.73 Ha leased to rear of Council depot. out), Post Office 0.49 Ha iil) Provision to be made for new cycle/pedestrian route through the site linking existing pedestrian path to multi-storey car park with Greenway Path alongside York Stream.

Site Location Description Relevant planning history Development guidelines M13 Land at Grenfell Area: 0.22 Ha. Recent planning OFFICES - Floorspace not to exceed 3,700m2. Road/Station Approach applications: Land use: Other requirements: APPLICATION vacant/A2 use 419284: 3-11 and 13-15 PERMITTED Grenfell Road. i) Service access to be gained via existing & Redevelopment for offices access road to west of site. SCHEME and retail. Appeal COMPLETED approved 28.05.88. ii) Service road to provide link with Station Approach to enable transport interchange 422986: 1-3 Station with Station; incorporating bus ~Approach setting-down/pick up point. ~Redevelopment for offices and retail (outline). iii) Parking to be provided in adjoining 'Withdrawn Jan 1990. multi-storey car park.

423474: 2-3D Station iv) Height guideline: 3/4 storeys. Approach and 3, 5, 9, 11, 13-35 Grenfell Road. v) Design to reflect prominent corner position Redevelopment for B1 and of site; scheme to incorporate peripheral retail. landscaped areas. Appeal withdrawn Aug 91 . 425516: 11-33 Grenfell Road. Redevelopment for offices with parking (outline). Appeal withdrawn March 93.

426885:3 - 11 and 13 - 15 Grenfell Road. Renewal of 419284 - redevelopment for offices and retail (to include I - 3d Station Approach). Withdrawn.

32660: Grenfell Island, Grenfell Place Broadway, King Street Grenfell Place, Maidenhead. Demolition and site clearance and construction of offices, cinema, pubs covering A3, B 1 and D2 uses including ancillary car parking and highway improvements.

7.1.16 The present Broadway multi-storey more conveniently connected to the currently provides 735 spaces during weekdays. expanded shopping area to reduce the Surveys undertaken during 1991 showed a peak present lengthy 'trolley run' with a possible weekday occupancy of 90% (661 cars) in June. In replacement food store; August 1991 peak occupancy had fallen to 79% (584 cars) on weekdays. Surveys of weekend usage 5. The overall improvement to the showed a constant occupancy throughout the year 'townscape' of the centre through a with a peak Saturday usage of 62% (454 cars). prestigious and well-designed building with a positive identity to the town's 7.1.17 The fall in weekday occupancy has been shopping centre. due to a number of factors including the effects of the economic recession. The town centre car The potential therefore exists for a major parking strategy is aimed at encouraging the use of opportunity to improve and extend the town centre the central car park for short-stay shoppers use shopping area. This will consolidate and enhance whilst providing more competitively priced long- the existing centre in the face of competing stay parking for employees within the car parks at demands for out of town retail developments which the edge of the town centre. The provision of would be likely to have a detrimental effect on the additional space at the two new multi-storey car attraction of the town centre as a whole. parks at Stafferton Way and Hines Meadow/Arena Court is aimed specifically at long-stay parking Non-retail uses in the central shopping area needs. 7.1.20 Of equal importance to proposals aimed at 7.1.18 With the reduction of long-stay usage at improving shopping facilities is the need to protect the Broadway and the potential for the replacement the retail function of the existing streets in the of further contract parking at the outer car parks, the central shopping area. Whilst many uses, such as need for replacement spaces within a banks, building societies, estate agents etc, have a redevelopment scheme needs to be reassessed. The legitimate role within the town centre, there is a prime need is for convenient shopper's parking to level of concentration beyond which the retail cater for those using the town centre and character of a street is adversely affected and its Nicholson's Walk in particular. At the same time it attraction reduced. is desirable to reduce the mount of traffic using the town centre road network. A replacement car Primary Shopping Core park of approximately 600 spaces would therefore meet the present peak shopping demand with some POLICY MTC8 scope for growth to cater for the potential attraction of the extended shopping centre. Overall it is WITHIN THE 'PRIMARY SHOPPING CORE' estimated that the net loss of spaces is more than OF NICHOLSON' S WALK AND HIGH compensated by the additional provision in the STREET, WEST OF ITS JUNCTION WITH Borough's two new multi-storey car parks. QUEEN STREET, AS DEFINED ON THE MAIDENHEAD TOWN CENTRE INSET MAP, 7.1.19 Overall, the redevelopment of the PLANNING PERMISSION WILL NOT BE Broadway multi-storey and adjoining properties in GRANTED FOR THE CHANGE OF USE OF King Street offers significant planning benefits for EXISTING RETAIL PREMISES, OR THE the future enhancement and development of the OCCUPATION OF NEW PREMISES FOR town centre shopping area. These include: NON-RETAIL PURPOSES AT GROUND FLOOR LEVEL. 1. The enhancement and pedestrianisation of King Street through the introduction of a 7.1.21 The primary shopping core contains most new shopping frontage and entrance to the of the major retail multiples and variety stores, and town' s main covered shopping centre; is the focus for retailing activity in the town centre. Of the 107 ground floor units within the core area at 2. The expansion of the Nicholson's Walk May 1991, 96 were in the A1 retail use class. It is shopping area and the provision of a major important the vitality of this area is retained and any retail store to cater for the need for increase in the number of non-retail units will be additional retail space over the Plan strongly resisted. period; 3. The enhancement of the Broadway and the removal of the present unsightly car park;

4. The provision of a replacement car park

7.1.22 Following the refurbishment of B. QUEEN STREET (NORTH OF Nicholson's Walk, shopping patterns within the BROADWAY town centre have shifted towards the indoor centre C. HIGH STREET (EAST OF and its entrance to the High Street. Numbers 101- QUEEN STREET) 105 and 116-128 High Street are therefore no D. MARKET STREET/ST MARY'S longer considered part of the primary shopping WALK core. They will now be considered as a secondary shopping area, under Policy MTC9. The extent of 2) SUCH USES OCCUPYING MORE the primary shopping core will be further reviewed THAN HALF OF THE UNITS WITHIN following the completion of the major shopping THE FOLLOWING AREAS: proposals put forward in the Local Plan. A. KING STREET (SOUTH OF BROADWAY) B. QUEEN STREET (SOUTH OF BROADWAY) C. THE COLONNADE/BRIDGE STREET;

3) THREE OR MORE NON-RETAIL USES FORMING A CONTINUOUS FRONTAGE.

7.1.23 The secondary shopping areas fulfil a valuable role within the town centre and provide a diverse range of shopping and other service facilities. 218 units are located within these areas, of which 60% were in retail use at May 1991.

7.1.24 In order that the retail viability of these Secondary Shopping Areas areas is not threatened, the proportion of non-retail uses will normally be restricted as detailed in the POLICY MTC9 Policy. The Local Planning Authority will, however, consider additional uses within the food WITHIN THE SECONDARY SHOPPING and drink class A3 where this will add to the vitality AREAS, AS LISTED BELOW AND SHOWN of the secondary shopping areas, subject to any ON THE MAIDENHEAD TOWN CENTRE future change of use being restricted to a retail use INSET MAP, THE CHANGE OF USE AT (class A1) only. GROUND FLOOR LEVEL FROM THE A1 SHOPS CLASS TO NON-RETAIL POLICY MTC10 ACTIVITIES FALLING WITHIN THE A2 FINANCIAL AND PROFESSIONAL WHERE NON-RETAIL USES ARE SERVICES CLASS AND A3 THE FOOD AND PERMITFED IN THE PRIMARY AND DRINK CLASS WILL NOT BE PERMITTED SECONDARY SHOPPING AREA, THE WHERE THIS WOULD RESULT IN: BOROUGH COUNCIL WILL REQUIRE THAT A WINDOW DISPLAY IS 1) SUCH USES OCCUPYING MORE MAINTAINED CONSISTENT WITH A THAN ONE THIRD OF THE UNITS SHOPPING AREA. WITHIN THE FOLLOWING AREAS: 7.1.25 Conditions to this effect will be attached to A, KING STREET (NORTH OF appropriate planning permissions. BROADWAY)/HIGH STREET (WEST OF POST OFFICE) Traffic management and highway TOWN CENTRE SUBWAYS THROUGH THE improvements FOLLOWING MEASURES:

POLICY MTC11 1) IMPROVED SIGNPOSTING TO AND FROM THE TOWN CENTRE; AND THE BOROUGH COUNCIL WILL SUPPORT APPROPRIATE COMPREHENSIVE 2) UPGRADING THE ACCESS AND TRAFFIC MANAGEMENT SCHEMES AND INCREASING PUBLIC OTHER HIGHWAY IMPROVEMENTS FOR SURVEILLANCE THROUGH THE TOWN CENTRE. ADJACENT REDEVELOPMENT PROPOSALS; AND 7.1.26 The traffic management proposals for the town centre are shown on the Maidenhead Town 3) INTRODUCING APPROPRIATE Centre Inset Map. Together with the MEASURES TO SEGREGATE pedestrianisation proposals, these measures will CYCLISTS AND PEDESTRIANS; AND considerably reduce through traffic and traffic flows generally in and around the central shopping area. 4) PROVISION OF LIGHTING AND Further traffic management studies are to be APPROPRIATE VISUAL undertaken by the Council. IMPROVEMENTS.

7.1.27 Car parking provision within the 7.1.29 The four ring road subways provide the Maidenhead Town Centre is set out in Section 6.6 principal means of pedestrian access to the town in the Chapter on Transportation and Movement. centre. They are, however, poorly signposted and This includes discussion of the longer term option lack surveillance from adjacent buildings which for dealing with car parking provision under an diminishes their attractiveness and discourages their Integrated Transport Strategy. use. In order to improve the accessibility of the town centre to pedestrians it is important that the Pedestrianisation and pedestrian routes subways are better integrated into the street pattern and their safety improved. Improvements will be sought through the identified major redevelopment POLICY MTC12 schemes in Policy MTC7, and other opportunities as they arise. THE BOROUGH COUNCIL WILL INVESTIGATE AND PROMOTE 7.2 WINDSOR TOWN CENTRE OPPORTUNITIES FOR FURTHER PEDESTRIANISATION AND TRAFFIC 7.2.1 Windsor is one of the most popular tourist CALMING MEASURES WITHIN centres outside London and as a result can support a MAIDENHEAD TOWN CENTRE. much wider range of shopping floorspace than would normally be expected in a town of its size. It 7.1.28 Pedestrianised areas of these streets will has three department stores, several variety stores, improve pedestrian safety and greatly increase the including Marks & Spencer and Woolworth, and a attractiveness of the secondary shopping' areas large number of specialist retail outlets catering within the town centre. Subject to adequate principally for the tourist trade. It also retains a alternative arrangements being made, on-street local function as a convenience centre for the parking will be removed from these areas and surrounding urban area and nearby villages and has access will be restricted to service vehicles, a Waitrose store. Regional Planning Guidance Note (including vehicles attending funerals and 9 (March 1994) includes Windsor as an Historic weddings), buses, disabled drivers and those Town whose character needs to be protected from transporting the disabled only. The possible the effects of traffic and excessive urban redevelopment of the Broadway multi-storey car development. The guidance indicates that the park, together with rear servicing improvements planning, environmental and traffic management of associated with the redevelopment of the Grove Road (site no. 5) and Frascati Way (site no. 3) sites will help to facilitate these proposals.

POLICY MTC13

THE BOROUGH COUNCIL WILL PROMOTE AND INVESTIGATE OPPORTUNITIES TO IMPROVE THE ATTRACTIVENESS OF THE these towns should be approached with particular ADDITION NEW BUSINESS DEVELOPMENT care. SHOULD NOT:

7.2.2 Windsor also has a strong commercial 1) ADVERSELY AFFECT THE centre and is under continuing pressure for AMENITIES OF ADJOINING additional office development. RESIDENTIAL PROPERTIES; OR

7.2.3 The objective of the Local Plan is to 2) INVOLVE THE LOSS OF balance the various demands and pressures in the RESIDENTIAL UNITS (SUBJECT TO town centre and to channel them towards protecting POLICY H7) OR its historic character and enhancing its role as an LEISURE/RECREATIONAL important and attractive retail centre. FACILITIES WITHIN THE TOWN CENTRE; OR 7.2.4 Key objectives 3) INVOLVE A LOSS IN RETAIL (i) To protect and enhance the historic FLOORSPACE OR INTRODUCE A B1 character of the town centre. USE INTO A GROUND FLOOR FRONTAGE WITHIN THE PRIMARY (ii) To strengthen the role of Windsor town AND SECONDARY SHOPPING centre within the regional shopping AREAS. hierarchy. 7.2.5 Where such business development is (iii) To provide a balanced land use strategy for permitted on identified sites within the town centre the town centre which caters for the needs commercial area, ground floor entrances and of the local community, commerce and reception areas serving upper floors within tourism. shopping areas will be acceptable.

(iv) To reduce progressively the level of traffic POLICY WTC3 movements within the historic core and central shopping areas of the town centre IN APPROPRIATE REDEVELOPMENT AND and give greater priority to pedestrian REFURBISHMENT SCHEMES TAKING movement. ACCOUNT OF THE SITE'S SUITABILITY FOR RESIDENTIAL USE THE BOROUGH Town centre strategy COUNCIL WILL REQUIRE THE PROVISION OF ADDITIONAL HOUSING POLICY WTC1 ACCOMMODATION IN ACCORDANCE WITH POLICY H6 IN ORDER TO MAINTAIN THE BOROUGH COUNCIL WILL PROMOTE THE VITALITY OF THE TOWN CENTRE OPPORTUNITIES FOR THE AND TO MEET LOCAL HOUSING NEEDS. CONSOLIDATION OF THE PRIMARY THE USE OF VACANT UPPER FLOORS SHOPPING CORE IN ORDER TO IMPROVE WITHIN SHOPPING STREETS FOR THE RANGE AND QUALITY OF THE RESIDENTIAL USE WILL BE SHOPPING PROVISION WITHIN THE ENCOURAGED, AND PLANNING TOWN CENTRE. PERMISSION GRANTED, IF REQUIRED.

POLICY WTC2 POLICY WTC4

MAJOR BUSINESS DEVELOPMENT NEW DEVELOPMENT WILL BE REQUIRED INVOLVING A NET INCREASE IN TO CONTRIBUTE TOWARDS THE FLOORSPACE OF GREATER THAN 300 SQ HISTORIC AND ARCHITECTURAL METRES WILL ONLY BE PERMITTED ON CHARACTER OF WINDSOR TOWN IDENTIFIED SITES WITHIN THE TOWN CENTRE. WITHIN THE HISTORIC CORE CENTRE COMMERCIAL AREA. AREA BASED ON THAMES STREET, HIGH DEVELOPMENT INVOLVING A NET STREET, GUILDHALL ISLAND, PARK FLOORSPACE INCREASE OF LESS THAN STREET AND SHEET STREET EAST OF 300 SQ METRES WILL BE PERMITTED IN VICTORIA STREET, ANY PROPOSALS FOR ACCORDANCE WITH POLICY E9. IN ALTERATIONS, EXTENSIONS OR CHANGES OF USE OF BUILDINGS WILL BE 7.2.9 This area provides an important link REQUIRED TO BE SYMPATHETIC TO THE between the river and the castle and its tourism CHARACTER OF BOTH THE AREA AND potential is not utilized to the area’s full advantage INDIVIDUAL PROPERTIES. as a result of being dominated by traffic movements. Subject to alternative car parking POLICY WTC5 facilities being provided, a wider redevelopment area is identified in the Plan with an alternative road IN REDEVELOPMENT PROPOSALS, THE layout linking Barry Avenue and Thames Avenue BOROUGH COUNCIL WILL SEEK THE between the Thames Hotel and The Gosells. This PROVISION OF IMPROVED would: ARRANGEMENTS FOR REAR SERVICING, PARTICULARLY FOR DEVELOPMENTS TO 1. allow for a larger hotel scheme, in what THE SOUTH OF PEASCOD STREET. is the prime hotel location in the town center;

2. aim to improve pedestrian access between the river and the castle. The historic River Street link should be retained.

