Borough Local Plan
Edge of Settlement
Part 2 Constraints, Opportunities and Delivery Assessment
July 2016
Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 Contents
1 Introduction 3
Purpose of the study 3
Edge of Settlement - Part 1 Green Belt Purpose Assessment 4
Housing and Economic Land Availability Assessment 4
2 Policy context 7
National Planning Policy Framework 7
National Planning Practice Guidance 7
National Planning Policy for Waste 8
Borough Local Plan Preferred Options Consultation (January 2014) 8
Summary: policy context 11
3 Methodology 12
Stage 4: Constraints, opportunities and delivery considerations 13
4 Conclusions 15
Stage 5: Presenting the assessment 15
Appendicies
A Glossary 17
B Consultation statement 19
C Summary of constraint considerations 28
D Summary of opportunity considerations 33
E Assessment pro-forma 36
F Parcel assessments 40
A3 - Heatherwood Hospital, London Road, Ascot 40
A6 - Land including Ascot Railway Station car park, Station Hill, Ascot 46
A7 - Land south of Hermitage Parade, High Street, Ascot 52
A8 - Land west of St. George's Lane, including Shorts Recycling, Ascot 59
A20 - Sacred Heart Church, London Road, Sunningdale 65
C9 - Land between Southwood Road and Lower Mount Farm, Long Lane, Cookham Rise 70
C12 - Land east of Strande Park Caravan Park, Cookham Rise 75
D3 - Land north of Eton Road, adjacent to St. Augustine's Church, Datchet 80
D4 - Land between Slough Road and the M4, south east of allotments, Datchet 86
D5 - Land north and east of Churchmede Secondary School, Priory Road, Datchet 91
D6 - Land enclosed by London Road, the M4 and Riding Court Road, Datchet 97
D7 - Land south of Austin Way, Langley 102
E4 - Land south of Eton Wick Road, comprising Eton College sports ground, Eton 107 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 Contents
H2 - Land west of Crown Meadow, Brands Hill 113
M2 - Land known as Spencer's Farm, north of Lutman Lane, Maidenhead 119
M5 - Land east of Whitebrook Park, Lower Cookham Road, north of Islet Park Drive, Maidenhead 125
M7 - Maidenhead Sailing Club, Summerleaze Road, Maidenhead 131
M8 - Summerlease office and workshop, Summerleaze Road, Maidenhead 136
M12 - Land north of Bradcroft Lane and south of the raiwlay line, Maidenhead 142
M16 - Land east of Woodlands Park Avenue, north of Woodlands Business Park Maidenhead 148
M20 - Land south of Manor Lane including Shoppenhangers Manor and Manor House, Maidenhead 154
M21 - Land enclosed by Kimbers Lane, Harvest Hill Road, A308(M) and A404(M), Maidenhead 160
M22 - Triangle enclosed by M4, A308(M) and Ascot Road, Maidenhead 166
M23 - Maidenhead Golf Course, Shoppenhangers Road, Maidenhead 172
M24 - Braywick Park extending to Hibbert Road, Maidenhead 179
M25 - Land south of Stafferton Way, Maidenhead 185
M35 - Land between Windsor Road and Bray Lake, Maidenhead 192
M38 - Land west of Monkey Island Lane, including water treatment works, Maidenhead 198
W1 - Land north of A308, south of Maidenhead Road, Windsor 204
W2 - Land south of A308, north of Dedworth Road, Windsor 210
WR1 - Land south of The Drve, Wraysbury 216
WR2 - Land south of Old Ferry Drive, Wraysbury 222
WR5 - Land including Tithe Farm, Tithe Lane, Wraysbury 228 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 3 Introduction 1
INTRODUCTION
1.1 The Royal Borough of Windsor and Maidenhead is preparing a new Borough Local Plan. This will set out the vision and framework for future development, addressing needs and opportunities in relation to housing, the economy, community facilities and infrastructure - as well as a basis for safeguarding the environment, adapting to climate change and securing good design.
1.2 It is important that the Borough Local Plan is based on a good understanding of future development needs and opportunities. The National Planning Policy Framework (NPPF) says that:
1. Plans should positively seek opportunities to meet development needs, and 2. Plans should meet objectively assessed needs unless: - the impact of doing so would significantly and demonstrably outweigh the benefits when assessed against the Framework as a whole, or - specific policies in the Framework indicate that development should be restricted.(1)
1.3 Accordingly the Council is taking the detailed step of reviewing existing planning designations (for example employment land, retail need and Green Belt). It should be understood that the act of reviewing a designation does not in itself indicate that the designation will change, that is a review can find the existing designation remains valid.
Purpose of the study
1.4 This assessment is the second half of a two stage process which considers the suitability of land on the edge of settlements which are themselves excluded from the Green Belt for development.(2) This process supersedes that undertaken in 2014.(3)
1.5 The purpose of this Part 2 assessment is to consider a wide range of factors including constraints, opportunities and matters which affect the suitability, availability and achievability of development.
1.6 In broad terms this Part 2 assessment will:
Assess how individual parcels of land perform against a wider range of factors; and Identify those areas which are more or less suitable for development.
1.7 It is important to note that this Part 2 assessment does not allocate land for development nor does it imply that land is suitable for development. The NPPF makes it clear that in order to make changes to the Green Belt boundary there have to be "exceptional circumstances."(4) Such a consideration must be informed by a number of other documents and reports including those on future housing and economic development needs, decisions on spatial strategy and public consultation, in addition to this assessment.
Study purpose at a glance
What it will do What it won't do
Identify areas which are more or less suitable, Set future development requirements available and achievable for development Amend the boundary of the Green Belt Indicate whether exceptional circumstances exist which support the alteration to the boundary of the Green Belt Allocate land for development
1 NPPF, paragraph 14. 2 See the below sub-section Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment. 3 Edge of Settlement Analysis January 2014. 4 NPPF, paragraph 83. 4 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 1 Introduction
Edge of Settlement - Part 1 Green Belt Purpose Assessment
1.8 The Edge of Settlement: Part 1 Green Belt Purpose Assessment constituted the first half of the two stage process which considered the suitability of land on the edge of settlements by specifically considering how land currently designated Green Belt performs against the purposes of Green Belt as defined in the NPPF.(5)
1.9 The outcome of the Part 1 assessment was the identification of parcels of land which perform less well against the purposes of the Green Belt. In summary:
Fifteen parcels were found as making a none/limited or lower contribution to the purposes of the Green Belt. Three additional parcels were assessed as performing an important role but provided opportunities to support regeneration or community initiatives. Fifteen parcels were assessed as making a moderate performance to one or more purposes. Sixty five parcels were assessed as performing strongly or very strongly to the purposes of the Green Belt.
1.10 Maps showing these parcels are provided on the following pages.
Housing and Economic Land Availability Assessment
1.11 The outcome of the Edge of Settlement Analysis Part 1 and Part 2 studies will feed into the Council's Housing and Economic Land Availability Assessment (HELAA). The HELAA is a technical study of all potential housing, economic and retail sites. It performs the following functions:
it identifies potential sites for housing, employment and retail from a variety of different sources; it gives an indication of the potential overall scale of land that may be available for development; it looks at their suitability for housing, employment and retail use, with likely timescales for deliverability; and it does not make policy decisions or allocate sites but informs plan making.
1.12 The requirement for a HELAA is set out in paragraph 159 of the Framework and in the Department for Community and Local Government (DCLG) Planning Practice Guidance (PPG) under the section ‘Housing and Economic Land Availability Assessment’, which provides detailed guidance on how to carry out a HELAA. The HELAA presents a strategic picture of the availability and suitability of land for development, providing a key component of the evidence base to inform the preparation of the new Local Plan. It attempts to establish realistic assumptions about the number of homes, employment and retail floorspace that this land could yield and the timeframe within which this might come forward.
5 NPPF, paragraph 80 states that Green Belt serves the five purposes: to check the unrestricted sprawl of large built-up areas; to prevent neighbouring towns merging into one another; to assist in safeguarding the countryside from encroachment; to preserve the setting and special character of historic towns; and to assist in urban regeneration, by encouraging the recycling of derelict and other urban land. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 5 Introduction 1
Map 1 Parcels assessed as performing last well against the purpose of Green Belt and parcels which provided an opportunity to support regeneration initiatives. 6 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 1 Introduction
Map 2 Parcels assessed as making a moderate performance to one or more purposes of Green Belt. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 7 Policy context 2
POLICY CONTEXT
National Planning Policy Framework
2.1 In England, the National Planning Policy Framework (NPPF) sets out the government’s policy on planning including the context in which Local Plans must be prepared. Being consistent with national policy is one of the tests against which Local Plans are examined.
2.2 At the heart of the NPPF is a presumption in favour of sustainable development which for plan making means that local planning authorities should positively seek opportunities to meet the development needs of their area. Local Plans should meet objectively assessed needs, with sufficient flexibility to adapt to rapid change, unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole; or specific policies in the NPPF indicate development should be restricted.(6) Examples of specific policies in the NPPF which restrict development include sites protected under the Birds and Habitats Directives and/or designated as Sites of Special Scientific Interest; land designated as Green Belt, Local Green Space; designated heritage assets; and locations at risk of flooding.(7)
2.3 The NPPF outlines 12 core planning principles.(8) Amongst these principles are that planning should
1. Take account of the different roles and character of different areas, promoting the vitality of our main urban areas, protecting the Green Belts around them, recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it; 2. Support the transition to a low carbon future in a changing climate, taking full account of flood risk and coastal change, and encourage the reuse of existing resources, including conversion of existing buildings, and encourage the use of renewable resources (for example, by the development of renewable energy); 3. Contribute to conserving and enhancing the natural environment and reducing pollution. Allocations of land for development should prefer land of lesser environmental value, where consistent with other policies in this Framework; 4. Encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value; 5. Promote mixed use developments, and encourage multiple benefits from the use of land in urban and rural areas, recognising that some open land can perform many functions (such as for wildlife, recreation, flood risk mitigation, carbon storage, or food production); 6. Conserve heritage assets in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of this and future generations; and 7. Actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling, and focus significant development in locations which are or can be made sustainable.
2.4 In addition to establishing the core planning principles, the Framework sets out detailed policy on a wide range of matters. A summary of the policy relating to Green Belt is provided in the Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment. A summary of those matters which are considered to be relevant to this study is provided in Section 3.0 Methodology, Appendix C and Appendix D.
National Planning Practice Guidance
2.5 The government has published National Planning Practice Guidance (the Guidance) to expand and clarify policy within the Framework. The Guidance is an online resource and subject to being updated. The following guidance is considered relevant to this study.
1. Climate change 2. Conserving and enhancing the historic environment 3. Flood risk and coastal change 4. Hazardous substances 5. Health and wellbeing 6. Land affected by contamination 7. Land stability
6 NPPF, paragraph 14. 7 NPPF, footnote 9. 8 NPPF, paragraph 17. 8 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 2 Policy context
8. Light pollution 9. Minerals 10. Natural environment 11. Noise 12. Open space, sports and recreation facilities, public rights of way and local green space 13. Transport evidence base in plan making and decision taking 14. Tree Preservation Orders and trees in conservation areas 15. Viability 16. Waste 17. Water supply, waste water and water quality
2.6 Given the information from this study will be used alongside others to inform site allocations, it is important to note that for a site to be considered available for development there must be confidence that it can be delivered. Generally only land that is controlled by a developer or landowner who has expressed an intention to develop, or the landowner has expressed an intention to sell can be considered available.(9) The land must also be capable of being developed in a timely fashion.(10)
National Planning Policy for Waste
2.7 The National Planning Policy for Waste (2014) builds upon the Waste Management Plan for England which sets out the Government’s ambition to work towards a more sustainable and efficient approach to resource use and management. Amongst other matters, the guidance advocates meeting needs for the management of waste streams including the adequate provision for waste disposal.
Borough Local Plan Preferred Options Consultation (January 2014)
2.8 The Council undertook the Borough Local Plan Preferred Options Consultation from January to March 2014. Question 20 asked how important consultees considered a range of factors to be in considering the suitability of areas in the Green Belt for housing. The results are presented and summarised below.
2.9 In summary, factors considered most important to respondents were:
Flooding; Prominence from within the Green Belt; and Wildlife.
2.10 The least important factors were:
Minerals extraction; and Environmental quality.
Table 1 Results of Question 20 of the Borough Local Plan Preferred Options Consultation January 2014
Factor Importance (%)
1 2 3 4 5 Low High
Avoiding areas which are more distant 9.3 11.3 18.0 18.0 43.3 from services and facilities
Avoiding areas with higher quality 6.7 4.7 18.0 16.0 54.7 agricultural land
Avoiding areas which are more 3.3 4.0 14.6 17.2 60.9 important for wildlife
9 NPPG, Housing and Economic Land Availability Assessment, ID 3-020-20140306. 10 NPPG, Housing and Economic Land Availability Assessment, ID 3-021-20140306. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 9 Policy context 2
Table 1 Results of Question 20 of the Borough Local Plan Preferred Options Consultation January 2014
Avoiding areas which are visually more 4.6 6.0 16.6 9.9 62.9 prominent within the Green Belt
Avoiding areas which are at higher risk 1.3 0.6 7.6 10.8 79.6 of flooding
Avoiding areas which are visually more 3.5 4.2 20.8 22.9 48.6 prominent from within historic areas
Avoiding areas where gravel or sand 19.6 17.6 25.0 14.9 23.0 could be extracted in the future
Avoiding areas with lower environmental 13.2 16.6 21.9 13.9 34.4 quality such those affected by noise
2.11 Consultees were not specifically asked to comment on the methodology and its application. The consultation nonetheless provided an opportunity for interested parties to submit comments. A summary of comments is provided below.
Greater clarity is needed on the methodology A common methodology should be used across all local authorities The assessment of Green Belt should consider all land in the borough not just land on the edge of excluded settlements The methodology should consider how land contributes to creating sustainable patterns of development The release of land on the edge of some settlements (e.g. Maidenhead) should be favoured over others Land owned by the Crown Estate should not be considered a strategic constraint . Crown land should be consideration like other ownerships Support for heritage assets being a strategic constraint More work is required to assess potential impacts on heritage assets Land in the function floodplain should be rejected All land that floods should be rejected Locations within Flood Zone 3a and 2 should not be excluded from further consideration and should be considered through the application of the sequential and exceptions tests The assessment of Green Belt is not comprehensive of all purposes of including land in the Green Belt The assessment of gaps should take into account the visibility and function of the gap, not just its size The assessment of gaps should consider those between all settlements and not just excluded settlements The application of constraints appears inconsistent The assessment should consider access to services and facilities.
2.12 Comments regarding the treatment of the Crown Estate and the assessment of how land contributes to the purposes of the Green Belt are addressed in the Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment. The weight to be attached to other factors will be assessed on a site by sites basis within this study.
2.13 To support the Borough Local Plan process, the Council has identified sustainability objectives. These are used to identify the sustainability implications of policy options, helping to ensure that overall the plan contributes to the achievement of sustainable development. A list of the sustainability objectives is provided below. 10 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 2 Policy context
Table 2 Sustainability Objectives
1. Ensure that everyone has the opportunity to live in a decent and affordable home (SOC1)
2. Reduce and manage the risk of flooding and the resulting detriment to people, property and the environment (ENV1).
3. Contribute to reducing the effects of climate change through reducing emissions of greenhouse gases, and ensure that the borough is prepared for its impacts (ENV2)
4. Protect and improve the health and well-being of the population and reduce inequalities in health (SOC2)
5. Encourage increased engagement in cultural and sporting activity across all sectors of the community (SOC3)
6. Reduce poverty and social exclusion and close the gap between the most deprived areas and the rest (SOC4)
7. Improve accessibility to key services and facilities (SOC5)
8. Reduce air pollution and the proportion of the local population subject to noise pollution (ENV3)
9. Conserve and enhance biodiversity (ENV4)
10. Conserve and enhance the historic environment and cultural heritage (including architectural and archaeological heritage), its setting and access to it (SOC6)
11. Conserve and enhance the countryside and the landscape (ENV5)
12. Conserve and enhance local environmental quality and distinctiveness, including townscape character (ENV6)
13. Promote high quality design and sustainable construction (ENV7)
14. Improve travel choice, reduce the need for travel by car and shorten the length and duration of (EC7)
15. Ensure the effective use of land by reusing land that has been previously developed, and reusing buildings (ENV8)
16. Ensure the prudent use and sustainable management of man-made and natural resources (ENV9)
17. Increase energy efficiency, and the proportion of energy generated from renewable resources in the borough (ENV10)
18. Conserve and enhance soil quality (ENV11)
19. Ensure high and stable levels of employment (EC1)
20. Sustain and promote economic growth and competitiveness (EC2)
21. Encourage smart economic growth (EC3)
22. Sustain and promote the visitor economy and its attraction (EC4).
23. Raise educational achievement levels and develop opportunities for everyone to acquire skills needed to find and remain in work (EC5).
24. Manage waste more sustainably by using treatment techniques higher up the waste hierarchy (ENV 12)
25. Conserve and improve water quality and quantity in water courses including groundwater and to achieve sustainable water resource management (ENV13) Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 11 Policy context 2
Table 2 Sustainability Objectives
26. Prevent and reduce crime and disorder, and the fear of crime (SOC7)
27. Promote and support the rejuvenation of Maidenhead town centre (EC6)
Summary: policy context
2.14 The NPPF, the Guidance and other national policy documents identify a wide range of factors that should be considered when assessing which sites are more or less suitable for development. Neither the NPPF nor the Guidance detail how such an assessment should be conducted. Each local authority is thereby required to establish a methodology which is appropriate to the local context.
2.15 Key points to note are:
The assessment should consider whether land is 'available' for development and whether it is 'achievable'. The NPPF and Guidance clearly advise that only land which is known to be suitable, available and achievable can be considered deliverable for development and potential allocation. The assessment should consider opportunities which arise from development as well as factors which prevent or inhibit development. The NPPF clearly identifies area where development should be restricted. 12 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 3 Methodology
METHODOLOGY
3.1 An overview of the overall methodology used to assess the suitability of land for development is set out in the figure below. The following section sets out the approach used in Stages 4 and 5.
3.2 The detailed methodology used in in Stages 1 to 3 can be found within the Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 13 Methodology 3
Approach to assessment
3.3 Building upon national policy and guidance, the Council has sought to establish a methodology which is appropriate to the local context. The Council published the draft methodology in October 2015. Responses were received from thirteen organisations, seven from local planning authorities and six from the development industry. A summary of the key issues raised is provided in Appendix B.
3.4 The following sections outline the final assessment methodology.
3.5 Each parcel was assessed against the constraint, opportunities and delivery considerations. A pro-forma was prepared to capture information on each parcel in a consistent and transparent way. A copy of the pro-forma can be found in Appendix E.
Stage 4: Constraints, opportunities and delivery considerations
3.6 As outlined in Section 2, at the heart of the NPPF is a presumption in favour of sustainable development which for plan making means that local planning authorities should positively seek opportunities to meet the development needs of their area unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole; or specific policies in this NPPF indicate development should be restricted.
3.7 In deciding how to allocate sites, the NPPF instructs that allocations of land should prefer land of lesser environmental value, although it is clear that consideration can be given to both constraints and opportunities presented by sites. The definition of sustainable development and the sustainability objectives also acknowledge that sustainability is a balance between social and economic needs and environmental impacts.
Constraints
3.8 Constraints are factors which limit or restrict the ability to develop a site. In some instances constraints will prevent development, whilst in others they might limit or influence the type, form or capacity of a site.
3.9 Parcels were not identified where national policy or legislation indicates development would be unsuitable in principle at stage 1, or where the nature of the land indicates development would not be feasible or deliverable. Further details can be found in the Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment.
3.10 The assessment of constraints has considered factors within the following themes:
Flooding Biodiversity Landscape Heritage Land use compatibility Resources Access and highways Infrastructure
3.11 Further explanation of these factors is provided in Appendix A.
Opportunities
3.12 Opportunities are beneficial factors. These might be the result of existing factors such as accessibility of a site to facilities, or they might be created through development itself such as in the case of the provision of a new community facility.
3.13 At an urban design level, good planning places the right things in the right places, supporting these with well related infrastructure and routes to move between places.
3.14 Drawing from the Framework, Guidance and the Borough Local Plan process to date, including the sustainability appraisal, the assessment of opportunities has considered the following beneficial factors:
The potential to improve the setting of a heritage asset The potential to create or improve public access to a heritage asset 14 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 3 Methodology
The potential to remove unneighbourly uses The potential to remove eyesores The potential to create or improve public rights of way The potential to expand employment locations The potential to re-use of previously developed land The potential for mixed use development The potential to provide or improve community facilities The potential to support the regeneration initiatives at Maidenhead town centre and Ascot High Street The level of accessibility to existing services and facilities, including consideration of their capacity
3.15 Further explanation of these factors is provided in Appendix B.
Deliverability considerations
3.16 Notwithstanding the potential sustainability credentials of a site, to allocate a site for development it must be 'available' and 'achievable'.
3.17 The Guidance indicates that for a site to be considered available for development there must be confidence that there are no legal or ownership problems, such as unresolved multiple ownerships, ransom strips tenancies or operational requirements of landowners. This will often mean that the land is controlled by a developer or landowner who has expressed an intention to develop, or the landowner has expressed an intention to sell.(11)
3.18 A site may be considered achievable for development where there is a reasonable prospect that the particular type of development will be developed on the site at a particular point in time. This is essentially a judgement about the economic viability of a site, and the capacity of the developer to complete and let or sell the development over a certain period.(12)
11 NPPG, Housing and Economic Land Availability Assessment, ID 3-020-20140306. 12 NPPG, Housing and Economic Land Availability Assessment, ID 3-021-20140306. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 15 Conclusions 4
CONCLUSIONS
Stage 5: Presenting the assessment
4.1 This assessment is the second part of a two stage process which considers the suitability of land on the edge of settlements which are themselves excluded from the Green Belt for development. The Edge of Settlement: Part 1 Green Belt Purpose Assessment constituted the first half, considering how land performs against the purposes of Green Belt.
4.2 This Part 2 study specifically considers how land currently designated Green Belt is influenced by a wide range of factors including constraints, opportunities and matters which affect the suitability, availability and achievability of development.
4.3 It is important to note that the findings reached in this study do not automatically result in the release of this land from the Green Belt. All parcels have been assessed as performing a role towards the purposes of Green Belt. Performing less well is not in itself a reason to release land from the Green Belt. In accordance with the Framework the boundary of the Green Belt should only be amended in exceptional circumstances. This might rightly have regard to the wider suitability, availability and achievability of land for development. In addition it must also have regard to the wider assessment of housing and employment need and land supply, and the future development strategy for the Royal Borough.
4.4 The parcels assessed as being unavailable or unachievable are set out below. Under the terms of the NPPF and Guidance these parcel should not be considered further. The remaining parcels have been promoted in the recent past, although clarification will need to be sought from the landowner as to their ongoing availability.
A20 - Sacred Heart Church, London Road, Sunningdale C12 - Land east of Strande Park Caravan Park, Cookham Rise D7 - Land south of Austin Way, Langley M7 - Maidenhead Sailing Club, Summerleaze Road, Maidenhead
4.5 The assessment has shown a number of parcels are affected by significant flooding or highway constraints if alternatives sites at lower flood risk or appropriate mitigation cannot be achieved. Details of these parcels are set out below.
D3 - Land north of Eton Road, adjacent to St Augustine's Church, Datchet D4 - Land between Slough Road and the M4, south east of allotments, Datchet M2 - Land known as Spencer's Farm, north of Lutman Lane, Maidenhead M5 - Land east of Whitebrook Park, Lower Cookham Road, Maidenhead WR1 - Land south of The Drive, Wraysbury WR2 - Land south of Old Ferry Drive, Wraysbury
4.6 The remaining parcels have a greater or lesser level of constraint, and different types of opportunities. - Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 16 Glossary A Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 17 Glossary A
GLOSSARY
Term Definition - Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 18 Consultation statement B Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 19 Consultation statement B
CONSULTATION STATEMENT
Respondent (agent):
A Berkeley Strategic Land (Carter Jonas) B Berkeley Strategic Land (Savills) C Bracknell Forest Borough Council D Landhold Capital (Boyer Planning) E Runnymede Borough Council F Slough Borough Council G Spelthorne Borough Council H Surrey County Council I The Emerson Group (Nexus Planning) J The Hughes Family (Boyer Planning) K Webbpaton (McLoughlin Planning) L Wokingham Borough Council M Wycombe District Council
Please note that references by respondents to pages, paragraph numbers and tables relate to the consultation draft methodology and may not correspond to those in this report. References within the Council Response column are correct to this report.
Summary of comment Respondent Council response
General
No comments E; H Comment noted.
Wish to understand how the study fits in L A sub-section explaining the relationship to the with the emerging Housing and Economic HELAA has been added to the Introduction Land Availability Assessment chapter. See paragraph 1.12 to 1.13. Methodology.
The role and relationship of the study to C A sub-section explaining the relationship to the the HELAA and SA/SEA process is HELAA has been added to the Introduction unclear. Does the study conclude what chapter. See paragraph 1.12 to 1.13. sites should be allocated or is it an independent study which will be used Recommending the allocation of sites is beyond alongside other evidence? the scope of the study. The purpose of the study is to assist decision makers by identifying land which is more or less suitable, available and achievable for development. The decision to allocate land can only be made by the Local Plan.
A regular assessment of the Green Belt I Disagree. The NPPF in paragraph 83 states should be undertaken to reflect changes that once established Green Belt boundaries to circumstances. should only be altered in exceptional circumstances and that regard should be had to their intended permanence in the long-term. Regular assessments would prejudge the existence of exceptional circumstances.
General approach 20 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 B Consultation statement
Summary of comment Respondent Council response
Appears to follow the standard approach G Comment noted. of such studies
Broadly similar in approach to Runnymede E Comment noted. Borough Council Green Belt Review 2014.
Concerned that the study does not K Disagree. The decision to allocate land can only recommend parcels that should be be made by the Local Plan. The purpose of the released from the Green Belt. study is to assist decision makers by identifying areas that might be suitable for consideration through the absence of constraints or presence of opportunities. Recommending the release of sites is beyond the scope of the study.
Introduction
It should be made clear that the EoS work F Agree. Clarification has been provided in is one of a number of technical exercises paragraph 1.7. and cannot be used on its own to determine whether land should be released from the Green Belt.
Clarification should be provided as to the C Reference to the types of development being type of residential and commercial use considered has been removed from the being considered, e.g. C3, B and D-uses, introduction chapter. The assessment of traveller sites. individual parcels will consider suitability of land for various uses as relevant and as informed by constraints and opportunities.
Clarification between the Part 1 and Part C Disagree. The phrase is considered appropriate 2 assessments should be provided. What to the introduction chapter. The Conclusion does “perform less well” mean (Part 1 chapter of the Edge of Settlement Analysis: defines parcels no contribution to very Green Belt Purpose Assessment will clearly set strong consultation. out those land parcels considered to be performing least well and any others that will proceed to consider further indicators of their suitability for development.
It is noted that the Buckinghamshire Green Belt Assessment (August 2015) also uses the phrase "performs least well" within the Introduction and Methodology chapters. The use of the phrase is therefore consistent with the respondent's own work.
Methodology
The criteria appear to be thorough. M Comment noted. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 21 Consultation statement B
Summary of comment Respondent Council response
Comments that the presence of any of the A Agree. Paragraph 3.5 confirms that constraints Stage 2 constraints which are found to may in some cases prevent development whilst affect part of a site should not lead to in others they might limit or influence the type, automatic rejection of the whole of that site form or capacity of a site. No change is from the process. Clarification is required required. within the methodology.
Welcome the identification of opportunities A Comment noted. which could result from release of sites from the Green Belt are also identified.
Promotes the identification of the new A Accessibility including to jobs, services and opportunity which would consider where facilities is already noted under "Access and sustainable transport schemes could be Highways." No change is required. put in place and sites in closest proximity to key facilities and services:
“The potential to locate new development in a sustainable location, within walking and cycling distances of local shops and services.”
Constraints whilst affecting wider suitability C Comment noted. Paragraph 3.5 confirms that should not result in sites being rejected for constraints may in some cases prevent release from the Green Belt. Constraints development whilst in others they might limit or might be capable of being mitigated. influence the type, form or capacity of a site. It is agreed that mitigation may be capable in some instances. No change is required.
Constraints - Flooding
Support the principle that development A Comment noted. should be directed away from areas at highest risk of flooding.
Flood risk to part of the site should not A Comment noted. It is agreed that flood risk to preclude the entire area from part of the site does not necessarily preclude consideration. Surface water flooding can development being considered in the be addressed through SUDS. Small areas remainder. The summary of constraints at flood risk can be landscaped to provide consideration with regard to flooding refers to open space and ecological interest. the NPPF requirement that inappropriate development should be avoided in areas of flood risk. Notwithstanding this, the text has been expanded drawing from the PPG Flood Risk and Climate Change.
The most up-to-date flood risk data should I Agree. The Council will seek to use the most be used. up-to-date data available at the time analysis is undertaken.