3. provide an opportunity for other riverside facilities, eg restaurants, and improve access to the river cruisers:

4. provide an increased frontage for Development opportunities additional specialist retail units.

7.2.6 A small number of major development 7.2.10 Additional office floorspace over and opportunities have been identified in the town above the existing planning consent is not center. These will contribute significantly to the considered appropriate as this area does not future character and role of the town centre, function as part of the commercial center of upgrading the primary and specialist shopping areas Windsor and its tourism role should be strongly and providing additional community and tourist promoted. An element of housing accommodation, facilities. These development opportunities are set however, will add the vitality of the area. out in the Schedule to Policy WTC6. For each site in this schedule, preferred uses are identified, the The control of land uses in Windsor’s remaining guidelines should be treated as central shopping area. Supplementary Planning Guidance. Primary Shopping Core POLICY WTC6 POLICY WTC7 THE MAJOR DEVELOPMENT SITES IDENTIFIED ON THE TOWN CENTRE WITHIN THE PRIMARY SHOPPING CORE INSET MAP SHOULD BE DEVELOPED OF PEASCOD STREET NORTH, KING HAVING REGARD TO THE GUIDELINES EDWARD COURT AND HIGH STREET AS CONTAINED IN THE FOLLOWING DEFINED ON THE TOWN CENTRE INSET SCHEDULE. MAP, PLANNING PERMISSIONS WILL NOT BE GRANTED FOR THE CHANGE OF USE OF EXISTING RETAIL PREMISES, OR THE 7.2.7 The principal development opportunities are in the Peascod Street/Bachelors Acre and OCCUPATION OF NEW PREMISES FOR Thames Street/River Street areas. NON-RETAIL PURPOSES AT GROUND FLOOR LEVEL. THE CHANGE OF USE OF 7.2.8 Jennings Yard, River Street, currently OTHER NON-RETAIL USES TO USES has permission for a mixed development of offices, FALLING WITHIN CLASS A2 FINANCIAL hotel and museum but now appears unlikely to AND PROFESSIONAL SERVICES AT proceed. This perhaps provides an opportunity to GROUND FLOOR LEVEL WILL NOT BE promote an alternative development arrangement PERMITTED. between the Thames Avenue taking account of the Council owned River Street car park.

7.2.11 The primary shopping core provides the floorspace, particularly in the heart of the shopping main concentration of retailing activity in the town area, is retained for retail use. However the Local centre and contains most of the major multiple Planning Authority will consider some additional traders. In order to ensure the continued vitality of uses within class A3 where this will add to the retailing in the town centre, the primary shopping vitality of the primary shopping. Any future change core should be protected from any further loss of of use will be restricted to changes to retail use (AI) A1 uses. There are only limited opportunities to only. increase the level of retail floorspace within the Plan area. It is therefore important that existing SCHEDULE TO POLICY WTC6

Site Relevant planning history and number Location Description development constraints Development guidelines W 1 59-63 Peascod Street and Area: 0. 11 Ha Recent planning application: OFFICES - Floorspace not to exceed lard to rear. 350 square metres Land use: Pyles 465664: Land at rear and 26-32 w.hse/retail Victoria Street. 798m2 office building Other requirements: storage. Shop units front and two fiats. Peascod St. Appeal dismissed September 89. i) Improvements to rear servicing of Peascod Street properties required, Ownership: Private 467045: Land at rear and 26-32 together with a new turning head. 2 Victoria Street. 828m office building and two fiats. ii) Height guideline; 2 storey. Appeal dismissed September 89. iii) Pedestrian access to Peascod Street. 469240: Lard rear of 5948 Peascod Street. 600m2 office building in 2 iv) Within Windsor Town Centre phases. Conservation Area. Withdrawn October 90. v) Retention of ground floor retail 469445: Land rear of 59-68 Peascod frontage to Peascod Street. Street. Demolition of warehouse, 3-storey office development (534m2) and provision of rear servicing. Appeal dismissed May 91. W2 38/39 Peascod Street and Area: 0.24 Ha Mixed use scheme comprising: land to rear Land use: Royal Mail 1. RETAIL sorting office and Post 2. OFFICES Office Counters Ltd. 3. HOUSING small units of : accommodation. Ownership: Private. Other requirements: i) Redevelopment dependent upon the relocation of the Post Office Letters Operation within Windsor . ii) Access preferred from Bachelor Acre (if feasible) as part of the comprehensive redevelopment of this area. Alternative access from William Street . iii) Height guideline: 3 storey.

iv) Retail frontage to Peascod Street to be retained . v) Design to reflect conservation area location and to be compatible with the character and use of the adjacent listed buildings in Bachelors Acre and Sun Passage.

Site Relevant planning history and number Location Description development constraints Development guidelines W3 Royal Free School, Area: 0.28 Ha Recent planning applications: Change of use of existing building and~ Bachelors Acre erection of extension to provide a mixed: Land use: Vacant 466986: Alterations to existing to form use development comprising: APPLICATION former school. offices and erection of new block PERMITTED containing sheltered homing units. 1. PUBLIC LIBRARY. & Ownership: Private Approved 22.12.89. SCHEME 2. COMMUNITY USES. COMPLETED 468842: Substitution of 19 sheltered flats by 8 retirement homes. 3. HOUSING small units of Approved 25.7.90. accommodation.

470736: Change of use and extensions Other requirements: to form offices and conversion of l church house to 2 x l-bed houses. i) Provision of adequate car parking. Withdrawn 28.6.93. ii) Provision of new accesses. 471787: Alterations and conservation to create 6 x l-bed flats and 3 x 2-bed iii) Provision for rear servicing. flats. Approved 1.9.93. ~iv) Scheme to preserve and enhance 471846: Erection of a new public listed building and compatible with library at rear of school buildings. conservation area location. No objection 29.9.93. W4 Land to the rear of Area: 0.05 Ha SHOPPING 131-133 Peascod Street Land use: Service Other requirements: yard to retail units. i) New Retail frontage to be provided to Goswell Hill. Ownership: Private ii) Redevelopment to incorporate rear servicing for the Peascod Street properties. iii) Height guideline: 3 storey.

iv) Financial contributions will be sought towards Goswell Hill environmental improvements.

Site Relevant planning history and number Location Description development constraints Development guidelines W5 Thames Avenue/River Area: 0.83 Ha Recent planning applications: 1. HOTEL/CONFERENCE Street CENTRE - approx 150 bedrooms. Land use: Car park, 413216: Office development, 2. OFFICES - floorspace not to exceed Hotel, retail. residential, conference centre. 2,0291112. Approved 19.2.82. 3. MUSEUM/HERITAGE CENTRE Ownership: RBWM 4. SHOPPING - specialist retail and and private car parks. 464545: Hotel office building, A3 uses. basement car parking. 5. HOUSING - small units. Approved 5.5.87. Other requirements: 466301: Hotel, exhibition centre, office building, car parking. Approved i) The River Street and Jennings Yard 2.3.89. sites to be considered comprehensively should the" 471669: Renewal of consent relocation of the River Street car park take place. 466301 for hotel, exhibition centre, office building, car parking. ii) Retail floorspace to be provided on Non-determined. the River Street frontage.

iii) Shared car parking arrangements to be agreed in order to make provision for the Theatre Royal.

iv) Riverside to be retained as a pedestrian walkway and the historical street pattern in this area to be retained.

vi) Design to reflect Conservation Area location.

viii) Contributions required to highway improvements additional pedestrian priority measures in the River Street/Thames Avenue/ Thames Street area . x) The replacement of the existing public conveniences.

x) English Heritage to be consulted regarding provision of appropriate archaeological preservation.

xi) Appropriate evaluation of archaeological interest should be carried out in liaison with the Council 's archaeological consultant with measures for protection to be incorporated as part of any development proposals. Some further excavation works may be necessary on the Jennings Yard part of the site.

Site Relevant planning history and number Location Description development constraints Development guidelines W6 Windsor and Eton Area: 1.3ha Recent planning applications: Mixed use development comprising: Central Railway Station, Land use: Railway Station, 471734: Alterations to existing station 1 RETAIL Thames Street Leisure Exhibition, small complex to provide enclosed shopping 2. LEISURE amount of retail use. concourse including retail and catering. APPLICATION Agreed in principle February 94. Development to be as an addition to PERMITTED Ownership: Private. main use as a railway station. & SCHEME Other requirements: COMPLETED 1. Retention of station/public transport facility.

2. Appropriate uses for all listed buildings on the site.

3. Adequate provision for servicing of all uses on the site.

4. Proper provision for pedestrian access and links to other parts of Windsor Town Centre with particular emphasis on providing access for the disabled.

5. Creation of improved links to King Edward Court and Goswell Hill.

6. Enhancement of area in front of ~ Station Arch.

7. Appropriate provision for car parking requirements preferably through contributions of arrangements for provision off site to avoid generation of traffic in town centre area.

8. Retention of facilities, i.e. public conveniences, etc., for public use . 9. Design to respect historical importance of building and location within the historically important core of Windsor.

Specialist Shopping Areas 7.2.13 Planning permission will not be granted for uses falling within the A2 Financial and POLICY WTC8 Professional services class within the specialist shopping areas where new A3 uses are given consent, changes of use to A2 will be prevented IN ACKNOWLEDGING THE RANGE OF through planning conditions. Such uses would SPECIALIST RETAILING AND CATERING detract from the primary role of these areas in ACTIVITIES ASSOCIATED WITH TOURISM providing retail and catering facilities for both the AND THE NEED TO PROVIDE DETAILED resident population and tourists. CONTROL IN PROMINENT LOCATIONS

AND AREAS OF HISTORIC IMPORTANCE 7.2.14 Due to the environmental problems THE FOLLOWING STREETS AS SHOWN ON associated with hot food takeaways including litter, THE TOWN CENTRE INSET MAP WILL BE pedestrian congestion, parking and traffic DESIGNATED SPECIALIST SHOPPING movement, planning permission will not be granted AREAS: for proposals which seek to increase the level of this

type of use within the specialist shopping areas and A THAMES STREET other streets of the historic core. It is considered B. LOWER THAMES STREET that these prominent and environmentally sensitive C. GUILDHALL ISLAND areas should be protected from inappropriate uses. D. RIVER STREET

WITHIN THESE AREAS THE CHANGE OF Secondary Shopping Areas USE AT GROUND FLOOR LEVEL FROM THE A1 SHOPS CLASS TO USES FALLING POLICY WTC10 WITHIN THE A3 FOOD AND DRINK CLASS WILL GENERALLY BE ACCEPTABLE, WITHIN THE SECONDARY SHOPPING SUBJECT TO POLICY WTC9. PROPOSALS AREAS LISTED BELOW AND DEFINED ON TO ESTABLISH USES FALLING WITHIN THE TOWN CENTRE INSET MAP, CLASS A2 FINANCIAL AND PLANNING PERMISSION WILL NOT BE PROFESSIONAL SERVICES AT GROUND GRANTED FOR THE CHANGE OF USE AT FLOOR LEVEL WILL NOT BE PERMITTED GROUND FLOOR LEVEL FROM RETAIL TO IN THESE AREAS. NON-RETAIL ACTIVITIES FALLING WITHIN THE A2 FINANCIAL AND POLICY WTC9 PROFESSIONAL SERVICE CLASS AND A3 FOOD AND DRINK CLASS WHERE THIS IN ORDER TO PROTECT THE HISTORIC WOULD RESULT IN: CENTRE, PLANNING PERMISSION WILL NOT BE GRANTED FOR ADDITIONAL HOT 1) SUCH USES OCCUPYING MORE FOOD TAKE AWAYS IN THE SPECIALIST THAN ONE THIRD OF THE UNITS SHOPPING AREAS AND OTHER STREETS IN THE FOLLOWING STREETS: OF THE HISTORIC CORE. A. HIGH STREET EAST 7.2.12 The specialist shopping areas provide a B. OXFORD ROAD EAST mixture of retail and catering facilities reflecting C. WILLIAM STREET their position on the main tourist routes and location D. ST LEONARDS ROAD within, or in close proximity, to the historic core of E. PEASCOD STREET SOUTH the town. The historic core of Windsor immediately surrounds the Castle and consists of Guildhall 2) THREE OR MORE NON-RETAIL Island, Park Street, the northern end of Sheet Street, USES FORMING A CONTINUOUS High Street, the northern end of Peascod Street, FRONTAGE. Castle Hill, Thames Avenue and Thames Street as far as Thames Side. It is considered that the level of 7.2.15 The identification of a new financial and A1 and A3 uses within these areas should not be professional services class recognises that activities subject to specific controls but that proposals will such as banks and building society offices have be expected to be sympathetic to individual become part of the established street scene. There properties and the overall character of the historic has also been a growth in services such as estate core. agents which are now, to an extent, expected to be

found in shopping areas. The A2 class, although POLICY WTC12 enabling free interchange within a wide range of service uses, specifically excludes office uses not WITHIN THE WINDSOR TOWN CENTRE directly involving the public visiting the premises. COMMERCIAL AREA THE BOROUGH COUNCIL WILL SEEK THE FOLLOWING: 7.2.16 The precise definition of these shopping areas will be reviewed as appropriate following the 1) THE REMOVAL OF GENERAL ON- completion of any major shopping proposals within STREET WAITING AREAS; the town centre. Where non-retail uses are permitted in the town's central shopping area, the 2) ONLY ON-SITE OPERATIONAL Borough Council will require that a window display PARKING WILL BE PERMITTED is maintained consistent with a shopping area. FOR COMMERCIAL Conditions to this effect will be attached to DEVELOPMENTS; appropriate planning permissions. 3) SPECIFIC PARKING PROVISION Traffic management FOR THE NEEDS OF DISABLED DRIVERS; POLICY WTC11 4) IN APPROPRIATE CASES, THE BOROUGH COUNCIL, WILL PROVISION FOR PUBLIC USE OF IMPLEMENT A COMPREHENSIVE PRIVATE PARKING AREAS TRAFFIC MANAGEMENT SCHEME OUTSIDE NORMAL WORKING WITHIN THE CENTRAL CORE OF HOURS. WINDSOR AS SHOWN ON THE INSET MAP. THIS WILL COVER HIGH 7.2.17 The designation of an "area of parking STREET/PEASCOD STREET/THAMES restraint" is consistent with other traffic objectives STREET (TO ITS JUNCTION WITH RIVER for the central area of Windsor which seek to STREET). THE PRINCIPLES OF A TRAFFIC reduce' the level of traffic requiring access within MANAGEMENT SCHEME FOR THIS AREA the central "core". The removal of general on-street WILL INCORPORATE: waiting areas should have an especially significant effect on the amount of traffic circulating within 1) RESTRICTED ACCESS TO BUSES, central streets. TAXIS AND CYCLES ONLY SOUTHBOUND BEYOND THAMES Cycle facilities STREET/RIVER STREET JUNCTION; POLICY WTC13