Constraints - Biodiversity 22 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 B Consultation statement
Summary of comment Respondent Council response
The methodology should recognise the A Agree. Amended text has been inserted into potential for biodiversity enhancements. Appendix D Summary of opportunity considerations.
Constraints - Landscape
Comments that landscape cannot be K Comment noted. Clarification has been inserted treated as a blanket restriction on into Appendix C Summary of constraint development. Protection should be considerations that no nationally designated commensurate with status in accordance landscape exists within the borough. with NPPF paragraph 113.
Note that land which has a lower A Disagree. Landscape value is not directly landscape value due to its proximity to an commensurate with proximity to the urban edge. urban area makes a limited contribution to Landscapes in proximity to the urban edge may the landscape value of the Green Belt. exhibit a strong condition and character. The RBWM Landscape Character Assessment will be used to inform the sensitivity of the landscape to change.
Constraints - Heritage
Comments that opportunities to improve A Comment noted. The Heritage subsection within the setting of a heritage asset or to create the Summary of opportunity considerations or improving public access to a heritage already recognises that improvements such as asset should be highlighted within the the removal of unsympathetic development or assessment process. public access might be achieved.
Constraints - Land use compatibility
Comments that the presence of common A Disagree that common land does not preclude land or public rights of way should not development. The Commons Act 2006 provides preclude development but could represent a clear legislative framework. This is considered opportunities for improvement. to restrict development potential.
Comment noted regarding the presence of a public right of way. Text within Appendix C Summary of constraint considerations already states that their presence does not necessarily preclude development but that they form an important consideration in layout and design. Appendix D Summary of opportunity considerations already refers to the potential of creating new links.
Amenity considerations should be a I Disagree. The grouping of considerations is distinct category. The impacts on a considered practical and reasonable. neighbouring property and a right of way are different, as are possible mitigations.
Constraints - Resources - agricultural land Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 23 Consultation statement B
Summary of comment Respondent Council response
Comments that as presented the approach K Disagree. The NPPF in paragraph 112 states advocates a sequential approach to the that where significant release of sites and agricultural land quality. Opinion expressed that this is development of agricultural land is demonstrated contrary to NPPG/PPG and that site to be necessary, local specific factors may make the land unsuitable for modern agricultural planning authorities should seek to use areas purposes. of poorer quality land in preference to that of a higher quality.
Site specific factors can be taken into account through the assessment of individual land parcels.
The presence of Grade 1 or Grade 2 A Comment noted. The extent and impact of agricultural land on part of the site is not development on agricultural land value will be sufficient a reason to preclude the further taken into account through the assessment of consideration of the whole site. individual land parcels.
Comments that it is important to I Agreed. Clarification has been inserted into acknowledge that the majority of Natural Appendix C Summary of constraint England’s agricultural classification maps considerations. do not include subdivide grade 3 land. The application of grade 3 land as a constraint should be used with caution.
Comments that the 2014 Edge of D Comment noted. Information submitted by Settlement Analysis incorrectly recorded landowners will be considered through the the agricultural land quality of the land at assessment process. Slough Road / Riding Court Road, Datchet. A detailed assessment submitted by the landowner concluded the site was grade 2 and grade 3a quality.
Constraints - Access and highways
The distances proposed for assessing F Comment noted. The quotes standards are accessibility are inappropriate and should taken from national guidance Manual for Streets not be used to reject a site as unsuitable. and the CIHT Provision for journeys on foot. Facilities could be provided on larger Their reference and use as guidance to the level developments. of accessibility is considered to be appropriate.
It is agreed that opportunities might exist to provide infrastructure and facilities on larger sites.
Supports the requirement to ensure that a A Comments noted. safe and suitable access to a site can be achieved, recognising that existing constraints could be overcome through technical solutions to create and improve access points if required. 24 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 B Consultation statement
Summary of comment Respondent Council response
Any comments from the Highway Authority M Agree. Comments received from key should be referred to within the highway stockholders such as the Highway Authority assessment criteria. have been used to inform the assessment of individual land parcels.
The text should acknowledge NPPF I Agree. Expanded text has been provided in paragraph 32 in full. Transport impacts Appendix C Summary constraint considerations. can be effectively mitigated and issues improved.
Constraints - Infrastructure
The importance of access to infrastructure A Comment noted. Infrastructure is already is recognised. Comments that referenced within both the summary of constraint infrastructure should be assessed as both considerations and the summary of opportunity a potential constraint and as an considerations. opportunity.
The ability to collect funding towards I Agree. Text has been inserted into Appendix infrastructure through CIL should be clearly C Summary constraint considerations. acknowledged.
Opportunities - Employment locations
An assessment of existing employment I Agree. The Council has jointly commissioned land for ongoing use should be undertaken a Functional Economic Market Assessment with prior to concluding if the location provides Thames Valley Berkshire and the other a good opportunity for expansion. Berkshire local authorities. This will provide information on the quantity and quality of employment land. No change is required.
Deliverability
Site should not be considered F Disagree. The NPPF and PPG require a undeliverable where landowners have not reasonable prospect that a site will become expressed an interest in future available for development. The Council development. considers it reasonable to consider whether the landowner has expressed interest in promoting their sites in this context.
The NPPF requires local planning authorities to maintain a supply of deliverable and developable sites. To be considered deliverable, sites should be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years and in particular that development of the site is viable.(13) To be considered developable, sites should be in a suitable location for housing development and
13 NPPF, footnote 11. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 25 Consultation statement B
Summary of comment Respondent Council response
there should be a reasonable prospect that the site is available and could be viably developed at the point envisaged.(14)
The NPPF is supported by the Planning Practice Guidance "Housing and Economic Land Availability Assessment." This states that a site can be considered available for development, when, on the best information available (confirmed by the call for sites and information from land owners and legal searches where appropriate), there is confidence that there are no legal or ownership problems, such as unresolved multiple ownerships, ransom strips tenancies or operational requirements of landowners. This will often mean that the land is controlled by a developer or landowner who has expressed an intention to develop, or the landowner has expressed an intention to sell.
Confirm that the land at Manor Lane, B Comment noted. Maidenhead is available and achievable.
Confirm that the land south of Woodlands B Comment noted. Park Road, Maidenhead is available and achievable.
Confirm that the land south of Ockwells B Comment noted. Road, Maidenhead is available and achievable.
Confirm that the land at Manor House, J Comment noted. Manor Lane, Maidenhead is available.
Confirm that the land at Slough D Comment noted. Road/Riding Court Road, Datchet is available.
Presenting the assessment
Unclear how the criteria will be taken into M Comment noted. Clarification has been provided account. that the Edge of Settlement work is one of a number of technical exercises and cannot be used on its own to determine whether land should be released from the Green Belt. See paragraph 1.7.
The proposed pro-forma should note the M Agree. The existing land use is noted where existing use of the land and any relevant relevant within the assessment of individual land planning history. parcels.
14 NPPF, footnote 12. 26 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 B Consultation statement - Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 27 Summary of constraint considerations C 28 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 C Summary of constraint considerations
SUMMARY OF CONSTRAINT CONSIDERATIONS
1 The following pages provide a summary of constraint considerations
Flooding
2 Flooding is a significant constraint to development, either in principle or with regard to the layout and design considerations. The floodplain of the River Thames covers a significant area of the Royal Borough due to the relatively flat topography. In addition large areas are recognised to be at risk of groundwater and other forms of flooding.
3 The NPPF advises that inappropriate development in areas of flood risk should be avoided by directing development away from areas at highest risk. Where development needs to be in locations where there is a risk of flooding as alternative sites are not available, local planning authorities and developers should ensure development is appropriately flood resilient and resistant, safe for its users for the development’s lifetime, and will not increase flood risk overall.
4 Essential infrastructure and water compatible uses are the only appropriate within Flood Zone 3b Functional Floodplain following the application of the exceptions test.(15) More vulnerable developments, which include dwellings, are compatible in Flood Zones 3a High Probability following the application of the exceptions test, 2 Medium Probability and 1 Low Probability.(16)
Biodiversity
5 Biodiversity designations are a significant constraint to development, either in principle or with regard to the layout and design considerations. The Royal Borough has a number of areas recognised for their international and national importance in addition to numerous areas which are of local importance.
6 National legislation and the NPPF advise that planning permission should not normally be granted for development which is likely to have an adverse effect on the integrity of a European site (Special Area of Conservation and Special Protection Area)(17) and that Ramsar sites (Wetlands of International Importance) should be protected similarly.(18) In addition, planning permission should not normally be granted for development which is likely to have an adverse effect on a Site of Special Scientific Interest (either individually or in combination with other developments).(19)
7 With regard to the Thames Basin Heaths Special Protection Area, Natural England advice is that the recreational impacts which result from residential development cannot be mitigated within 400m of the designation. Beyond this, development can be permitted provided appropriate mitigation is in place. Sustainable Alternative Natural Greenspace (SANG) is one mitigation mechanism. The NPPF advises that sites identified as compensatory measures for adverse effects on European sites should be given the same protection as the European sites themselves.(20)
8 Ancient woodland is an area that has been wooded continuously since at least 1600 AD. The Framework advises that planning permission should not normally be granted for development which results in the loss of deterioration of irreplaceable habitats including ancient woodland and aged or veteran trees found outside ancient woodland.(21)
9 A significant number of trees across the Royal Borough are protected by Tree Preservation Orders. These orders are used to protect selected trees and woodlands if their removal would have a significant impact on the local environment and its enjoyment by the public. In addition to trees the Council has had a duty to protect important hedgerows in the countryside.
15 Technical Guidance for the National Planning Policy Framework, Table 1. 16 Technical Guidance for the National Planning Policy Framework, Table 1. 17 The Conservation of Habitat and Species Regulations 2010. 18 NPPF, paragraph 118. 19 Wildlife and Countryside Act 1981 and NPPF, paragraph 118. 20 NPPF, paragraph 118. 21 NPPF, paragraph 118. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 29 Summary of constraint considerations C
Landscape
10 The NPPF highlights the importance of protecting and enhancing valued landscapes and the intrinsic character and beauty of the countryside.(22)
11 The Royal Borough’s landscape and countryside are highly valued. This includes the River Thames corridor which flows through the borough for around 25 miles. The Council’s Landscape Character Assessment describes and classifies the landscape, and is used to inform the sensitivity of the landscape to change. No landscapes are designated for their national importance.
Heritage
12 The Royal Borough has a rich heritage some of which relates to the area’s long association with the Crown. Areas of historical significance are protected through being designated as conservation areas, scheduled ancient monuments or registered parks and gardens. Individual buildings are protected through being listed. The local sites and monuments record indicates where archaeological finds have been uncovered in the past and can be used to indicate further archaeological potential.
13 The NPPF recognises that heritage assets are an irreplaceable resource and conserve them in a manner appropriate to their significance.(23) Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. Substantial harm to or loss of a Grade II listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments, Grade I and II* listed buildings, Grade I and II* registered parks and gardens, should be wholly exceptional.(24)
Land use compatibility
14 It is important to consider whether or not new development would be compatible with existing or proposed developments. Key considerations will relate to the potential impact on potential future occupiers from matters such as odour, noise and air quality.
15 Within the Royal Borough areas which are subject to environmental impacts relate to the main road and train routes. Vehicle emissions have also lead to the designation of four Air Quality Management Areas where particular pollutants will be higher than recommend levels. These include Maidenhead town centre and one centred on Royal Windsor Way which forms the main vehicular route from the M4 motorway into Windsor. Additionally, the Council is aware of numerous sites where past or current activities may have resulted in some degree of contamination. The NPPF acknowledges that the effects (including cumulative effects) of pollution on health, the natural environment or general amenity, and the potential sensitivity of the area or proposed development to adverse effects from pollution, should be taken into account in decisions.(25)
16 There is an extensive network of footpaths, bridleways and other routes throughout the Royal Borough. The presence of a public right of way does not necessarily preclude development but it would form an important consideration in considering the layout and design of any proposal.
17 Common land may loosely be defined as land where certain people hold beneficial rights to use land that they do not own. National legislation restricts the kind of works that can be carried out on commons.(26) Due to their nature and legal legislative framework common land is not suitable or available for development. Within the Royal Borough, common land can be found in proximity to Eton and Eton Wick, between northwest Maidenhead and Cookham Dean, the river frontage at Cookham, and between Maidenhead and Cookham.
18 The Royal Borough is home to a number of visitor attractions, including Windsor Castle, Legoland, Windsor, Ascot Racecourse, and Windsor Racecourse. These contribute to over 7 million people visiting the borough each year. The Council wishes to support the continued success and evolution of the Royal Borough’s distinct visitor economy.
22 NPPF, paragraph 17 and 109. 23 NPPF, paragraph 126. 24 NPPF, paragraph 132. 25 NPPF, paragraph 120. 26 The Commons Act 2006. 30 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 C Summary of constraint considerations
Resources
19 The Framework identifies that the economic and other benefits of the best and most versatile agricultural land should be taken into account.(27) It states that local planning authorities should seek to use areas of poorer quality land in preference to that of a higher quality. Best and most versatile agricultural land comprises land in grades 1, 2 and 3a of the Agricultural Land Classification.(28)
20 Agricultural Land Classification data held by Natural England(29) shows that within the Royal Borough, there are relatively small pockets of grade 1 around Datchet and Wraysbury, and between Maidenhead and Windsor. A significant area of grade 2 land lies to the west and north of Maidenhead. In addition there are large swathes of grade 3 land within the borough predominantly forming an extensive band running south of Maidenhead and Windsor. This will include areas of both grade 3a and grade 3b land.(30)
21 The Environment Agency has identified a number groundwater Source Protection Zones within the Royal Borough. These have been identified to protect aquifers and groundwater flows including boreholes used for the public drinking water supply. The protection of groundwater from pollution, particularly potable water supplies is recognised by the Framework(31) and the Guidance.
22 There are five preferred areas for waste management and four preferred areas for minerals extraction/processing within the Royal Borough. All waste sites are safeguarded. The Council has a list of those sites which are safeguarded by this policy.
23 The Minerals Safeguarding Area aims to husband the identified mineral resource to minimise unnecessary sterilisation of mineral deposits and should be considered for more significant forms of development within this area. Primary aggregates are a limited resource and permitted waste management capacity in the area is limited and so consideration should be given to the potential loss of mineral resource, processing or management facilities in the area. Consideration will be given to the nature of the existing use and whether such a facility is specialist in nature (and relied upon locally or nationally) and whether the impacts of its loss can be accommodated by other permitted sites.
Access and highways
24 The Framework recognises that all decisions should take account of whether safe and suitable access to a site can be achieved.(32)
Infrastructure
25 The capacity of the utilities services and existing infrastructure is an important factor in determining the suitability of locations for development. The utility services include water, wastewater treatment, drainage, gas and electricity. The importance of providing infrastructure to support development is recognised throughout the Framework.
26 A wide range of other infrastructure will also be important to the suitability of areas for development. These include health, education and community facilities and services.
27 All areas of the Royal Borough are within a catchment of a doctors surgery or school. It is important that residents continue to have access to such facilities. The Council monitors the number pupils attending school and estimate how this might change in the future. This provides an indication of where capacity issues (either surplus or shortage of school places) exist.
28 The Framework recognises that important role played by community facilities in social interaction and in creating healthy and inclusive communities.(33) Decisions should guard against the unnecessary loss of valued facilities and services.
27 NPPF, paragraph 112. 28 NPPF, Annex 2 Glossary. 29 Where available regard will be had to site specific assessments of Agricultural Land Classification. 30 Natural England's Agricultural Land Classification data does not in many instances distinguish between Grades 3a and 3b. 31 NPPF, paragraph 109 and 156. 32 NPPF, paragraph 32. 33 NPPF, paragraph Section 8. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 31 Summary of constraint considerations C
29 Developers may be asked to provide contributions for infrastructure made necessary in several ways. This may be by way of the Community Infrastructure Levy and planning obligations in the form of section 106 agreements and section 278 highway agreements. - Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 32 Summary of opportunity considerations D Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 33 Summary of opportunity considerations D
SUMMARY OF OPPORTUNITY CONSIDERATIONS
1 The following pages provide a summary of opportunity considerations.
Biodiversity
2 The presence of habitats or other features of recognised biodiversity value or potential may provide circumstances where development can be used to provide significant improvements or to create new habitats.
Heritage
3 The presence of a heritage asset can be a constraint to development. There may be circumstances where development can be used to improve the significance of a heritage asset. This may be through achieved through physical actions such as the removal of unsympathetic development or by actions which allow greater appreciation such as providing public access.
Unneighbourly uses
4 On occasion, uses can become established which are detrimental to the quality of the environment and cause a detrimental impact to other uses. One example would be a noisy activity in proximity to residential properties.
5 Through the assessment process, the Council wishes to ensure that new development is appropriately sited so that a nuisance does not occur. In most instances this is likely to mean avoiding planning for homes in proximity to existing activities which are considered to have an unacceptable detrimental impact. Notwithstanding this, there may be instances where the redevelopment of an existing unneighbourly use would benefit of the local environment.
Eyesores
6 Eyesores are unsightly buildings or land. Development may present the opportunity to remove such sites, putting the land to beneficial use.
Public rights of way
7 The presence of an existing public right of way is a factor which will be taken into account when assessing the suitability of sites, and the layout and design of any proposal.
8 In addition to the existing network, the Council wishes to also take into account the possible creation of new links which would result in improved access to the countryside to the benefit of residents.
Employment locations
9 The presence of an existing employment estate or similar provides an opportunity for the efficient expansion of business premises.
Previously developed land
10 The Framework prioritises the re-use of previously developed land (brownfield land), providing it is not of high environmental quality, over land which has previously been undeveloped (greenfield land).(34) This is identified as one of the core planning principles.
11 Previously developed land is defined as “land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure. This excludes: land that is or has been occupied by agricultural or forestry buildings; land that has been developed for minerals extraction or waste disposal by landfill purposes where provision for restoration has been made through development control procedures; land in built-up areas such as private residential gardens, parks, recreation grounds and allotments; and land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time.”(35)
34 NPPF, paragraph 17 and 111. 35 NPPF, Annex 2 Glossary. 34 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 D Summary of opportunity considerations
12 Within the Green Belt, the Framework supports the limited infilling or the partial or complete redevelopment of previously developed sites which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development.(36)
Accessibility
13 The location of a site in terms of links to public transport and services and facilities is a dimension of sustainable development. The Framework recognises that plans should support pattern of development which, where reasonable to do so, facilitates the use of sustainable modes of transport(37) and that all decisions should take account of whether opportunities for sustainable transport have been taken up, whether safe and suitable access to a site can be achieved, and whether improvements can be undertaken within the transport network that cost effectively limit the significant impacts of the development.(38) Key facilities should be located within walking distance of most properties.(39)
14 National guidance within Manual for Streets advocates that walkable neighbourhoods are typically characterised by having a range of facilities within 10 minutes (up to about 800m) walking distance, but emphasises that the propensity to walk is also influenced by the quality of the walking experience. The document “Guidelines for Providing for Journeys on Foot” (IHT 2000) contains guidance on acceptable walking distances.
CIHT Provision for journeys on foot
Town centres Commuting / School / Elsewhere Sightseeing
Desirable 200m 500m 400m
Acceptable 400m 1,000m 800m
Preferred Maximum 800m 2,000m 1,200m
Mixed development
15 Larger scale residential developments provide an opportunity to promote a mix of uses in order to provide opportunities to undertake day-to-day activities including work on site.
Community facilities
16 The Framework recognises that important role played by community facilities in social interaction and in creating healthy and inclusive communities.(40) Decisions should guard against the unnecessary loss of valued facilities and services. Development may also create an opportunity to provide new or improved facilities.
17 As outlined above, the Framework recognises that key facilities such as primary schools and local shops should be located within walking distance of most properties.(41) Larger scale residential developments provide an opportunity to provide new facilities on site or to fund improvements to existing facilities.
Regeneration initiatives
18 The Framework supports the identification of priority areas for regeneration.(42) Development in proximity to these areas provides an opportunity for investment which could improve vitality and viability.
19 Within the Royal Borough there are two regeneration initiates supported in existing development plan policy, namely those at Maidenhead town centre and Ascot High Street.
36 NPPF, paragraph 89. 37 NPPF, paragraph 30. 38 NPPF, paragraph 32. 39 NPPF, paragraph 38. 40 NPPF, paragraph Section 8. 41 NPPF, paragraph 38. 42 NPPF, paragraph 21. - Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 35 Assessment pro-forma E 36 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 E Assessment pro-forma
ASSESSMENT PRO-FORMA
Parcel Reference and Name
Location Plan
Implementation
Implementation Including: Availability Achievability
Flood risk
Flood zone Including: Flood Zone 3b Flood Zone 3a Flood Zone 2 Flood Zone 1 Flood defence Flood storage Groundwater Surface water Safety
Biodiversity
Biodiversity Including: Special Area of Conservation Special Protection Area Wetlands of International importance / Ramsar Sites of Special Scientific Interest Thames Basin Heaths Special Protection Area buffer Sustainable Alternative Natural Green Space Ancient woodland Local Nature Reserve Regionally Important Geological Sites Local Wildlife Sites Priority habitat Protected species Tree Preservation Order Hedgerows
Landscape and townscape
Landscape and townscape Including: Character Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 37 Assessment pro-forma E
Landscape and townscape
Topography Eyesores River Thames Corridor
Heritage
Heritage Including: Conservation areas Registered parks and gardens Local listed parks and gardens Scheduled Ancient Monuments Listed buildings Locally listed buildings Archaeology
Land use compatibility
Land use compatibility Including: Noise Contamination Air quality Public rights of way Common land Visitor attractions
Resources
Previously developed land Including: Previously developed land Greenfield land
Agricultural land quality Including: Best and most versatile Grade 1, 2, and 3a Grade 3b, 4 and 5
Water Including: Source Protection Zones Water stress
Minerals Including: Safeguarded area Preferred area Existing site / facility Safeguarded site
Waste Including: Safeguarded site Preferred area Existing site / facility 38 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 E Assessment pro-forma
Access and highways
Access and highways Including: Accessibility (to jobs, services and facilities) Site access Road network
Regeneration and economy
Employment Including: Proximity to existing employment locations
Mixed use Including: Potential for mixed use development
Regeneration Including: Maidenhead town centre Ascot High Street
Infrastructure
Utilities Including: Electricity Gas Water Sewerage
Health Including: GP surgeries
Schools Including: Primary schools Secondary schools First schools Middle schools Upper schools
Open space Including: Play facilities Sports facilities Parks and gardens Amenity space Allotments
Community facilities Including: Community facilities
Summary of constraints, opportunities and deliverability - Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 39 Parcel assessments F 40 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
A3 - Heatherwood Hospital, London Road, Ascot
Implementation
Implementation The parcel has been promoted and is understood to be available.
The landowner has expressed an interest in developing the parcel for residential and healthcare uses.
Parts of the parcel could be retained for healthcare use. Reconfiguration of the hospital buildings will delay the delivery of the parcel.
There is a reasonable prospect that the parcel could be developed viably. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 41 Parcel assessments F
Flood Risk
Flood Risk The parcel is located in Flood Zone 1 and has a low risk of flooding. This is not considered a constraint to the development of the parcel.
Small parts of the north east corner of the parcel have a high risk of surface water flooding. Further small areas across the parcel have a low risk of surface water flooding.
The whole parcel is considered to be susceptible to ground water flooding.
Biodiversity
Biodiversity The parcel is contains a high proportion of trees, including birch and pines. Significant ecological constraints to redevelopment of the parcel are unlikely; however trees and woodland should be retained where possible. A buffer should be retained between the adjacent woodland and any new development.
Windsor Forest and Great Park and Thursley, Ash, Pirbright & Chobham SACs are within 5km from the parcel and would need to be informed by a Habitats Regulation Assessment of the impacts on these sites.
The parcel is within 5km from the Thames Basin Heaths SPA. Appropriate mitigation in the form of SANG and SAMM will need to be secured. This provision will need to be in excess of currently identified SANG capacity and provided in advance of new development coming forward.
The Englemere Pond SSSI and LNR is within 1km of the parcel.
Swinley Park and Brick Pits SSSI is within 2km south west of the parcel.
The south of the parcel contains a very small area of ancient woodland. The parcel is therefore within the 500m buffer of ancient woodland. The ancient woodland consists of lowland mixed deciduous woodland to the south and west of the parcel.
The parcel adjoins an area of Tree Preservation Orders to the west and north west.
There is a high probability of roosting, and foraging/commuting bats, common/widespread breeding birds, and invasive species. Bat and badger surveys will be required, in addition to a survey of invasive species such as rhododendron.
Landscape and Townscape
Landscape and Townscape The parcel is generally flat, with a small incline towards the south. The parcel is currently occupied by Heatherwood Hospital, predominantly a collection of low rise buildings, which include various secondary buildings and staff accommodation. Some buildings are in a poor state of repair with a neglected appearance. Any development of the parcel could provide a suitable gateway to Ascot. 42 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
The parcel is bordered to the north by the A332, and A329. South of the parcel lies an area of dense woodland, with the railway line beyond. East of the parcel lies a tree line, with open grassland with sporadic development beyond, south of the High Street. West of the parcel lies a continuation of the woodland, with some pockets of development beyond.
The parcel is located in a Landscape Character Area defined as Settled Wooded Sands, in the South Ascot and South Sunningdale subdivision. This is characterised by a strong framework of mixed woodland, with an absence of a clear boundary between town and country with much of the traditional pattern subsumed within the modern ‘edge of town’ development. The South Ascot and South Sunningdale subdivision is further characterised by influences of the adjacent settlements, and the strategic significance of green landscape corridors
The parcel is bordered to the north east by an area classified as ‘Large Institutional Developments’ in the Townscape Assessment. This is characterised by buildings including hospitals, barracks, emergency services and racecourses, with the large scale of build development matched by that of the surrounding open space, with greenspace, courtyards, forecourts and car parks.
Opposite the parcel, on the north side of the roundabout is a large development of residential apartments called ‘Grand Regency.’ At its highest the block is 5 storeys, with an area of car parking fronting the roundabout.
Landscape Condition: Good – declining
Strength of Landscape Character: Declining
Landscape Capacity: Low
Heritage
Heritage A small SAM is located towards the centre of the parcel called the Bell Barrow on Bowledge Hill. The significance is high and primarily archaeological. Any future development should consider ‘breathing space’ for the monument and an archaeological condition.
A number of the original hospital buildings are of local interest and would be considered to be non-designated heritage assets. These would be of some significance, and should be taken into account in considering the redevelopment of the site.
A Grade II Listed Building is located within 120 metres north east of the edge of the parcel, called the Milestone opposite the Tote Building to Ascot Racecourse.
Land Use Compatibility
Land Use Compatibility A large part of the centre of the parcel is contaminated land associated with the hospital. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 43 Parcel assessments F
Land Use Compatibility
The proximity of the A332 and A329 on the northern boundary of the parcel results in road noise buffers extending into large northern areas of the parcel.
Resources
Previously Developed Land The parcel is PDL.
Agricultural Land Quality The northern part of the parcel is classified as urban land, the rest of the parcel is classified as non agricultural.
Water The parcel is not located near an SPZ or in a protection zone.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste There are no existing waste facilities in the immediate area.
Access and Highways
Access and Highways The parcel is located on the western edge of Ascot High Street, with good accessibility to local services in Ascot District Centre. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The site is located:
Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre. Within the ‘preferred maximum’ distance of under 800m from Ascot District Centre. Within an ‘acceptable’ distance of under 1,000m from South Ascot Village Primary School. Beyond the ‘preferred maximum’ distance of over 2,000m from Charters School. Within a ‘desirable’ distance of under 500m from Ascot Business Park. Within an ‘acceptable’ distance of 1,000m from Ascot Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on High Street providing regular services to Cranbourne, Bracknell, Ascot and Windsor via numbers 24, 162 and 1.
The parcel has frontage to both the A329 High Street and the A332 Kings Ride in Ascot, and has the benefit of three existing connections to the highway network. The main shopping street of Ascot High Street is located within 750m east of the Hospital.
The A329 provides access to the west to the strategic road network to both the A329(M) and to the A322 Bagshot Road via Bracknell. As with most towns in the area Ascot experiences some peak hour congestion at key junctions and these peaks are extended and congestion exacerbated by additional traffic in the area on race days. 44 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
There are two existing access points to the A329 High Street via Gates 1 and 2. Gate 1 is the eastern most access, which provides a simple T-junction allowing movements both in and out of the hospital. Gate 2 is the westernmost access is a wider simple T-junction onto a short section of dual carriageway approaching to the A329/332 large roundabout junction. A third access is located at the south western extremity of the parcel via Gate 3 to the A332 King’s Ride, adjacent to the private access serving Kings Ride Court.
Any residential development coming forward for this parcel should utilise and modify existing access arrangements serving Heatherwood Hospital rather than creating new and additional access connections to the network.
A Transport Assessment and Residential Travel Plan would be required in connection with any development of the parcel. This should include the revision of cycle and pedestrian routes in the area, particularly to Ascot centre and the railway station.