2) THE REMOVAL OF ON-STREET THE BOROUGH COUNCIL WILL IMPROVE WAITING AREAS, EXCEPT FROM OR PROVIDE CYCLE PARKING 6.00 pm TO 6.00 am IN HIGH FACILITIES WITHIN THE TOWN CENTRE STREET/THAMES STREET; INCLUDING THE FOLLOWING LOCATIONS: 3) TIME-LIMITED SERVICING TO PREMISES IN HIGH A. CHARLES STREET/CLARENCE STREET/THAMES ROAD JUNCTION STREET/PEASCOD STREET; B. SUN PASSAGE C. ACRE PASSAGE 4) PEDESTRIAN PRIORITY AREA TO D. RIVER STREET INCLUDE PEASCOD STREET E. VICTORIA STREET, ADJACENT TO (NORTH OF WILLIAM STREET), MULTI-STOREY CAR PARK PART OF HIGH STREET, AND PART F. ST LEONARD'S ROAD SECONDARY OF THAMES STREET; SHOPPING AREA

5) PARKING AREAS FOR DISABLED THE LOCAL PLANNING AUTHORITY WILL DRIVERS. SEEK THE PROVISION OR IMPROVEMENT OF CYCLE TRACKS AND CYCLE PARKING

FACILITIES AS PART OF ALL to Upper Peascod Street will be co-ordinated with DEVELOPMENT PROPOSALS. traffic management measures and the parking strategy for the town centre. Service vehicle access Pedestrianisation proposals to Upper Peascod Street is retained. However, the amount of activity and disturbance to the POLICY WTC14 environment will be kept to a minimum by means of time-limited servicing and the designation of specific areas for service vehicles. The primary aim THE BOROUGH COUNCIL WILL is to provide an enhanced pedestrian area by IMPLEMENT A SCHEME TO replacing the former narrow footways to give PEDESTRIANISE THE LENGTH OF increased pavement area and to keep vehicle access PEASCOD STREET FROM HIGH STREET to a minimum. TO THE JUNCTION WITH WILLIAM

STREET. THE SCHEME WILL PROVIDE: POLICY WTC15 1) COMPLETE RESURFACING TO ENABLE WIDENED PEDESTRIAN THE BOROUGH COUNCIL WILL EXAMINE FOOTWAYS; THE FEASIBILITY OF GIVING GREATER PRIORITY TO PEDESTRIAN MOVEMENTS 2) RESTRICTED ACCESS TO SERVICE AND PROVIDING APPROPRIATE SURFACE VEHICLES, AND CERTAIN TREATMENTS AND LANDSCAPING DISABLED DRIVERS ONLY; WITHIN THE FOLLOWING AREAS: A. HIGH STREET/THAMES STREET 3) APPROPRIATE SURFACING TO B. ST LEONARDS ROAD (BETWEEN ENABLE REDUCED WIDTH VICTORIA STREET AND TRINITY VEHICLE CARRIAGEWAY AND PLACE) DEMARCATION OF LAY-BYS FOR C. RIVER STREET (BETWEEN SERVICE VEHICLES AND CERTAIN THAMES STREET AND THAMES DISABLED DRIVERS' PARKING; AVENUE)

4) THE CO-ORDINATION OF WORKS 7.2.21 The Guildhall 'Island' area of Market TO WILLIAM STREET, OXFORD Street, Church Street and Church Lane was given ROAD EAST AND HIGH STREET TO pedestrian priority status in 1978 by means of a ENABLE REVISED TOWN CENTRE road closure Order. The concept of extending the ACCESS ARRANGEMENTS. principle of pedestrian priority within the historic core of Windsor to include part of High Street and 7.2.18 The detailed traffic management measures Thames Street and other areas, is consistent with the now incorporated in the Windsor Transportation proposed traffic management strategy. The Study will assist in reducing the amount of traffic in reduction of through traffic movements should the centre of Windsor. These, together with enable consideration to be given to traffic measures appropriate signposting, will discourage through to create an enhanced pedestrian area. traffic movements along the High Street/Thames Street 'spine'. The removal of all non-essential POLICY WTC16 traffic is a pre-requisite to the implementation of a pedestrian improvement scheme for Upper Peascod THE EXISTING FOOTWAY NETWORK AS Street and parts of High Street/Thames Street. SHOWN ON THE TOWN CENTRE INSET MAP SHOULD BE PROTECTED FROM 7.2.19 The completion of the King Edward Court ENCROACHMENT BY DEVELOPMENT AND shopping centre and the Charles Street Inner WHERE POSSIBLE ADDITIONAL Distribution Road have now facilitated revised PEDESTRIAN ROUTES SHOULD BE access routes for traffic and servicing within the PROVIDED WITH APPROPRIATE SIGNAGE centre of Windsor. This, in turn, has enabled the TO IMPROVE AND EXTEND THE TOWN Borough Council, to implement a programme for CENTRE NETWORK. pedestrianisation and traffic management in Peascod Street. 7.2.20 Construction of the proposals to establish pedestrian priority for the main part of Peascod Street, together with a scheme for resurfacing have now been completed. The implementation of works

POLICY WTC17 function and reduce its attractiveness as a district shopping centre; THE BOROUGH COUNCIL WILL INVESTIGATE OPPORTUNITIES TO 2 traffic management problems arising from IMPROVE THE ATTRACTIVENESS OF extensive on-street parking and the need to GOSWELL HILL AS A PEDESTRIAN LINK enhance the urban environment. INTO PEASCOD STREET AND WILL ENCOURAGE REDEVELOPMENT 7.3.4 Key Objectives SCHEMES FOR RETAIL/TOURISM, LEISURE USES WHICH WILL HELP TO (i) To create a more attractive, safe and INTEGRATE THIS AREA INTO THE convenient shopping environment. PRIMARY SHOPPING CORE. (ii) To protect and maintain the existing range 7.2.22 Goswell Hill is an important pedestrian of retail units to enable Ascot to maintain link between Goswell Road and Peascod Street. Its its position within the shopping hierarchy. use will be further increased following the development of the Gas Works site. Enhancement Protection and enhancement of the retail of this area together with small retail or tourist role developments linking into Thames Street and Peascod Street will be encouraged. POLICY ASC1

7.3 ASCOT THE BOROUGH COUNCIL WILL NOT PERMIT PROPOSALS WHICH WOULD 7.3.1 Ascot is a district shopping centre serving RESULT IN FURTHER LOSS OF RETAIL the surrounding residential areas and providing a (CLASS A1) FRONTAGE EITHER THROUGH range of shops and services. Ascot is dominated in CHANGE OF USE OR REDEVELOPMENT character and land use by the racecourse which WITHIN THE COMMERCIAL CENTRE OF historically has dictated the pattern of development ASCOT AS DEFINED ON THE ASCOT INSET along the High Street. This has resulted in more MAP UNLESS IT CAN BE SHOWN THAT specialist shops than is normally expected in a small THE VITALITY AND VIABILITY OF THE town. The Racecourse Authority, together with CENTRE WILL NOT BE HARMED. Heatherwood Hospital, and a number of longstanding boarding schools are the main 7.3.5 The role of Ascot as a district centre in employers in the area. providing a range of convenience and specialist goods is recognised. There is already a high 7.3.2 Ascot is a settlement excluded from the percentage of non-retail frontage within the main Green Belt and is tightly constrained by the Green shopping area and it is considered that any increase Belt boundary. A commercial centre has been in non-retail frontage, other than that arising from identified as shown on the Inset Map. This the introduction of a community facility for commercial area comprises the High Street from the example a library could fragment and detract from Station Hill Roundabout to the Royal Ascot Garage. the overall character and quality of the shopping Along the main road frontage are a mix of mainly area. retail (A1) and financial and professional service (A2) units while to the rear exists a mixture of Restraint on business development parking, light industrial and office uses closely abutting the high density residential area to the north. In 1991, of the 49 commercial units POLICY ASC2 identified along the main shopping frontage, 27 PROPOSALS FOR B1 DEVELOPMENT (55%) were in A1 use. This includes a 851 sq metre INVOLVING A NET INCREASE IN Budgens store opened in 1987 which has FLOORSPACE OF LESS THAN 300 SQ considerably expanded Ascot's convenience goods METRES WILL BE ACCEPTABLE WITHIN floorspace and reinforced its role within the THE COMMERCIAL CENTRE OF ASCOT shopping hierarchy. DEFINED ON THE ASCOT INSET MAP WHERE THIS DOES NOT INVOLVE: Main issues

7.3.3 The main issues facing Ascot are:

1 the percentage of non-retail uses within the

High Street. It is considered that any further increase will undermine Ascot's retail 1) THE LOSS OF RETAIL furniture and landscaping in order to improve the FLOORSPACE OR THE CHANGE OF environment. USE OF THE GROUND FLOOR OF PREMISES WITH A HIGH STREET 7.3.8 As a commercial and retail centre this SHOPPING FRONTAGE; OR relatively small area generates significant pedestrian and vehicular movement. The situation is 2) THE LOSS OF A RESIDENTIAL UNIT; intensified by the network of narrow commercial OR service roads and residential access between the High Street and the racecourse. The area generally 3) THE LOSS OF A COMMUNITY USE suffers from poor visibility and difficult (USE CLASS D1 - NON-RESIDENTIAL manoeuvring. Policy ASC3 aims to improve the INSTITUTIONS). interaction and consequent safety of both pedestrians and vehicles whilst providing easier 7.3.6 The Boroughwide theme of restraint on traffic flow and manoeuvring. The Borough Council employment growth is reflected in policies which will carry out a full traffic management study of the seek to direct commercial development to the main Ascot area at the earliest practical opportunity. towns of Maidenhead and Windsor and to the recognised employment areas. The importance of 7.3.9 The functioning of the Station Hill Ascot as a district centre is recognised, and Policy roundabout is made difficult by vehicles being ASC2 makes provision for limited business parked along Station Hill and the High Street. No development directed towards particular local provision is made for pedestrians to cross. To the businesses. south west of the roundabout is a block of public conveniences and to the west a bus shelter, both of Enhancement of retail environment which are facilities which should be safely accessible from the High Street. POLICY ASC3 Parking THE BOROUGH COUNCIL AS THE HIGHWAY AUTHORITY WILL POLICY ASC4 INVESTIGATE AND ENCOURAGE OPPORTUNITIES TO IMPROVE HIGHWAY THE BOROUGH COUNCIL WILL SAFETY AND TO ENHANCE THE INVESTIGATE OPPORTUNITIES TO ATTRACTIVENESS OF ASCOT AS A IMPROVE CAR PARKING FACILITIES FOR SHOPPING CENTRE THROUGH THE SHOPPERS AND VISITORS THROUGH THE FOLLOWING ENVIRONMENTAL AND FOLLOWING MEASURES: TRAFFIC MANAGEMENT MEASURES: 1) AN EXTENSION TO THE GRANGE 1) THE PROVISION OF APPROPRIATE CAR PARK OR THE PROVISION OF NEW AND IMPROVED STREET ALTERNATIVE LONG TERM FURNITURE, NEW BUS SHELTERS, PARKING FACILITIES; LANDSCAPING AND TREE PLANTING; 2) THE CREATION OF A MORE CONVENIENT PEDESTRIAN 2) NEW OR UPGRADED PEDESTRIAN ACCESS TO THE GRANGE CAR CROSSING FACILITIES; PARK TO REDUCE WALKING DISTANCE TO THE MAIN 3) IMPROVEMENTS TO THE SHOPPING AREA; JUNCTION OF WINKFIELD ROAD AND LONDON ROAD. 3) THE PROVISION OF ADDITIONAL PUBLIC CONVENIENCES WITHIN 7.3.7 Ascot suffers from a poor shopping EXISTING CAR PARKS; environment largely caused by the conflicting needs of pedestrians and motorists. The car dominates the 4) IMPROVED SIGNPOSTING OF CAR visual scene, particularly through the high incidence PARKS of on-street parking. Ascot would benefit from imaginative investment in new and upgraded street 7.3.10 The Grange has a capacity of 107 vehicles. AS APPROPRIATE; A survey showed this car park had a high rate of occupation particularly between 09.00 and 16.00. 6) IMPROVEMENTS TO PUBLIC At midday approximately 90% of spaces were TRANSPORT. occupied. The survey also showed that it was largely the same cars which stayed in the car park 7.3.12 The Berkshire Structure Plan 1991-2006 throughout the day suggesting use by staff of encourages District Councils to consider transport nearby shops and offices. proposals as part of an Integrated Transport Strategy involving all types of transport modes. The 7.3.11 The present car park is perceived as being above policy recognises this strategic objective, and inconvenient and unattractive to shoppers which has identifies particular examples where improvements resulted in on-street parking on both sides of the to the pedestrian and cycle networks and facilities High Street, and a use of the car park by long-stay are required. The Borough Council will examine the office or shop employees. It is considered important feasibility of improvements to, and the expansion to increase the attractiveness of this car park for and co-ordination of, bus services serving the shoppers whilst also catering for the needs of the commercial centre and residential areas of Ascot, long-stay parkers presently using the car park. North Ascot and South Ascot. In particular the co- ordination of services with rail services at Ascot Transport Station will be encouraged.

POLICY ASC5 7.4 SUNNINGHILL

THE BOROUGH COUNCIL IN 7.4.1 Sunninghill village is primarily a CONJUNCTION WITH PUBLIC TRANSPORT residential settlement, containing a wide variety of OPERATORS AND THE ASCOT housing types. The main commercial area is centred AUTHORITY WILL INVESTIGATE: on the High Street and is identified on the Sunninghill Inset Map. Sunninghill functions as a 1) THE FEASIBILITY OF A SHARED local shopping centre, providing a range of shops FOOTWAY/CYCLEWAY ALONG and services to the immediately surrounding area. THE PRESENT RACECOURSE There are also a number of specialist outlets which FOOTPATH BETWEEN THE serve a wider catchment area. There are no major RAILWAY STATION AND ASCOT convenience stores in the village, however the wide HIGH STREET; range of small convenience and specialist shops contribute to the lively and congested character of 2) IMPROVEMENTS TO THE SUBWAY the village. In addition to the 40 retail (A1) shops UNDER ASCOT STATION TO the High Street frontage contains 7 PROVIDE A MORE PLEASANT Financial/Professional Services (A2) outlets, 4 PEDESTRIAN ROUTE AND A NEW small restaurants (A3), a garage, village hall and CYCLE ROUTE LINKING INTO theatre and 8 residential properties. Of the total 55 THAT PROPOSED IN MEASURE (1); commercial units approximately 73 % are in retail use. 3) THE PROVISION OF A DIRECT CYCLE ROUTE LINKING THE Main issues RECENT RESIDENTIAL DEVELOPMENTS IN NORTH ASCOT 7.4.2 The main issues identified in Sunninghill WITH THE TOWN CENTRE are: AVOIDING THE HEATHERWOOD ROUNDABOUT; 1. the need for environmental enhancement measures; 4) THE PROVISION OF CYCLE 2. the threat to its viability and vitality as a PARKING FACILITIES IN ASCOT local shopping centre; TOWN CENTRE, AND AT ASCOT 3. the conflict between pedestrians and cars; STATION; 4. the inadequacy of car parking provision.

5) OTHER FOOTWAYS/CYCLEWAYS

7.4.3 Sunninghill is not a centre which is centre. identified as having potential for retail or business expansion as this would only serve to exacerbate (iii) To protect the existing range of retail and the problems identified. However, the existing retail community facilities. role of the centre should be maintained through the retention of existing shops, particularly as the Protection of the retail role opening of new superstores in Bracknell and Sunningdale have placed considerable pressure on POLICY SNH1 the small shops in Sunninghill resulting in pressure being created for alternative uses, in particular for THE BOROUGH COUNCIL WILL NOT A3 (food and drink) uses. PERMIT PROPOSALS WHICH WOULD RESULT IN A LOSS OF EXISTING RETAIL

(CLASS A1) UNITS EITHER THROUGH (image missing here) CHANGE OF USE OR REDEVELOPMENT WITHIN THE COMMERCIAL CENTRE OF SUNNINGHILL AS DEFINED ON THE SUNNINGHILL INSET MAP.

7.4.7 Sunninghill owes much of its traditional 7.4.4 Traffic congestion and associated dangers local character to the mix of small shops and are a serious problem due to the considerable residential properties along the High Street. amount of on-street parking in the narrow, busy Traditional traders, facing competition from large High Street, combined with lorries loading and supermarkets and out-of-town retail developments, unloading, and traffic associated with St Michael's are increasingly seeking alternative uses for their School. The traffic congestion in the High Street premises. reduces the attractiveness of the shopping centre, creating a need for environmental enhancement 7.4.8 The Borough Council are concerned to measures. Off-street parking facilities are retain the viability of Sunninghill as a local inadequate due to: shopping centre and to maintain the level and quality of local provision in the village. Changes of 1. too few spaces overall; use which result in the loss of retail units will 2. poor signposting; therefore be resisted as cumulatively they would 3. cramped and unattractive layouts; harm the character of the village, further erode its 4. the three car parks are very small and viability as a shopping centre and reduce the range scattered throughout the village resulting of local goods and services. in motorists having to tour around looking for spaces; 5. use of car parks for long stay parkers, Restraint on business development restricting the availability of spaces for shoppers. POLICY SNH2

7.4.5 Improvements are suggested by proposals PROPOSALS FOR B1 DEVELOPMENT for car parking, enhancement measures along the INVOLVING A NET INCREASE IN High Street, and the redevelopment of the former FLOORSPACE OF LESS THAN 300 SQ Council depot site in Queens Road to provide METRES WILL BE ACCEPTABLE WITHIN additional public car parking and small business THE COMMERCIAL CENTRE OF units. SUNNINGHILL DEFINED ON THE

SUNNINGHILL INSET MAP WHERE THIS 7.4.6 Key Objectives DOES NOT INVOLVE:

(i) To improve access to adequate off-street 1) THE LOSS OF RETAIL car parking facilities. FLOORSPACE OR THE CHANGE OF

USE OF THE (ii) To enhance the attractiveness of the village

GROUND FLOOR OF PREMISES Highway Section (Windsor and Maidenhead) on 16 WITHIN A HIGH STREET December 1993. A more detailed report on SHOPPING FRONTAGE; OR Sunninghill High Street was considered on 5 May 1994. Within the Sunninghill Inset Area 2) THE LOSS OF A RESIDENTIAL improvements were agreed to Kings Road and it UNIT; OR was agreed that two zebra pedestrian crossings be introduced in the High Street. In addition to these 3) THE LOSS OF A COMMUNITY USE traffic management measures the Council will seek (USE CLASS D1 - NON- environmental enhancements and improved RESIDENTIAL INSTITUTIONS). facilities for cyclists where appropriate.

7.4.9 It is considered that the intensification of 7.5 SUNNINGDALE commercial uses in Sunninghill would increase the existing problems of traffic congestion and pedestrian/vehicle conflict to the detriment of the character of the village. Policy SNH1, while restricting major business growth, provides flexibility for small scale developments meeting the needs of local businesses.

Environmental enhancement

POLICY SNH3

THE BOROUGH COUNCIL WILL INVESTIGATE OPPORTUNITIES TO IMPROVE HIGHWAY SAFETY AND TO ENHANCE THE ATTRACTIVENESS OF SUNNINGHILL AS A LOCAL SHOPPING 7.5.1 Until April 1991 the settlement of AND COMMUNITY CENTRE THROUGH Sunningdale was administered by three separate THE FOLLOWING MEASURES: local authorities in two counties. These were Runnymede District Council (Surrey); Surrey Heath 1) TWO ZEBRA CROSSINGS ON District Council (Surrey) and the Royal Borough of SUNNINGHILL HIGH STREET; Windsor and Maidenhead (Berkshire). Since that date the whole of Sunningdale has been brought 2) ROAD SAFETY IMPROVEMENTS under the control of the Royal Borough of Windsor TO KINGS ROAD; and Maidenhead, enabling it to be planned consistently as one village. 3) THE PROVISION OF IMPROVED ACCESS TO THE RETAIL CENTRE 7.5.2 Sunningdale has two very different FOR CYCLISTS; elements. The old village (previously the "Berkshire village") is clustered around the listed Parish 4) THE PROVISION OF CYCLE Church. Its retail role has declined and it is now PARKING FACILITIES. predominantly a residential area.

7.4.10 The former County Environment 7.5.3 Separated from the old village by fields the Committee approved an area wide traffic and safety Broomhall district is focused around the railway study of Sunninghill, Sunningdale and South Ascot station on the main Waterloo to Reading line. This in 1993. Public consultation leaflets were part of the village contains the main commercial distributed to all households in the study area in area which is adjacent to low density, high quality August 1993 inviting residents to comment on any residential districts to the south and east. traffic or safety matters causing them particular concern. The responses received showed there was particular concern about traffic speeds and volumes, pedestrian crossing facilities, HGV movements and dangerous junctions. Sites of particular concern in Sunninghill included Sunninghill High Street and the A329/B3020 junction.

7.4.11 A package of short and long term measures arising from this study was agreed by the Area 7.5.4 Sunningdale is a thriving district centre overall character and quality of the shopping area. whose main function is to provide a range of shops However the Council will consider non retail uses and services to the immediately surrounding area. where it can be shown that the vitality and viability Waitrose have recently located a large 2,500 sq of the centre will not be harmed. metre supermarket here, which has considerably strengthened Sunningdale's retail role, although Restraint on business development some local shops have suffered from a fall in trade, creating pressure for a change of use to A2 and A3 POLICY SND2 uses. PROPOSALS FOR B1 DEVELOPMENT 7.5.5 The commercial centre comprises two INVOLVING A NET INCREASE IN quite distinct areas separated by a residential area. FLOORSPACE OF LESSTHAN 300 SQ Firstly, the area around the railway station which is METRES WILL BE ACCEPTABLE WITHIN dominated by the Waitrose supermarket. The THE COMMERCIAL CENTRE OF shopping parades opposite and adjacent to this have SUNNINGDALE DEFINED ON THE experienced considerable intrusion of non-retail SUNNINGDALE INSET MAP WHERE THIS uses to the extent that now half of the units are in DOES NOT INVOLVE: non-retail use. Those uses include banks, estate agents, restaurants and a car showroom. 1) THE LOSS OF RETAIL FLOORSPACE OR CHANGE OF USE 7.5.6 The second centre is at the junction of ON THE GROUND FLOOR OF Chobham Road with London Road (A30). There is PREMISES WITH A SHOPPING a wide variety of small shops here serving local FRONTAGE; OR needs and also providing a specialist function with antique and fashion shops. In this centre a higher 2) THE LOSS OF A RESIDENTIAL proportion of units are in retail use (63%). This UNIT; OR figure rises to 70% if the units on the north-west side of London Road are excluded. 3) THE LOSS OF A COMMUNITY USE (USE CLASS D1-NON-RESIDENTIAL 7.5.7 Key Objectives INSTITUTIONS).

(i) To create a safer and more attractive 7.5.9 The Boroughwide theme of restraint on shopping environment. employment growth is reflected in policies which seek to direct business development to the main (ii) To maintain the existing range of retail towns of Maidenhead and Windsor and to the units to enable Sunningdale to retain its recognised employment areas. The importance of position within the shopping hierarchy. Sunningdale as a local commercial centre is recognised, and Policy SND2 makes provision for Protection of the retail role business development meeting the needs of local firms. POLICY SND1 Environmental enhancement and traffic THE BOROUGH COUNCIL WILL NOT management measures PERMIT PROPOSALS WHICH WOULD RESULT IN FURTHER LOSS OF RETAIL POLICY SND3 (CLASS A1) FRONTAGE EITHER THROUGH CHANGE OF USE OR REDEVELOPMENT THE BOROUGH COUNCIL WILL WITHIN THE SHOPPING FRONTAGE OF INVESTIGATE OPPORTUNITIES TO SUNNINGDALE AS DEFINED ON THE ENHANCE THE ATTRACTIVENESS OF SUNNINGDALE INSET MAP UNLESS IT SUNNINGDALE AS A SHOPPING CENTRE CAN BE SHOWN THAT THE VITALITY AND THROUGH THE FOLLOWING MEASURES: VIABILITY OF THE CENTRE WILL NOT BE HARMED.

7.5.8 The role of Sunningdale as a district centre in providing a range of convenience and specialist goods is recognised. There is already a high percentage of non-retail uses within the main shopping areas, especially those south of the railway. Any further loss within the shopping frontage would fragment and detract from the

1) THE PROVISION OF NEW AND Sunningdale included the A30 through Sunningdale IMPROVED STREET FURNITURE, and the A30/Chobham Road junction. SHELTERS, SEATS AND LANDSCAPING, INCLUDING 7.5.12 A package of short and long term measures ENVIRONMENTAL arising from this study was agreed by the Area IMPROVEMENTS ADJACENT TO Highway Section (Windsor and Maidenhead) on 16 THE JUNCTION OF CHOBHAM December 1993. Within the Sunningdale Inset Area ROAD WITH LONDON ROAD; improvements were agreed to the A30 to include 2) THE PROVISION OF BETTER traffic signals at the Chobham Road junction, ACCESS TO THE RETAIL CENTRE gateways, signs, road marking, traffic islands and FOR CYCLISTS INCLUDING CYCLE speed enforcement cameras. ROUTES AT THE MAIN ROAD JUNCTIONS AND CYCLE PARKING Sunningdale Recreation Ground FACILITIES; 3) IMPROVEMENTS AT THE POLICY SND4 JUNCTIONS OF CHOBHAM ROAD AND LONDON ROAD; 4) ROAD SAFETY IMPROVEMENTS THE BOROUGH COUNCIL IN ON LONDON ROAD BETWEEN A330 CONJUNCTION WITH THE PARISH AND BEDFORD LANE; COUNCIL WILLSEEK TO IMPROVE 5) IMPROVEMENTS TO THE LONDON ACCESS TO THE SUNNINGDALE ROAD CAR PARK TO INCLUDE RECREATION GROUND FOR IMPROVED SIGNPOSTING FOR PEDESTRIANS AND CYCLISTS BY: PEDESTRIANS AND VEHICLES; UPGRADING THE PEDESTRIAN 1) INVESTIGATING THE POSSIBILITY LINK TO THE MAIN SHOPPING OF UPGRADING THE FOOTPATH AREA INCLUDING THE REMOVAL LINKS TO DRY ARCH ROAD AND OF THE STEPS; THE PROVISION OF LONDON ROAD BY THE CREATION PUBLIC CONVENIENCES; AND THE OF A SHARED PROVISION OF LIGHTING. FOOTPATH/CYCLEPATH WITH REDUCED GRADIENTS INTO THE 7.5.10 In the past Sunningdale has evolved as RECREATION GROUND. three separate centres, under the administration of three authorities. In particular the main commercial 2) INVESTIGATING THE FEASIBILITY area around Broomhall lacks any focal point, and OF EXTENDING THE RECREATION generally suffers from a poor shopping environment GROUND TO PROVIDE AN resulting from the conflicting needs of pedestrian, INFORMAL WOODLAND AREA ON cyclists and motorists. Policy SND3 proposes LAND EAST OF THE STREAM TO various environmental enhancements and suggests PROVIDE A PUBLIC OPEN SPACE an improvement to the central "square" which is EXTENDING TO CEDAR DRIVE. presently used as a car park for clients of adjacent shops. This results in vehicle manoeuvres onto a 7.5.13 Sunningdale Recreation Ground provides a busy road junction, and creates a car dominated well-equipped public recreational facility for the visual scene. settlement of Sunningdale, managed by the Parish Council. There are 11 items of children's play 7.5.11 The former County Environment equipment with seats and shelters, 3 tennis courts, a Committee approved an area wide traffic and safety large grass area for informal play, a car park and a study of Sunninghill, Sunningdale and South Ascot pavilion. The main problem is its remote location, in 1993. Public Consultation leaflets were midway between old Sunningdale village, The Rise distributed to all households in the study area in and Sunningdale Broomhall. All these residential August 1993 inviting residents to comment on any areas form the catchment area for the Recreation traffic or safety matters causing them particular Ground from which there is a good access by car concern. The responses received showed there was and bus (there is a bus stop adjacent to the particular concern about traffic speeds and volumes, entrance). However, access by foot or cycle pedestrian crossing facilities, HGV movements and involves either travel along narrow, busy roads dangerous junctions. Sites of particular concern in without continuous pavements on one side (to listed. Its main function is that of a tourist centre Broom hall) or travel along the narrow footpath focused on the Thames and the historical core of the running between London Road (Sunningdale village. This has resulted in a number of specialist Station) and Dry Arch Road which necessitates a shops, restaurants and public houses locating in the steep scramble to gain access to the recreation High Street, interspersed between properties that ground. Policy SND4 reflects the Borough Council' remain in residential use. This variety of uses s policies encouraging improved accessibility by contributes to the character of the Conservation foot and cycle. It will seek to enhance the existing Area, and it is considered important to retain this. facilities by using the potential of the stream and The most recent survey showed that out of a total of woods, both as an access route and as an 50 properties in the High Street, 38 (76%) were in enhancement to the Public Open Space. commercial use. Of these commercial premises 28 (74%) were in retail (A1) use. 7.6 COOKHAM The main issues 7.6.1 Cookham comprises three separate and very different villages. These are Cookham Dean, 7.6.4 The main issue in Cookham is the conflict Cookham Rise and Cookham village. Cookham between vehicles, pedestrians and the built Dean is a widely dispersed rural settlement set on environment of the Conservation Area. This conflict the steep chalk slopes above the Thames Valley. Its is exacerbated by the pressures of tourism on the main focus is around the church where a couple of Thames, National Trust Commons and Cookham village shops, a garage, primary school and village village during the summer months. hall are located. Cookham Dean is set entirely within the Green Belt and is covered by the Green 7.6.5 The main points of vehicle/pedestrian Belt policies of Chapter 2. conflict in Cookham are: 1. Cookham Bridge where no footway exists on either side. 2. Sutton Road between Churchgate and High Street where no pedestrian crossing facility exists, the road is very narrow, busy and has blind corners. Footways only exist on the east of Sutton Road to the north of Churchgate and on the west side to the south, forcing pedestrians to cross over. Crossing movements also occur through people using the car parking spaces in Odney Lane, or walking from Odney Common to the High Street. 3. The Pound where the road is again narrow and busy. Pedestrians using the Causeway have to cross over The Pound to the 7.6.2 Cookham Rise, the largest, is a settlement pavement on the north side which is excluded from the Green Belt. It is mainly extremely narrow in places, and often not residential in character, with a local shopping area wide enough for a pram to negotiate, or for adjacent to the railway station and a secondary two people to pass. parade along Lower Road. There are 18 commercial units in the Station Parade/Station Hill area of 7.6.6 In addition to the vehicle/pedestrian which two thirds are in retail (A1) use. The majority conflicts the effect of traffic congestion and of these shops are convenience stores serving the inappropriate parking has a harmful effect on the local community. There are a number of other Conservation Area with the most serious problems community and educational facilities also located in occurring in The Pound which acts as a local Cookham Rise including a library, primary and bottleneck due to its narrowness, and Cookham nursery schools, medical centre, day centre, village High Street where on-street parking creates hall and large recreation ground.