Improvements can be undertaken within the transport network that effectively limit the significant impacts of the development locally.
Regeneration and Economy
Employment Ascot Business Park is within 500m south east of the parcel.
Mixed Use Part of the parcel could be retained for healthcare use alongside residential development.
Regeneration The parcel may contribute towards the regeneration of Ascot High Street.
Infrastructure
Utilities Thames Water has indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools South Ascot Village Primary School is within 900m south east of the parcel. Charters School is within 3km south east of the parcel.
Open Space The parcel does not contain existing open space.
Allotments south of Liddell Way are located within 1km south of the parcel.
South Ascot Recreation Ground is located within 1.1kmm south east of the parcel. Facilities include a play area, football pitch and changing facilities.
Englemere Pond Nature Reserve is within 600m west of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 45 Parcel assessments F
Infrastructure
Community Facilities Charters Youth and Community Centre is located within 3km south east of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a lower contribution to preventing settlements from merging. The parcel does not contribute towards: preventing the unrestricted sprawl of a built up area; safeguarding the countryside from encroachment; or preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Existing hospital use of the parcel Contaminated land across a large part of the parcel. Woodland adjacent to the parcel, and existing trees on site should be retained, with a buffer between any development and the existing woodland. The parcel makes a lower contribution to the purposes of Green Belt.
Opportunities
The entire parcel is PDL. Highways access to Ascot High Street and the strategic road network. Possible creation of a suitable gateway into Ascot. ‘Breathing space’ buffer around existing SAM Residential development in a sustainable location close to Ascot High Street.
Delivery
The parcel has been promoted for residential and healthcare uses and is understood to be available. The hospital remains in operation which could delay the delivery of the parcel due to the reconfiguration of the healthcare uses required. Maintaining healthcare services in addition to a mix of residential development is supported by Strategic Site Policy 4 of the Ascot, Sunninghill and Sunningdale Neighbourhood Plan. 46 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
A6 - Land including Ascot Railway Station car park, Station Hill, Ascot
Implementation
Implementation The parcel has been promoted and is understood to be available. There are several existing businesses operating in the parcel.
The landowner has expressed an interest in developing the parcel for residential and car parking uses.
There is a reasonable prospect that the parcel could be developed viably, with residential development required to make the provision of a car park viable. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 47 Parcel assessments F
Flood Risk
Flood Risk The entire parcel is located in Flood Zone 1, and has a low risk of flooding. This is not considered a constraint to the development of the parcel.
The whole parcel is considered to be susceptible to ground water flooding.
A very small area on the north eastern edge of the parcel has a medium risk of surface water flooding.
Biodiversity
Biodiversity An HRA of detailed proposals will need to be carried out as the parcel is within 5km of a SAC.
The Thames Basin Heaths SPA is within 5km of the parcel. Appropriate mitigation in the form of SANG and SAMM will need to be secured.
The Thursley, Ash, Pirbright and Chobham; and Windsor Forest and Great Park SACs are within 5km of the parcel.
Englemere Pond, and Swinley Park and Brick Pits SSSIs are within 2km of the parcel.
Englemere Pond LNR is within 2km of the parcel.
St George’s Lane Fields; Woodland West of Ascot Station; The Wells; Ascot Heath Golf Course; and Tom Green’s Field, Victory Field LWS are within 1km of the parcel.
There are no identified adverse impacts on Ancient Woodland Inventory Sites.
Priority habitats identified within and around the parcel include lowland mixed deciduous woodland, ponds, and eutrophic standing waters.
A large TPO area is located north of the parcel, north of Station Hill.
There is a high probability of common/widespread breeding birds. Notably species are unlikely to form a constraint to the development of the parcel, but any proposals would need to be informed by further surveys.
Landscape and Townscape
Landscape and Townscape The parcel is mostly used as a car park of Ascot Railway Station, in addition to parking historically used by the car sales and retail operation on the site. A McLaren Garage is located on the northern edge of the parcel. A bar/restaurant is located in the north west corner of the parcel. The parcel rises from east to west.
The parcel is bounded to the south by the railway line, and a tree line, with the Ascot Business Park and a residential area beyond. North, east and west of the parcel are areas of mature woodland. A steep bank lies immediately north of the parcel, on the north side of Station Hill. 48 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
The parcel is located in a Landscape Character Area defined as Settled Wooded Sands, in the South Ascot and South Sunningdale subdivision. This is characterised by a strong framework of mixed woodland, with an absence of a clear boundary between town and country with much of the traditional pattern subsumed within the modern ‘edge of town’ development. The South Ascot and South Sunningdale subdivision is further characterised by influences of the adjacent settlements, and the strategic significance of green landscape corridors.
The parcel is bordered to the south west by an area classified in the Townscape Assessment as ‘Late 20th Century Suburbs (1960 Onwards) in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends. South west of the parcel is an area classified as ‘Industrial and Commercial Estates’ Townscape Assessment. This is characterised by low density industrial and commercial development including industrial estates, business parks and offices; and development within large plots, accessed by roads terminating in dead ends.
Landscape Condition: Good – declining
Strength of Landscape Character: Declining
Landscape Capacity: Low
Heritage
Heritage There are no known heritage assets in the immediate area.
The fairly intensive development of the parcel in the past reduces the potential for archaeological remains below ground.
Land Use Compatibility
Land Use Compatibility Large central and eastern parts of the parcel are subject to road noise from Station Hill.
The entire parcel is located in a noise buffer zone around the railway line.
Except the areas in the north western corner of the parcel, the remainder of the parcel is contaminated due to railway and motor vehicle garage use.
A pedestrian pathway in the north west of the parcel provides a link between Ascot Station and Ascot High Street, which is particularly well used during events at Ascot Racecourse.
Resources
Previously Developed Land The entire parcel is PDL. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 49 Parcel assessments F
Resources
Agricultural Land Quality The entire parcel is classified as non agricultural land.
Water The parcel is not located near an SPZ or in a protection zone.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste Shorts Recycling Centre is located within 150m north east of the parcel.
Access and Highways
Access and Highways The parcel is well connected to neighbouring areas due to its location adjacent to Ascot Railway Station. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The site is located:
Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre. Within an ‘acceptable’ distance of under 400m from Ascot District Centre. Within a ‘desirable’ distance of under 500m from South Ascot Village Primary School. Beyond the ‘preferred maximum’ distance of over 2,000m from Charters School. Within a ‘desirable’ distance of under 500m from Ascot Business Park Within a ‘desirable’ distance of 500m from Ascot Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Station Hill providing services via numbers 1, 7, 24A and 24D, to Windsor Town Centre, Sunningdale, and Woodend.
The existing connection to the highway network is derived by way of the railway station access to the A330 Station Hill, providing access to the existing surface railway station car park, drop off points, short stay waiting area and licensed premises with separate car park. Both the A330 Station Hill to the south east of the railway station and the A329 east of the Winkfield Road roundabout provide links onto the A30 London Road. The A30 forms part of the primary network joining the M3 south west of Basingstoke with the M25 via Junction 13 at Staines to the north east of Ascot. Race days at Ascot Racecourse result in considerable demand for parking in Ascot centre and surrounding areas. Race goers travelling by train and then walking to the racecourse cause the area around Ascot Railway Station and routes to/from Ascot centre to become severely congested on race days.
Vehicular access to the station is somewhat restricted for commuter drop off and pick up purposes. There is scope to serve both the residential development and decked car park from one single point of access located just east of the new car showroom site and away from the end in the road at the railway arch. In connection with any new access arrangement directly to the A330 road, consideration should be given to the provision of a right turn lane facility with traffic islands.
Improvement works can be undertaken with the transport network that effectively limits the significant impacts of the development locally. 50 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
A Transport Assessment/Statement would be required in connection with any development of this parcel.
Regeneration and Economy
Employment Ascot Business Park is located adjacent to the southern boundary of the parcel.
Mixed Use The parcel could be developed for residential use and a decked car park.
Regeneration The parcel will contribute towards the regeneration of Ascot High Street.
Infrastructure
Utilities Thames Water have indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools South Ascot Village Primary School is located within 300m south of the parcel. Charters School is located within 2.1km south east of the parcel.
Open Space Allotments south of Liddell Way are located within 500m south of the parcel.
South Ascot Recreation Ground is located within 300m south of the parcel. Facilities include a play area, football pitch and changing facilities.
Allens Field SANG is located within 600m south of the parcel.
Community Facilities Charters Youth and Community Centre is located within 2.1km south east of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a strong contribution to preventing settlements from merging. The parcel makes a moderate contribution to preventing the unrestricted sprawl of a built-up area. The parcel does not contribute to safeguarding the countryside from encroachment, and preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 51 Parcel assessments F
Summary of Constraints, Opportunities and Deliverability
Noise from Station Hill (A330) and the railway station Impact of dense development on the street scene and character of the area. The parcel makes an important contribution to the purposes of Green Belt.
Opportunities
The entire parcel is PDL. Improved access to the station and possible creation of a suitable gateway to Ascot. Improved pick up and drop off facilities. Provision of additional car parking.
Delivery
The parcel has been promoted for residential and car parking use, but businesses currently operating within the parcel could delay delivery. Network Rail has indicated that the car parking element of the parcel could only come forward in tandem with residential development due to viability concerns. The delivery of the parcel for a mix of car parking, residential and commercial/retail uses is supported by the Ascot, Sunninghill and Sunningdale Neighbourhood Plan. 52 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
A7 - Land south of Hermitage Parade, High Street, Ascot
Implementation
Implementation The undeveloped areas of the parcel have been promoted in two sections.
The agent promoting the eastern section has expressed an interest in developing the parcel for residential use and it is understood to be available.
The western section of the parcel has been promoted previously, but its current availability is unknown.
Existing developed areas have not been promoted and the availability of these areas is unknown. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 53 Parcel assessments F
Implementation
There is a reasonable prospect that the parcel could be developed viably with most of the parcel having a low existing use value.
Flood Risk
Flood Risk The parcel is located in Flood Zone 1 and has a low risk of flooding. This is not considered a constraint to the development of the parcel.
Small areas in the centre of the parcel have a low risk of surface water flooding.
The whole parcel is considered to be susceptible to ground water flooding.
Biodiversity
Biodiversity Trees form the focus of biodiversity interest and wherever possible should be retained in development proposals. Otherwise habitats on the parcel are considered to be of limited ecological value, as the amenity grassland is cut very short and has very limited species diversity, and the hedgerows are largely poor species.
The Thursley, Ash, Pirbright and Chobham SAC and Windsor Forest and Great Park SAC are within 5km of the parcel. An HRA would need to inform any development proposals for the parcel.
The Englemere Pond SSSI and LNR is located 1.4km west of the edge of the parcel.
The parcel is 3.7km away from the TBHSPA. Appropriate mitigation in the form of SANG and SAMM will need to be secured. This provision will need to be in excess of currently identified SANG capacity and provided in advance of new development coming forward.
St George’s Lane Fields; Ascot Heath Golf Course; The Wells; Woodland West of Ascot Station; Platts Firs, Penslade Bittom, Fireball Hill; Tom’s Green’s Field, Victory Field; and Silwood Park (including Cascade Bridge) LWS are all within 1km of the parcel.
No priority habitats have been identified within the parcel.
A TPO area covers most of the parcel, except areas in the south west.
There is a relatively high probability of bat roosts on parcel. Inspections are recommended between May – September.
Bird species are anticipated to nest on parcel. Any ground clearance should take place outside the nesting season (March – August).
Invasive species of giant hogweed and rhododendron around the periphery of the parcel should be controlled as part of any development proposal. 54 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
Landscape and Townscape The parcel consists of relatively flat undeveloped grassland with mature trees. Parts of the parcel are used for car boot sales and for parking during Royal Ascot race days. There are paddocks near by.
The parcel includes the area to the rear of an existing row of retail units and a petrol filling station on the High Street. In the south of the parcel are a number of tennis courts and a cluster of 8 houses (Ascot Wood). A large residential dwelling is located in the north east corner of the parcel.
The parcel is located south of the High Street and is bordered to the west by Station Road and Ascot Hill House, with woodland and a grassed area beyond. St George's Lane borders the parcel to the east, with residential dwellings beyond. Ascot Wood borders the parcel to the south. Index House and the Shorts Recycling and Transfer Station borders the parcel to the south east.
The parcel is located in a Landscape Type defined as Settled Wooded Sands. This is characterised by a strong framework of mixed woodland, with an absence of a clear boundary between town and country with much of the traditional pattern subsumed within the modern ‘edge of town’ development.
The parcel is bordered to the north by an areas classified as ‘Ascot Victorian Village’ in the Townscape Assessment. This is characterised by an urban form which is defined by a hierarchy of principal village streets and secondary side streets, with narrow building plots, and rows of terraces and semi-detached properties, typically 2-2.5 storeys, contributing to a townscape of human scale. This includes Ascot High Street with Royal Ascot Grandstand forming a prominent landmark.
To parcel is bordered to the east by an area classified as ‘Villas in a Woodland Setting’ in the Townscape Assessment. This is characterised by an extremely low density residential suburb comprising large villas set in large, irregular plots, with an urban form based on an informal network of wide, widening roads and subsidiary cul-de-sacs.
Landscape Condition: Good – declining
Strength of Landscape Character: Declining
Landscape Capacity: Low
Heritage
Heritage No heritage assets have been identified within the parcel.
Given the size of the area it is likely that some archaeological deposits would be present. A desk based assessment of potential remains would be required, though it is unlikely that there are any remains of sufficient significance to warrant preservation. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 55 Parcel assessments F
Land Use Compatibility
Land Use Compatibility The A329 is located east-west along the northern boundary of the parcel so there is some associated traffic noise.
There is a small area of contaminated land in the south west corner of the parcel, consisting of unknown filled ground.
The parcel is not affected by an Air Quality Management Area or a Source Protection Zone.
No part of the parcel is common land.
A PROW runs north to south along the eastern boundary of the parcel on St George’s Lane. The Ascot Circular Walk is located along the along the northern boundary of the parcel on High Street.
The parcel is often used for overflow car parking for Ascot Racecourse events.
Resources
Previously Developed Land The parcel is largely greenfield. Some parts of the parcel with existing residential development are PDL, particularly in the south west corner.
Agricultural Land Quality The parcel is classed as non-agricultural land.
Water The parcel is not located near an SPZ or in a protection zone.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste Shorts Recycling and Transfer Station is located south east of the parcel.
Access and Highways
Access and Highways The parcel is located south of Ascot High Street, and has excellent access to local services and facilities. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Within a ‘desirable’ distance of under 200m from Ascot District Centre. Within an ‘acceptable’ distance of under 1,000m from South Ascot Village Primary School Beyond the ‘preferred maximum’ distance of over 2,000m from Charters School. Within a ‘desirable’ distance of under 500m to Ascot Business Park Within a ‘desirable’ distance of under 500m to Ascot Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Ascot High Street and Station Hill, providing regular services to Sunninghill and Sunningdale via number 01. 56 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
Access to the network is derived by way of the A329 High Street to the north and to the west to the A330 Station Hill via existing entrances from two of the three frontages. The third frontage to the east is to a private road known as St George’s Lane. In principle the utilisation of existing access points, suitably improved, to both the Ascot High Street and Station Hill is recommended.
Ascot does experience some peak hour congestion at key junctions and these peaks are extended and congestion exacerbated by additional traffic on race days.
Although there is considerable demand for parking during horse racing meetings, the sites’ existing car parks are still used for that purpose, albeit on a lesser scale on non-race days.
In principle the utilisation of the existing access points suitably improved to both Ascot High Street and also to Station Hill would enable the provision of safe and suitable access arrangements for all people to be achieved.
An Access Strategy as part of a Transport Assessment should be prepared to identify the most suitable access to the parcel. Access to the High Street would include connectivity improvements for pedestrians along the parcel frontage and possibly additional crossing points to minimise conflict with through traffic. A Residential Travel Plan would also be required.
Any redevelopment of the parcel should include a review of both the current on and off street parking arrangements together with delivery facilities and local speed restrictions.
The proposal would add to peak hour congestion in the area. Improvements can be undertaken within the transport network that effectively limits the significant impacts of the development locally.
Regeneration and Economy
Employment Ascot Business Park is located within 300m south of the parcel.
The parcel is located adjacent to the employment, service and retail opportunities available at Ascot District Centre.
Mixed Use The parcel has been identified in the Ascot, Sunninghill and Sunningdale Neighbourhood Plan as part of the ‘Ascot Centre / High Street Rejuvenation and Ascot Green’ project. The development of a mix of retail, residential and community uses including public open space would contribute towards the vitality and viability of the High Street.
Regeneration Development of the parcel would contribute towards the rejuvenation of Ascot High Street, and the area defined as a ‘Project’ in the Ascot, Sunninghill and Sunningdale Neighbourhood Plan. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 57 Parcel assessments F
Infrastructure
Utilities Thames Water has indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools South Ascot Village Primary School is located within 600m south of the parcel. Charters School is located within 2.3km south east of the parcel.
Open Space The parcel is currently open space used for parking during events at Ascot Racecourse. It is infrequently used for other purposes.
The Ascot, Sunninghill and Sunningdale Neighbourhood Plan states that approximately 25% of the total area would be retained as green spaces.
South Ascot Recreation Ground is located within 700m south of the parcel. Facilities include a play area, football pitch and changing facilities.
Community Facilities The Ascot, Sunninghill and Sunningdale Neighbourhood Plan proposes the inclusion of a community centre as part of the Ascot Centre / High Street Rejuvenation.
Charters Youth Centre in Sunningdale community facility is located under 2.5km south east of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a strong contribution to preventing settlements from merging. The parcel makes a moderate contribution to preventing the unrestricted sprawl of a built-up area.
The parcel makes a lower contribution to safeguarding the countryside from encroachment. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Noise from Ascot High Street (A329) Loss of car parking and re-provision elsewhere Existing veteran trees and TPO areas The parcel makes an important contribution to the purposes of Green Belt
Opportunities
Significant contribution to the regeneration of Ascot High Street. Provision of public open space and cafes/restaurants Provision of a community centre
Delivery 58 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Summary of Constraints, Opportunities and Deliverability
The parcel is owned by two landowners who have promoted the parcel for residential use, and have confirmed that they are working together to bring the parcel forward. The delivery of the parcel is supported by the Ascot, Sunninghill and Sunningdale Neighbourhood Plan Delivery Group, and forms one of the central objectives of the Plan in aiming to provide a community centre and the provision of public open space, retail units, and residential development. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 59 Parcel assessments F
A8 - Land west of St. George's Lane, including Shorts Recycling, Ascot
Implementation
Implementation The area around Shorts Recycling Transfer Station has been promoted and is understood to be available. The landowner has expressed an interest in developing the parcel for residential use.
The office building in the north of the parcel has not been promoted and its availability is unknown.
There is a reasonable prospect that the parcel could be developed viably, with some remediation costs given the landfill in the south of the parcel. 60 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Flood Risk
Flood Risk The entire parcel is located in Flood Zone 1 and has a low risk of flooding. This is not considered a constraint to the development of the parcel.
The whole parcel is considered to be susceptible to ground water flooding.
Small areas in the north west and east of the parcel have a low risk of surface water flooding.
Biodiversity
Biodiversity The parcel comprises bare ground (including spoil heaps), with hedgerows, broadleaved woodland and some grassland around the edges. Hedgerows should be retained where possible. An HRA of detailed proposals will need to be carried out due to proximity to the Windsor Forest and Great Park SAC.
The Thames Basin Heaths SPA is within 5km of the parcel. Appropriate mitigation in the form of SANG and SAMM will need to be secured.
The Windsor Forest and Great Park SAC is within 5km of the parcel.
Englemere Pond SSSI and LNR is within 2km of the parcel.
St George’s Lane Fields; The Wells; Tom Green’s Field, Victory Field; Ascot Heath Golf Course; Platts Firs, Penslade Bottom, Fireball Hill; Woodland West od Ascot Station; and Silwood Park (including Cascade Bridge) are within 1km of the parcel. A buffer zone should be retained of at least 15m between any new development and St George’s Lane Fields LWS.
Priority Habitats identified within and around the parcel include lowland mixed deciduous woodland, hedgerows, lowland fens, eutrophic standing waters, and wet woodland.
An Ancient Woodland Inventory Site is within 2km of the parcel.
There is a high probability of foraging/commuting bats and common/widespread breeding birds.
A Berkshire Protected Species Buffer for pipistrelle bats is located in the north west of the parcel.
TPO areas are located immediately adjacent to the parcel, on the northern, western and eastern boundaries.
Landscape and Townscape
Landscape and Townscape Part of the parcel is used as a recycling centre and waste transfer station. Some development is located in the north of the parcel, including a large residential property in the north east. The parcel slopes down from the north east to the south west. A dense area of woodland is located in the southern part of the parcel. A largely open area of grassland is located north of the parcel which is used for temporary parking, with Ascot High Street a short distance beyond. Index House, a high quality serviced office building, is located in the north east of the parcel off St George’s Lane. An area of Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 61 Parcel assessments F
Landscape and Townscape
woodland is located west of the parcel, with a number of tennis courts further north. Beyond the wooded area to the south lies an open area of grassland, with the railway line beyond. The eastern boundary of the parcel is formed by St George’s Lane, with a school and large residential housing beyond.
The parcel is located in a Landscape Character Area defined as Settled Wooded Sands, in the South Ascot and South Sunningdale subdivision. This is characterised by a strong framework of mixed woodland, with an absence of a clear boundary between town and country with much of the traditional pattern subsumed within the modern ‘edge of town’ development. The South Ascot and South Sunningdale subdivision is further characterised by influences of the adjacent settlements, and the strategic significance of green landscape corridors.
The parcel is bordered the north east by an area classified as ‘Villas in a Woodland Setting’ in the Townscape Assessment. This is characterised by an extremely low density residential suburb comprising large villas set in large, irregular plots, with an urban form based on an informal network of wide, widening roads and subsidiary cul-de-sacs.
Landscape Condition: Good – declining
Strength of Landscape Character: Declining
Landscape Capacity: Low
Heritage
Heritage There are no known heritage assets in the immediate area.
Berkshire Archaeology advise that given the previous land uses on the site, it is very unlikely that any archaeological potential remains. Therefore no archaeological mitigation would be required for redevelopment of this site.
Land Use Compatibility
Land Use Compatibility A noise buffer around Ascot High Street (A329) borders the north eastern boundary of the parcel.
An area of contaminated land is located in the north east corner of parcel consisting of unknown filled ground. The buffer around this area extends into the northern parts of the parcel.
Large parts of the parcel are used as a recycling and waste transfer station and there may be some associated remediation required.
Resources
Previously Developed Land Most of the parcel is PDL. 62 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Resources
Agricultural Land Quality The entire parcel is classified as non-agricultural land.
Water The parcel is not located near an SPZ or in a protection zone.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste Shorts Recycling and Waste Transfer Station is located in central and southern parts of the parcel.
Access and Highways
Access and Highways The parcel is located in close proximity to Ascot High Street, but with poor access via George’s Lane. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The site is located:
Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre. Within a ‘desirable’ distance of under 200m from Ascot District Centre. Within an ‘acceptable’ distance of under 1,000m from South Ascot Village Primary School. Within the ‘preferred maximum’ distance of under 2,000m from Charters School. Within a ‘desirable’ distance of under 500m from Ascot Business Park Within a ‘desirable’ distance of 500m from Ascot Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Ascot High Street, providing services via numbers 1, 7, 24A and 24D to Windsor Town Centre, Woodend and Sunningdale
Between Ascot High Street (A329) and Wells Lane, St Georges Lane changes to a private street. Given the on street parking that takes place along the west of the road this effectively reduces the width of the carriageway to a single lane. The A329 London Road provides access to the west to the strategic road network both to the A329(M) and to the A332 Bagshot Road via Bracknell. Ascot does experience some peak hour congestion at key junctions and these peaks are extended and congestion exacerbated by additional traffic in the area on race days. This leads to considerable demand for parking on such days.
The parcel can only derive access to the highway network via St Georges Lane which is difficult given the existing substandard road width, poor provision for pedestrians, geometric junction layout and on street parking, together with land ownership issues.
A Transport Assessment would be required, and should include an assessment of the impact on several nearby junctions.
The proposal would add to peak hour congestion in the area. Significant improvements are required along St Georges Lane and at the junction it forms with the A329 Ascot Road. It is recommended that this parcel is not brought forward until the improvements along St Georges Lane can be secured. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 63 Parcel assessments F
Regeneration and Economy
Employment Ascot Business Park is within 400m south west of the parcel.
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration The parcel will make a significant contribution towards the regeneration of Ascot High Street. The parcel has been identified as a Strategic Site in the Ascot, Sunninghill and Sunningdale Neighbourhood Plan, which encourages the redevelopment of the parcel for alternative uses.
Infrastructure
Utilities Thames Water indicate that the existing sewerage network capacity is unlikely to be able to support additional demand from development. Works to the drainage infrastructure are likely to be required to ensure sufficient capacity is available in advance of new development coming forward.
Schools South Ascot Village Primary School is within 600m south west of the parcel.
Charters School is within 2km south east of the parcel.
Open Space Allotments south of Liddell Way are located within 750m south west of the parcel.
South Ascot Recreation Ground is located within 800m south west of the parcel. Facilities include a play area, football pitch and changing facilities.
Community Facilities Charters Youth and Community Centre is located within 2km south east of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a strong contribution to preventing settlements from merging. The parcel makes a moderate contribution to preventing the unrestricted sprawl of a built up area. The parcel makes a lower contribution to safeguarding the countryside from encroachment. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Existing woodland reduces the developable area Highways access via Ascot High Street (A329) and St Georges Lane. The parcel makes an important contribution to the purposes of Green Belt 64 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Summary of Constraints, Opportunities and Deliverability
Opportunities
Reduction in HGV movements Residential development would provide a more appropriate use of the parcel given the character of the area. Most of the parcel is PDL. Services and facilities available on Ascot High Street
Delivery
Most of the parcel has been promoted and is understood to be available. The Ascot, Sunninghill and Sunningdale Neighbourhood Plan supports alternative uses of the parcel. The parcel should only come forward after the delivery of the parcel north (A7) due to existing highways issues. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 65 Parcel assessments F
A20 - Sacred Heart Church, London Road, Sunningdale
Implementation
Implementation The parcel has not been promoted and its availability is unknown.
There is a reasonable prospect that the parcel could be developed viably.
Flood Risk
Flood Risk The parcel is located in Flood Zone 1, and has a low risk of flooding. This is not considered a constraint to the development of the parcel. 66 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Flood Risk
The whole parcel is considered to be susceptible to ground water flooding.
Small central and eastern areas have a low risk of surface water flooding.
Biodiversity
Biodiversity An HRA screening exercise will be required due to the proximity of two SACs.
Windsor Forest and Great Park; Thursley, Ash, Pirbirght and Cobham SACs are within 5km of the parcel.
Thames Basin Heaths SPA is within 5km of the parcel.
Windsor Forest and Great Park, and Chobham Common SSSI are within 2km of the parcel.
Granny Kettle and adjacent woods, and Mount Pleasant LWS are within 1km of the parcel.
The Priority Habitat identified inside, and with 100m of the site is lowland mixed deciduous woodland.
A Berkshire Protected Species Buffer for mouse eared bats is located within 400m north east of the parcel.
There are TPO areas located on the northern, western and southern boundaries of the parcel. There are clusters of TPOs south of the parcel, around Lawson Way, and Redwood Drive.
Landscape and Townscape
Landscape and Townscape The parcel is mostly flat, and contains the Sacred Heart Catholic Church and associated hardstanding and grounds in the centre of an established residential area. The parcel is bounded on all sides by highways and the curtilage of residential properties. Lawson Way bounds the western edge of the parcel, with the A30 and large residential properties beyond. The curtilage of residential properties on Redwood Drive bound the parcel to the south and east, with further residential properties beyond. Large residential properties bound the parcel to the north, with Shrubs Hill beyond.
The parcel is located in a Landscape Character Area defined as Settled Wooded Sands, in the Sunningdale and Sunninghill subdivision. This is characterised by a strong framework of mixed woodland, with an absence of a clear boundary between town and country with much of the traditional pattern subsumed within the modern ‘edge of town’ development. The subdivision is further characterised by influences of the edge of settlements, and the strategic significance of green landscape corridors.
The area is bordered to the south by an area classified as 'Leafy residential suburbs' in the Townscape Assessment. This is characterised by spacious suburban style detached two storey houses, on medium to large plots.
Landscape Condition: Good – declining Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 67 Parcel assessments F
Landscape and Townscape
Strength of Landscape Character: Declining
Landscape Capacity: Low
Heritage
Heritage Sunningdale Conservation Area is located 600m north west of the parcel. This is not considered a constraint to the development of the parcel.
Land Use Compatibility
Land Use Compatibility Western parts of the parcel are located in a noise buffer zone around London Road (A30).
A PROW is located south of the parcel along Tinkers Lane and adjacent to the eastern boundary of the parcel along Shrubbs Hill Lane.