7.6.3 The third settlement, also excluded from the Green Belt is the historic Cookham village centred around Holy Trinity Church and the High Street. Nearly all of Cookham village falls within a Conservation Area, and many of its buildings are

congestion. The volume of traffic along these retained in order to protect the character of the High streets is considered to be well above that Street Conservation Area. Proposals which are acceptable in environmental terms, and in particular likely to exacerbate the existing congestion and it is considered seriously detrimental to the parking problems in the High Street, or result in character of the Conservation Area. increased noise and disturbance to residential properties will not be considered acceptable under 7.6.7 A major cause of these traffic generated this policy. Proposals for community facilities such problems is the inadequacy of public off-street as libraries will normally be considered appropriate parking spaces, especially seasonal spaces for car within the Cookham High Street Conservation borne tourists. The continuing problem of car Area. parking in and around Cookham village has been recognised for many years and suggestions for Cookham Rise additional parking were included in the Cookham District Plan (1972) but were never implemented. POLICY CKM2 Proposal REC11 of the Maidenhead and District Local Plan proposed an investigation into the THE BOROUGH COUNCIL WILL NOT parking problems in Cookham Village. APPROVE PROPOSALS WHICH WOULD RESULT IN A LOSS OF EXISTING RETAIL,- 7.6.8 Key Objectives (CLASS A1) UNITS EITHER THROUGH CHANGE OF USE OR REDEVELOPMENT (i) To minimise the impact of tourist related WITHIN THE COMMERCIAL CENTRE OF activities on the local community. COOKHAM RISE AS DEFINED ON THE COOKHAM RISE INSET MAP, UNLESS IT (ii) To enhance the character of the CAN BE SHOWN THAT THE VITALITY AND Conservation Area and to improve VIABILITY OF THE CENTRE WILL NOT BE pedestrian safety. HARMED.

(iii) To improve and secure the best use of local 7.6.10 The Cookham Rise shopping area fulfils car parking facilities. the very important function of providing a range of convenience goods close to residential areas. The (iv) To maintain Cookham Rise's role as a local retention of retailing activities within this local shopping centre. shopping area is seen as important given the significant impact that changes of use would have Protection of the retail role on the level and quality of local provision and on the viability and vitality of the centre itself. The Cookham Village introduction of community facilities such as libraries within this local shopping area is POLICY CKM1 considered appropriate and could assist in retaining its vitality. THE BOROUGH COUNCIL WILL NOT APPROVE PROPOSALS WHICH WOULD Restraint on commercial development DETRACT FROM THE CHARACTER OF THE COOKHAM HIGH STREET Cookham Village CONSERVATION AREA BY: POLICY CKM3 1) MATERIALLY ALTERING THE EXISTING MIX OF RESIDENTIAL THE COUNCIL WILL NOT PERMIT THE AND COMMERCIAL USES; OR CHANGE OF USE TO, OR DEVELOPMENT FOR, ADDITIONAL COMMERCIAL 2) ATTRACTING ADDITIONAL FLOORSPACE WITHIN COOKHAM TRAFFIC; OR VILLAGE CENTRE. THIS INCLUDES USES IN CLASS A1, A2, A3 AND B1 OF THE 1987 3) INCREASED NOISE AND USE CLASSES ORDER AS WELL AS OTHER DISTURBANCE. COMMERCIAL USES OUTSIDE THOSE CLASSES. 7.6.9 Cookham village tends to function more as a tourist centre than a local shopping centre, and the type of shops reflect this. It is important that the existing mix of residential and commercial uses be

POLICY CKM4 2. THE LOSS OF A RESIDENTIAL UNIT; OR THE REDEVELOPMENT OF EXISTING COMMERCIAL PREMISES IN COOKHAM 3. THE LOSS OF A COMMUNITY USE VILLAGE WILL ONLY BE ACCEPTABLE (USE CLASS D1 - NON-RESIDENTIAL IF: INSTITUTIONS).

IT CONSISTS OF A SCHEME PROVIDING A 7.6.12 Within Cookham Rise, the only area MIX OF USES; AND appropriate for small scale business development is within the Station Hill/Station Parade commercial 1. IT DOES NOT RESULT IN A centre. The scope for additional commercial activity BUSINESS USE (B1) ON THE is, very limited. GROUND FLOOR IN A SHOPPING FRONTAGE; AND Highway and traffic management proposals

2. IT INCLUDES A RESIDENTIAL POLICY CKM6 ELEMENT WHERE APPROPRIATE, THE BOROUGH COUNCIL WILL AND IN ANY CASE DOES NOT INVESTIGATE MEANS OF ENHANCING INVOLVE THE LOSS OF A THE COOKHAM VILLAGE RESIDENTIAL UNIT; AND CONSERVATION AREA AND IMPROVING THE SAFETY OF PEDESTRIANS AND 3. THE DESIGN, MATERIALS AND CYCLISTS POSSIBLE MEASURES MAY LANDSCAPING CONTRIBUTE TO INCLUDE: AN ENHANCEMENT OF THE CONSERVATION AREA; AND 1. TRAFFIC CALMING MEASURES IN THE POUND WITH ASSOCIATED 4. THERE IS NO INTENSIFICATION OF PAVEMENT WIDENING; COMMERCIAL USES ON THE SITE; AND 2. THE PROVISION OF IMPROVED FACILITIES FOR PEDESTRIAN 5. ADEQUATE CAR PARKING IS SAFETY IN COOKHAM VILLAGE, PROVIDED IN ACCORDANCE WITH INCLUDING COOKHAM BRIDGE; THE COUNCIL'S ADOPTED STANDARDS AS SET OUT IN 3. ENVIRONMENTAL ENHANCEMENT APPENDIX 7. MEASURES IN THE HIGH STREET AND AROUND THE WAR MEMORIAL, 7.6.11 Within Cookham village there is very little INCLUDING A REVIEW OF ON- scope for additional retail or business development. STREET PARKING PROVISION. If an existing site in commercial use were to come forward any proposal will be expected to conform 7.6.13 Outside of the main towns of Maidenhead with all six of the requirements listed in policy and Windsor the most serious traffic related CKM4. problems in the Borough are found in Cookham which attracts a considerable volume of tourist Cookham Rise traffic in addition to locally generated demand. The problems are related to environmental and road POLICY CKM5 safety concerns, with the existing very narrow road system being dangerous for motorists as well as PROPOSALS FOR B1 DEVELOPMENT pedestrians and cyclists. The volume of through INVOLVING A NETINCREASE IN traffic combined with pressures from visitors FLOORSPACE OF LESSTHAN 300 SQ seeking a place to park cause serious harm to the METRES WILL BE ACCEPTABLE appearance and enjoyment of the conservation area WITHIN THE COMMERCIAL and its many listed buildings. CENTRE OF COOKHAM RISE AS DEFINED ON THE INSET MAP, WHERE THIS DOES NOT INVOLVE

1) THE LOSS OF RETAIL FLOORSPACE OR CHANGE OF USE ON THE GROUND FLOOR OF PREMISES WITH A SHOPPING FRONTAGE; OR

7.6.14 The former County Environment designated in 1981. The village centre plays an Committee approved an area wide traffic/safety important role as a local shopping centre, primarily study of Cookham in 1993. Public consultation for convenience goods. It has a small number of leaflets were distributed to local residents and commercial uses and provides a range of groups seeking views on problems and possible community facilities. The boundary of the village solutions. 96 responses were received of which over centre is identified on the Datchet Inset Map. 40% requested some kind of traffic calming measure in The Pound and at its junction with 7.7.3 The proximity of Windsor, Slough and the Maidenhead Road. M4 motorway mean that the village centre experiences a high level of 'through traffic'. This 7.6.15 A package of short and long term generates traffic congestion to the detriment of the measures arising from this study was agreed by the village; the two railway level crossings add to the Area Highway Section (Windsor and Maidenhead) congestion. on 24 February 1994. Within the Cookham Inset Area improvements were agreed to a traffic calming 7.7.4 Datchet's population expansion over the scheme for The Pound. Further discussions will last 15 years and the growth in car ownership has take place with local groups about the remaining left the village centre with a car dominated visual traffic problems of Cookham including off-street scene. In particular, car parking around The Green parking provision. strongly detracts from its amenity value.

7.6.16 The present parking facilities in Cookham 7.7.5 Clearly it is important that the retail village are seriously inadequate to meet the function of the village centre is retained. However, demands from short-stay shoppers or visiting any expansion of the village' s commercial role tourists. The only existing off-street parking for would add to the existing congestion problems. The shoppers is in Sutton Road. This is free and has a traffic management measures included in this Local capacity of only 14 spaces. The Borough Council Plan aim to alleviate those problems. will investigate the possibility of restricting this car park to short stays only in conjunction with the dual 7.7.6 Key Objectives use of private car parks for longer stay parking. In accordance with Policy R16, these will include the (i) To create a safer and more pleasant investigation of a suitable site for a new car park shopping environment. which would provide improved access to the River (ii) To protect the existing range of retail and Thames. community facilities. (iii) To preserve and enhance the character of Built environment the Conservation Area (iv) To reduce the physical and visual impact 7.6.17 To ensure the quality of the environment in of vehicles in Datchet. the High Street is maintained and if possible improved, there is a need for the Local Planning Protection of the retail role Authority to exercise strict control over advertisements on commercial properties, POLICY DAT1 particularly the use of illuminated advertisements. Policy ADV2 sets out criteria for controlling the THE BOROUGH COUNCIL WILL NOT display of advertisements in conservation areas. PERMIT PROPOSALS WHICH WOULD RESULT IN FURTHER LOSS OF RETAIL 7.7 DATCHET (CLASS A1) FRONTAGE EITHER THROUGH CHANGE OF USE OR REDEVELOPMENT 7.7.1 Datchet is a Thames-side village located at WITHIN THE COMMERCIAL CENTRE OF the bridging point to the river, opposite the Home DATCHET AS DEFINED ON THE DATCHET Park of Windsor Castle. The settlement has been INSET MAP UNLESS IT CAN BE SHOWN excluded from the Green Belt and mostly falls THAT THE VITALITY AND VIABILITY OF within the Thames flood plain. It is served by the THE CENTRE WILL NOT BE HARMED. Windsor to Waterloo railway line. Datchet parish had an estimated population of 4,947 in 1991.

7.7.2 Datchet has an attractive village centre with groups of largely Edwardian and Victorian buildings clustered around The Green and the two roads leading to the river. These areas fall within the Datchet Conservation Area which was

7.7.7 Datchet plays a vital local role in its provision qf convenience goods but it also has a number of specialist shops. The centre has 30 retail shops, comprising 68 % of all units along the main shopping fromages. These fromages have witnessed a loss of retail uses over recem years, particularly along Slough Road. Any further loss of retail activities could lead to a deterioration of the character and quality of the shopping area. Redevelopment of existing retail premises will be expected to provide retail use on the ground floor and residential use on the upper floor.

Restraint on business development

POLICY DAT2 Environmental enhancement and traffic management measures PROPOSALS FOR B1 DEVELOPMENT INVOLVING A NET INCREASE IN POLICY DAT3 FLOORSPACE OF LESS THAN 100 SQUARE METRES WILL BE ACCEPTABLE WITHIN THE BOROUGH COUNCIL WILL THE COMMERCIAL CENTRE OF DATCHET INVESTIGATE MEANS OF ENHANCING AS DEFINED ON THE DATCHET INSET THE ATTRACTIVENESS OF DATCHET AS A MAP WHERE THIS DOES NOT INVOLVE: LOCAL SHOPPING AND COMMUNITY CENTRE AND IMPROVING THE SAFETY 1) THE LOSS OF RETAIL OF PEDESTRIANS AND CYCLISTS. FLOORSPACE OR A CHANGE OF POSSIBLE MEASURES MAY INCLUDE: USE ON THE GROUND FLOOR; OR PEDESTRIAN PRIORITY AND PEDESTRIAN ENHANCEMENT OF THE SOUTH SIDE OF 2) THE LOSS OF A RESIDENTIAL THE GREEN. UNIT; OR 7.7.10 Pedestrian priority and pedestrian 3) THE LOSS OF A COMMUNITY USE enhancement of the south side of The Green as (USE CLASS D1- NON-RESIDENTIAL identified on the proposals map would restrict INSTITUTIONS). traffic flows to the main roads through the village. This would ease traffic congestion and remove REDEVELOPMENT SCHEMES WILL BE some sources of vehicle/pedestrian conflict, thus REQUIRED TO CONTRIBUTE TO THE making for a more favourable pedestrian ENHANCEMENT OF THE CONSERVATION environment in the village centre. AREA. 7.7.11 At present, Datchet High Street acts as a 7.7.8 The completion of the Portland Business divide between the two main shopping areas. The Centre has led to a significant increase in business location of a pedestrian crossing on the High Street activity in Datchet. Any further intensification of would provide a safe and convenient link between business uses in Datchet would add to the existing the two areas. problems of traffic congestion and car parking, and will therefore not be acceptable. This approach 7.7.12 The introduction of further on-street conforms with Policy E1 which seeks to restrict parking restrictions as part of the pedestrian new commercial development. enhancement would significantly reduce the number of cars parked around The Green and thus improve 7.7.9 It is essential that all new office schemes the visual scene. The pressure for car parking in Datchet respect the existing 'mix' of land uses. In around The Green means that resident's parking particular, the combination of retail and residemial needs to be provided. uses around The Green is an important factor in the character of the Datchet Conservation Area. Clearly all schemes will be required to contribute to the character and appearance of the conservation area.

POLICY DAT5 POLICY DAT4 THE BOROUGH COUNCIL WILL MAKE BETTER PROVISION FOR CYCLISTS, IN THE BOROUGH COUNCIL WILL REVIEW ACCORDANCE WITH POLICY T8, THE ALLOCATION OF LONG AND SHORT THROUGH THE FOLLOWING MEASURES: STAY PARKING FACILITIES IN DATCHET. 1) THE PROVISION OF A CYCLEPATH POSSIBLE MEASURES MAY INCLUDE: ALONG THE HORTON ROAD;

1) THE PROMOTION OF THE USE OF 2) THE PROVISION OF CYCLE PARKING HORTON ROAD CAR PARK FOR FACILITIES IN DATCHET VILLAGE SHORT STAY ‘SHOPPERS' CENTRE. PARKING THROUGH IMPROVED SIGNPOSTING; 7.7.17 The east of Datchet has witnessed considerable residential development in the past 2) THE PROVISION OF IMPROVED decade. A cyclepath along the Horton Road would DISABLED PARKING FACILITIES; improve cycle access to the village centre.

3) THE INTRODUCTION OF 7.8 ETON RESIDENTS ONLY PARKING AROUND THE GREEN. 7.8.1 Eton is an historic Thameside town dominated by the famous Eton College. This, 7.7.13 The Horton Road car park is presently together with its proximity to Windsor and the under-used despite having good access to the Thames makes Eton one of the Borough's major shopping centre. The reduction of parking visitor attractions. The nature of the High Street opportunity around The Green and more extensive shops clearly reflect Eton's role in serving the needs signposting would encourage more shoppers to use of visitors with nearly half the shops trading in the car park. An investigation into the feasibility of antiques or art, and 14% each in gifts and clothing. extending the car park may be necessary. There are also a large number of food and drink (A3) establishments which together comprise 14% 7.7.14 Disabled parking is currently provided at of all commercial premises. The Avenue car park, adjacent to the railway station. However, there is also a need for more 7.8.2 The main planning issues in Eton derive centrally located disabled parking for shopping from the conflict between the pressures from purposes. The eastern side of The Green is a tourism and the need to protect the historic fabric of suitable site due to its central off-street location. the town, enhance its environment and maintain local services. The whole of Eton is designated a 7.7.15 The Avenue car park provides about 120 Conservation Area and there are many listed parking spaces for rail users, primarily for long buildings, particularly around the College and along distance commuters. However, it provides the High Street. While strong policies elsewhere in insufficient spaces for this purpose, and this plan protect the built environment, the main consequently The Avenue suffers from a high level harm to the appearance of the Conservation Area is of on-street parking. This is detrimental to the the visual dominance of traffic, both circulating and residential character of the area, which is a parked. This also causes danger to pedestrian safety proposed extension to the Conservation Area. and convenience and creates a poor shopping environment. 7.7.16 The introduction of a resident parking or voucher parking scheme along The Avenue and 7.8.3 Although the nature of the High Street Montagu Road would alleviate the on-street parking shops reflects Eton's tourist function, there are problem. The complete removal of waiting residential areas on both sides of the High Street. It restrictions in the car park would increase the is important, therefore, to retain Eton's role as a number of spaces available to rail users. Any local shopping area serving the needs of the local overflow parking would be accommodated by population. Pressure to develop non-retail allowing on-street parking in defined locations, as activities and retailing associated with tourism is part of the traffic management scheme. great and has resulted in a marked decline in outlets serving the local population.

Cycling

7.8.4 Key Objectives Council cannot specify the type of retail activity occupying premises within the shops (A1) class, it (i) To create a more attractive, safe and is considered that any further loss of retail premises convenient shopping environment for local in the High Street would be both detrimental to the residents and visitors. character of the area and could prejudice the already limited local shopping function. (ii) To protect the retail function of the High Street. 7.8.6 Much of Eton's character is derived from the mix of residential properties and small retail (iii) To reduce the physical and visual impact premises along the High Street. The further loss of of vehicles in the High Street. retail units would upset this balance and, in the case of tea-rooms, restaurants, public houses or hot food (iv) To meet local car parking deficiencies. take-aways (use class A3) would attract additional tourist pressure, exacerbating the existing (v) To protect and enhance the historic congestion and parking problems in the High Street. character of Eton, its Thameside setting, These uses would also be detrimental to the and views to and from Windsor Castle. amenities of residential properties with increased noise and disturbance at night.

Restraint on business development

POLICY ETN2

PROPOSALS FOR B 1 DEVELOPMENT INVOLVING A NET INCREASE IN FLOORSPACE OF LESSTHAN 100 SQ METRES WILL BE ACCEPTABLE WITHIN THE COMMERCIAL CENTRE OF ETON DEFINED ON THE ETON INSET MAP WHERE THIS DOES NOT:

1) INVOLVE THE CHANGE OF USE OF THE GROUND FLOOR OF Protection of the retail role PREMISES WITH A HIGH STREET SHOPPING FRONTAGE; OR POLICY ETN1 2) INVOLVE THE LOSS OF A THE BOROUGH COUNCIL WILL NOT RESIDENTIAL UNIT; OR APPROVE PROPOSALS WHICH WOULD RESULT IN THE LOSS OF RETAIL (CLASS 3) INVOLVE THE LOSS OF A A1) PREMISES EITHER THROUGH COMMUNITY USE (USE CLASS D1 - CHANGE OF USE OR REDEVELOPMENT NON-RESIDENTIAL WITHIN THE TOWN CENTRE OF ETON AS INSTITUTIONS). DEFINED ON THE ETON INSET MAP UNLESS IT CAN BE SHOWN THAT THE 7.8.7 The Boroughwide theme of restraint on VITALITY AND VIABILITY OF THE employment growth is reflected in policies which CENTRE WILL NOT BE HARMED. seek to direct commercial development to the main towns of Maidenhead and Windsor and to 7.8.5 Eton High Street has experienced a marked recognised employment areas. Eton is considered to decline in its function as a local shopping area as a be particularly vulnerable to the harmful effects of result of the growth in non-retail activities and business development. Policy ETN2 will protect the retailing associated with tourism. Shops now historic character of the High Street by resisting account for less than two-thirds of the commercial development that could harm the Conservation Area premises in Eton High Street. Of these nearly 80% and add to existing problems with traffic circulation directly serve the tourist trade. Whilst the Borough and car parking .

7.8.8 It will be important that any proposed local residents and service vehicles; small scale schemes do not significantly intensify an existing business use, or create a wholly new 3 Leading traffic past the car parks before activity which cannot accommodate appropriate reaching the High Street (Eton Court levels of car parking, and which do not create a remains two-way, and traffic is scale of development which is out of character with discouraged from using Meadow Lane and the predominantly small-scale commercial uses the High Street); within the Eton Conservation Area. Policy ETN2 does, however, provide flexibility for small scale 4 Protecting the historic fabric from development meeting the needs of local businesses. unnecessary wear and tear; Any development must comply with the development guidelines for Conservation Areas set 5 Creating a more spacious and attractive out in policies CA1, CA4 and CA6. environment for pedestrians and the disabled. Environmental enhancement and traffic management measures 7.8.11 Although the complete pedestrianisation of Eton High Street is not practical traffic calming and POLICY ETN3 other environmental improvements have been carried out in conjunction with the traffic THE BOROUGH COUNCIL WILL SEEK TO management measures. These have included, for IMPROVE HIGHWAY SAFETY AND TO example, resurfacing the carriageway with ENHANCE THE ATTRACTIVENESS OF THE appropriate materials, some pavement widening ETON CONSERVATION AREA THROUGH incorporating parking bays for service vehicles and THE FOLLOWING MEASURES: the disabled, seating, landscaping and cycle parking facilities. 1) IMPLEMENTING A ONE-WAY SYSTEM IN ETON HIGH STREET Parking NORTHBOUND FROM ITS JUNCTION WITH BROCAS STREET POLICY ETN4 TO THE JUNCTION WITH ETON COURT; AND THE BOROUGH COUNCIL WILL SEEK TO PROVIDE IMPROVED CAR PARKING 2) IMPLEMENTATION OF A PARTIAL FACILITIES IN ETON THROUGH THE PEDESTRIAN IMPROVEMENT FOLLOWING MEASURES: SCHEME FOR ETON HIGH STREET SOUTH OF ETON COURT; AND 1) A NEW CAR PARK AT BARNESPOOL ON LAND REAR OF 3) THE PROVISION OF CYCLE 1-12 HIGH STREET; AND PARKING FACILITIES. 2) IMPROVED SIGNPOSTING OF 7.8.9 The attractiveness of Eton as a PUBLIC CAR PARKS. Conservation Area and popular shopping street for visitors and local residents has been severely 7.8.12 Parking facilities in Eton are inadequate to reduced by the dominance of the car on the visual cope with existing demands with no scope for scene. The conflicting needs of pedestrians and catering for an increase in demand. This is motorists are further exacerbated by the narrow particularly the case during the summer months High Street and the high incidence of illegal on- when pressure from visitors is greatest. street parking. 7.8.13 The two existing car parks have a high 7.8.10 The introduction of a one-way system incidence of long stay parkers creating a shortage of during 1997/8 in Eton High Street has benefitted spaces for short stay shoppers parking. Eton traders, shoppers and visitors by: College also requires further parking facilities to meet its own needs. The scope for providing 1. Reducing traffic congestion; additional car parking in Eton is, however, largely dependent on the co-operation of Eton College in 2 Improving traffic circulation and access for

providing land. The one identified site at Barnespool appears to be the only suitable site 7.8.16 To enable the Borough Council to more available which is convenient for the town but effectively protect Eton's essential character Policy which would have least impact on its historic CA3 will include Eton High Street for future character. designation under an Article 4 Direction. This would require planning permission to be obtained 7.8.14 The site at Barnespool occupies a before changes could be made to the original substantial area of abandoned and overgrown architectural features of properties such as doors, gardens, a row of lock-up garages and an area of windows, roofing materials, facing materials and haphazard open parking. The site could garden walls and fences. accommodate approximately 90 parking spaces while leaving about 40% of the site for landscaping 7.8.17 The commercial requirements of properties and peripheral screening. It would result in more to advertise their trade can disturb their position in effective use being made of vacant and under-used an historic street if they become too self-assertive land in built up areas and this would be in and if repeated by several properties can destroy accordance with Government advice. It would also much of the original attraction of the street. To provide a useful opportunity to co-ordinate college, ensure the historic character of Eton High Street is business, residents and public parking requirements retained it is considered appropriate to severely and to provide an attractive landscaped setting restrict the possibility of incongruous adjacent to Baldwin Stream and the historic advertisements in this important street scene. Luxmoore's garden of Eton College which would enhance this part of the Conservation Area. 7.8.18 Many of the buildings in Eton High Street retain attractive old wooden shopfronts and painted Built environment signs. In order to improve the quality of the Conservation Area Policy SF1 (guidelines for POLICY ETN5 shopfronts) will be strictly applied in Eton High Street. In particular, where a building contains an THE BOROUGH COUNCIL RECOGNISES interesting early shopfront this should be retained THE PARTICULAR QUALITY OF THE and repaired if necessary. ETON TOWN CENTRE CONSERVATION AREA IN RETAINING MANY ELEMENTS Timber Yard and Wharf, King Stable Street OF ITS DEVELOPMENT FROM MEDIEVAL TIMES. IN ORDER TO PROTECT THIS POLICY ETN6 CHARACTER OPPORTUNITIES FOR NEW BUILDINGS WILL BE VERY LIMITED AND THE BOROUGH COUNCIL WILL ANY SUCH PROPOSALS TOGETHER WITH ALLOCATE THE TIMBER YARD AND THOSE FOR ALTERATIONS, EXTENSIONS WHARF SITE AT KING STABLE-STREET OR CHANGE OF USE TO EXISTING FOR RESIDENTIAL USE. AS PART OF A BUILDINGS WILL BE EXPECTED TO BE POSSIBLE REDEVELOPMENT SCHEME SYMPATHETIC TO THE HISTORIC THE BOROUGH COUNCIL WILL SEEK CHARACTER OF THE AREA AND PROVISION FOR PUBLIC ACCESS TO THE INDIVIDUAL PROPERTIES. RIVERSIDE.

7.8.15 Policy CA2 sets out the Borough Council's 7.8.19 The following guidelines are suggested as general requirements for development part of a possible redevelopment scheme: inconservation areas.The Borough Council recognises that the Eton Conservation Area has a particular quality derived from the retention, within REQUIREMENTS the town centre, of many elements of its development from medieval times. This has resulted - an element of affordable housing will be in a mix of a considerable amount of residential provided accommodation with small scale commercial uses - highway improvements with a large proportion of the original fabric and - provision of public access to riverbank as part of structure remaining relatively undisturbed. It is an area of public open space therefore considered appropriate in order to protect - high quality of design this character, to severely limit opportunities for new buildings within Eton. Any such proposals, CONSTRAINTS together with those for alterations, extensions or - within 1:100 flood area change of use to existing buildings will be expected - within Eton Conservation Area to be sympathetic to the historic character of the - within setting of Thames area and of individual properties. - 2 listed buildings within site - prominent riverside frontage - opposite Windsor Castle

BENEFITS - removal of non-conforming industrial use provision of much needed affordable housing - enhancement of appearance of Conservation Area - public access to Thames - public open space

Implementation

Policy Title Policy No. Page No.

8.1 IMPLEMENTATION

Associated infrastructure, facilities, amenities IMP1 8.1

8. Implementation

8.1 INTRODUCTION infrastructure, services and amenities can be provided in the absence of public sector provision. While 8.1.1 The implementation of local plan policies conditions can be imposed on planning permissions to and proposals will be the responsibility of a variety of secure such provision by developers prior to the organisations and individuals operating in different commencement or occupation of development, it will areas and at different times. It is important that be more usual for developers to enter into an development is carried out in a co-ordinated manner agreement, normally under Section 106 of the Town and that required infrastructure, services, amenities and Country Planning Act 1990 (there may also be and facilities are provided in accordance with the rate agreements under the Highways Acts), to undertake of development and the pressures arising. the necessary/required provision or to make a financial contribution towards such provision. 8.1.2 Cumulatively, the policies and proposals in this Plan will have a significant impact on the need for 8.1.6 The Local Plan identifies a number of new infrastructure, services and other facilities over infrastructure, services and other facilities that will be the Plan period. In the past, such provision has not required over the Plan period as a result of the kept pace with development, with the result that much development proposed and anticipated by the Plan. In of the infrastructure and many services and facilities some cases, these items will be provided directly by within the Borough are now at or above capacity and, individual developments where it is wholly required in some areas, are inadequate. The fact that the area as a result of that development. In other cases, suffers considerable congestion and other adverse contributions will be sought from developers towards impacts arising from recent rates of development has the provision of specified items which have been been recognised by SERPLAN and in RPG91' identified as required to serve development within the area of the application site. 8.1.3 Much of the problem derives from a combination of falling public sector resources to fund POLICY IMP1 essential services and community facilities and the fact that individual developments within the Borough DEVELOPMENT WILL NOT BE PERMITTED have usually been relatively small scale. The limited UNLESS PROVISION IS MADE FOR scale has meant that, individually, developments have INFRASTRUCTURE, SERVICES, FACILITIES not been able to fund relatively expensive AND AMENITIES, BOTH ON AND OFF SITE, infrastructure and other requirements. WHICH ARE MADE NECESSARY BY THE DEVELOPMENT, AND DIRECTLY RELATED 8.1.4 The Berkshire Structure Plan 1991 - 2006 TO IT, AND TO THE USE OF THE LAND recognises the need to allow time for infrastructure AFTER ITS COMPLETION. and services to catch up with recent major development within Berkshire. It also acknowledges IF THIS CANNOT BE ACHIEVED BY that the need for infrastructure, services and amenities, CONDITIONS, THE COUNCIL WILL SEEK TO directly related to development in Berkshire, should ENTER INTO A PLANNING OBLIGATION be a factor in considering planning applications. WITH THE APPLICANT WHICH, WHERE Policy LD5 of the Structure Plan requires that local APPROPRIATE, MAY INVOLVE A FINANCIAL authorities are satisfied that transport requirements CONTRIBUTION TOWARDS MEETING THE directly related to the development proposed are COST OF THE RELEVANT PROVISION. provided, or will be provided, before planning permission is granted. 8.1.7 Each development proposal will be considered in relation to the general standards set out 8.1.5 Department of the Environment Circular 1/97 in the Plan and in any appendices, any spare sets out Central Government guidance on how

1RPG9 'Regional Planning Guidance for the South East', DoE/HMSO, March 1994

capacity in the existing provision of facilities and 8.2.3 Further details on the schemes and/or areas services in the area and in the light of specific which are subject to highway improvement proposals requirements and programmes set out in policy are listed in Appendix 8. documents (such as the Structure Plan, development briefs, the Transport Policy and Programme 8.2.4 Within Maidenhead and Windsor town document) or agreed by resolution of a Board of the centres, contributions will be sought from developers Borough Council. to contribute to a programme of traffic management and pedestrianisation works designed to meet the 8.1.8 In most cases, contributions will be paid into needs of increasing use resulting from development. an infrastructure/facilities/amenities fund for a Elsewhere, in specified areas, developers will be particular area of the Borough, with developers being requested to contribute to the carrying-out of required to make pro-rata payments to the fund. The improvements/traffic calming measures in respect of fund will be held in trust and will be administered by specified roads and routes within areas of the Borough the Borough Council. More information on the where particular problems have been identified and operation of the fund can be obtained from the where such problems will be exacerbated by document, ' Infrastructure, Service and Amenity additional traffic generated by new development in Requirements for New Development in Berkshire'. those areas.