Resources
Previously Developed Land The majority of the parcel is PDL. An area in the east of the parcel is greenfield.
Agricultural Land Quality The entire parcel is classified as urban land.
Water The parcel is not located close to an SPZ, or in a groundwater protection zone.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste There are no existing waste facilities in the immediate area.
Access and Highways
Access and Highways The parcel is located in the middle of a residential area in Sunningdale, with very good access to services and facilities at Sunningdale Local Centre. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre. Within the ‘preferred maximum’ distance of under 400m from Sunningdale Local Centre. 68 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
Within an ‘acceptable’ distance of under 1,000m from Holy Trinity Church of England Aided Primary School. Beyond the ‘preferred maximum’ distance of 2,000m from Charters School. Beyond the ‘preferred maximum’ distance of over 2,000m from Queens Road Industrial Estate, Sunninghill. Within an ‘acceptable’ distance of under 1,000m from Sunninghill Railway Stations. Within a ‘desirable’ distance of under 500m from bus stops on London Road (A30), with hourly services via number 01 to Windsor Town Centre and Ascot.
The parcel is currently accessed from Lawson Road, which feeds into Redwood Drive, and London Road. Additional access to the parcel could be provided via Shrubbs Hill Lane on the eastern edge of the parcel.
The parcel is located east of London Road (A30), which provides access to the wider road network, including Egham to the north east, and Bagshot to the south west.
Regeneration and Economy
Employment Queens Road Industrial Estate, Sunninghill is located within 2.3km north west of the parcel.
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration The development of the parcel could contribute towards the regeneration of Ascot High Street.
Infrastructure
Utilities No information available.
Schools Holy Trinity Church of England Aided Primary School is located 900m north west of the parcel. Charters School is located within 2.1km south west of the parcel.
Open Space The Recreation Ground on Broomhall Lane is located within 900m south west of the parcel. Facilities include a community garden, Charters tennis, and cardio equipment.
Allotment gardens are located within 700m west of the parcel, south of Church Road.
Charters Leisure Centre is located within 2.1km south west of the parcel.
Community Facilities Charters Youth and Community Centre is located within 2.1km south west of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 69 Parcel assessments F
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a lower contribution to preventing the unrestricted sprawl of a built up area and safeguarding the countryside from encroachment . The parcel does not form or contribute to a gap between settlements and therefore makes no discernible contribution to separation. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Loss of existing place of worship Noise from London Road (A30) The parcel makes a lower contribution to the purposes of Green Belt.
Opportunities
Access to local facilities and services in Sunninghill. Access to local schools.
Delivery
The parcel has not been promoted and its availability is unknown. 70 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
C9 - Land between Southwood Road and Lower Mount Farm, Long Lane, Cookham Rise
Implementation
Implementation The parcel has been promoted in two sections and is understood to be available.
One section consists of the area east of Lower Mount Farm, and west of Cannondown Road, which is occupied by a retail unit and a polytunnel. The landowner has expressed an interest in developing the parcel for retail and storage/distribution use.
The second section consists of the remainder of the parcel which is undeveloped. The landowner has expressed an interest in developing the parcel for residential and community uses. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 71 Parcel assessments F
Implementation
There is a reasonable prospect that both sections of the parcel could be developed viably given the limited existing use value.
Flood Risk
Flood Risk The parcel is located in Flood Zone 1 and has a low probability of flooding. This is not considered a constraint to the development of the parcel.
The whole parcel is considered to be susceptible to ground water flooding.
Small areas in the north western edge of the parcel are considered to be at medium risk of surface water flooding.
Biodiversity
Biodiversity Due to the proximity to the Chiltern Beechwoods SAC an HRA screening exercise will be required.
Chiltern Beechwoods SAC is within 2km west of the parcel.
Bisham Woods and Cock Marsh SSSI are within 2km of the parcel.
Bisham Wood LNR is within 2km west of the parcel.
The Greenway Corridor LWS is within 500m east of the parcel. Pigeonhouse Wood and Beeching Grove Wood LWS are within 1.1km west, and south west of the parcel.
Priority habitats identified around the parcel are lowland mixed deciduous woodland, east of the parcel, south of Strande Park.
Landscape and Townscape
Landscape and Townscape The parcel is mostly open and partly actively farmed for agricultural use. In the southern corner of the parcel, in between Lower Mount Farm and the B4447 is a formal clothing hire shop (with the appearance of an agricultural barn) a large area of hardstanding and two poly tunnels. The parcel gently rises from east to west away from Cannondown Road (B4447).
The parcel forms an irregular shape, largely due to the location of Lower Mount Farm, south of the parcel. Lower Mount Farm includes multiple buildings used for agricultural purposes, which are well screened by a dense tree belt around the perimeter of the parcel. This tree belt extends northwards along the western boundary of the parcel. North of the parcel is an established residential area, with the rear gardens of several properties adjacent to the parcel. East of the parcel, beyond the B447 lies a further residential area around Southwood Gardens. The parcel is bordered to the east by a fence and a line of small trees/hedges. 72 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
The parcel is located in a Landscape Character Type defined as Farmed Chalk Slopes in the Cookham Rise subdivision. This is characterised by flat to rolling chalk slopes and dry valleys including chalk scarps, and mixed land uses; arable, pasture, woodlands and commercial equine. The subdivision is further characterised by the influences of Cookham Rise village, and some large arable fields.
The parcel is bordered to the east by an area classified as ‘Early Post War Suburbs (to 1960)’ in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of a distinctive network of curvilinear streets (roads, avenues or drives), with dead end roads (closes) and cul de sacs, and two storey semi-detached dwellings and short terraces set in regular plots with relatively short front gardens. North of the parcel is an area classified as ‘Late 20th Century Suburbs (1960’s onwards).’ This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends.
Landscape Condition: Good - declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage There are no known heritage assets in the immediate area.
Land Use Compatibility
Land Use Compatibility A noise buffer around the railway line is located immediately east of the parcel.
There is some contaminated land south of the parcel at Lower Mount Farm consisting of unknown filled ground, and north of the parcel around the former gas holder depot, consisting of oil and petroleum contamination.
A PROW is located on the north western tip of the parcel, connecting Lesters Road with Choke Lane to the south west.
Resources
Previously Developed Land The parcel is mostly greenfield. The area occupied by Cookham Formal Hire and associated hard standing is PDL.
Agricultural Land Quality Over half of the parcel, towards the north, is classified as Grade 3 agricultural land. It is not known whether this part of the parcel is Grade 3a or 3b agricultural land. The southern parts of the parcel are classified as Grade 2 agricultural land. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 73 Parcel assessments F
Resources
Water An SPZ source is located north and east of the parcel, off Whyte Ladyes Lane.
The entire parcel is located in Zone 1 (Inner Zone). Zone 1 is defined as the 50 day travel time from any point below the water table to a groundwater source.
Minerals There are no existing minerals extraction facilities in the immediate areal.
Waste There are no existing waste facilities in the immediate area.
Access and Highways
Access and Highways The parcel is located a short distance south of the Local Centre of Cookham and the shops and services it provides. Significant employment opportunities are available south of the parcel in Maidenhead, which is accessible via Cookham Railway Station, or via the Maidenhead Road. The Guidelines for Providing Journeys on Foot (IHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of over 800m from Maidenhead Town Centre. Within the ‘preferred maximum’ of under 800m from Cookham Rise Local Centre Within an ‘acceptable’ distance of under 1,000m from Cookham Rise Primary School. Within an ‘acceptable’ distance of under 1,000m from Furze Platt Senior School. Within the ‘preferred maximum’ distance of 2,000m from Whitegrove Park; and Furze Platt Industrial Estate. Within an ‘acceptable’ distance of under 1,000m from Cookham Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Whyte Ladyes Lane providing limited services via number 37 to Maidenhead Town Centre and High Wycombe.
The promoter of the parcel has suggested access could be provided via Cannondown Road, with limited access through Arthur Close north of the parcel. Cannondown Road provides access north into Cookham, and south towards Maidenhead and the strategic road network via the A404(M) and the M4.
Regeneration and Economy
Employment Whitegrove Park is located within 2km east of the parcel, and Furze Platt Industrial Estate is within 1.6km south of the parcel.
Mixed Use The promoter of the southern section of the parcel has indicated employment and retail use would be viable. 74 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Regeneration and Economy
The promoter of the northern section of the parcel has indicated residential and community/leisure uses, including a doctors’ surgery or clubhouse would be viable uses of the parcel.
Regeneration Any development of the parcel may support the regeneration of Maidenhead Town Centre.
Infrastructure
Utilities No information available.
Schools Cookham Rise Primary School is located within 600m north of the parcel. Furze Platt Senior School is located within 1.7km south west of the parcel.
Open Space There is significant open space west of the parcel.
The Alfred Major Recreation Ground and allotments are located within 300m north of the parcel.
The cemetery on Long Lane is located within 150m south east of the parcel.
Community Facilities Pinder Hall is located within 800m north of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution to: preventing the unrestricted sprawl of a built up area, preventing settlements from merging and safeguarding the countryside from encroachment. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Topography means part of the parcel would be viewable from Cannondown Road. The parcel makes a moderate contribution to: preventing the unrestricted sprawl of a built up area, preventing settlements from merging and safeguarding the countryside from encroachment.
Opportunities
Access to services and facilities in Cookham. Access to open space The provision of community and leisure facilities.
Delivery
The entire parcel has been promoted and is understood to be available. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 75 Parcel assessments F
C12 - Land east of Strande Park Caravan Park, Cookham Rise
Implementation
Implementation The parcel has not been promoted and its availability is unknown.
There is a reasonable prospect that the parcel could be developed viably given its low existing use value.
Flood Risk
Flood Risk The parcel is located in Flood Zone 1 and has a low risk of flooding. 76 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Flood Risk
The area immediately east of the parcel is located in Flood Zone 3b and forms part of the functional flood plain.
Lightlands Lane, north of the parcel benefits from flood defences along the eastern edge of the Lane.
The whole parcel is considered to be susceptible to ground water flooding.
Small parts of the western edge of the parcel are considered to be at low risk of surface water flooding. Areas east of the parcel have a low/medium risk.
Biodiversity
Biodiversity Due to the proximity to the Chiltern Beechwoods SAC an HRA screening exercise will be required.
Chiltern Beechwoods SAC is within 2km west of the parcel.
The Greenway Corridor LWS is within 250m east of the parcel.
Priority habitats identified around the parcel are lowland mixed deciduous woodland, east of the parcel, south of Strande Park.
A small TPO area is located north of the parcel, around residential gardens off Lightlands Lane.
Priority habitats identified in and around the parcel include lowland mixed deciduous woodland, and eutrophic standing waters east of the parcel.
Landscape and Townscape
Landscape and Townscape The parcel is a flat and mostly open field, with a small area of trees and a hedgerow in the middle of the parcel. Between the parcel and the railway line to the west is Strande Park, a residential caravan park of about 80 units.
North of the parcel beyond a tree line lies Strande Lane, and a small residential area around Lightlands Lane and Bass Mead. Woodland is located south of the parcel. Immediately east of the parcel is a farm track and a tree belt. A disused pit and a small lake are further east of the parcel, with fields beyond.
The parcel is located in a Landscape Character Type defined as Settled Developed Floodplain in the Summerleaze subdivision. This is characterised by broad open flat floodplain with a fragmented landscape pattern and a degraded ‘edge of town’ landscape with an eclectic mix of modern land uses such as industrial estates, sewage works and horse paddocks with neglected boundaries and fly-tipping. The Summerleaze subdivision is further characterised by the influences of adjacent settlements, and an intact network of public footpaths. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 77 Parcel assessments F
Landscape and Townscape
The parcel is bordered to the west and north by an area classified as Late 20th Century Suburbs (1960’s onwards) in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends.
Landscape Condition: Declining - derelict
Strength of Landscape Character: Declining
Landscape Capacity: Medium
Heritage
Heritage There are no known heritage assets in the immediate area.
Land Use Compatibility
Land Use Compatibility There is contaminated land west of the parcel, centring around Strande Park consisting of unknown filled ground. The buffer to this area extends into a large part of the parcel.
The Maidenhead to Marlow branch railway line is located within 120m west of the parcel. Some noise from passing trains can be anticipated on parcel.
Resources
Previously Developed Land The parcel is entirely greenfield.
Agricultural Land Quality The parcel is classified as Grade 3 agricultural land. It is not known whether this part of the parcel is Grade 3a or 3b agricultural land.
Water The parcel falls within a ‘Zone 2 Outer Protection Zone’. Zone 2 is the outer protection zone of a groundwater source.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste There are no existing waste facilities in the immediate area. 78 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
Access and Highways The parcel is located a short distance south of the Local Centre at Cookham and the local shops and services it provides. Significant employment opportunities are available south of the parcel in Maidenhead, which is accessible via Cookham Railway Station, or via the Maidenhead Road.
The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of over 800m from Maidenhead Town Centre. Within the ‘preferred maximum’ of under 800m from Cookham Rise Local Centre Within an ‘acceptable’ distance of under 1,000m from Cookham Rise Primary School. Within an ‘acceptable’ distance of under 2,000m from Furze Platt Senior School. Within the ‘preferred maximum’ distance of 2,000m from Whitegrove Park; and Furze Platt Industrial Estate. Within an ‘acceptable’ distance of under 1,000m from Cookham Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Whyte Ladyes Lane providing limited services via number 37 to Maidenhead Town Centre and High Wycombe.
The only available highways access into the parcel is from the north via Strande Lane, which adjoins Lightlands Lane which forms a T junction with Maidenhead Road (B447). Maidenhead Road provides access to the north to Cookham, and to the south towards Maidenhead and the strategic road network. Localised pavement widening works may be required.
Regeneration and Economy
Employment Whitegrove Park and Furze Platt Industrial Estate are both within 1.6km east and south of the parcel.
Mixed Use The parcel is not considered acceptable for mixed use development.
Regeneration Any development of the parcel is unlikely to support the regeneration of Maidenhead Town Centre.
Infrastructure
Utilities No information available.
Schools Cookham Rise Primary School is located within 700m north west of the parcel. Furze Platt Senior School is located within 1.9km south west of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 79 Parcel assessments F
Infrastructure
Open Space There is significant open space east of the parcel, including paths along Strand Water, and the Greenway Corridor.
The Alfred Major Recreation Ground and allotments are located within 500m north west of the parcel.
The cemetery on Long Lane is located within 250m south west of the parcel.
Community Facilities Pinder Hall is located within 800m north of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a lower contribution to preventing the unrestricted sprawl of a built up area and safeguarding the countryside from encroachment. The parcel does not form or contribute to a gap between settlements and therefore makes no discernible contribution to separation. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Highways accessibility via Strande Lane. Contaminated land in the adjacent parcel. High flood risk in the area adjacent to the parcel. The parcel makes a lower contribution to the purposes of Green Belt
Opportunities
Access to services and facilities in Cookham. Access to open space
Delivery
The parcel has not been promoted its availability is unknown. 80 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
D3 - Land north of Eton Road, adjacent to St. Augustine's Church, Datchet
Implementation
Implementation The parcel has been promoted and is understood to be available.
The landowner has expressed an interest in developing the parcel for residential and leisure uses.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 81 Parcel assessments F
Flood Risk
Flood Risk Most of the parcel is located in Flood Zone 3a and has a high risk of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should be informed by an Exceptions Test when located in Flood Zone 3a.
The north western corner of the parcel is located in Flood Zone 2 and has a medium risk of flooding.
The whole parcel is considered to be susceptible to ground water flooding.
A small area in the east of the parcel is considered to be at medium risk of surface water flooding. Other areas in the north of the parcel are at low risk of surface water flooding.
Biodiversity
Biodiversity The South West London Water Bodies SPA and RAMSAR is 3.2km from the parcel. A Habitat Regulations Assessment screening exercise will be required to review the potential for adverse impacts. This is not considered a barrier to the development of the parcel.
Windsor Forest and Great Park SAC is 3.3km from the parcel.
Upton Court Park Wetland LWS is within 1km north of the parcel.
Herschel Park LNR is within 1km north of the parcel.
There are no identified impacts on Ancient Woodland Inventory Parcels.
Landscape and Townscape
Landscape and Townscape The southern part of the parcel is occupied by the Eton House care home and St Augustine’s Catholic Church, with associated buildings, parking and hardstanding. Northern and eastern parts of the parcel are open grassland.
The eastern and northern boundaries of the parcel consist of hedgerows and close boarded fences associated with the residential properties beyond. South of the parcel, beyond Eton Road lies an established belt of trees, with a sports pitch beyond. A tree line marks the western edge of the parcel, with farmed agricultural land beyond.
The parcel is located in a Landscape Character Type defined as ‘Settled Farmed Floodplain", in the Datchet subdivision. This is characterised by a wide meandering river with diverse river edge habitats, and flat and open floodplains with a rich farming heritage. The subdivision is further characterised by meadow grassland and willow belts along the riverside, and the influences of Datchet and Slough urban edges. 82 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
The parcel is bordered to the north east by an area classified as ‘Leafy Residential Suburbs’ in the Townscape Assessment. This is characterised by low to medium residential suburbs with an urban form defined by wide streets, with secondary streets culminating in dead ends, cul de sacs and turning circles.
The parcel is bordered to the south by an area classified as ‘Late 20th Century Suburbs (1960’s onwards).’ This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends.
Landscape Condition: Good – declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage The historic parks and gardens of The Royal Windsor Estate: Windsor Castle and Home Park are within 500m west of the parcel.
Land Use Compatibility
Land Use Compatibility The proximity of the parcel to Heathrow airport will result in significant noise levels from aircraft.
The M4 is within 160m east of the parcel, resulting in some noise issues. The parcel is also located within 150m east of the railway line, resulting in further noise.
A small area in the south west of the parcel contains contaminated land.
St Augustine’s Church may be affected by development proposals.
Resources
Previously Developed Land The southern part of the parcel occupied by the care home and the church is PDL. The remaining northern part of the parcel is greenfield.
Agricultural Land Quality The entire parcel is classified as Grade 1 agricultural land. The promotor of the parcel has conducted an independent assessment which states the parcel is Grade 3b agricultural land.
Water An SPZ source is located within 300m west of the parcel.
The entire parcel is located in Zone 1 (Inner Zone). Zone 1 is defined as the 50 day travel time from any point below the water table to a groundwater source. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 83 Parcel assessments F
Resources
Minerals Within 250m east of the parcel, beyond the M4 lies Riding Court Farm, Datchet, an area identified in the Replacement Minerals Local Plan for Berkshire (1997/2001) as Preferred Area 11. Part of the parcel is being actively used for minerals extraction and processing.
Waste Within 250m east of the parcel, beyond the M4 lies Riding Court Farm, Datchet, an area identified in the Waste Local Plan for Berkshire (1998) Preferred Area 24. The parcel was considered suitable for waste treatment, engineered landfill and green waste composting.
Access and Highways
Access and Highways The parcel has good access to local services available in Datchet. Significant employment opportunities are available north of the parcel in Slough, and south west of the parcel in Windsor. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre. Within the ‘preferred maximum’ distance of under 800m from Datchet Local Centre. Within the ‘preferred maximum’ distance of under 2,000m from Datchet St Mary’s Church of England Primary School. Within an ‘acceptable’ distance of under 1,000m from Churchmead School. Within the ‘preferred maximum’ distance of under 2,000m from Manor House Lane Industrial Estate in Datchet. Within the ‘preferred maximum’ distance of under 2,000m from Datchet Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Slough Road providing hourly services via number 60 to Eton Wick and Heathrow Airport.
The parcel is currently accessed via the B3026. There is scope to provide a safe and satisfactory means of access from the upgraded southern access to serve the development. The 30mph speed restriction would be extended in a north westerly direction to the bend in the road. To provide adequate visibility splays the front boundary hedge and tree branches which restrict visibility needs to be severely cut back.
The parcel has frontage and existing access to the B3026 Eton Road which connects to the wider local highway network. Datchet has access to the strategic highway network via a number of ‘B’ classified roads, to junctions 5 and 6 of the M4.
Regeneration and Economy
Employment Manor House Lane Industrial Estate in Datchet is located within 1.2km south east of the parcel. 84 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Regeneration and Economy
Mixed Use The promoter of the parcel has indicated that some community uses could be considered.
Regeneration The parcel will not contribute to the regeneration of Maidenhead Town Centre or Ascot High Street.
Infrastructure
Utilities Thames Water has noted that sewerage network capacity in this area is unlikely to be able to support the demand anticipated from this development. The capacity of existing foul water drainage infrastructure along Oakley Green Road/Maidenhead Road will need to be assessed, and improved where required.
Schools St Mary’s Church of England Primary School is located within 1.2km south east of the parcel. Churchmead School is located within 800m south east of the parcel.
Open Space Allotments are located within 150m north east of the parcel.
Datchet Golf Course is located within 200m west of the parcel, beyond the railway line.
Datchet Cricket Club is located within 1km south east of the parcel.
Thames Valley Athletics Centre is located within 700m north west of the parcel.
Community Facilities Datchet Village Hall is located within 1.4km south east of the parcel, and includes Datchet Youth and Community Centre.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The makes a lower contribution to preventing the unrestricted sprawl of a built up area, safeguarding the countryside from encroachment. The parcel does not form or contribute to a gap between settlements and therefore makes no discernible contribution to separation. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Loss of existing church and care home uses on site. Most of the parcel is located in Flood Zone 3a and has a high risk of flooding. The parcel makes a lower contribution to the purposes of Green Belt
Opportunities Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 85 Parcel assessments F
Summary of Constraints, Opportunities and Deliverability
Access to open space and local facilities Access to highways and strategic road network. Access to Datchet Railway Station
Delivery
The parcel has been promoted for residential uses and is understood to be available. 86 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
D4 - Land between Slough Road and the M4, south east of allotments, Datchet
Implementation
Implementation The parcel has been promoted historically, but current availability is unknown.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 87 Parcel assessments F
Flood Risk
Flood Risk The entire parcel is located in Flood Zone 3a, and has a high probability of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should be informed by an Exceptions Test when located in Flood Zone 3a.
The whole parcel is considered to be susceptible to ground water flooding.
Small areas in the west of the parcel are considered to be at high and medium risk of surface water flooding. Larger central and southern areas are at low risk of surface water flooding.
Biodiversity
Biodiversity Due to the proximity of the SAC a Habitats Regulation Assessment would be required.
The South West London Water Bodies SPA and RAMSAR is 2.9km from the parcel.
Windsor Forest and Great Park SAC is 3.4km from the parcel.
Upton Court Park Wetland LWS is within 1km north of the parcel.
Herschel Park LNR is within 1km north of the parcel.
There are no identified impacts on Ancient Woodland Inventory Parcels.
Landscape and Townscape
Landscape and Townscape The parcel is flat, open grassland, of an irregular shape due to the curtilage of existing residential properties. The M4 forms the eastern boundary at a raised level.
The parcel is bordered to the west to Slough Road by a mixture of nature trees and some hedging and further residential properties beyond. South of the parcel lies Whites Lane with further residential development and an agricultural field beyond. North of the parcel lies further residential development and an area of allotments adjacent to the M4. Beyond the M4 to the east lies agricultural land.
The parcel is located in a Landscape Character Type defined as ‘Settled Farmed Floodplain, in the Datchet subdivision. This is characterised by a wide meandering river with diverse river edge habitats, and flat and open floodplains with a rich farming heritage. The subdivision is further characterised by meadow grassland and willow belts along the riverside, and the influences of Datchet and Slough urban edges.
The parcel is bordered to the west by an area classified as ‘Late 20th Century Suburbs (1960’s onwards).’ This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends. 88 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
The parcel is bordered to the north west and south west by an area classified as ‘Leafy Residential Suburbs’ in the Townscape Assessment. This is characterised by low to medium rise residential suburbs with an urban form defined by wide streets, with secondary streets culminating in dead ends, cul de sacs and turning circles.
Landscape Condition: Good – declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage The historic parks and gardens of The Royal Windsor Estate: Windsor Castle and Home Park are within 700m west of the parcel; and Ditton Park is located within 600m east of the parcel.
Datchet Conservation Area is located within 600m south of the parcel.
Land Use Compatibility
Land Use Compatibility The parcel is located adjacent to the M4, and will experience significant issues relating to noise and air pollution.
The proximity of the parcel to Heathrow airport will result in significant noise levels from aircraft.
Resources
Previously Developed Land The parcel is entirely greenfield.
Agricultural Land Quality The north east corner of the parcel is classified as non-agricultural land. The remainder of the parcel is classified as Grade 1 agricultural land.
Water An SPZ source is located within 550m west of the parcel.
The entire parcel is located in Zone 1 (Inner Zone). Zone 1 is defined as the 50 day travel time from any point below the water table to a groundwater source.
Minerals Within 60m east of the parcel, beyond the M4 lies Riding Court Farm, Datchet, an area identified in the Replacement Minerals Local Plan for Berkshire (1997/2001) as Preferred Area 11. Part of the parcel is being actively used for minerals extraction and processing. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 89 Parcel assessments F
Resources
Waste Within 60m east of the parcel, beyond the M4 lies Riding Court Farm, Datchet, an area identified in the Waste Local Plan for Berkshire (1998) Preferred Area 24. The parcel was considered suitable for waste treatment, engineered landfill and green waste composting.
Access and Highways
Access and Highways The parcel has good access to local services and facilities in Datchet. Significant employment opportunities are available north of the parcel in Slough, and south west of the parcel in Windsor. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre. Within the ‘preferred maximum’ distance of under 800m from Datchet Local Centre. Within an ‘acceptable’ distance of under 1,000m from Datchet St Mary’s Church of England Primary School. Within an ‘acceptable’ distance of under 1,000m from Churchmead School. Within an ‘acceptable’ distance of under 1,000m from Manor House Lane Industrial Estate in Datchet. Within an ‘acceptable’ distance of under 1,000m from Datchet Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Slough Road providing hourly services via number 60 to Eton Wick and Heathrow Airport.
The parcel could be accessed via the western boundary of the parcel through Slough Road (B376). The parcel could further be accessed from the south by Whites Lane, though this is less suitable given the narrow width of the road.
The B376 Slough Road connects to the wider local highway network. Datchet has access to the strategic highway network via a number of ‘B’ classified roads, to junctions 5 and 6 of the M4.
Regeneration and Economy
Employment Manor House Lane Industrial Estate in Datchet is located within 900m south east of the parcel.
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration The parcel will not contribute to the regeneration of Maidenhead Town Centre or Ascot High Street. 90 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Infrastructure
Utilities No information available.
Schools St Mary’s Church of England Primary School is located within 900m south east of the parcel. Churchmead School is located within 550m south east of the parcel.
Open Space Allotments are located within 50m north of the parcel.
Datchet Golf Course is located within 400m west of the parcel, beyond the railway line.
Datchet Cricket Club is located within 700m south east of the parcel.
Thames Valley Athletics Centre is located within 800m north west of the parcel.
Community Facilities Datchet Village Hall is located within 1.1km south east of the parcel, and includes Datchet Youth and Community Centre.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a lower contribution to preventing settlements from merging, or safeguarding the countryside from encroachment. The parcel does not contribute to: preventing the unrestricted sprawl of a built up area, or preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Noise and air pollution from M4 and Heathrow airport. High flood risk across entire parcel. The parcel makes a lower contribution to the purposes of Green Belt
Opportunities
Access to open space and local facilities Access to highways and strategic road network. Access to Datchet Railway Station
Delivery
The parcel has been promoted historically, but its current availability is unknown. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 91 Parcel assessments F
D5 - Land north and east of Churchmede Secondary School, Priory Road, Datchet
Implementation
Implementation The undeveloped part of the parcel has been promoted and is understood to be available.
The landowner has expressed an interest in developing the parcel for residential, employment and leisure uses.
The southern parts of the parcel, including the cricket ground and residential properties have not been promoted and current availability is unknown.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. 92 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Flood Risk
Flood Risk The north west part of the parcel is located in Flood Zone 3a, and has a high risk of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should be informed by an Exceptions Test when located in Flood Zone 3a.
The remainder of the parcel is located in Flood Zone 2 and has a medium risk of flooding.
The whole parcel is considered to be susceptible to ground water flooding.
Small areas across the parcel have a low or medium risk of surface water flooding.
Biodiversity
Biodiversity Due to the proximity of the SAC a Habitats Regulation Assessment would be required.
The South West London Water Bodies SPA and RAMSAR site is 2.5km from the parcel.
Windsor Forest and Great Park SAC is 3.1km from the parcel.
Queen Mother Reservoir, Upton Court Park Wetland and Datchet Common and Gravel Pits LWS are within 1km of the parcel.
A Berkshire Protected Species Buffer for pipistrelle bats is located within 50m west of the parcel around the north west corner of Churchmead School.
Priority habitats identified within and around the parcel are lowland mixed deciduous woodland, and eutrophic standing water.
An ecological assessment by the promoter of the parcel confirmed that the parcel contains no statutory or non-statutory parcels designated for their importance for wildlife. The study also stated that the parcel and surrounding area comprise habitats of limited value but th
y are suitable to support some protected species.
Landscape and Townscape
Landscape and Townscape The parcel is generally flat, farmed agricultural land of an irregular shape due to the curtilage of existing residential properties, and Churchmead School. The M4 forms the north eastern boundary of the parcel. Datchet Cricket Club is located in the south east corner of the parcel. Beyond the M4 to the north east lies Riding Court Farm, an area of agricultural land with some minerals extraction works. Residential properties are located south and west of the parcel, in addition to the boundary of Churchmead School. The parcel is bordered to the east by Riding Court Road, and further agricultural land beyond. Where the parcel borders the Slough Road (B376) Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 93 Parcel assessments F
Landscape and Townscape
there is a line of trees and hedges, with intermittent views across the parcel towards the M4. The parcel is obscured from the M4 by a tree belt, and some close bordered fencing.
The parcel is located in a Landscape Character Type defined as ‘Settled Farmed Floodplain, in the Datchet subdivision. This is characterised by a wide meandering river with diverse river edge habitats, and flat and open floodplains with a rich farming heritage. The subdivision is further characterised by meadow grassland and willow belts along the riverside, and the influences of Datchet and Slough urban edges.
The parcel is mostly bordered to the south and west by an area classified as ‘Leafy Residential Suburbs’ in the Townscape Assessment. This is characterised by low to medium residential suburbs with an urban form defined by wide streets, with secondary streets culminating in dead ends, cul de sacs and turning circles.
The parcel is also bordered to the west by an area classified as ‘Late 20th Century Suburbs (1960s onwards).’ This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends.
The parcel is bordered to the north west along Slough Road by an areas classified as ‘Victorian and Edwardian Suburbs’ in the Townscape Assessment. This is characterised by medium high density residential suburbs built in the Victorian/Edwardian style, displaying considerable architectural and stylistic uniformity, and a ‘grid’ street pattern with a hierarchy of principal through streets and narrow side streets and typically narrow plots.
Landscape Condition: Good – declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage The boundary of Datchet Conservation Area abuts the southern boundary of the parcel, by Datchet Cricket Club.
The historic parks and gardens of The Royal Windsor Estate: Windsor Castle and Home Park are within 700m west of the parcel; and Ditton Park is located within 550m north east of the parcel.
Land Use Compatibility
Land Use Compatibility The promoter of the parcel has commissioned an air quality assessment which identified that the main air quality constraint arises from road vehicle emissions on the M4. The results indicated that NO2 concentrations are predicted to exceed appropriate levels close to the motorway edge, at a 94 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Land Use Compatibility
distance of up to 21m west of the M4. Air quality is therefore a design issue which can be addressed by locating commercial development closest to the motorway.
Resources
Previously Developed Land There is a small amount of PDL in the south east corner of the parcel around Datchet Cricket Club. The rest of the parcel is greenfield.
Agricultural Land Quality The promoter of the parcel has submitted an Agricultural Land Classification Report which states that the parcel is a mixture of Grade 2 and 3a agricultural land.
Water A small section in the north west corner of the parcel is located in Zone 1 (Inner Zone). Zone 1 is defined as the 50 day travel time from any point below the water table to a groundwater source. The remainder of the parcel falls within a ‘Zone 2 Outer Protection Zone.’
Minerals Within 60m east of the parcel, beyond the M4 lies Riding Court Farm, Datchet, an area identified in the Replacement Minerals Local Plan for Berkshire (1997/2001) as Preferred Area 11. Part of the parcel is being actively used for minerals extraction and processing.
Waste Within 60m east of the parcel, beyond the M4 lies Riding Court Farm, Datchet, an area identified in the Waste Local Plan for Berkshire (1998) Preferred Area 24. The parcel was considered suitable for waste treatment, engineered landfill and green waste composting.
Access and Highways
Access and Highways The parcel has very good access to local services available in Datchet. Significant employment opportunities are available north of the parcel in Slough, and south west of the parcel in Windsor. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre. Within a ‘desirable’ distance of under 200m from Datchet Local Centre. Within a ‘desirable’ distance of under 500m from St Mary’s Church of England Primary School. Within a ‘desirable’ distance of under 500m from Churchmead School. Within a ‘desirable’ distance of under 500m from Manor House Lane Industrial Estate in Datchet. Within a ‘desirable’ distance of under 500m from Datchet Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Slough Road providing hourly services via number 60 to Eton Wick and Heathrow Airport. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 95 Parcel assessments F
Access and Highways
Access to the parcel could be provided via the Slough Road (B376) to the west, or Riding Court Road to the east of the parcel. The promoter of the parcel has indicated that a vehicular link could be provided through the parcel from Slough Road to Riding Court Road, which would reduce traffic levels through the centre of Datchet.
Datchet has access to the strategic highway network via a number of ‘B’ classified roads, to junctions 5 and 6 of the M4.
Regeneration and Economy
Employment Manor House Lane Industrial Estate in Datchet is located within 300m south of the parcel.
Mixed Use The promoter of the parcel has indicated that up to 6,400 square metres of employment floorspace, a community building, and sports pitches could be accommodated as part of any development of the parcel. It has been indicated that this could be positioned adjacent to the M4, to minimise noise and air pollution in neighbouring residential areas on parcel.
Regeneration The parcel will not contribute to the regeneration of Maidenhead Town Centre or Ascot High Street.
Infrastructure
Utilities No information available.
Schools St Mary’s Church of England Primary School is located within 250m south of the parcel. Churchmead School is located adjacent to the south western boundary of the parcel.
Open Space Allotments are located within 500m north west of the parcel.
Datchet Golf Course is located within 300m west of the parcel, beyond the railway line.
Datchet Cricket Club is located within the boundary of the parcel.
Datchet Recreation Ground is located within 400m south of the parcel.
Thames Valley Athletics Centre is located within 1km north west of the parcel.
Community Facilities Datchet Village Hall is located within 400m south of the parcel, and includes Datchet Youth and Community Centre. 96 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution to preventing the unrestricted sprawl of a large built up area, safeguarding the countryside from encroachment, and assisting in safeguarding the countryside from encroachment. The parcel makes a lower contribution to preventing settlements from merging, and preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraint
The north west part of the parcel has a high risk of flooding. Development should be focused away from this area. Noise and air pollution from the adjoining M4. A buffer of commercial development could be used to reduce any adverse impact on residential development. Good quality agricultural land. The parcel makes a moderate contribution to: preventing the unrestricted sprawl of a large built up area, safeguarding the countryside from encroachment, and assisting in safeguarding the countryside from encroachment
Opportunities
Mixed use development including employment floorspace, a community centre and sports pitches. Access to open space and local facilities Access to highways and the strategic road network and possible provision of through road between Slough Road and Riding Court Road Access to Datchet Railway Station
Delivery
The undeveloped parts of the parcel have been promoted for residential, employment and leisure uses and are understood to be available. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 97 Parcel assessments F
D6 - Land enclosed by London Road, the M4 and Riding Court Road, Datchet
Implementation
Implementation The parcel has been promoted and is understood to be available.
The landowner has expressed an interest in developing the parcel for residential, employment and education uses.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. 98 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Flood Risk
Flood Risk The entire parcel is located in Flood Zone 2, and has a medium risk of flooding.
The whole parcel is considered to be susceptible to ground water flooding.
Small central and eastern areas of the parcel have a high or medium risk of surface water flooding. Larger central and eastern areas, and some small areas in the west of the parcel have a low risk of surface water flooding.
Biodiversity
Biodiversity Due to the proximity of the SAC a Habitats Regulation Assessment would be required.
The South West London Water Bodies SPA and RAMSAR is 2.1km from the parcel.
Windsor Forest and Great Park SAC is 3.1km from the parcel.
Queen Mother Reservoir and Datchet Common and Gravel Pits LWS are within 1km of the parcel.
A Berkshire Protected Species Buffer for pipistrelle bats is located within 50m west of the parcel around the north west corner of Churchmead School.
Priority habitats identified within and around the parcel are lowland mixed deciduous woodland, and eutrophic standing water.
Landscape and Townscape
Landscape and Townscape The parcel is generally flat, farmed agricultural land of an irregular shape due to the curtilage of existing residential properties on London Road (B470). The M4 forms the north eastern boundary of the parcel. Beyond the M4 to the north east lies Riding Court Farm, an area of agricultural land with some minerals extraction works. Residential properties are located south of the parcel, with sporadic mature trees and hedges and London Road beyond. The parcel is bounded to the west by Riding Court Road, which rises over the M4, with Datchet Cricket Club and further agricultural land beyond.
The parcel is located in a Landscape Character Type defined as ‘Settled Farmed Floodplain, in the Datchet subdivision. This is characterised by a wide meandering river with diverse river edge habitats, and flat and open floodplains with a rich farming heritage. The subdivision is further characterised by meadow grassland and willow belts along the riverside, and the influences of Datchet and Slough urban edges.
The parcel is largely bordered to the south by an area classified as ‘Inter-War Suburbs.’ This is characterised by medium density residential suburbs consisting of a distinctive network of curvilinear streets (crescents), linear streets (avenues) and ‘dead ends’ (closes), with a built form defined by suburban style semi-detached two storey houses in pebbledash colour render, sometimes with part tile-hung frontages. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 99 Parcel assessments F
Landscape and Townscape
The parcel is bordered to the south west by an area classified as ‘Leafy Residential Suburbs’ in the Townscape Assessment. This is characterised by low to medium density residential suburbs with an urban form defined by wide streets, with secondary streets culminating in dead ends, cul de sacs and turning circles.
Landscape Condition: Good – declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage Datchet Conservation Area is located west of the parcel, south of Datchet Cricket Club.
The historic parks and gardens of The Royal Windsor Estate: Windsor Castle and Home Park are within 800m south west of the parcel; and Ditton Park is located within 400m north east of the parcel.
Land Use Compatibility
Land Use Compatibility The parcel is located adjacent to the M4, and will experience significant issues relating to noise and air pollution.
Resources
Previously Developed Land The parcel is entirely greenfield.
Agricultural Land Quality The majority of the parcel is classified as Grade 1 agricultural land. A small area on south eastern edge of the parcel is classified as non agricultural land.
Water An SPZ is located 1.5km north west of the parcel. The whole parcel falls within a ‘Zone 2 Outer Protection Zone.’
Minerals Within 60m east of the parcel, beyond the M4 lies Riding Court Farm, Datchet, an area identified in the Replacement Minerals Local Plan for Berkshire (1997/2001) as Preferred Area 11. Part of the parcel is being actively used for minerals extraction and processing.
Waste Within 60m east of the parcel, beyond the M4 lies Riding Court Farm, Datchet, an area identified in the Waste Local Plan for Berkshire (1998) Preferred Area 24. The parcel was considered suitable for waste treatment, engineered landfill and green waste composting. 100 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
Access and Highways The parcel has very good access to local services available in Datchet. Significant employment opportunities are available north of the parcel in Slough, and south west of the parcel in Windsor. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre. Within a ‘desirable’ distance of under 200m from Datchet Local Centre. Within a ‘desirable’ distance of under 500m from St Mary’s Church of England Primary School. Within a ‘desirable’ distance of under 500m from Churchmead School. Within a ‘desirable’ distance of under 500m from Manor House Lane Industrial Estate in Datchet. Within a ‘desirable’ distance of under 500m from Datchet Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on London Road providing hourly services via number 60 to Eton Wick and Heathrow Airport, and irregular services to Windsor via the P1.
The parcel could be accessed from the south via London Road (B470), or the west via Riding Court Road.
Datchet has access to the strategic highway network via a number of ‘B’ classified roads, to junctions 5 and 6 of the M4. The B470 provides access to Junction 5 a short distance east of the parcel.
Regeneration and Economy
Employment Manor House Lane Industrial Estate in Datchet is located within 400m south of the parcel.
Mixed Use The promoter of the parcel has indicated that up to 10,000 square metres of employment floor space, and 2,000 square metres of education floor space could be provided in addition to residential development.
Regeneration The parcel is unlikely to contribute to the regeneration of Maidenhead Town Centre or Ascot High Street.
Infrastructure
Utilities No information available.
Schools St Mary’s Church of England Primary School is within 250m south of the parcel. Churchmead School is located 350m west of the parcel.
Some educational facilities could be provided as part of the development of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 101 Parcel assessments F
Infrastructure
Open Space Allotments are located within 1km north west of the parcel.
Datchet Golf Course is located within 700m west of the parcel, beyond the railway line.
Datchet Cricket Club is located within 50m west of the parcel.
Datchet Recreation Ground is located within 400m south of the parcel.
Thames Valley Athletics Centre is located within 1.6km north west of the parcel.
Community Facilities Datchet Village Hall is located within 400m south of the parcel, and includes Datchet Youth and Community Centre.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution: to preventing the unrestricted sprawl of a large built up area and safeguarding the countryside from encroachment. The parcel makes a lower contribution to preventing settlements from merging. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Noise and air pollution from the M4. High grade agricultural land. The parcel makes a moderate contribution: to preventing the unrestricted sprawl of a large built up area and safeguarding the countryside from encroachment.
Opportunities
Access to open space, local schools and facilities Access to highways and strategic road network. Access to Datchet Railway Station Possibility of provision of employment and education uses alongside residential development.
Delivery
The parcel has been promoted for residential, employment and educational uses and is understood to be available. 102 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
D7 - Land south of Austin Way, Langley
Implementation
Implementation The parcel has not been promoted, and its availability is unknown.
There is a reasonable prospect that the parcel could be developed viably although
existing properties and farms will affect the viability of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 103 Parcel assessments F
Flood Risk
Flood Risk The parcel is located in Flood Zone 1, and has a low risk of flooding.
The whole parcel is considered to be susceptible to ground water flooding.
A small area in the north of the parcel has a high risk of surface water flooding. A large area in the south of the parcel has a medium risk, and the majority of remaining areas of the parcel are at low risk of surface water flooding.
Biodiversity
Biodiversity The South West London Water Bodies SPA and RAMSAR is 2.2km from the parcel
Windsor Forest and Great Park SAC is 4.5km from the parcel, and proposals would need to be informed by a Habitats Regulation Assessment of the impacts on these sites.
Queen Mother Reservoir LWS is within 1km of the parcel.
Priority habitats identified within and around the parcel are lowland mixed deciduous woodland, and eutrophic standing water.
A TPO area is located within 150m north of the parcel, around Creek Cottage, west of Ditton Park Road.
Two TPOs are located along the western edge of the parcel.
Landscape and Townscape
Landscape and Townscape The parcel is actively used as a farm (Ditton Farm), with a number of agricultural barns and other associated development located across the parcel. The eastern section of the parcel is less developed and is mostly pastureland. The south western corner of the parcel contains some mature trees. A mature tree and hedge line obscures the parcel from Ditton Park Road west of the parcel, with a small number of large residential properties and parkland associated with Ditton Park beyond. A large mature hedge bounds the southern edge of the parcel, with Riding Court Road, the M4, and Major’s Farm Road beyond. Further south lies the Queen Mother Reservoir. A hedgerow forms the north east border of the parcel, with residential properties in Slough Borough beyond.
The parcel is located in a Landscape Character Type defined as ‘Settled Farmed Floodplain, in the Datchet subdivision. This is characterised by a wide meandering river with diverse river edge habitats, and flat and open floodplains with a rich farming heritage. The subdivision is further characterised by meadow grassland and willow belts along the riverside, and the influences of Datchet and Slough urban edges. 104 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
The Townscape Assessment is not applicable to the areas around the parcel due to its location on the border with Slough Borough. The residential areas north east of the parcel are characterised by two and three storey, terraced, semi detached and some detached modern housing, in a curvilinear development pattern typical of many modern estates.
Landscape Condition: Good – declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage The historic park and gardens of Ditton Park are located immediately west of the parcel, beyond Ditton Park Road. The Grade II Listed Ditton Park country house is located towards the centre of this area.
Land Use Compatibility
Land Use Compatibility The parcel is located adjacent to the M4, and will experience significant issues relating to noise and air pollution.
Small areas of contaminated land are located west and south west of the parcel. North west of the parcel around Ditton Park, is a larger area of contaminated land associated with the military.
A PROW is located south of the parcel, forming a pedestrian crossing over the M4, and along the southern boundary of Major’s Farm Road.
Resources
Previously Developed Land Parts of the parcel, particularly in the north contain multiple buildings and barns and are PDL. Other areas, particularly in the south east corner are greenfield.
Agricultural Land Quality The entire parcel is classified as Grade 1 agricultural land.
Water The entire parcel falls within ‘Zone 3 Total Catchment’.’ Zone 3 is the area around a source within which all groundwater recharge is presumed to be discharged at the source.
Minerals Within 750m west of the parcel, lies Riding Court Farm, Datchet, an area identified in the Replacement Minerals Local Plan for Berkshire (1997/2001) as Preferred Area 11. Part of the parcel is being actively used for minerals extraction and processing. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 105 Parcel assessments F
Resources
Waste Within 750m west of the parcel, lies Riding Court Farm, Datchet, an area identified in the Waste Local Plan for Berkshire (1998) Preferred Area 24. The parcel was considered suitable for waste treatment, engineered landfill and green waste composting.
Access and Highways
Access and Highways The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre. Beyond the ‘preferred maximum’ distance of over 800m from Datchet Local Centre. Within the ‘preferred maximum’ distance of under 2,000m from St Mary’s Church of England Primary School. Within an ‘acceptable’ distance of under 1,000m from Foxborough Primary School, in Slough. Within a ‘desirable’ distance of under 500m from Churchmead School. Within an ‘acceptable’ distance of under 1,000m from Langley Grammar School, in Slough. Within the ‘preferred maximum’ distance of under 2,000m from Manor House Lane Industrial Estate in Datchet. Within the ‘preferred maximum’ distance of under 2,000m from Datchet Railway Station. Within a ‘desirable’ distance of under 500m from bus stops at the Marriott Hotel, and London Road (A4), with regular services via numbers 77, 81, 702, H55 to Heathrow Airport, Hounslow Bus Station, Victoria, Slough, and Bracknell/Windsor.
The parcel could be accessed from the north west via Ditton Park Road, or from the south, via Riding Court Road. Riding Court Road forms one of the main routes to/from Langley and Datchet to Windsor beyond. Riding Court Road also provides access to the strategic road network via London Road, and Junction 5 of the M4.
The provision of pedestrian footpaths along Riding Court Road may be required as part of any development proposals.
Regeneration and Economy
Employment Manor House Lane Industrial Estate in Datchet is located within 400m south of the parcel.
Mixed Use The parcel is not considered suitable for mixed use development .
Regeneration The parcel will not contribute to the regeneration of Maidenhead Town Centre or Ascot High Street. 106 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Infrastructure
Utilities No information available.
Schools Given the location of the parcel on the edge of Langley there may be some impact on education facilities in Slough Borough.
St Mary’s Church of England Primary School is located within 1.7km south west of the parcel. Churchmead School is located within 1.7km south west of the parcel.
Foxborough Primary School in Slough Borough is located within 800m north west of the parcel. Langley Grammar School, in Slough Borough is located within 800m north of the parcel.
Open Space A small area of open space is located within 150m north east of the parcel as part of the new development around Shaw Gardens.
A track is located around the perimeter of the Queen Mother Reservoir, located within 200m south of the parcel.
Datchet Recreation Ground is located within 1.3km south west of the parcel.
Datchet Cricket Club is located within 1.4km west of the parcel.
Community Facilities Datchet Village Hall is located within 1.3km south west of the parcel, and includes Datchet Youth and Community Centre.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a lower contribution to: preventing the unrestricted sprawl of a built up area, preventing settlements from merging, and safeguarding the countryside from encroachment. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Noise and air pollution from the M4. Loss of existing farm and associated buildings. The parcel makes a lower contribution to the purposes of Green Belt.
Opportunities
Access to local schools Access to highways and the strategic road network.
Delivery
The parcel has not been promoted and its availability is unknown. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 107 Parcel assessments F
E4 - Land south of Eton Wick Road, comprising Eton College sports ground, Eton
Implementation
Implementation The parcel was promoted in 2014, but its current availability is unknown.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. 108 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Flood Risk
Flood Risk Almost all the parcel is located in Flood Zone 3a and has a high risk of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should be informed by an Exceptions Test when located in Flood Zone 3a.
Small areas on the western edge of the parcel are located in Flood Zone 2, and have a medium risk of flooding.
The whole parcel is considered to be susceptible to ground water flooding.
A small area in the north east corner of the parcel has a high risk of surface water flooding. A larger area along the eastern boundary has a low risk of surface water flooding.
Biodiversity
Biodiversity Windsor Forest and Great Park SAC is 2.5km from the parcel and proposals would need to be informed by a Habitats Regulation Assessment of the impacts on these sites.
The South West London Water Bodies SPA and RAMSAR is 4.7km from the parcel.
Herschel Park LNR is within 1.7km of the parcel.
Eton Meadows LWS is within 500m of the parcel.
An area of Ancient Woodland is within 1km of the parcel, north of Windsor Castle.
Berkshire Protected Species Buffers for mouse eared bats, great crested newts, and pipistrelle bats are within 300m of the parcel.
A priority habitat identified within and around the parcel is lowland mixed deciduous woodland.
Landscape and Townscape
Landscape and Townscape The rectangular parcel is largely flat, and is currently used for two all weather sports pitches by the neighbouring Eton College. The parcel is bordered all sides by a belt of trees and hedges that obscure views into and out of the parcel. Eton Wick Road (B3026) borders the north of the parcel, from which only the sports netting is viewable. Development associated with Eton College is located north of Eton Wick Road, in addition to Eton Wick Road Chapel. Further development associated with Eton College is located east of the parcel, with Eton Recreation Ground south of the parcel. West of the parcel lies mostly open grassland, with allotments and the railway line between Slough and Windsor and Eton Central beyond.
The parcel is located in a Landscape Character Type defined as ‘Settled Farmed Floodplain, in the Eton subdivision. This is characterised by a wide meandering river with diverse river edge habitats, and flat and open Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 109 Parcel assessments F
Landscape and Townscape
floodplains with a rich farming heritage. The subdivision is further characterised by the historic town of Eton and its riverside setting and views of the college buildings from surrounding farmland.
The parcel is bordered to the north and east by an area classified as Collegiate in the Townscape Assessment. This is characterised by an institutionally linked townscape with a diverse and spacious character including college buildings and their associated buildings set within large scale plots, and an urban form based on a main through route (or High Street) with narrower secondary lanes (often ending in dead-ends) branching off, and a network of pathways or alleyways permeating between buildings.
Landscape Condition: Good – declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage The northern and eastern boundaries of the parcel are located adjacent to the Eton Conservation Area.
The historic parks and gardens of Eton College are located 300m east of the parcel.
A large number of Listed buildings are located in close proximity to the parcel, particularly around the High Street. The Grade II Listed Cemetery Chapel, Cemetery Lychgate and Church of St John the Baptist are located on the north side of Eton Wick Road opposite the parcel. The Grade II* Listed Lower Chapel is located east of the parcel on Keats Lane. Numerous other important non listed buildings are located in very close proximity to the perimeter of the parcel.
Land Use Compatibility
Land Use Compatibility There may be some noise from the Slough to Windsor and Eton Central railway line, which is located within 400m west of the parcel.
There is contaminated land north of the parcel, associated with cemetery or graveyard use, on the site of the St John the Baptist Church. The buffer around this area extends into the northern part of the parcel.
A PROW runs just south of the southern boundary of the parcel, through the recreation ground, linking South Meadow Lane and Eton Wick Road and areas west towards the railway line.
The entire parcel is common land. 110 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Resources
Previously Developed Land The entire parcel is PDL.
Agricultural Land Quality The entire parcel is classified as non-agricultural land.
Water An SPZ source is located within 550m east of the parcel. The entire parcel is located in ‘Zone 2 Outer Protection Zone.’
Minerals There are no existing minerals extraction facilities in the immediate area. There are no existing minerals extraction facilities in the immediate area.
Waste There are no existing waste facilities in the immediate area.
Access and Highways
Access and Highways The parcel provides very good access to local services, facilities, and employment opportunities in Eton, and Windsor Town Centre. Significant employment and leisure opportunities are also available north of the parcel in Slough.
The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Within the ‘preferred maximum’ distance of 800m from Windsor Town Centre. Within an ‘acceptable’ distance of under 400m from Eton Local Centre. Within a ‘desirable’ distance of under 500m from Eton Porny Church of England First School. Within an ‘acceptable’ distance of under 1,000m from The Windsor Boys’ School. Within the ‘preferred maximum’ distance of under 2,000m from Saint Edward’s Royal Free Ecumenical Middle School. Within an ‘acceptable’ distance of under 1,000m from the Vansittart Industrial Estate, Windsor. Within an ‘acceptable’ distance of under 1,000m from Windsor and Eton Riverside, and Windsor and Eton Central Railway Stations Within a ‘desirable’ distance of under 500m from bus stops on Eton Wick Road (B3026), with hourly services via number 60 to Heathrow Airport and Eton Wick.
The parcel could only be accessed via Eton Wick Road (B3026) on the northern edge of the parcel. Eton Wick Road provides the main route from Eton to Eton Wick and Dorney beyond. East of the parcel Eton Wick Road (B3026) leads into Slough Road (B3022) and the strategic road network via the A322 and junction 6 of the M4. Some additional congestion may be caused through Eton, east of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 111 Parcel assessments F
Regeneration and Economy
Employment Vansittart Industrial Estate, Windsor is located within 750m south of the parcel. Eton and Windsor Town Centre provide employment opportunities in close proximity to the parcel.
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration The parcel will not contribute to the regeneration of Maidenhead Town Centre or Ascot High Street.
Infrastructure
Utilities Thames Water have indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Thames Water have also indicated that current water network capacity in this area is unlikely to be required to ensure sufficient capacity is brought forward ahead of the development.
Schools Eton Porny Church of England First School is located within 500m east of the parcel. The Windsor Boys’ School is located within 1km south of the parcel.
Saint Edward’s Royal Free Ecumenical Middle School is located within 1.5km south west of the parcel.
Open Space The development of the parcel would remove the existing sports facilities used by Eton College, which may have to be provided elsewhere.
Large amounts of open space are located around the parcel, particularly south of the parcel towards the recreation ground, meadows, and footpaths along the River Thames.
Windsor Leisure Centre is located within 700m south west of the parcel.
Community Facilities Eton Wick Village Hall is located within 1.6km west of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution to preserving the setting or special qualities of a historic place. The parcel makes a lower contribution to: preventing the unrestricted sprawl of a built up area, preventing settlements from merging and safeguarding the countryside from encroachment. 112 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Summary of Constraints, Opportunities and Deliverability
Constraints
The entire parcel is common land A large part of the parcel has a high risk of flooding. Development could adversely affect the setting of several Listed and non Listed heritage assets in close proximity to the parcel. The parcel makes a moderate contribution to preserving the setting or special qualities of a historic place.
Opportunities
Access to local facilities and services in Eton and Windsor The parcel is well screened from the road and surrounding areas due to existing vegetation which should be retained as part of any proposals.
Delivery
The parcel was promoted in 2014, but its current availability is unknown. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 113 Parcel assessments F
H2 - Land west of Crown Meadow, Brands Hill
Implementation
Implementation The parcel has been promoted and is understood to be available
The landowner has expressed an interest in developing the parcel for residential use.
There is a reasonable prospect that the parcel could be developed viably including the cost of redeveloping Mildridge Farm. 114 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Flood Risk
Flood Risk Part of the southern section of the parcel, around Mildridge Farm, is located in Flood Zone 3a, and is at high risk of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should be informed by an Exceptions Test when located in Flood Zone 3a.
The remaining southern part of the parcel is located in Flood Zone 2, and has a medium risk of flooding. Central and northern areas are located in Flood Zone 1, and are at low risk of flooding.
The whole parcel is considered to be susceptible to ground water flooding.
Small areas in the south of the parcel are at high risk of surface water flooding. Larger areas in the south of the parcel are at medium or low risk of surface water flooding.
Biodiversity
Biodiversity The South West London Water Bodies SPA and RAMSAR is 1.6km from the parcel.
Wraysbury Reservoir SSSI is 1.6km from the parcel.
Queen Mother Reservoir LWS is within 1km of the parcel.
The Arthur Jacob Nature Reserve is within 1.2km from the parcel.
Priority habitats identified within and around the parcel are lowland mixed deciduous woodland, and eutrophic standing water.
Landscape and Townscape
Landscape and Townscape The parcel is relatively flat and open agricultural land which is not actively farmed. The eastern edge of the parcel forms the border with Slough Borough.
A dense line of trees and hedges borders the parcel to the east, with residential development and open space beyond.
The southern edge of the parcel fronting Horton Road is occupied by Mildridge Farm, which consists of a collection of low rise buildings, and a small area of dense trees. South of the parcel beyond Horton Road lies a significant earth bund, with a large minerals extraction site beyond. The parcel is bounded to the west by a track used as part of Datchet Watersports, which operate on the adjacent Queen Mother Reservoir. This area rises steeply from the parcel to the west towards the reservoir. Springfield Road lies north of the parcel, with an established residential area beyond.