8.1.9 The items of infrastructure, services, 8.2.5 As a result of traffic growth and associated facilities and amenities to which this policy refers and problems, there is a need to reconsider the role of the means of their provision within an area are alternative forms of movement, particularly public detailed below and in Appendix 8. transport. The importance of public transport is growing, and will continue to grow as part of the 8.2 TRANSPORT PROVISION development of an Integrated Transport Strategy. In future years there will therefore be increased provision 8.2.1 Various highway schemes have been for investment in public transport facilities; a park and identified as required to service the traffic needs of the ride facility on the edge of Windsor; improvements to Borough, including new development, during the Plan railway facilities in and around Maidenhead and other period. In particular, the needs of both Maidenhead settlements in the Borough; greater provision for bus and Windsor have been identified by transportation travel, public transport interchanges; etc. As policies studies. The Transport Policy Programme document and proposals are developed under the evolving also identifies a number of schemes and studies to be Integrated Transport Strategy, there will be a need to carried out to deal with traffic and other transport obtain funding for new projects from a wide variety of needs, including public transport, park-and-ride and services including contributions from developers of provision for cyclists, in various parts of the Borough. schemes benefiting from the improvements in public transport. 8.2.2 Contributions will be sought from new development towards the provision, or the bringing 8.2.6 The Borough Council has also prepared a forward of provision, of relevant schemes or in strategy for the specific provision for cyclists relation to other works necessitated by the (including provisions for cycle parking) within the development. In some areas, such as the eastern and urban areas of Maidenhead and Windsor. central areas of Maidenhead, transportation studies Contributions will be sought from developers to have revealed the need for a number of inter-related provide stretches of cycle routes where these rim schemes to satisfy the needs of the area. No one within or adjacent to their development sites or development site within the area could fund these towards the provision of sections of the overall system schemes. Contributions will therefore be sought from as identified in the Plan. each development site towards the provision of the bringing forward of the identified works. In 8.3 CAR PARKING accordance with national guidance (PPG13), no contributions will be sought towards improvements to 8.3.1 The Borough Council's adopted parking deal with existing deficiencies which would not be standards will be applied to all new development made worse by the development, or which are within the Borough, as detailed under Policy P4 of this programmed to be carried out by the highway Local Plan. authority within the same timescale. 8.3.2 In seeking to secure specific parking provision for new development in town centre areas, the Borough Council will consider requests

for the commutation of car parking liability as opposed to car parking provision to the full standard 8.7 LANDSCAPE on site. There is a set charge per commuted space. These charges are reviewed annually. 8.7.1 All new-built developments require landscape and boundary treatments to some extent or 8.4 DRAINAGE other. Detailed landscape/boundary treatment schemes should be submitted as part of the planning application 8.4.1 Various drainage improvements are proposed and will be required by conditional planning consent. within the District. For the most part these will be The cost of implementation of all landscape works funded by the relevant water companies. Connections will be borne by the developer. to the drainage system by new development will be subject to the water companies standard connection 8.8 ARCHAEOLOGY charges. 8.8.1 The Borough contains a wealth of 8.4.2 Thames Water Utilities should be contacted archaeological remains. Several sites are identified as regarding all drainage requirements. Scheduled Ancient Monuments and enjoy specific legislative protection. Other areas are identified by the 8.5 HOUSING Borough's own Sites and Monuments Record. These latter sites have no specific statutory protection. Such 8.5.1 The Borough Council views the provision of sites will be safeguarded through Local Plan proposals affordable housing to meet the needs for such housing (see Section 2.3). within the Borough as a high priority. The Borough Council is developing its own programme for the 8.8.2 Where it has been established that the provision of limited amounts of affordable housing in development of a site will affect archaeological partnership with Housing Associations. To remains, the Borough Council will expect developers complement this, the Borough Council will expect the to make adequate practical and financial provision for provision of affordable housing as part of private the investigation, recording and preservation (either developments in accordance with the policies and on site or off site) of any artefacts that are discovered, development frameworks outlined in the Housing in line with the Council' s policy. Section of the Local Plan. 8.9 COMMUNITY FACILITIES 8.6 OPEN SPACE PROVISION WITHIN HOUSING DEVELOPMENTS 8.9.1 At present there are few proposals for general community facilities (i.e. schools, health facilities, 8.6.1 Section 3 on Leisure and Recreation outlines social/community meeting places, etc) in the the standards of open space provision to be applied in programmes of any public body. However, developers relation to all residential development. Due to the may be expected to contribute to the provision of such relatively small scale of development sites allocated facilities, as appropriate and where a need is identified under the Plan, it is accepted that it is not feasible or within the Borough. For example, where development appropriate to expect all of the open space results in the rise in school catchment population requirements to be provided within each site. It is necessitating additional classrooms and other facilities therefore acceptable for such provision to be made at a school, developers would be expected to off-site in appropriate locations in combination with contribute to the provision of such facilities. provision being made by other developments. In order to fund such provision, developers will be expected to 8.9.2 There is also a need in Windsor for additional make a financial contribution, based on a formula visitor facilities. In particular, the town would benefit related to the population expected to be from the provision of a museum/heritage centre. accommodated within each development. Again, such a facility could be provided by the private sector as part of a mixed use development within the 8.6.2 Provision for informal open space will town centre. include measures for the management and protection of areas of nature conservation interest.

8.10 MAINTENANCEAND 8.11 PROVISION OF ACCESS AND ENHANCEMENT WORKS FACILITIES FOR PEOPLE WITH DISABILITIES 8.10.1 Schemes have been, and will continue to be, identified for the maintenance and enhancement of 8.11.1 Contributions will be sought from developers specific conservation areas. Contributions will be to meet the requirements of a number of policies sought from developers towards specified programmes within the Local Plan which require that new of maintenance or enhancement in the vicinity of developments make provision for access to, and the application sites. For example in conservation areas or use of, buildings by people with disabilities. However, in the area of the 'Setting of the Thames'. many existing buildings, facilities and amenities are inaccessible and not suitable for use by people with 8.10.2 There are a number of policies within the disabilities. The Borough Council, in association with Local Plan which seek landscape enhancement works, a number of other groups, have set up an Access to improve the open countryside appearance and rural Forum. One of the remits of this group is to identify character of parts of the Green Belt and enhancement existing locations and facilities which are inadequate of degraded areas of landscape, particularly in Hythe in terms of access to people with disabilities and to End. Landowners, developers, farmers, operators detail the works required to improve them. and other agencies will be encouraged to carry out Contributions will be sought from developers in the various landscape enhancement works and to instigate town centres of Maidenhead and Windsor or of countryside management measures in an effort to commercial developments elsewhere in the Borough maintain such enhancements. towards the carrying out of identified improvements.

POLICY INDEX AND GLOSSARY

POLICY INDEX

A Access

- for people with disabilities (DG1, S3, H9, R10, SF4, & T9) - for cyclists (53) - for pedestrians (53, T8 & T9) - general in new developments (DG1) - public access to nature conservation sites (N11) - public access to the River Thames (N2, R14 & R15) Advertisements - general (ADV1) - in Conservation Areas (ADV2) Affordable housing - general (H3) - in rural areas/recognised settlements (H4) Allotments (N4) Appropriate development in the Green Belt (GB 1) Archaeological Sites - development proposals and (ARCH2 to ARCH4) - Scheduled Ancient Monuments (ARCH 1) - Sites and Monuments Record (ARCH2) Areas of Special Landscape Importance (NI) Article 4 Directions (CA3) Ascot (ASC1 to ASC5)

B Bed and Breakfast accommodation (TM2 & TM3) Blinds on shopfronts (SF2) Boatyards/other services and facilities for river-users (R16) Building Preservation Notices (LB1) Buildings at Risk Register (LB1) Bus services (T10 &T11) Business, Industrial and Warehouse development (see also Employment areas and Commercial areas) - design of (El0) - in general (El to El0) - in Ascot (El & ASC2) - in Cookham (El, CKM3, CKM4 & CKM5) - in Datchet (El & DAT2) - in Eton (E 1 & ETN2) - in Maidenhead Town Centre (El & MTC2) - in Sunningdale (El & SND2) - in Sunninghill (El & SNH2) - in Windsor Town Centre (El & WTC2) - inappropriate sites (E7)

C Change of use - buildings in Green Belt (GB2 & GB8) - in Ascot (ASC1) - in Cookham (CKM2 & CKM3) - in Datchet (DAT1) - in Employment Areas (E5) - in Eton (ETN1) - in Local Shopping Parades/stores (S7 & S8) - in Maidenhead Town Centre (MTC8 & MTC9) - in Suningdale (SND2) - in Sunninghill (SNH1)

- in Windsor Town Centre (WTC7, WTC8 & WTC10 - of boatyards (R16) - of Listed Buildings (LB3) - to community facility (CF3) Colne Valley Regional Park (R18) Commercial areas (see also Business development and Employment areas) - small settlements (El) - town centres (El, E8, E9, WTC2, & MTC2) Common land (N4) Community facilities - new facilities (CF2, CF3 & CF4) - loss of community facilities and buildings (CF1) Conservation Areas - advertisements in (ADV2) - article 4 directives (CA3) - car parking in (CA6) - development in (CA1 & CA2) - guidelines for development affecting Conservation Areas (CA2) - environmental improvement schemes in Conservation Areas (CA4) - signs and highway equipment in Conservation Areas (CA5) Conversion of residential units (H 12 & H13) Cookham (CKM1 to CKM6) Cycling - general (T7) - links to public transport (T7) - parking (T7) - provisions in: - Ascot (ASC5) - Datchet (DAT5) - Sunninghill (SNH3) - Sunningdale (SND3 & SND4) - Windsor Town Centre (WTC13) - routes (T7 & R14) - Thames Valley long distance cycle route (T7)

D Datchet (DAT1 to DAT5) Deficiencies in urban open space provision (R2) Demolition - of Listed Buildings (LB2) - in Conservation Areas (CA1) Density of housing in established residential areas (Hi 1) Design guidelines - for commercial developments (El0) - for Conservation Areas (CA2) - for shopfronts (SF1) - general (DG1) - highway design standards (T5) - in relation to landscaping/trees (N6) - residential development (H10) - parking standards (P4) Disabled - access for people with disabilities (SF4, RI0, T9 & CF2) - facilities and provisions for people with disabilities (DG1 & H9 )

E Ecological value (see nature conservation) Employment Areas (see also Business development and Commercial areas) - extension of Employment Areas (E4)

- general (El to E5) - loss of land in Employment Areas (E5) Environmental enhancement in: - Ascot (ASC3) - Cookham (CKM6) - Conservation Areas (CA4) - Datchet (DAT3) - Eton (ETN3) - existing residential areas (H15) - Maidenhead Town Centre (MTC5 & MTC6) – - shopping areas (53) -Sunningdale (SND3) - Sunninghill (SNH3) Equestrian establishments (GB6) - stables for private recreational use (GB7) Eton (ETN1 to ETN6) Eton Town Centre Conservation Area (ETN5) Extension of private gardens (GB5) Extensions to houses (H14 & GB4)

F Farms - diversification (TM8) - tourism on farms (TM8) Flooding (F1) Flora and fauna protected by law (N 10) Funding of highway improvements (T6)

G Gardens - extension of private gardens in the Green Belt (GB5) Golf courses (R12) Green Belt - appropriate development in (GB1) - assessment/requirements for development in the Green Belt (GB2) - equestrian activities/developments in (GB6 & GB7) - garden extensions in (GB5) - higher education sites in the Green Belt (GB10) - new residential development in the Green Belt (GB3) - re-development/re-use of buildings (GB8 & GB9) - recognised settlements (GB3) - replacement dwellings (GB3) - residential extensions (GB4) Green Way Recreational Route (R14) Groundwater and development impacts (NAP4)

H Hedgerows (N7) Heritage centres (TM5) Higher education sites in the Green Belt (GB10) Highway design standards (T5) Highway improvements (T 1, T3, T6, MTC 11 & WTC 11 ) Historic Buildings Grants and Loans (LB1) Historic gardens and formal landscapes (HG1) Historic and architectural character of Windsor (WTC4 & WTC9) Hotel development (TM1,TM2 & WTC6 - site W5) Housing development (see Residential)

I Identified housing sites and public open space (R6) Implementation (IMP1) Industrial development (see business development) Informal nature reserves (N11) Infrastructure required by new development (IMP1)

L Landscape - Areas of Special Landscape Importance (N1) - general features (N1) - formal landscapes (HG1) - in new developments (DG1 & N6) Landscape Enhancement Area (N3) Legoland (TM7) Leisure (see Recreation) Listed Buildings - Building Preservation Notices (LB1) - Buildings at Risk Register (LB1) - change of use of Listed Buildings (LB3) - demolition of (LB2) - general (LB1) - grants and loans for repair and preservation (LB1) - setting of/grounds of (LB2) - statutory list (LB1) Local Nature Reserves (N9 & N11) Local Shopping Parades and stores (57 & S8) Local Areas for Play - LAP (R5) Local Equipped Areas for Play - LEAP (R5) Loss of - built sport or leisure facilities (R7) - important Urban Open Land and other areas of open space (R1) - land in employment areas (E5) - residential land/accommodation (H7)