The parcel is located in a Landscape Character Type defined as Settled Developed Floodplain in the Horton and Wraysbury subdivision. This is characterised by broad open flat floodplain with a fragmented landscape pattern and a degraded ‘edge of town’ landscape with an eclectic mix of modern land uses such as industrial estates, sewage works and horse Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 115 Parcel assessments F
Landscape and Townscape
paddocks with neglected boundaries and fly-tipping. The Horton and Wraysbury subdivision is characterised by the artificial slopes of water storage reservoirs, the auxiliary buildings of reservoirs, and a fragmented network of public footpaths.
The parcel is not located in close proximity to an area studied as part of the Townscape Assessment.
Landscape Condition: Declining - derelict
Strength of Landscape Character: Declining
Landscape Capacity: Medium
Heritage
Heritage There are no heritage assets in the immediate area.
Land Use Compatibility
Land Use Compatibility The parcel is located within 3km west of Heathrow airport, and will experience issues relating to noise and air pollution.
Junction 5 of the M4 is located within 700m north of the parcel, which may cause some noise and air pollution issues.
An active minerals extraction site is located south of the parcel, beyond Horton Road. Some issues may be caused by noise and air pollution from the extraction process and related vehicle movements.
Resources
Previously Developed Land The majority of the parcel is greenfield. Part of the southern section of the parcel around Mildridge Farm is PDL.
Agricultural Land Quality The entire parcel is classified as non-agricultural land.
Water The entire parcel lies outside of an SPZ catchment zone
Minerals Within 20m south of the parcel, lies a 96ha area identified in the Replacement Minerals Local Plan for Berkshire (1997/2001) as Preferred Area 12, ‘North of Horton.’ The northern section of the parcel is being actively used for the extraction of valley gravel.
Waste Within 20m south of the parcel, lies an 82ha area identified in the Waste Local Plan for Berkshire (1998) Preferred Area 25, ‘North of Horton.’ The parcel was considered suitable for engineered landfill. 116 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
Access and Highways The parcel has good accessibility to a limited number of local services available in Slough Borough, at Brands Hill and Colnbrook. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre. Beyond the ‘preferred maximum’ distance of over 800m from Datchet Local Centre. Beyond the ‘preferred maximum’ distance of under 2,000m from St Mary’s Church of England Primary School. Within an ‘acceptable’ distance of under 1,000m from Colnbrook Church of England Primary School, in Slough. Beyond the ‘preferred maximum’ distance of 2,000m from Churchmead School. Within the ‘preferred maximum’ distance of 2,000m from Langley Grammar School, in Slough. Beyond the ‘preferred maximum’ distance of 2,000m from Manor House Lane Industrial Estate in Datchet. Within the ‘preferred maximum’ distance of 2,000m from Britannia Industrial Estate and McKay Trading Estate, in Slough Borough. Beyond the ‘preferred maximum’ distance of 2,000m from Datchet Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Horton Road, with hourly services via number 305 to Colnbrook and Wraysbury.
Access to Datchet Watersports is currently derived via a gated entrance onto Horton Road directly west of the parcel.
The parcel could be accessed from the south via Horton Road, or via the north and Springfield Road.
Horton Road provides access south towards Horton, Wraysbury and surrounding areas. Horton Road also provides access east of the parcel to the strategic road network via junction 5 of the M4 via London Road (A4). London Road (A4) provides further access to Slough Town Centre, and the northern boundary of Heathrow airport to the east.
Regeneration and Economy
Employment Manor House Lane Industrial Estate in Datchet is located within 3km west of the parcel. Britannia Industrial Estate and McKay Trading Estate, in Slough Borough is located within 1.5km south east of the parcel.
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration The parcel will not contribute to the regeneration of Maidenhead Town Centre or Ascot High Street. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 117 Parcel assessments F
Infrastructure
Utilities Overhead power lines are located within 100m east and south east of the parcel. This is not considered a constraint to development.
Schools St Mary’s Church of England Primary School is located within 3km west of the parcel. Churchmead School is located within 3.1km west of the parcel.
In Slough Borough, Colnbrook Church of England Primary School is located within 900m south east of the parcel. Langley Grammar School is located within 2km north west of the parcel.
Open Space An area of public open space is located adjacent to the eastern boundary of the parcel, in Slough Borough.
A recreation ground is available within 350m east of the parcel, beyond High Street, with facilities including a children’s play area.
The Queen Mother Reservoir is located within 75m west of the parcel, with various water sports facilities available, and a track around its perimeter.
The parcel is located within the Colne Valley Regional Park.
Community Facilities Datchet Village Hall is located within 2.7km west of the parcel, and includes Datchet Youth and Community Centre.
Colnbrook Village Hall is located within 850m east of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a lower contribution to preventing the unrestricted sprawl of a built up area, preventing settlements from merging and safeguarding the countryside from encroachment. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Noise and air pollution from the M4 and Heathrow Airport Flood risk around the southern part of the parcel. Development should be focused away from this area. The parcel makes a lower contribution to the purposes of Green Belt.
Opportunities
Access to local schools Access to highways and the strategic road network. Logical infilling between the reservoir and established residential area.
Delivery 118 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Summary of Constraints, Opportunities and Deliverability
The parcel has been promoted and is understood to be available. There are some existing uses on site around Mildridge Farm which could delay delivery of the residential uses promoted. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 119 Parcel assessments F
M2 - Land known as Spencer's Farm, north of Lutman Lane, Maidenhead
Implementation
Implementation The parcel has been promoted and is understood to be available.
The promoter has expressed an interest in developing the parcel for residential use with associated public open space.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. 120 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Flood Risk
Flood Risk The eastern part of the parcel falls within Flood Zone 3b. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should not be located in Flood Zone 3b.
Flood Zone 2 extends further into the centre of the parcel, particularly towards the north.
A large area towards the south of the parcel has a high risk of surface water flooding. Further central and northern areas, and the area around the brook have a low to medium risk of surface water flooding. In the flooding event of 2014 large parts of the centre of the parcel experienced surface and ground water flooding.
The whole parcel is considered to be at risk of groundwater flooding.
Areas in the eastern part of the parcel benefit from flood defences.
Biodiversity
Biodiversity Significant ecological restraints to the development of the parcel appear unlikely. An HRA screening exercise will be required due to the proximity of the Chiltern Beechwoods SAC. Development should be concentrated away from the Greenway Corridor LWS.
The Chiltern Beechwoods SAC is 2.8km from the parcel. All other SACS are located over 5km from the parcel.
Cannoncourt Farm Pit and South Lodge Pit SSSI are 0.6km and 1.9km from the parcel.
The parcel is over 5km from the Thames Basin Heaths SPA and will not require any mitigation measures.
The parcel is 1km from the nearest Ancient Woodland Inventory, with no potential impact identified.
No LNR or RIGS have been identified within 2km of the parcel.
Greenway Corridor; Summerleaze Gravel Pit; Wildbrook Common; and Cannon Court Wood LWS are located within 1km of the parcel.
Hedgerows around the periphery of the parcel form a Priority Habitat. The Priority Habitat of coastal and floodplain grazing marsh are located within 100m of the parcel.
Reptiles are highly likely to be present on parcel. Development proposals would need to be informed by a reptile survey during the summer months. Mitigation in the form of capture and translocation would be required should areas be developed which host reptiles.
There is a moderate likelihood of otters, water vole, badger, foraging/commuting bats, breeding birds on parcel; but are not considered a barrier to development.
A cluster of TPOs are located very close to the southern boundary of the parcel along Lutman Lane. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 121 Parcel assessments F
Landscape and Townscape
Landscape and Townscape The parcel consists of farmed agricultural land, with a sports pitch in the south eastern corner. The parcel rises from south to north. The parcel is bounded by a tree line and the Maidenhead – Marlow railway to the west, with late 20th century suburban housing beyond. To the north is a dense tree belt with farm land beyond. The Strand Water, and farmland forms the eastern boundary of the parcel. South of the parcel lies an established residential area.
The parcel is located in a Landscape Character Type defined as Settled Developed Floodplain, in the Summerleaze subdivision. This is characterised by broad flat open floodplain with a fragmented landscape pattern, and a varied and dispersed mix of small scale traditional and modern settlement. The Summerleaze subdivision is further characterised by the influences of adjacent settlement, and an intact network of public footpaths.
The site is bordered to the west and south by an area classified as Late 20th Century Suburbs (1960’s onwards) in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends.
Landscape Condition: Declining - derelict
Strength of Landscape Character: Declining
Landscape Capacity: Medium
Heritage
Heritage There are no known heritage assets within the parcel.
Land Use Compatibility
Land Use Compatibility There is contaminated land west of the parcel, associated with the railway. Western parts of the parcel fall within the buffer zone around this contaminated area. This is not considered to be a barrier to development.
A larger part of the western edge of the parcel falls within a noise buffer zone around the railway line. Advice from Environmental Health is required on the potential implications of this for development of the parcel. The railway has an infrequent service and is likely to be electrified during the plan period. For these reasons, noise is considered unlikely to be a constraint to development.
A Public Right of Way runs along the eastern side of the White Brook, on the opposite side to the boundary of the parcel. 122 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Resources
Previously Developed Land The parcel is greenfield.
Agricultural Land Quality The parcel is classified as Grade 4 agricultural land and is actively farmed.
Water The bulk of the parcel falls within a ‘Zone 3 Total Catchment’ Source Protection Zone, with the southern part and extreme north western tip falling within the ‘Zone 2 Outer Protection Zone’. Zone 2 is the outer protection zone of a groundwater source, with Zone 3 being the complete catchment area of that source.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste There are no existing waste facilities in the immediate area.
Access and Highways
Access and Highways The parcel is located on the northern edge of Maidenhead, with good access to the local road network, and the opportunity to improve footpath and cycle links between Cookham and Maidenhead.
The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ of 800m from Maidenhead Town Centre. Within an ‘acceptable’ distance of under 400m from Shifford Crescent Local Centre. Within a ‘desirable’ distance of under 500m from St Mary’s Catholic Primary School. Within an ‘acceptable distance of under 1,000m from Furze Platt Senior School. Within a ‘desirable’ distance of under 500m from the Furze Platt Industrial Area. Within an ‘acceptable’ distance of Furze Platt railway station. Bus stops
The parcel abuts the Maidenhead to Bourne End railway line and adjoins existing residential development served by Aldebury Road off the B4447 Cookham Road, providing a direct link to Maidenhead town Centre where there is peak hour congestion.
To the west, Gardner Road provides a link to the primary network at the signalised A308 junction where peak hour congestion also occurs. From here traffic disperses further onto the network to the A404 & A404 (M) via Marlow Road and/or Pinkney’s Green.
Aldebury Road joins the B4447 road at two locations and is effectively a circular residential access road. The northernmost access point to the main highway network is in close proximity to a railway overbridge, where the Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 123 Parcel assessments F
Access and Highways
Cookham Road goes under the railway. The Aldebury Road also has a steep gradient as it twists down to the residential properties it serves. The second access point has a flatter profile at its junction with the main road.
The roads in this vicinity are lit and subject to a 30mph speed restriction. Aldebury Road itself has a 6.0m wide carriageway with two 1.8m wide footways.
Safe access/egress arrangements can be achieved by improving the existing junction with Aldebury Road to create a right hand turning lane and traffic island.
The promoters of the parcel have indicated that footpath and cycle links east, north and south of the parcel could be provided/improved as part of development proposals.
A Transport Assessment and Residential Travel Plan would be required in connection with any development of this site.
Regeneration and Economy
Employment Furze Platt Industrial Estate is located under 400m west of the parcel.
Mixed Use The parcel could be developed for mixed use with the provision of on site infrastructure.
Regeneration The parcel may provide limited support for the regeneration of Maidenhead Town Centre.
Infrastructure
Utilities Thames Water has indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
The promoters of the parcel have submitted information to show that development could occur without detriment to the on or off parcel foul water sewer network. Any off parcel foul water network capacity shortfall would be provided by the developer and / or Thames Water. The extent of upgrades would be established at the planning stage, once the extent of capacity had been established.
Schools The provision of an on site primary school may be required in order to mitigate the impact of the development on local schools.
St Mary’s Catholic Primary School is within 300m south of the parcel
Furze Platt Senior School is within 1,000m south west of the parcel. 124 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Infrastructure
Open Space In the south east corner of the parcel is a floodlit sports pitch. Concept plans submitted by the promoter indicate that this facility could be incorporated into a development proposal.
Any development proposal would be required to allocate part of the parcel as public open space, including SUDs.
Allotments are within 300m south of the parcel.
North Town Moor and Maidenhead Crick Club are located within 300m south east of the parcel.
Community Facilities Marlow Road Youth and Community Centre is located 1.5km south of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution to safeguarding the countryside from encroachment. The parcel makes a lower contribution to preventing the unrestricted sprawl of a built up area and preventing settlements from merging. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Flood risk in eastern and northern parts of the parcel. Development should be focused in western parts of the parcel. Impact on the Greenway Corridor LWS. Parcel is actively farmed for agricultural use. The parcel makes a moderate contribution to safeguarding the countryside from encroachment.
Opportunities
Enhancement of cycle and pedestrian links along the Greenway Corridor. Possible provision of on site infrastructure such as educational facilities and open space.
Delivery
The parcel has been promoted for residential use and is understood to be available. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 125 Parcel assessments F
M5 - Land east of Whitebrook Park, Lower Cookham Road, north of Islet Park Drive, Maidenhead
Implementation
Implementation The whole parcel was promoted in 2014, but its current availability is unknown.
The promoter of the parcel has expressed an interest in developing the parcel for residential use.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. 126 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Flood Risk
Flood Risk South eastern parts of the parcel are located in Flood Zone 3b and form part of the functional flood plain. The remainder of the parcel is located in Flood Zone 3a which has a high probability of flooding.
The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should be informed by an Exceptions Test when located in Flood Zone 3a, and should not be located in Flood Zone 3b.
Central and western parts of the parcel benefit from flood defences.
The whole parcel is considered to be susceptible to ground water flooding.
South eastern and north western parts of the parcel are considered to be at low risk of surface water flooding.
Biodiversity
Biodiversity The parcel encompasses an area of short mown amenity grassland with associated tree cover around the periphery of the parcel. An HRA screening exercise would be required due to the proximity of two SAC.
The Chiltern Beechwoods and Burnham Beeches SACs are within 5km of the parcel.
The Thames Basin Heaths SPA, all other SACs and RAMSAR parcels are above 5km of the parcel.
South Lodge Pit SSSI is within 2km of the parcel.
There are no identified impacts on Ancient Woodland Inventory Parcels.
There are no LNR within 2km of the parcel.
Wildbrook Common, Summerleaze Gravel Pit, and Greenway Corridor LWS are within 1km of the parcel. No potential impacts on LWS have been identified.
No priority habitats were identified on parcel. Priority habitats identified within 100m of the parcel were coastal and floodplain grazing marsh and eutrophic standing water.
If present, protected or otherwise notable species are likely to be associated with habitat at the periphery of the parcel.
No species have been identified as being highly likely to be within the parcel.
A number of TPOs are located south of the parcel in the gardens of properties on Park Drive.
TPO areas are located along the northern boundary of the parcel, and west of the parcel at Whitebrook Park, and east of the parcel by the River Thames. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 127 Parcel assessments F
Landscape and Townscape
Landscape and Townscape The parcel is currently vacant, and consists of flat open land with an established and mature border of trees on the northern and eastern boundaries. Whitebrook Park is a two storey office building located west of the parcel. An established residential area lies to the south of the parcel, with detached two storey properties. To the east is a wooded area with the River Thames beyond, and north of the parcel lies open farmland.
The OS base map identifies the parcel as a ‘Playing Field’ though there is no indication that this is the case.
The parcel is located in a Landscape Character Type defined as Settled Farmed Floodplain in the Cookham subdivision. This is characterised by flat open floodplain with a rich farming heritage, traditional vernacular buildings and wide, meandering river with diverse river edge habitats including pollarded willows. The Cookham subdivision is characterised by mature woodland belts and a network of sunken, narrow lanes and tracks.
The parcel is bordered to the south by areas classified as ‘Executive’ Residential Estates, and Leafy Residential Suburbs in the Townscape Assessment. ‘Executive’ Residential Estates are characterised by low density residential suburbs of ‘executive’ style housing mostly post 1980s, and an urban form defined by long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends. Leafy Residential Suburbs are characterised by low to medium residential suburbs with an urban form defined by wide streets, with secondary streets culminating in dead ends, cul de sacs and turning circles.
The parcel is bordered to the west by an area classified as ‘Industrial and Commercial Estates’ in the Townscape Assessment. This is characterised by development in large plots, accessed by roads terminating in dead ends, and a built form which is large scale and simple, often comprising rudimentary sheds together with smaller subsidiary office buildings to street frontages and at entrances.
Whitebrook Park is classified as an Industrial and Commercial Estate.
The parcel is located 200m west of the River Thames corridor.
Landscape Condition: Good – declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage There are no known heritage assets in the immediate area. 128 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Land Use Compatibility
Land Use Compatibility The Whitebrook Park office building west of the parcel contains contaminated land associated with technical and environmental testing and analysis, and factory works. The buffer to this area extends into the western part of the parcel.
Resources
Previously Developed Land The entire parcel is greenfield.
Agricultural Land Quality Western parts of the parcel are classified as Grade 2 agricultural land, with eastern areas classified as non-agricultural.
Water The whole of parcel is located within a ‘Zone 3 Total Catchment’ Source Protection Zone. Zone 3 being the area around a source within which all groundwater recharge is presumed to be discharged at the source.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste There are no existing waste facilities in the immediate area.
Access and Highways
Access and Highways There are no significant highway issues to the development of the parcel, though visibility splays north of the parcel on Sutton Road are a concern. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of 800m from Maidenhead Town Centre. Within the ‘preferred maximum’ distance of 800m from Cookham Local Centre. Within a ‘preferred maximum ’ distance of 2,000m from Holy Trinity Church of England Primary School. Beyond the ‘preferred maximum’ of 2,000m from Furze Plat Senior School. Within a ‘desirable’ distance of under 400m from Whitebrook Park Employment Site, which is located adjacent to the parcel. Beyond a ‘preferred maximum’ of 2,000m from Cookham Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Sheephouse Road, with hourly services to Maidenhead Town Centre via route 8.
The principal access to the parcel is via Sutton Road, which currently serves the office development at Whitebrook Park. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 129 Parcel assessments F
Access and Highways
Islet Drive is a residential cul de sac that offers limited opportunities to serve this scale of development. It should therefore not be considered a suitable point of access for the development. Visibility splays north of the parcel on Sutton Road are below the current standard.
A Transport Assessment and Residential Travel Plan would be required in connection with any development of the parcel.
There are no significant highway issues, however, visibility splays north of the access is a concern given the 60mph speed limited less than 100m north of the junction.
Regeneration and Economy
Employment The parcel is located adjacent to the eastern boundary of the Whitebrook Park office building.
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration Any development of the parcel may support the regeneration of Maidenhead Town Centre through the increased number of consumers residing in the area.
Infrastructure
Utilities Thames Water have indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools Holy Trinity Church of England Primary School is located within 1.7km north west of the parcel in Cookham.
Furze Platt Senior School is located within 3km south west of the parcel.
Open Space Ray Mill island park is located within 1.1km south of the parcel next to Boulter’s Lock. Facilities include an aviary and a small play area for young children.
The Magnet Leisure Centre is located within 2.5km south west of the parcel.
Community Facilities 4 Marlow Road Youth and Community Centre is located within 3km south west of the parcel. 130 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a lower contribution to: preventing the unrestricted sprawl of a built-up area, preventing settlements from merging and safeguarding the countryside from encroachment. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
High risk of flooding across the parcel. Development should not take place in areas located in Flood Zone 3b. Limited access to education, leisure and community facilities TPOs around the edge of the parcel. The parcel makes a lower contribution to the purposes of Green Belt
Opportunities
Mature and established natural boundaries effectively screen the parcel. Located in an established residential area.
Delivery
The parcel was promoted for residential use in 2014, but its current availability is unknown. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 131 Parcel assessments F
M7 - Maidenhead Sailing Club, Summerleaze Road, Maidenhead
Implementation
Implementation The parcel has not been promoted and its current availability us unknown.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. 132 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Flood Risk
Flood Risk The entire parcel is located in Flood Zone 3a and has a high risk of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should be informed by an Exceptions Test when located in Flood Zone 3a.
The whole parcel is considered to be susceptible to ground water flooding.
The parcel is not considered to be at risk of surface water flooding.
Biodiversity
Biodiversity The parcel is distant from most designated sites with the exception of the Chiltern Beechwoods SAC. An HRA screening exercise would therefore have to be undertaken to review the potential for adverse impacts.
Chiltern Beechwoods SAC is within 5km of the parcel.
South Lodge Pit; and Cannoncourt Farm Pit SSSIs are within 2km of the parcel.
Braywick Park LNR is within 2km of the parcel.
Greenway Corridor; Summerleaze Gravel Pit; York Stream; and Wildbrook Stream LWS are within 1km of the parcel.
An Ancient Woodland Inventory Site is within 2km of the parcel.
Priority habitats identified in and around the parcel include eutrophic standing water.
Landscape and Townscape
Landscape and Townscape The parcel is currently used by the Maidenhead Sailing Club and First Maidenhead Sea Scout Group and consists of flat land with two buildings associated with the sailing and scout clubs, and a car park and boat storage areas. The flooded Gravel Pit borders the parcel to the north, with mature woodland bordering the western edge of the parcel, and providing some screening to residential gardens to the south with properties beyond accessed from Summerleaze Road. To the east land is more open with Sheephouse Road and further residential properties beyond.
The parcel is located in a Landscape Character Type defined as Settled Developed Floodplain in the Summerleaze subdivision. This is characterised by broad open flat floodplain with a fragmented landscape pattern and a degraded ‘edge of town’ landscape with an eclectic mix of modern landuses such as industrial estates, sewage works and horse paddocks with neglected boundaries and fly-tipping. The Summerleaze subdivision is further characterised by pastoral landscape with a network of public footpaths.
The parcel is bordered to the south by an area classified as ‘Victorian and Edwardian Suburbs’ in the Townscape Assessment. This is characterised by medium high density residential suburbs built in the Victorian/Edwardian Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 133 Parcel assessments F
Landscape and Townscape
style, displaying considerable architectural and stylistic uniformity, and a ‘grid’ street pattern with a hierarchy of principal through streets and narrow side streets and typically narrow plots.
Any development would have to consider its setting and prominence in the landscape, particularly from the north.
Landscape Condition: Declining - derelict
Strength of Landscape Character: Declining
Landscape Capacity: Medium
Heritage
Heritage There are no known heritage assets within the parcel.
Land Use Compatibility
Land Use Compatibility The Gravel Pit north of the parcel which forms the current lake is contaminated land associated with quarrying, the buffer of which extends across most of the parcel.
The existing Sailing Club and Sea Scout Club currently form a valuable local facility, and would have to be relocated elsewhere.
Resources
Previously Developed Land Parts of the parcel around the sailing clubs and hardstanding are PDL. The remainder of the parcel is greenfield.
Agricultural Land Quality The entire parcel is classified as Grade 4 agricultural land.
Water There is no Source Protection Zone identified on the parcel.
The entire parcel falls within a ‘Zone 2 Outer Protection Zone’ of a groundwater source
Minerals There are no existing minerals facilities in the immediate area.
Waste There are no existing waste facilities in the immediate area. 134 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
Access and Highways The parcel is located in north Maidenhead and provides good access to local services and facilities. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond a ‘preferred maximum’ distance of 800m from Maidenhead Town Centre. Beyond a ‘preferred maximum’ distance of 800m from a local shopping parade on the corner of Moor Lane and Cookham Road. Within an ‘acceptable’ distance of under 1,000m from Riverside Primary School. Within the ‘preferred maximum’ distance of under 2,000m from Furze Platt Senior School. Within an ‘acceptable’ distance of under 1,000m from Cordwallis Industrial Estate. Within a ‘preferred maximum’ of 2,000m from Furze Platt and Maidenhead Railway Stations. Within a ‘desirable’ distance of under 500m from bus stops on Summerleaze Road, with hourly services to Maidenhead Town Centre via route 8.
The existing sailing club is accessed off Summerleaze Road, through an entrance between a row of existing residential properties. Summerleaze Road leads east into Ray Park Road, which provides access to the A4, and Maidenhead Town Centre to the west, and Slough to the east.
The existing access to the parcel would likely need to be improved and widened should development come forward.
A Transport Assessment and Residential Travel Plan would be required in connection with any development of the parcel.
Regeneration and Economy
Employment Cordwallis Industrial Estate is located within 1,000m north east of the parcel.
Mixed Use Any development of the parcel should ensure the re-provision or relocation of the sailing club and Sea Scouts.
Regeneration Any development of the parcel may support the regeneration of Maidenhead town centre.
Infrastructure
Utilities No information available.
Schools Riverside Primary School is located within 800m south west of the parcel.
Furze Platt Senior School is located within 2km west of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 135 Parcel assessments F
Infrastructure
Open Space There is some open space east of the parcel, between the lake and Sheephouse Road, including a footpath around part of the lake.
The Magnet Leisure Centre is located within 1.1km south of the parcel.
Laggan Field is located within 800m west of the parcel. Facilities include an all weather cricket pitch and play area for young children. Ray Mill island park is located within 750m east of the parcel next to Boulter’s Lock. Facilities include an aviary and a small play area for young children. North Maidenhead Cricket Club is located within 600m north west of the parcel.
Community Facilities 4 Marlow Road Youth and Community Centre is located within 1.6km south west of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a lower contribution to: preventing the unrestricted sprawl of a built-up area and safeguarding the countryside from encroachment. The parcel does not form or contribute to a gap between settlements and therefore makes no discernible contribution to separation. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Loss of existing sailing facilities The entire parcel has a high risk of flooding. Highways access from Summerleaze Road requires improvement. The parcel makes a lower contribution to the purposes of Green Belt
Opportunities
Access to open space and recreational facilities.
Delivery
The parcel has not been promoted and its availability is unknown. 136 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
M8 - Summerlease office and workshop, Summerleaze Road, Maidenhead
Implementation
Implementation The parcel has been promoted and is understood to be available.
The promoter of the parcel has expressed an interest in developing the parcel for residential use.
There is a reasonable prospect that the parcel could be developed viably despite the remediation works required. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 137 Parcel assessments F
Flood Risk
Flood Risk Large central and southern parts of the parcel are located in Flood Zone 3a and have a high risk of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should be informed by an Exceptions Test when located in Flood Zone 3a.
The remainder of the parcel is located in Flood Zone 2.
Large central areas of the parcel benefit from flood defences.
The whole parcel is considered to be susceptible to ground water flooding.
Small areas in the north and east of the parcel are considered to be at low risk of surface water flooding.
Biodiversity
Biodiversity The parcel is currently used by an aggregates business and comprises bare ground and buildings with peripheral scrub, amenity grassland and semi-improved grassland. An HRA screening exercise would be required due to the proximity of a SAC.
Chiltern Beechwoods SAC is within 5km of the parcel.
South Lodge Pit; and Cannoncourt Farm Pit SSSIs are within 2km of the parcel.
Braywick Park LNR is within 2km of the parcel.
Greenway Corridor; Summerleaze Gravel Pit; York Stream; and Wildbrook Stream LWS are within 1km of the parcel. The proximity to the Greenway Corridor and Summerleaze Gravel Pit means that any development would need to be designed to minimise any adverse impact with an appropriate buffer zone and planting.
An Ancient Woodland Inventory Site is within 2km of the parcel.
Priority habitats identified in and around the parcel include coastal and floodplain grazing marsh and eutrophic standing water.
There is a high probability of foraging and commuting bats, reptiles, and common/widespread breeding birds.
Landscape and Townscape
Landscape and Townscape The parcel contains Summerleaze’s offices and storage for vehicles, machinery and aggregates. There are frequent HGV movements to and from the parcel. The parcel is flat, with access via the southern boundary onto Summerleaze Road. The parcel is bordered by a thick tree line on all sides, which obscures the ongoing operations, with a dense wooded area east of the parcel, located west of Maidenhead Sailing Club. Residential properties are located south east of the parcel, some of which back onto 138 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
Summerleaze Lake. A further lake is located north of the parcel, which was formerly a gravel pit. North Town Moor is located west of the parcel, which is widely used as public open space by local residents.
The parcel is located in a Landscape Character Type defined as Settled Developed Floodplain in the Summerleaze subdivision. This is characterised by broad open flat floodplain with a fragmented landscape pattern and a degraded ‘edge of town’ landscape with an eclectic mix of modern land uses such as industrial estates, sewage works and horse paddocks with neglected boundaries and fly-tipping. The Summerleaze subdivision is further characterised by a pastoral landscape with a network of public footpaths.
The parcel is bordered to the south east by an area classified as ‘Victorian and Edwardian Suburbs’ in the Townscape Assessment. This is characterised by medium high density residential suburbs built in the Victorian/Edwardian style, displaying considerable architectural and stylistic uniformity, and a ‘grid’ street pattern with a hierarchy of principal through streets and narrow side streets and typically narrow plots.
The parcel is also bordered to the south by an area classified as ‘Early Post War Suburbs (To 1960).’ This is characterised by two storey semi-detached dwellings and short terraces set in regular plots with relatively short front gardens, and a built form defined by simple dwellings constructed from dark wire cut or sand faced brick and metal casement windows.
The development of the parcel would provide an opportunity to replace the existing buildings and operations with residential development more suited to the character of the area.
Landscape Condition: Declining - derelict
Strength of Landscape Character: Declining
Landscape Capacity: Medium
Heritage
Heritage There are no known heritage assets in the immediate area.
Land Use Compatibility
Land Use Compatibility The majority of the parcel contains contaminated land, associated with road haulage and unknown filled ground, with the buffer extending across the entire parcel.
A PROW is located south of the parcel, east – west from Summerleaze Road to Moor Lane. A further PROW is located along the western edge of the parcel, linking Summerleaze Road with North Town Moore. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 139 Parcel assessments F
Resources
Previously Developed Land The parcel is entirely PDL.
Agricultural Land Quality The entire parcel is classified as Grade 4 agricultural land.
Water The entire parcel falls within ‘Zone 2 Outer Protection Zone’. Zone 2 is the outer protection zone of a groundwater source.
Minerals The parcel is not safeguarded for mineral operations, and is not a preferred area.
Waste There are no existing waste facilities in the immediate area.
Access and Highways
Access and Highways The parcel is located in north Maidenhead, with good access to local services and facilities. Development of the parcel would reduced existing HGV movements. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond a ‘preferred maximum’ distance of 800m from Maidenhead Town Centre. Within a ‘preferred maximum’ distance of under 800m from a local shopping parade on the corner of Moor Lane and Cookham Road. Within an ‘acceptable’ distance of under 1,000m from Riverside Primary School. Within the ‘preferred maximum’ distance of under 2,000m from Furze Platt Senior School. Within an ‘acceptable’ distance of under 1,000m from Cordwallis Industrial Estate. Within an ‘acceptable’ distance of under 1,000m from Furze Platt Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Summerleaze Road, with hourly services Maidenhead Town Centre via route 8.
The promoter of the parcel has indicated that the development of the parcel will enable Summerleaze to facilitate an alternative route for the removal of its significant sand and gravel reserves in this area by barge on the River Thames to its processing depot at Bray. Access to the parcel is derived by way of an existing T-junction on the outside of a bend in the road. The capacity of local roads in this area is effectively reduced by the presence of on-street parking.
There is only one potential access point via the existing access which serves the parcel from Summerleaze Road. The existing access arrangement may have to be modified in order to accommodate residential development traffic and this should take into account the needs and demands for private rights of access to/from the existing sports pitches to the west. A review of existing waiting restrictions in the area may also be reviewed. 140 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
Visibility splays in both directions when emerging from the parcel are sufficient.
A Transport Assessment and Residential Travel Plan would be required in connection with any development of the parcel. The potential reduction in HGV trips by the proposals to transport sand and gravel via barge would be acceptable in highway terms locally. However, further details including impact assessments would be required before any agreement could be reached.
Improvements can be undertaken within the transport network that cost effectively limits the impact of any residential development locally. More widely, the development may be able to contribute towards appropriate mitigation measures and works.
Regeneration and Economy
Employment The Cordwallis Industrial Estate is located within 750m south west of the parcel.
Mixed Use The site is not considered suitable for mixed use development.
Regeneration Any development of the parcel may support the regeneration of Maidenhead Town Centre.
Infrastructure
Utilities A telecommunications mast is located in the north west corner of the parcel.
Thames Water have indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools Riverside Primary School is located within 600m south west of the parcel. Furze Platt Senior School is located within 1.8km west of the parcel.
Open Space North Town Moor is located immediately west of the parcel.
The Magnet Leisure Centre is located within 1km south of the parcel.
Laggan Field is located within 500m west of the parcel. Facilities include an all weather cricket pitch and play area for young children. North Maidenhead Cricket Club is located within 300m west of the parcel.
Community Facilities 4 Marlow Road Youth and Community Centre is located within 1.3km south west of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 141 Parcel assessments F
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a lower contribution to preventing the unrestricted sprawl of a built-up area and safeguarding the countryside from encroachment. The parcel does not form or contribute to a gap between settlements and therefore makes no discernible contribution to separation. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
High risk of flooding around central and southern parts of the parcel. Contaminated land across the parcel will require remediation works. The parcel makes a lower contribution to the purposes of Green Belt
Opportunities
Reduction in HGV movements The entire parcel is PDL and removal of the existing works would create a more appropriate use of the parcel given its setting. Enhancement of PROW along the western and southern edges of the parcel.
Delivery
The parcel has been promoted for residential use and is understood to be available. 142 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
M12 - Land north of Bradcroft Lane and south of the raiwlay line, Maidenhead
Implementation
Implementation The parcel was promoted in 2014, but its current availability is unknown.
At the time the landowner expressed an interest in developing the parcel for residential use.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 143 Parcel assessments F
Flood Risk
Flood Risk The entire parcel is located in Flood Zone 1, and has a low probability of flooding.
The whole parcel is considered to be susceptible to ground water flooding.
A section in the south east of the parcel has a high risk of surface water flooding. A larger area around this provides a buffer which has a low probability of surface water flooding.
Biodiversity
Biodiversity An HRA will need to be carried out as the parcel is within 5km of the SAC. Being adjacent to a railway line the parcel is likely to form an important part of the wider green network and be of relatively high wildlife value.
The Chiltern Beechwoods SAC is located within 5km of the parcel.
Great Thrift Wood SSSI is within 2km of the parcel.
Ockwells Park LNR is within 2km of the parcel.
Maidenhead Thicket LWS is within 1km of the parcel.
There are no identified adverse impacts on Ancient Woodland Inventory Sites.
Priority habitats identified within and around the parcel include developing lowland mixed deciduous woodland and hedgerows.
There is a high probability of badgers, foraging/commuting bats, reptiles, and common/widespread breeding birds.
Landscape and Townscape
Landscape and Townscape The parcel is extensively managed, supporting neutral grassland, tall herbs, and developing broadleaved woodland habitat. The parcel is used by local residents for recreational activities.
The parcel is largely flat, with the southern section largely open. The northern section consists of a denser area of trees and hedges. The parcel is bordered to the north by the railway line, with agricultural land and Foundation Park office park beyond. To the east is a dense hedgerow, with Cannon Lane, and a residential area and Cox Green School beyond. South of the parcel lies a further residential area. A dense hedge and Breadcroft Lane border the parcel to the west, with White Waltham airfield beyond.
The parcel is located in a Landscape Character Area defined as Open Chalk Farmland in the Littlewick Green subdivision. This is characterised by a flat and open landscape which is sometimes expansive and panoramic long distance views with wooden horizons. 144 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
The parcel is bordered to the east by an area classified as Late 20th Century Suburbs (1960’s onwards) in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends.
The parcel is also bordered to the south west by an area classified as ‘Inter-war Suburbs’ in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of a distinctive network of curvilinear streets (crescents), linear streets (avenues) and ‘dead ends’ (closes).
The parcel is bordered to the north east by an area classified as ‘Industrial and Commercial Estates’ in the Townscape Assessment. This is characterised by development in large plots, accessed by roads terminating in dead ends, and a built form which is large scale and simple, often comprising rudimentary sheds together with smaller subsidiary office buildings to street frontages and at entrances.
Landscape Condition: Good – declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage There are no known heritage assets in the immediate area.
Land Use Compatibility
Land Use Compatibility Large northern and western parts of the parcel are located in a buffer around the railway line.
Further noise issues relate to the location and operation of White Waltham Airfield west of the parcel, beyond Breadcroft Lane. Large central and western areas of the parcel are located in the outer safeguarding area of White Waltham Airfield.
There are large areas of contaminated land around the parcel, notably west at White Waltham Airfield, associated with military land, and north along the railway line, associated with the railway. The contamination buffer extends into northern and eastern parts of the parcel.
A PROW is located along the south western corner of the parcel, linking Cannon Lane with Cherry Garden Lane via Breadcroft Lane.
Resources
Previously Developed Land The parcel is entirely greenfield. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 145 Parcel assessments F
Resources
Agricultural Land Quality A small area in the north eastern corner of the parcel is classified as urban land. The remainder of the parcel is classified as Grade 2 agricultural land.
The parcel does not appear to have been actively farmed for some time.
Water The entire site falls within a ‘Zone 3 Total Catchment’ Source Protection Zone. Zone 3 is the area around a source within which all groundwater recharge is presumed to be discharged at the source.
Minerals There are no existing minerals extraction facilities in the immediate area
Waste There are no existing waste facilities in the immediate area.
Access and Highways
Access and Highways The parcel has excellent access to local education facilities, and is a short walk away from nearby local shops. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The site is located:
Beyond a ‘preferred maximum’ distance of 800m from Maidenhead Town Centre. Within the ‘preferred maximum’ distance of under 800m from Wessex Way Local Centre, Cox Green. Within a ‘desirable’ distance of a shopping parade at junction of Woodlands Park Road and Cannon Lane. Within a ‘desirable’ distance of under 500m from Lowbrook Academy Primary School. Within a ‘desirable’ distance of under 500m from Cox Green School. Within a ‘desirable’ distance of under 400m from Foundation Park business park on Cannon Lane. Beyond a ‘preferred maximum’ of 2,000m from Maidenhead Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Woodlands Park Road, with regular services via number 7 to Maidenhead Town Centre.
Cannon Lane borders the parcel to the east. It is a classified unnumbered road providing access to Cox Green and White Waltham from/to the primary network at the A4 Bath Road.
Cannon Lane is subject to a 30mph speed restriction. There is an existing field gate access in close proximity to the traffic lights beneath the railway bridge and what appears to be a pedestrian access point further south. Access could be improved to serve development from the western side of Cannon Lane between the existing field gate access and the junction with Bissley Drive, but this may involve some localised widening. Pedestrian refuges would also be provided. If access is to be derived form Breadcroft Lane then improvements would be required in respect of its width, possible horizontal road alignment and junction layout with Cannon Lane. 146 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
A Transport Assessment and Residential Travel Plan would be required, including further details relating to connectivity for accessing local services and amenities by walking and cycling.
Improvements (access and connectivity works) can be undertaken within the transport network that cost effectively limit the significant impacts of the development locally.
Regeneration and Economy
Employment Foundation Park Business Park is located immediately north east of the parcel, beyond the railway line.
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration The parcel may provide limited support for the regeneration of Maidenhead Town Centre.
Infrastructure
Utilities Thames Water have indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools Lowbrook Academy Primary School and Cox Green School are located within 500m east of the parcel. Manor Green Day Special School is located within 300m east of the parcel.
Open Space An area of allotments is located within 200m south of the parcel.
Cox Green Leisure Centre is located within 400m east of the parcel. Facilities include a gym, sports hall, and all weather sports pitch.
Community Facilities Cox Green Youth and Community Centre is located within 400m east of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a lower contribution to safeguarding the countryside from encroachment.
The parcel does not contribute to preventing the unrestricted sprawl of a built-up area. The parcel does not form or contribute to a gap between settlements and therefore makes no discernible contribution to separation. The parcel does not contribute to preserving the setting or special qualities of a historic place. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 147 Parcel assessments F
Summary of Constraints, Opportunities and Deliverability
Constraints
A large part of the parcel has been proposed in the Draft Hurley and the Walthams Neighbourhood Plan to be designated as Local Green Space. Noise from White Waltham airfield and the railway line. Widely used as public open space by local residents. The parcel makes a lower contribution to the purposes of Green Belt.
Opportunities
Access to local educational facilities Access to local and district centres Access to sporting facilities and open space.
Delivery
The parcel was promoted in 2014 for residential use, but its current availability is unknown. 148 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
M16 - Land east of Woodlands Park Avenue, north of Woodlands Business Park Maidenhead
Implementation
Implementation The parcel has been promoted as part of a larger parcel extending east to include part of parcel M17 and is understood to be available.
The landowner has expressed an interest in developing the parcel for residential use.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 149 Parcel assessments F
Flood Risk
Flood Risk The entire parcel is located in Flood Zone 1 and has a low risk of flooding.
The whole parcel is considered to be susceptible to ground water flooding.
Areas in the western part of the parcel have a high risk of surface water flooding. Further areas extending into central and southern parts of the parcel have a low to medium risk of surface water flooding.
Biodiversity
Biodiversity The parcel comprises a horse grazed improved grassland field. There are unlikely to be any significant species constraints to proposals to develop the parcel, although badger setts may be present at the margins of the parcel.
Great Thrift Wood SSSI is within 1km of the parcel.
Ockwells Park, and The Gullet LNRs are within 2km of the parcel.
Ockwells Manor Wood LWS is within 1km of the parcel.
An Ancient Woodland Inventory Site is within 1km of the parcel.
Priority habitats identified within and around the parcel include hedgerows and lowland mixed deciduous woodland.
There are no species/groups with a high probability of occurring on site. There is a moderate probability of foraging/commuting bats and common/widespread breeding birds.
Two mature oak trees are present to the north and a well-established hedgerow is a feature of the north and western boundary.
TPOs are located along Woodlands Park Avenue, and Woodlands Park Road.
Landscape and Townscape
Landscape and Townscape The parcel consists of flat, open grassland, south of Woodlands Park Road and east of Woodlands Park Avenue. The parcel is bordered to the east by a mature tree belt, with Lillibrooke Manor beyond. The parcel is bound to the south by a tree line, with agricultural land and Woodlands Business Park beyond. To the west lies a low fence and hedge, with Woodlands Park Avenue and a residential area beyond. The border of the parcel at the junction of Woodlands Park Avenue and Woodlands Park Drive is largely open, providing views across the parcel. Mature hedges border the parcel along Woodlands Park Road further east, with residential dwellings beyond.
Planning Permission has been granted for the Alexander Devine Hospital on a site south of the parcel, east of Woodlands Business Park. The permission relates to a two storey building and car parking set within landscape grounds. 150 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
The parcel is located in a Landscape Character Area defined as Settled Farmed Sands and Clays, in the Ockwells subdivision. This is characterised by a flat to gently undulating landform which is intermittently open and enclosed with some long distance views and a mosaic of historic rural villages, farmsteads and manor houses set within a diverse rural landscape. The Ockwells subdivision is further characterised by the M4, A404(M) and A304(M) road corridors, recreational land uses, and remnant parkland trees and woodland areas.
The parcel is bordered to the north by an area classified as Late 20th Century Suburbs (1960’s onwards) in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends.
The parcel is also bordered to the west by an area classified as ‘Inter-war Suburbs’ in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of a distinctive network of curvilinear streets (crescents), linear streets (avenues) and ‘dead ends’ (closes).
Landscape Condition: Good – declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage Three Listed buildings are located within 200m east of the parcel, around Lillibrooke Manor. These include the Barn and Horse Engine Threshing House at Lillibrooke Manor, and the garden wall at Lillibrooke Manor.
A Heritage Assessment provided by the promoter’s of the parcel states that the westernmost field [M16] is considered to be disassociated from the main part of the setting of the Listed buildings because of the thick line of trees and hedges that runs north to south and separates this area from the farmland to the east. As a result, the Assessment considered that development on this field would not harm the setting of the listed buildings or their special interest or significance.
Land Use Compatibility
Land Use Compatibility The location of White Waltham Airport west of the parcel will result in some noise issues.
A small area of contaminated land is located south of the parcel, around Woodlands Business Park.
A PROW is located along the western edge of the parcel on Woodlands Park Avenue, extending along the southern boundary of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 151 Parcel assessments F
Resources
Previously Developed Land The parcel is entirely greenfield.
Agricultural Land Quality A small section in the south east corner of the parcel is classified as Grade 3 agricultural land. The remainder of the parcel is classified as Grade 2 agricultural land. The parcel is not actively farmed.
An Agricultural Assessment provided by the promoters of the parcel states that 91% of the parcel is Grade 3b, and 9% of the parcel is Grade 2 agricultural land.
Water The entire site falls within a ‘Zone 3 Total Catchment’ Source Protection Zone. Zone 3 is the area around a source within which all groundwater recharge is presumed to be discharged at the source.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste There are no existing waste facilities in the immediate area.
Access and Highways
Access and Highways The parcel is located in south west Maidenhead, with good access to local primary and secondary schools. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The site is located:
Beyond a ‘preferred maximum’ distance of 800m from Maidenhead Town Centre. Within the ‘preferred maximum’ distance of under 800m from Wessex Way Local Centre, Cox Green. Within a ‘desirable’ distance of under 500m from a shopping parade at junction of Woodlands Park Road and Cannon Lane. Within a ‘desirable’ distance of under 500m from Lowbrook Academy Primary School and Woodlands Park Primary and Nursery School. Within a ‘desirable’ distance of under 500m from Cox Green School. Within a ‘desirable’ distance of under 400m from Woodlands Business Park, located adjacent to the southern boundary of the parcel. Beyond a ‘preferred maximum’ of 2,000m from Maidenhead Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Woodlands Park Road, with regular services via number 7 to Maidenhead Town Centre; and bus stops on Sawyers Crescent providing additional services via numbers 4 and 4A to Hare Hatch and Waltham St Lawrence.
Woodlands Park Road is a classified, un-numbered road which links Cannon Lane/Waltham Road to the west with Shoppenhangers Road to the east. Cannon Lane joins the wider highway network on the A4 Bath Road east of the Thicket roundabout and Junction 9b of the A404(M). 152 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
Woodlands Park Avenue us an unclassified road primarily serving the Woodlands Business Park and residential homes and is traffic calmed with road humps to enforce the 30mph speed restriction. The road is visibly lit. Visibility is restricted at its junction with Woodlands Park Road looking right in an easterly direction.
Access to the parcel should be gained from Woodlands Park Road which should be widened together with a shared/pedestrian footway. The choice of junction and the provision of a right turn facility will depend upon the number of dwellings served. Some realignment of the highway may also be necessary.
Access from Woodlands Park Avenue appears to lend itself to some frontage development. The opportunity should be taken to secure some improvements at the junction with Woodlands Park Road, including addressing the poor visibility which currently exists.
A Transport Assessment and Residential Travel Plan would be required in connection with the development of the parcel.
In conclusion, though the parcel would add to peak hour congestion and therefore has some local highway issues, suitable mitigation measures can be sought to overcome these issues.
Regeneration and Economy
Employment Woodlands Business Park is located immediately south of the southern boundary of the parcel.
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration The parcel may provide limited support for the regeneration of Maidenhead Town Centre.
Infrastructure
Utilities According to the promoters of the parcel there is an existing foul water sewer to the west of the parcel, within Woodlands Park Avenue; and that a water main is located within Woodlands Park Road.
Thames Water have indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools Lowbrook Academy Primary School is located within 500m north of the parcel. Woodlands Park Primary and Nursery School is located within 400m south west of the parcel. Cox Green School is located within 500m north of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 153 Parcel assessments F
Infrastructure
Open Space Allotments are located within 400m north west of the parcel.
Cox Green Leisure Centre is located within 400m north of the parcel. Facilities include a gym, sports hall, and all weather sports pitch.
Community Facilities Cox Green Youth and Community Centre is located within 500m north of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution to safeguarding the countryside from encroachment. The parcel makes a lower contribution to preventing the unrestricted sprawl of a built-up area. The parcel does not form or contribute to a gap between settlements and therefore makes no discernible contribution to separation. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Noise from White Waltham airfield. Setting of several Listed buildings east of the parcel. The parcel makes a moderate contribution to safeguarding the countryside from encroachment.
Opportunities
Access to local educational facilities Access to local and district centres Access to sporting facilities
Delivery
The parcel has been promoted for residential use and is understood to be available. 154 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
M20 - Land south of Manor Lane including Shoppenhangers Manor and Manor House, Maidenhead
Implementation
Implementation The parcel has been promoted by two land owners, west and east of Spring Lane, and are both understood to be available.
Both landowners have expressed an interest in developing the parcel for residential use.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 155 Parcel assessments F
Flood Risk
Flood Risk The entire parcel is located in Flood Zone 1, and has a low risk of flooding. This is not considered a constraint to the development of the parcel.
The whole parcel is considered to be susceptible to ground water flooding.
Areas on the south western edge of the parcel are considered to be at high risk of surface water flooding. Some small areas in the centre of the parcel are considered to be at low risk.
Biodiversity
Biodiversity The parcel is likely to support protected and notable species. No adverse impacts on sites of international, national or location parcels have been identified. An HRA screening exercise will be required due to the proximity of the Windsor Forest and Great Park SAC.
Windsor Forest and Great Park SAC is within 5km of the parcel.
Great Thrift Wood and Bray Meadows SSSIs are within 2km of the parcel.
Ockwells Park, The Gullet, and Braywick Park LNRs are within 2km of the parcel.
Ockwells Manor Wood and Braywick Park LWS are within 1km of the parcel.
The nearest Ancient Woodland Inventory Parcel is located within 1km of the parcel. No impacts have been identified.
Priority habitats identified within the parcel include lowland mixed deciduous woodland and hedgerows. Priority habitats within 100m of the parcel are eutrophic standing water.
There is a high probability on parcel of badgers, roosting, foraging and commuting bats, reptiles, common/widespread breeding birds and invasive species. Development proposals would therefore need to be informed by inspections and surveys.
A TPO area is located north of the parcel, up to Manor Lane, and forms a small area inside the parcel boundary. There is a cluster of TPOs within the curtilage of residential dwellings on Manor Lane.
Landscape and Townscape
Landscape and Townscape The parcel can be split into two sections, divided by Spring Lane. The western area is largely characterised by open grassland and scattered shrub. The eastern part is characterised by the large detached Manor House and grounds. The parcel is bordered to the south by Kimbers Lane and the A404(M), and the north by Harvest Hill Road, Manor Lane, and the rear gardens of some residential dwellings. The parcel rises steeply from south to north, with the boundary to the A404(M) obscured by mature vegetation. 156 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
The area north of the parcel up to the boundary of the hotel has been granted planning permission for 52 residential dwellings. The parcel includes a mix of detached, semi detached and terraced housing, with associated highways and open space.
The parcel is located in a Landscape Character Type defined as ‘Settled Farmed Sands and Clays’ in the Ockwells subdivision. This is characterised by a mosaic of historic rural villages, and a flat to undulating landform which is intermittently open and enclosed with some long distance views. The Ockwells subdivision is further characterised by road corridors and associated embankments and recreational land uses.
The parcel is bordered to the north by the existing residential area is classified in the Townscape Assessment as ‘Leafy Residential Suburbs.’ This is characterised by low to medium residential suburbs with an urban form defined by wide streets, with secondary streets culminating in dead ends, cul de sacs and turning circles.
The area which is subject to an extant planning permission is classified in the Townscape Assessment as ‘Industrial and Commercial Estates.’ Following the build out of this parcel the townscape will more clearly reflect the neighbouring residential parcel to the east.
The area southwest of the parcel beyond the A404(M) is classified in the Townscape Assessment ‘Late 20th Century Suburbs (1960s onwards).’ This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends.
Landscape Condition: Good – declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage There are no known heritage assets in the immediate area.
Land Use Compatibility
Land Use Compatibility South western parts of the parcel are affected by noise from the A404(M).
The buffer around an area of contaminated land associated with unknown filled ground on Harvest Hill Road extends into the far eastern corner of the parcel.
A Noise Assessment submitted by the promoter of the eastern part of the parcel has indicated that reasonable and practical measures can be taken to mitigate noise levels from the A404(M). Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 157 Parcel assessments F
Resources
Previously Developed Land The parcel is mostly greenfield, apart from the existing Manor House.
Agricultural Land Quality Most of the parcel is classified as non-agricultural, or urban land.
A small area in the south of the parcel is classified as Grade 3 agricultural land. It is not known whether this part of the parcel is Grade 3a or 3b agricultural land. No part of the parcel is actively farmed.
Water The entire parcel falls within ‘Zone 3 Total Catchment’ Groundwater Source Protection Zone.
Minerals There are no existing minerals extraction facilities in the immediate area
Waste There are no existing waste facilities in the immediate area.
Access and Highways
Access and Highways The parcel is located in south west Maidenhead, with good access to local facilities and services and the strategic highway network.
The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of 800m from Maidenhead Town Centre. Within the ‘preferred maximum’ distance of 800m from a local shopping parade on Ross Road. Within an ‘acceptable’ distance of under 1,000m from Larchfield Primary School and Nursery School. Within an ‘acceptable’ distance of under 1,000m from Desborough College. Within a ‘desirable’ distance of under 500m from the Norreys Drive Employment Parcel. Beyond the ‘preferred maximum’ distance of 1,200m from Maidenhead Railway Station. Within a ‘desirable’ distance of under 400m from bus stops on Norreys Drive. Route 7 provides a regular service to Maidenhead Town Centre and Woodlands Park.
Access to the wider road network is derived by Shoppenhangers Road via Manor Lane and Harvest Hill Road, which provides access to Cox Green and Woodlands Park, and connects directly with the A404(M) via Junction 9a.
Harvest Hill Road borders the parcel to the north east. Harvest Hill Road links Shoppenhangers Road with the A308 Braywick Road to the east but traffic accessing the network in that direction has to turn left onto the dual carriageway and this, results in a number of U-turn movements further along Braywick Road, for those drivers wishing to travel south. 158 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
Planning consent was allowed on appeal for 52 new homes at Shoppenhangers Manor and this makes provision for the construction of a right turn lane on Shoppenhangers Road at the Manor Lane junction to the north.
Access to the parcel would be acceptable at various points along Manor Lane, with some localised widening and footway provision required to accommodate additional traffic and provide footways. The development of land at Shoppenhangers Manor also affords the opportunity to provide access from that development. No direct access to Harvest Hill Road should be permitted to maintain traffic flow.
A Transport Assessment and Residential Travel Plan would be required in connection with any development of this site.
Improvements (access and any connectivity works) can be undertaken within the transport network that cost effectively limits the significant impacts of the development locally. For the wider cumulatively impact, the development may be able to contribute towards appropriate mitigation measures and works.
Regeneration and Economy
Employment Norreys Drive employment area is located immediately north west of the parcel, beyond the slip road to the A404(M).
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration Any development of the parcel may support the regeneration of Maidenhead Town Centre through the increased number of consumers residing in close proximity to the town centre.
Infrastructure
Utilities Thames Water have indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools Larchfield Primary and Nursery School is located within 550m north of the parcel. Desborough College is located within 1,000m north of the parcel.
Open Space Given the size of the parcel on site open space would be required as part of development proposals.
Once completed, the area which is being developed for residential use north of the parcel provides a small amount of open space.
A small area of open space is located north of the parcel on Ross Road. Facilities include a play area suitable for 3-8 year olds. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 159 Parcel assessments F
Infrastructure
Braywick Park is located under 800m north east of the parcel across the A308 Braywick Road. The 40ha parcel includes sports pitches, an athletics track and gym amongst other facilities.
Desborough Park is located within 700m north east of the parcel.
Maidenhead Golf Course is located immediately north of the parcel beyond Harvest Hill Road.
Community Facilities Larchfield Community Centre is located within 700m north of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a lower contribution to preventing the unrestricted sprawl of a built up area, and safeguarding the countryside from encroachment. The parcel does not form or contribute to a gap between settlements and therefore makes no discernible contribution to separation. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Topography of the parcel rising from south to north Noise and air quality due to the A404(M) Impact on protected and notable species. The parcel makes a lower contribution to the purposes of Green Belt.
Opportunities
Accessibility to the strategic road network Access to services and facilities, including Maidenhead Town Centre.
Delivery
The parcel has been promoted in two parts for residential use, and is understood to be available. 160 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
M21 - Land enclosed by Kimbers Lane, Harvest Hill Road, A308(M) and A404(M), Maidenhead
Implementation
Implementation Most of the parcel has been promoted by four separate land owners and is understood to be available.
The promoters of the parcels have expressed an interest in developing the parcel for residential use.
Most of the existing residential properties on Kimbers Lane and Harvest Hill, and the southern part of the parcel have not been promoted and the availability of these areas is unknown. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 161 Parcel assessments F
Implementation
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated.
Flood Risk
Flood Risk Small areas in the far south of the parcel are located in Flood Zone 3a and 2. The majority of the parcel is located in Flood Zone 1 and has a low risk of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should be informed by an exceptions test when located in Flood Zone 3a.
The whole parcel is considered to be susceptible to ground water flooding.
Some central and eastern parts of the parcel are at high risk of surface water flooding. Further central areas are at medium and low risk of surface water flooding.
Biodiversity
Biodiversity The parcel comprises 11 fields, with a variety of scrub, hedgerows and mature trees. An HRA screening exercise will be required due to the proximity of the Windsor Forest and Great Park SAC. A Phase 1 Habitat Survey would need to be carried out over the summer months (May – September).
Windsor Forest and Great Park SAC is within 5km of the parcel.