M Maidenhead Town Centre (MTC1 to MTC13) Major retail development (54 & S5) Major highway improvements (T1) Major Development Sites - Maidenhead Town Centre (MTC7) - - Windsor Town Centre (WTC6) Management agreements (Nil) Materials (DG1, CA2 & LB2) Minor transport improvements (T3) Monitoring housing development (H5) Motorway service areas (GB11) Museums (TM5)

N National Nature Reserves (N8) Nature conservation - general (N1 to N11 & R18) Nature reserves - informal nature reserves (N11) - Local Nature Reserves (N9 &N11 - National Nature Reserves (N8)

- Pocket Parks (N11) - Ramsar Sites (N8) - Sites of Special Scientific Interest (N8) - Special Protection Areas (N8) - Wildlife Heritage Sites (N9) Noise - new housing and noise (NAP2) - noise sensitive development (NAP1) - development proposals emitting unacceptable levels of noise (NAP3)

O Open space

- general (DG1, R1 & R2) - provisions (R2) - management of (R4) - loss of (RI) - in identified housing sites (R6) - in new residential developments (H10, R3 & R4) - overcoming deficiencies in (R2) - urban open land (R1) Original shopfronts (SF1)

P Park and ride (P2) Parking - cycles (T7 & DG1) - general (P1 & P5) - in Ascot (ASC4) - in Conservation Areas (CA6) - in Datchet (DAT4) - in Eton (ETN4) - in new developments (DG1 & P4) - in shopping areas (53) - in Windsor Town Centre (WTC11 & WTC12) - on street parking measures (P3) - residents parking schemes (P3) - standards (P4 & Appendix 7) Pedestrian routes in Windsor Town Centre (WTC15, WTC16, & WTC17) Pedestrianisation - general (53) - Maidenhead Town Centre (MTC12) - Windsor Town Centre (WTC14) Play areas - general (H10) - Local Areas for Play - LAP (R5) - Local Equipped Areas for Play - LEAP (R5) Pocket Parks (N11 & R18) Pollution and development - general (NAP1 & NAP2) - noise, smells, flames (NAP3) - impact on groundwater (NAP4) Ponds (N4) Primary Shopping Core (MTC1, MTC8, MTC10, WTC1 & WTC7) Public rights of way (R14) Public transport - bus services (T10 & T11) - general (T10) - in Ascot (ASC5) - links between transport modes (T10 & T7) - rail services (T12)

Public access - to Landscape Enhancement Areas (N3) - to nature conservation sites (N11) - to the River Thames (N2) Public open space (see Open space)

R Radio masts (TEL1) Rail services (T12) Ramsar Sites (N8) Re-use of buildings in the Green Belt (GB8 & GB9) Rear servicing (MTC6 & WTC5) Recognised settlements - affordable housing (H4) - general (GB3) Recreation - facilities in Maidenhead Town Centre (MTC3) - facilities in major commercial redevelopment schemes (R11) - general (R1 to R18) - loss of facilities (R7) - new development for recreational use (R8) - opportunities for (R9) - specialist recreation facilities (R13) - Sunningdale Recreation Ground (SND4) Redevelopment schemes - environmental improvements in redevelopment schemes (MTC5 & MTC6) - in Eton (ETN6) - in Maidenhead Town Centre (MTC4 & MTC5) - in the Green Belt (GB9) - in Windsor Town Centre (WTC3 & WTC5) Replacement dwellings (GB3) Residential development - affordable housing (H3 & H4) - and noise (NAP2) - conversion of existing units (H12 & H13) - density in established residential areas (Hi 1) - design guidelines (H10) - in Eton (ETN6) - in the Green Belt (GB3 & H4) - in town centres (H6, MTC4 & WTC3) - land for new residential development (H1, H2, H4, H5 & H6) - loss of residential land (H7) - monitoring of (H5) - type of housing accommodation (H8 & H9) Residential extensions (GB4 & H 14) Residents parking schemes/on street parking measures (P3) Retail development - general (S1, S2, S4, S5, S6 & S7) - in Ascot (ASC1) - in Cookham (CKM1 & CMK2) - in Datchet (DAT1) - in Eton (ETN1) - in Primary Shopping Core (MTC1, MTC8, MTC10, WTC1 & WTC7) - in Secondary Shopping Area (MTC9, MTC10 & WTC10) - in Specialist Shopping Area in Windsor (WTC8 & WTC9) - in Sunningdale (SND1) - in Sunninghill (SNH1) - Local Shopping Parades and stores (57 & S8) - major retail development (54 & S5)

- sites allocated for additional shopping development (82) Retail warehouses (86) Rights of way (R14) River - facilities for river users/boatyards (R16) - flooding (F1) - public access to (N2, R14 & R15) - setting of the Thames (N2) - slipways (R17) - Thames National Trail (R14 & R15)

S Scheduled Ancient Monuments (ARCH1) Secondary Shopping Areas (MTC9, MTC10 & WTC 10) Security shutters (SF3) Setting/grounds of Listed Buildings (LB2) Setting of the Thames (N2) Shopfronts - blinds on (SF2) - of historic or architectural interest (SF1) - original shopfronts (SF1) - security shutters (SF3) Shopping developments (see retail development) Signs and highway equipment in Conservation Areas (CA5) Signs (see advertisements) Sites of Special Scientific Interest (N8) Small settlement commercial areas (El & E6) Special Protection Areas (N8) Specialist recreation facilities (R13) Specialist shopping area in Windsor (WTC8 & WTC9) Sport (see Recreation) Stables for private recreational use (GB7) Statutory List of Listed Buildings (LB1) Street furniture (53 & CA5) Street scene (DG1) Subordinate dwellings (GB3) Subways - Ascot (ASC5) - Maidenhead Town Centre (MTC13) Sunningdale (SND1 to SND4) Sunninghill (SNH 1 to SNH3) Surface water and development impacts (NAP4)

T Telecommunications Development (TEL1) Thames Valley long distance cycle route (T7) Thames National Trail (R14 & R15) Tourism - on farms (TM8) - visitor accommodation (TM1, TM2 & TM3) - visitor facilities (TM4 to TM7) Town centres - business development in (El, E8, E9, MTC2 & WTC2) - Maidenhead Town Centre (MTC1 to MTC13) - major development sites in (MTC7 & WTC6) - recreation in (MTC3) - retail development in (MTC1, MTC8, MTC9, WTC1, WTC7 to WTC10, S1, S2 & S5) - Windsor Town Centre (WTC1 to WTC17) Traffic calming - general (T4) - in Maidenhead Town Centre (MTC12)

Traffic generation (DG1) Traffic management in - Ascot (ASC3) - Cookham (CKM6) - Datchet (DAT3) - Eton (ETN3) - Maidenhead Town Centre (MTC11) - Sunningdale (SND3) - Windsor Town Centre (WTC11 & WTC12) Transport improvements (T1, T3 & T6) Trees - general (N1, N2 & N3) - new development and trees (N6) - Tree Preservation Orders (N5)

U Urban open land/open space (R1)

V Views (N1, N2 & DG1) Village greens (N4) Visitor accommodation (TM 1, TM2 & TM3) Visitor facilities (TM4)

W Watercourses (N4) Warehouses (see business development) Wildlife Heritage Sites (N9) Windsor and Eton Central Station (TM6) Windsor and Eton relief road - feasibility study (T2) Windsor Racecourse (TM7) Windsor Town Centre (WTC 1 to WTC 17)

GLOSSARY

Accessibility How easy a location or facility is to reach. Usually calculated separately for different groups of people (e.g. those with disabilities) and different means of transport (e.g. walking, cycling, public transport).

Affordable housing Subsidised housing comprising social rented and shared equity housing (see below) provided by a social landlord. Normally managed by a Housing Association (see below).

Agriculture Includes horticulture, fruit growing, seed growing, dairy farming and livestock breeding and keeping, the use of the land as grazing land, meadow land, osier land, market gardens and nursery grounds and the use of land for woodland where that use is ancillary to the farming of land for other agricultural purposes.

Ancient Monuments (Scheduled) A building or structure above or below the ground whose preservation is of national importance and which has been scheduled by the Secretary of State for the Environment, Transport and the Regions because of its historic architectural, traditional, artistic or archaeological interest.

Areas liable to flood Land adjacent to the Rivers Thames and Colne with a 1 in 100 chance of flooding in any single year.

Areas of Special Advertisement Control An area within which the display of advertisements is more stringently controlled in order to safeguard amenity.

Areas of Special Landscape Importance Areas which have been identified as making a particularly important contribution to the appearance of Berkshire' s countryside.

Article 4 Direction See General Development Order.

Business Use (B1) Class B1 of the Town and Country Planning (Use Classes Order) 1987 (as amended) (see below). Includes use for light industry (Blc), office use where the office does not provide a service to the visiting public (B1a), and research and development of products and processes (Blb). The use must be capable of being carried out in a residential area without causing nuisance from noise, vibration, smell, fumes, smoke, soot, ash, dust or grit.

Conservation Area Area designated by the Local Planning Authority as being of special architectural or historic interest, the character of which it is desirable to preserve or enhance.

Cycle Route A general term used to describe various types of cycle facilities (cycle lanes, crossings, shared paths, cycleways and cycle tracks) on the highway and separate from it. The individual facilities are combined to form a cycle route through signing and publicity.

Development The carrying out of building, engineering, mining or other operations in, on, over or under land, or the making of any material change in the use of any building or other land.

General Development Order (GDO) The Town and Country Planning General Development Order 1988 (as amended) sets out those categories of development (see above) which may be carried out without the need to apply for planning permission. This development is known as "Permitted Development". The Local Planning Authority can make legal directions under Article 4 of the Order which require planning permission to be obtained for specified types of development which would normally be allowed under the Order (Article 4 Direction).

Green Belt (Metropolitan) Designated area of open land surrounding Greater London. The main purposes in the Borough are to check London's unrestricted sprawl, prevent the coalescence of existing settlements, safeguard the surrounding countryside from further encroachment and preserve the special character of historic towns.

Greenway (The) A continuous footpath route between Cookham and Bray. Runs through the centre of Maidenhead where it forms part of a wildlife and landscape corridor alongside the York Stream. The

majority of the route is designated a Wildlife Heritage Site (see below). Shown on Proposals Map.

Habitable Rooms The number of rooms in a dwelling used as living accommodation. Includes living rooms, bedrooms, dining rooms, studies, etc. Kitchens larger than 13 square metres are also included. Bathrooms, toilets and kitchens smaller than 13 square metres are not included. Living rooms greater than 19 square metres and capable of sub-division count as two habitable rooms.

Household One person living alone or a family or unrelated group of people living at the same address and sharing domestic facilities and housekeeping arrangements.

Housing Associations Independent, non-profit making organisation usually providing subsidised houses for rent.

Industrial Use Industries whose activities are primarily concerned with the making and processing of goods (includes ancillary offices).

Infrastructure Basic services necessary for development to go ahead, e.g. roads, sewerage, water, electricity.

Landscape Enhancement Area Unproductive and unattractive land at Hythe End which has suffered despoilation as a result of poorly restored mineral workings. The Borough Council will encourage and support positive measures to enhance the landscape in this area which is identified on the Proposals Map.

Listed Building Building of special architectural or historic interest included and described in the Statutory List of Buildings of Special Architectural or Historic Interest published by the Department for Culture, Media and Sport.

Local Nature Reserve Local sites of botanical or wildlife interest which the public are encouraged to visit. Identified by the Borough Council in conjunction with English Nature.

Nomination Rights Rights for the Council to nominate prospective tenants from the Council's Housing Waiting List.

Non-Retail Use Any use which is not covered in Class A1 of the Use Classes Order (see below) (including uses in the financial and professional services and food and drink Use Classes).

Open Space Unbuilt-up areas within towns and villages which provide visual, recreational and ecological benefits. Can be either public (e.g. public parks, gardens, woods, play areas) or private (private sports grounds, school playing fields, allotments).

Park-and-Ride Car and coach parking at the edge of an historic town combined with a frequent public transport direct link to the town and measures to dissuade visitor traffic from parking in the central area.

Permitted Development See General Development Order.

Planning Policy Guidance (PPGs) A series of publications from the Department of the Environment, Transport and the Regions setting out Government policy on various planning issues.

Primary Shopping Core These shopping areas form the focus of shopping within the town centres. They contain the majority of retail multiples and variety stores.

Recreation Activities carried out during an individual's leisure time away from the home. Formal recreation relates to organised activities requiring special skills, equipment or facilities. Informal recreation is undertaken on a casual basis and includes children' s play, walking, cycling, picnicking etc.

Retail warehouse Large single storey store selling non-food goods. Usually at least 1,000 sq metres gross floorspace with adjacent surface car parking.

Secondary Shopping Areas Shopping streets surrounding the primary shopping core (see above) containing specialist retail outlets, financial and professional services and food. and drink establishments.

SERPLAN The London and South East Regional Planning Conference. This is a regional planning and transportation organisation constituted by the London Borough Councils, Unitary Authorities and County and District Councils in the South East.

Shared equity housing (shared ownership) A form of home ownership whereby a person purchases a certain proportion of a property's value, the remainder being retained by the Housing Association (see above). The proportion owned can normally be increased over time up to a certain limit.

Site of Special Scientific Interest (SSSI) Area designated under the Wildlife and Countryside Act 1981 as being of national importance because of its flora, fauna or geological features.

Street furniture A general term for equipment erected in the street or on the pavement by local or statutory authorities. Includes seats, litter bins, road signs, bus shelters, bollards, telephone kiosks etc.

Structure Plan A plan setting out the strategic policies and general proposals for development and other use of land throughout Berkshire. In Berkshire the current Structure Plan is known as the Berkshire Structure Plan 1991 - 2006, and covers the period 1991 - 2006. It was published in November 1995. An "Examination in Public" into this plan was held in June 1993. The Panel's report was published in October 1993. An Alteration to the Structure Plan was adopted in August 1997.

Thames Path National Trail A long distance footpath between Greenwich and the source of the Thames in Gloucestershire, formally designated by the Countryside Commission (now the Countryside Agency) in 1989.

Townscape Character and appearance of spaces and buildings in a town or village.

Traffic calming Measures such as road humps or street narrowing which reduce vehicle speeds and in other ways reduce the intrusive effects of motor vehicles in residential areas.

Tree Preservation Orders (TPO) A legal order to preserve trees or woodland or high amenity value by preventing felling, pruning etc. without the consent of the Local Planning Authority.

Use Classes Order An order made by the Secretary of State for the Enviromnent which groups land uses into various categories (called "Use Classes"). A change of use of land or building from one use to another within the same class does not require planning permission. The current Use Classes Order came into force in 1987. The main Use Classes are:

Class A1 Shops A2 Financial and professional services A3 Food and drink B1 Business B2 General industrial B3-B7 Special industrial groups B8 Storage or distribution C 1 Hotels and hostels C2 Residential institutions C3 Dwelling houses D 1 Non-residential institutions D2 Assembly and leisure

The General Development Order (see above) specifies various changes which can be made from one use class to another without needing permission.

Wildlife Heritage Site Areas of semi-natural habitat considered by the County and Borough Councils to be worthy of protection for nature conservation reasons, identified on the Proposals Maps.