Bray Meadows SSSI is within 1km of the parcel.
Braywick Park, Ockwells Park, and The Gullet LNRs are within 2km of the parcel.
Braywick Park, Greenway Corridor and Bray Pit Reserve are within 1km of the parcel.
There are no identified impacts on Ancient Woodland Inventory Parcels.
Priority Habitats identified within the parcel include lowland mixed deciduous woodland, and hedgerows.
There is a high probability on parcel on badgers, roosting and foraging/commuting bats, reptiles, and common/widespread breeding birds.
There is a TPO area in the far east of the parcel, north of the A308(M), and west of the Windsor Road (A308). There is a cluster of TPO within the curtilage of residential dwellings on Harvest Hill Road. 162 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
Landscape and Townscape The parcel largely consists of a number of fields separated by hedgerows and trees. Part of the parcel is actively farmed. The north east part of the parcel is used as a paddock for horses. There is some sporadic residential development on Harvest Hill Road and Kimber’s Lane. There is a small area of minerals workings in the south of the parcel. The parcel rises from south to north. The location of the parcel in between the A404(M) and A308(M), and its rising topography means that it forms part of a rural edge to the approach to Maidenhead.
The parcel is bound by the A308(M) and A404(M) to the south, and partially to the west and east with mostly open grassland and the M4 beyond. Harvest Hill Road and Kimbers Lane border the parcel to the north, with Maidenhead Golf Club beyond. Residential development is located east of the parcel along Windsor Road (A308).
The parcel is located in a Landscape Character Type defined as ‘Settled Farmed Sands and Clays’ in the Ockwells subdivision. This is characterised by a mosaic of historic rural villages, and a flat to undulating landform which is intermittently open and enclosed with some long distance views. The Ockwells subdivision is further characterised by road corridors and associated embankments and recreational land uses.
The parcel is bordered to the north east by an existing residential area on and around Harvest Hill Road which is defined as Early Post War Suburbs (to 1960) in the Townscape Assessment. This is characterised by medium density residential suburbs with a distinct network of curvilinear streets, with dead end roads and cul de sacs, and two storey semi detached dwellings and short terraces set in regular plots with relatively short front gardens.
Landscape Condition: Good – declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage The Grade II* Listed Braywick House is located north of the parcel, west of Windsor Road.
A Schedule Monument is located south east of the parcel, beyond the A308(M).
The area is adjacent to the Neolithic and Saxon parcel at Moor Farm, which is legally designated as being
of national importance, meaning there is significant potential for similar significant remains to survive below
ground. The Berkshire Historic Environment Record also shows prehistoric finds scattered in the area. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 163 Parcel assessments F
Land Use Compatibility
Land Use Compatibility Noise buffers from both the A308(M) and A404(M) extend into eastern, western and southern parts of the parcel. Air quality will also be affected.
A PROW runs along, and partially through the western boundary of the parcel in the direction of the A404(M).
There is contaminated land on the site of a small disused sewage works in the centre of the parcel. Contaminated land north of Harvest Hill Road results in the buffer extending into a small section in the north of the parcel.
Resources
Previously Developed Land The parcel is mostly greenfield, with some existing residential properties on Harvest Hill Road.
Agricultural Land Quality Central and western areas of the parcel are classified as Grade 3 Agricultural Land. It is not known whether this part of the parcel is Grade 3a or 3b agricultural land. The remainder of the parcel is classified as non agricultural land.
Water The entire parcel falls within ‘Zone 3 Total Catchment’ Groundwater Source Protection Zone.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste A disused sewage works is located in the centre of the parcel.
Access and Highways
Access and Highways The parcel is located in south Maidenhead, with good access to local facilities and services, and the strategic
The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of 800m from Maidenhead Town Centre. Within the ‘preferred maximum’ distance of 800m from a local shopping parade on Ross Road. Within an ‘desirable’ distance of under 500m from Braywick Court School, and within an ‘acceptable’ distance of under 1,000m from Larchfield Primary and Nursery School. Within the ‘preferred maximum’ distance of under 2,000m from Desborough College. Within a ‘desirable’ distance of under 500m from the Norreys Drive Employment Area. 164 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
Beyond the ‘preferred maximum’ distance of 1,200m from Maidenhead Railway Station. Within a ‘desirable’ distance of under 400m from bus stops on Windsor Road. Routes 4, 6 and 53 provide services to Waltham St Lawrence, Windsor and Maidenhead, and Bracknell.
The eastern part of the parcel has frontage to Harvest Hill Road, a classified unnumbered road which links to the A308 Braywick Road. Access to the network to the west is derived by way of a priority T-junction. Accessing the network in that direction results in traffic turning left onto a dual carriageway, leading to a number of U-turn movements further along the Braywick Road for those drivers wishing to access the M4.
There are a number of existing access points serving agricultural land and residential properties at Harvest Hill. However, safe access/egress to the western area of the parcel is complicated due to the horizontal and vertical alignments as a result of the sloping topography. It may be possible to achieve adequate visibility arrangements should the carriageway be widened along Harvest Hill Road. Significant improvements along the whole length of Harvest Hill will be required and provision of a shared pedestrian and cycle path.
Any development of the parcel would contribute towards peak hour congestion.
A Transport Assessment and Residential Travel Plan would be required in connection with any development of this site.
Regeneration and Economy
Employment Norreys Drive Employment area is located within 400m west of the parcel.
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration Any development of the parcel may support the regeneration of Maidenhead Town Centre through the increased number of consumers residing in close proximity to the town centre.
Infrastructure
Utilities Thames Water have indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools Larchfield Primary and Secondary School is located within 800m north west of the parcel. Braywick Court School is located within 300m north east of the parcel. Desborough College is located within 1.2km north of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 165 Parcel assessments F
Infrastructure
Open Space Given the size of the parcel significant open space would be required as part of development proposals.
Braywick Park is located under 400m north east of the parcel across the A308 Braywick Road. The 40ha parcel includes sports pitches, an athletics track and gym amongst other facilities.
Maidenhead Golf Course is located immediately north of the parcel beyond Harvest Hill Road.
Community Facilities Larchfield Community Centre is located within 1.1km north of the parcel.
Bray Village Hall is located within 900m east of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution topreventing the unrestricted sprawl of a built-up area, and safeguarding the countryside from encroachment. The parcel makes a lower contribution to preventing settlements from merging. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Flood Risk in areas towards the south of the parcel, located in flood zone 3a. Development should therefore be focused away from these areas. Noise and air quality due to the A404(M) and A308(M) Impact on landscape, particularly when viewed from the A404(M) and A308(M), and partly due to the topography of the parcel. Impact on the setting of the Grade II* Listed Braywick House. The parcel makes a moderate contribution to preventing the unrestricted sprawl of a built-up area, and safeguarding the countryside from encroachment.
Opportunities
Accessibility to services and facilities in Maidenhead Town Centre Wider access to the strategic road network.
Delivery
Most of the parcel has been promoted by multiple landowners for residential use and is understood to be available. 166 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
M22 - Triangle enclosed by M4, A308(M) and Ascot Road, Maidenhead
Implementation
Implementation The entire parcel has been promoted and is understood to be available.
The promoter of the parcel has expressed an interest in developing the parcel for predominantly residential, with the possibility of a small area of mixed use development.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 167 Parcel assessments F
Flood Risk
Flood Risk The Cut runs along the northern boundary of the parcel. Large parts of the north and west of the parcel are located in Flood Zone 3b (functional) and are at high risk of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should not be located in Flood Zone 3b.
Central areas of the parcel are located in Flood Zone 2. Eastern parts of the parcel are located in Flood Zone 1.
The whole parcel is considered to be susceptible to ground water flooding.
Northern and western parts of the parcel around The Cut have a high risk of surface water flooding. More extensive western, and some central areas have a low to medium risk of surface water flooding.
Biodiversity
Biodiversity The parcel is distant from most internationally designated sites. The parcel is bordered by motorways and main roads, isolating it from surrounding habitats. The parcel comprises a large improved and semi-improved grassland field. An HRA screening exercise will be required due to the proximity of the Windsor Forest and Great Park SAC.
Windsor Forest and Great Park SAC is within 5km of the parcel.
Bray Meadows, and Great Thrift Wood SSSIs are within 2km of the parcel.
Ockwells Park, Braywick Park, and The Gullet LNRs are within 2km of the parcel.
Braywick Park, Greenway Corridor, Grassland at Holyport and Bray Pit Reserve LWS are within 1km of the parcel. The Greenway Corridor is downstream from the parcel, so development proposals would have to be informed by an assessment any impacts.
There are no identified impacts on Ancient Woodland Inventory Parcels.
Priority habitats identified within the parcel include lowland mixed deciduous woodland, with hedgerows within 100m of the parcel.
There is a high probability on site of amphibians, and rare or diverse assemblages of invertebrates.
There are two TPOs on the eastern edge of the parcel, and TPO areas north of the A308(M) and east of the A330 around the roundabout.
An ecology report provided by the promoters of the parcel has indicated that the parcel contains a locally important resource of undesignated habitats which are concentrated in the western end, and southern boundary of the parcel. Proposed development is centred around the central and eastern parts of the parcel which comprise of open grassland which are of low ecological value. Such activities will affect a small collection of mature trees in the north east of the parcel. An arboricultural assessment is therefore suggested. 168 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
Landscape and Townscape The parcel is largely open and flat, and consists of open grassland with some mixed deciduous woodland. The parcel is bound by the M4, A308(M) and the Ascot Road. There are some mature trees on site, but it is not farmed. North of the parcel lies open grassland, and south beyond the M4 lie open fields which are actively farmed. Residential properties lie east of the parcel, with some commercial uses. In the east of the parcel lies a small compound.
The parcel is located in a Landscape Character Type defined as ‘Settled Farmed Sands and Clays’ in the Ockwells subdivision. This is characterised by a mosaic of historic rural villages, and a flat to undulating landform which is intermittently open and enclosed with some long distance views. The Ockwells subdivision is further characterised by road corridors and associated embankments and recreational land uses.
The parcel is bordered to the east by a mixture of areas as classified in the Townscape Assessment. North east of the parcel lies an area classified as ‘Villas in a Woodland Setting’ which is characterised by extremely low density residential suburbs in large irregular plots, with an urban form based on an informal network of wide, winding roads and subsidiary cul-de-sacs.
North east and east of the parcel lies an area classified as ‘Late 20th Century Suburbs (1960s onwards),’ which is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends.
South east of the parcel lies a small area classified as ‘Industrial and Commercial Estates’ which is characterised by low density industrial and commercial development, within large plots accessed by roads terminating in dead ends.
Landscape Condition: Good – declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage A Scheduled Monument, a long barrow, is located in the north of the parcel, parallel to the A308(M). This asset has moderate significance. Any development should provide a good landscape buffer, and there may be some requirement for an archaeological assessment of the surrounding land subject to previous work at the time the road was constructed.
The Grade II* Listed Braywick House is located within 140m north east of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 169 Parcel assessments F
Land Use Compatibility
Land Use Compatibility Noise buffers from the A308(M), M4 and A330 extend into large parts of the parcel. Air quality will also be adversely affected.
There is a small area of contaminated land, associated with unknown filled ground, in the south east corner of the parcel.
The Bray/M4 AQMA is located within 400m east of the parcel.
Resources
Previously Developed Land The parcel is mostly greenfield. The small compound area in the east of the parcel is PDL.
Agricultural Land Quality The entire parcel is classified as non-agricultural land.
Water The entire parcel falls within ‘Zone 3 Total Catchment’ Groundwater Source Protection Zone.
Minerals There are no existing minerals extraction facilities in the immediate area
Waste A disused sewage works is located north west of the parcel, beyond the A308(M).
Access and Highways
Access and Highways The parcel is located in south Maidenhead, sandwiched between three significant highways. This provides good vehicular access to the wider network, but limits opportunities for other forms of transport.
The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of 800m from Maidenhead Town Centre. Within the ‘preferred maximum’ distance of under 2,000m from Larchfield Primary School and Nursery School, and within a ‘desirable’ distance of under 500m from Braywick Court School. Within the ’preferred maximum’ distance of under 2,000m from Desborough College and Holyport College. Within a ‘desirable’ distance of under 500m from the Prior’s Way Industrial Estate. Beyond the ‘preferred maximum’ distance of 1,200m from Maidenhead Railway Station. Within a ‘desirable’ distance of under 400m from bus stops on Windsor Road. Routes 4, 6 and 53 provide services to Waltham St Lawrence, Windsor and Maidenhead, and Bracknell. 170 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
The parcel has frontage to the A330 Ascot Road, which provides a connection to the rest of the highway network via the Braywick roundabout. Access to the strategic road network is via junction 8/9 of the M4.
There is peak hour congestion at nearby junctions and roads approaching Junction 8/9 of the M4 and also through Maidenhead Town Centre.
To access the parcel an additional arm on the Braywick roundabout is not considered suitable as it currently has 5 arms, and is likely to cause problems with conflicting vehicle movements and drivers misinterpreting signals. Two points of access onto the A330 Ascot Road is considered acceptable. New priority T-junction access points from the parcel form the A330 Ascot Road would be required, with speed checks required.
A series of crossing points by way of pedestrian refuges would be required.
A Transport Assessment and Residential Travel Plan would be required in connection with any development of the parcel.
The proposal would add to peak hour congestion which would need to be tested. Although the area has local highway issues suitable mitigation measures can be sought to overcome these issues.
Regeneration and Economy
Employment Priors Way Industrial Estate is located immediately east of the parcel, beyond the A330.
Mixed Use A masterplan has been submitted by the promoter of the parcel which indicates that the south eastern corner could accommodate mixed use development.
Regeneration Any development of the parcel may support the regeneration of Maidenhead Town Centre through the increased number of consumers residing in close proximity to the town centre.
Infrastructure
Utilities Thames Water have indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools Desborough College is located within 1.6km north of the parcel, and Holyport College is located within 1.8km south of the parcel.
Open Space Given the size of the parcel on site open space would be required as part of development proposals, particularly in the area around The Cut, to act as a buffer to road noise. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 171 Parcel assessments F
Infrastructure
Maidenhead Golf Course is located north of the parcel beyond the A308(M) and Harvest Hill Road.
Braywick Park is located under 550m north east of the parcel across the A308 Braywick Road. The 40ha parcel includes sports pitches, an athletics track and gym amongst other facilities.
Community Facilities Larchfield Community Centre is located within 1.7km north of the parcel.
Bray Village Hall is located within 900m east of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution to preventing the unrestricted sprawl of a built up area, and safeguarding the countryside from encroachment. The parcel makes a lower contribution to preventing settlements from merging. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
High flood risk in northern and western areas of the parcel around The Cut. Development should be focused away from these areas. Noise and air pollution from surrounding highways. Pedestrian/cycle access to/from the parcel. Existing biodiversity in western and northern areas around The Cut. The setting of a Schedule Ancient Monument in the north of the parcel. The parcel makes a moderate contribution to: preventing the unrestricted sprawl of a built up area, and safeguarding the countryside from encroachment.
Opportunities
Access to the strategic highways network.
Delivery
The parcel has been promoted for residential and mixed use, and is understood to be available. 172 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
M23 - Maidenhead Golf Course, Shoppenhangers Road, Maidenhead
Implementation
Implementation The entire parcel has been promoted by the freeholder.
Maidenhead Golf Club currently operates on the parcel on a long lease. Negotiations are ongoing between the freeholder and the leaseholder to end the lease early.
The promoter of the parcel has expressed an interest in developing the parcel for residential use, with associated on site infrastructure.
There is a reasonable prospect that the parcel could be developed viably including the on cost of on site infrastructure provision. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 173 Parcel assessments F
Flood Risk
Flood Risk The parcel is located in Flood Zone 1, and has a low risk of flooding.
The whole parcel is considered to be susceptible to ground water flooding.
Small central and southern areas have a high risk of surface water flooding. Larger central and southern areas have a low to medium risk of surface water flooding.
Biodiversity
Biodiversity The parcel is likely to be of high nature conservation value and any future development proposals would need to be informed by a detailed Phase 1 habitat survey carried out over the summer months (May – September). Important habitats as well as habitats used by Priority Species would need to be retained and designed into development proposals from the outset.
The Chiltern Beechwoods SAC and Windsor Great Park SAC are within 5km of the parcel.
Bray Meadows SSSI and Great Thrift Wood SSSI are within 2km of the parcel.
There are no identified impacts on Ancient Woodland Inventory Parcels.
The Gullet, Braywick Park and Ockwells Park LNRs are within 1km of the parcel.
Braywick Park, Greenway Corridor and York Stream Local Wildlife Parcels are within 1km of the parcel.
Priority habitats identified within the parcel include lowland mixed deciduous woodland and hedgerows. Rushington Copse is located towards the north of the parcel.
The parcel is likely to be of value to a number of protected and Priority Species and development proposals would need to be informed by a number of protected species surveys.
There is a high probability on site of badgers, roosting and foraging/commuting bats, rare and diverse assemblages of invertebrates, common/widespread breeding birds, and notable bird species. Development proposals would therefore need to be informed by inspections and surveys, including mitigation measures such as capture and translocation of animals, and artificial badger setts.
Several TPO areas are located adjacent to the west and south western boundary of the parcel. 174 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
Landscape and Townscape Maidenhead Golf Course occupies the entire parcel, with a club house and associated parking at the northern edge of the parcel. Large parts of the parcel consist of landscaped greens, with various features associated with an active golf course. There are a number of wooded areas, notably Rushington Copse towards the north of the parcel.
The centre of the parcel forms the highest point, with a moderate downward slope towards the north, and a significant downward slope towards the south east corner of the parcel.
The parcel is bound by mostly large detached residential properties to the west, with Shoppenhangers Road beyond. The golf club house forms most of the northern boundary of the parcel. To the east is further large detached housing, with the A308 dual carriageway beyond. To the south the parcel is bounded by Harvest Hill Road, with largely undeveloped fields beyond.
The parcel is located in a Landscape Character Type defined as Settled Farmed Sands and Clays, in the Ockwells Subdivision. This is characterised by a flat to gently undulating landform which is intermittently open and enclosed with some long distance views and a mosaic of historic rural villages, farmsteads and manor houses set within a diverse rural landscape. The Ockwells subdivision is further characterised by the M4, A404(M) and A304(M) road corridors, recreational land uses, and remnant parkland trees and woodland areas.
The parcel is bordered on the west and north east by areas classified as ‘Leafy Residential Suburbs’ in the Townscape Assessment. This is characterised by low to medium density residential suburbs with characteristic ‘leafy’ streets, with an urban form defined by wide street (curvilinear and straight) with secondary streets culminating in ‘dead ends,’cul de sacs or vegetated ‘turning circles.’
North and south west of the parcel are areas classified as ‘Early Post War Suburbs (to 1960)’ in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of a distinctive network of curvilinear streets (roads, avenues or drives), with dead end roads (closes) and cul de sacs, and two storey semi-detached dwellings and short terraces set in regular plots with relatively short front gardens.
Landscape Condition: Good – declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage The Grade II* Listed Braywick House is located south east of the parcel, west of Windsor Road. It is not considered a constraint to development. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 175 Parcel assessments F
Land Use Compatibility
Land Use Compatibility A road noise buffer zone is situated around all of the A308 located east of the parcel.
The railway line buffer zone around the ends close to the northern edge of the parcel.
A small parcel of land bordering Harvest Hill Lane is contaminated, associated with unknown filled ground. A small part of the northern part of the parcel falls within the buffer zone of the contaminated land, associated within unknown filled ground, north west of the parcel between Shoppenhangers Road and the railway line.
The north east part of the parcel falls within the Maidenhead Town Centre AQMA and the buffer zone.
A PROW runs east west through the centre of the parcel and should be incorporated into any development proposals.
The nature of the parcel as a golf course as a limited visitor attraction.
Resources
Previously Developed Land The parcel is greenfield apart from the club house at the north of the parcel.
Agricultural Land Quality The northern part of the parcel consisting of the club house, and a small area on the western boundary are classified as urban land. The rest of the parcel is classified as non agricultural land.
Water The northern half of the parcel falls within a ‘Zone 2 Outer Protection Zone’. The southern half of the parcel is located within a ‘Zone 3 Total Catchment’ Source Protection Zone. Zone 2 is the outer protection zone of a groundwater source, with Zone 3 being the complete catchment area of that source.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste There are no existing waste facilities in the immediate area.
Access and Highways
Access and Highways The parcel is located on the south western edge of Maidenhead Town Centre, within easy walking distance of employment, retail, leisure and transport facilities. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Within an ‘acceptable’ distance of under 400m from Maidenhead Town Centre. Within a ‘desirable’ distance of under 500m from Larchfield Primary School and Nursery School. Within a ‘desirable’ distance of under 500m from Desborough College. 176 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
Within a ‘desirable’ distance of under 500m from both the Norreys Drive, and Kings Grove Industrial Area Employment Parcels Within a ‘desirable’ distance of under 500m from Maidenhead Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Shoppenhanger’s Road with regular services via number 7 to Maidenhead Town Centre and Woodlands Park.
Access to the parcel is currently derived from the north of the parcel via the existing golf course entrance. Shoppenhanger’s Road serves as a district distributor road to the north with Cox Green and Woodlands Park to the south west. En route to Cox Green it also connects directly with the A404(M) via Junction 9a.
There is peak hour congestion on the roads leading to/from and through Maidenhead Town Centre and also at nearby motorway junctions.
An Access Strategy forming part of a master plan should be progressed and further work undertaken to identify and determine more precise access arrangements to serve any development. It is likely that development of the parcel would require at least two if not three vehicle access point connections to the local highway network. Through this process the opportunity should be taken to provide a through vehicular route from Shoppenhanger’s Road to Harvest Hill Road. This would also enable the provision of a new bus service through the centre of the parcel.
A safe and suitable means of access for all people (including those choosing to travel by car) could perhaps be provided somewhere within the current 30mph section of road to Shoppenhanger’s Road (i.e. further south of the existing entrance). However, this is likely to involve the purchase of third party land and possibly the demolition of existing properties. A T-junction with or without a right turn lane facility would require less land than a new roundabout junction.
It may be feasible for some localised widening works to be carried out along Harvest Hill Road, between Kimber’s Lane and Manor Lane junctions in order to provide one of the accesses necessary to serve a larger scale development.
A Transport Assessment and Residential Travel Plan would be required in connection with any development of this site. Appropriate mitigation measures/works will need to be identified and sought if a development of this scale and size does come forward due to the significant addition to peak hour congestion. Subject to the availability of third party land identified through the Access Strategy, the issues preventing safe and suitable access for all people are not considered insurmountable.
Regeneration and Economy
Employment Kings Grove Industrial Area is within 200m north west of the parcel, and Norreys Drive is within 350 south west of the parcel. The parcel is located within 400m from Maidenhead Town Centre. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 177 Parcel assessments F
Regeneration and Economy
Mixed Use The promoter of the parcel has indicated that community facilities, a primary school, and a secondary school, in addition to open space, could be provided.
Regeneration Development of the parcel would support the regeneration of Maidenhead Town Centre through the increased number of consumers residing in close proximity to the town centre.
Infrastructure
Utilities Thames Water have indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools Larchfield Primary and Nursery School and Desborough College will be unlikely to provide sufficient capacity for the additional pupil demand created by the development of the parcel.
The provision of an on site primary and/or secondary school will be required in order to mitigate the impact of the development on local schools.
Open Space Braywick Park is located within 200m east of the parcel across the A308 Braywick Road. The 40ha parcel includes sports pitches, an athletics track and gym amongst other facilities.
Significant on site open space provision would be required as part development proposals.
Community Facilities There are no existing community facilities on site. Given the scale of any proposed development an on site community facility could be provided.
Larchfield Community Centre is located within 850m west of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a lower contribution to safeguarding the countryside from encroachment. The parcel does not contribute to preventing the unrestricted sprawl of a built up area. The parcel does not contribute to a gap between settlements and therefore makes no discernible contribution to separation. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Loss of existing golf course Topography of the parcel 178 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Summary of Constraints, Opportunities and Deliverability
High nature conservation value of the parcel, including Rushington Copse and the presence of priority species and habitats. The parcel makes a lower contribution to the purposes of Green Belt
Opportunities
Sustainable location close to Maidenhead Town Centre Creation of a planned new neighbourhood with on site infrastructure. Highways access to the wider network.
Delivery
The parcel has been promoted by the freeholder for residential use and associated on site infrastructure, with the negotiations with the leaseholder ongoing to end the lease early. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 179 Parcel assessments F
M24 - Braywick Park extending to Hibbert Road, Maidenhead
Implementation
Implementation Part of the parcel around the golf driving range has been promoted and is understood to be available.
The promoter of the parcel has expressed an interest in developing the parcel for leisure use, including a leisure centre and approximately 500 parking spaces.
The remainder of the parcel has not been promoted and its availability is unknown.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. 180 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Flood Risk
Flood Risk The western part of the parcel is located in Flood Zone 1 and has a low risk of flooding. The eastern part of the parcel is located within Flood Zone 2 and has a moderate risk of flooding. A small area to the south east of the parcel is within Flood Zone 3a and has a high risk of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should be informed by an Exceptions Test when located in Flood Zone 3a.
Small central areas of the parcel around the golf driving range have a high risk of surface water flooding. More extensive northern, central and south eastern areas have a low to moderate risk of surface water flooding.
The whole parcel is considered to be susceptible to ground water flooding.
Biodiversity
Biodiversity Braywick Park LSW and LNR form a significant part of the parcel and should be retained, enhanced and extended wherever possible. Given the scale and nature of the parcel multiple inspections and surveys of existing wildlife would be required, followed by mitigation measures where required. A HRA assessment will need to be undertaken due to the proximity of the parcel to a SAC.
Windsor Forest and Great Park SAC is located within 5km of the parcel. All other SACS are located over 5km from the parcel.
Bray Meadows SSSI is located immediately east of the parcel. South Lodge Pit SSSI is located within 2km south east of the parcel.
Ancient Woodland identified within the parcel borders the southern boundary.
Braywick Park LNR forms a significant part of the eastern part of the parcel, adjacent to The Cut. The Gullet and Ockwells Park LNRs are within 2km of the parcel.
Braywick Park LWS forms part of the southern part of the parcel. The Greenway Corridor LWS is located along the entirety of the eastern boundary of the parcel, beyond which is the Bray Meadow SSSI. The York Stream LWS is located within 1km of the parcel.
Priority Habitats identified within the parcel include ponds, and lowland mixed deciduous woodland. Priority Habitats identified within 100m of the parcel include traditional orchard, lowland meadows and eutrophic standing water.
There is a high probability of badgers, roosting, foraging/commuting bats, rare or diverse assemblages of invertebrates, common/widespread breeding birds, including some rarer species of birds. Development proposals would therefore need to be informed by inspections and surveys, possibly including mitigation measures such as capture and translocation of animals, and artificial badger setts.
A large TPO area is located within 100m of the southern boundary of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 181 Parcel assessments F
Landscape and Townscape
Landscape and Townscape The parcel broadly comprises three areas: sports pitches including changing facilities, club house and restaurant (western section), a natural area characterised by grassland spaces surrounded by trees and shrubs (eastern section), and a cemetery, school and parkland (southern section). The parcel is largely flat and open, with development clustered in the central part of the parcel close to the western boundary with access to Braywick Road.
The parcel is bordered to the north by a small residential area and a sewage works and recycling centre, with large retail warehousing beyond. The Cut forms the eastern boundary of the parcel. The western boundary of the parcel is formed by Braywick Road (A308), with residential properties beyond. Hibbert Road forms the southern boundary, with a further residential area beyond.
The parcel is located in a Landscape Character Type defined as Settled Development Floodplain in the Bray subdivision. This is characterised by broad open flat floodplain with a fragmented landscape pattern and a degraded ‘edge of town’ landscape with an eclectic mix of modern land uses such as industrial estates, sewage works and horse paddocks with neglected boundaries and fly-tipping. The Bray subdivision is further characterised by the wide meandering course of the River Thames and detached riverside residential development.
The parcel is bordered to the south west by an area classified as ‘Early Post War Suburbs (to 1960)’ in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of a distinctive network of curvilinear streets (roads, avenues or drives), with dead end roads (closes) and cul de sacs, and two storey semi-detached dwellings and short terraces set in regular plots with relatively short front gardens.
North west and south of the parcel are areas classified as ‘Leafy Residential Suburbs’ in the Townscape Assessment. This is characterised by low to medium density residential suburbs with characteristic ‘leafy’ streets, with an urban form defined by wide street (curvilinear and straight) with secondary streets culminating in ‘dead ends,’cul de sacs or vegetated ‘turning circles.’
North of the parcel is an area classified as Late 20th Century Suburbs (1960’s onwards) in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends.
Landscape Condition: Declining - derelict
Strength of Landscape Character: Declining
Landscape Capacity: Medium
Heritage
Heritage There are no designated heritage assets within the parcel. The 18th century stable block now housing the Nature Centre, and the adjacent formal park, once part of the grounds of an 18th century mansion, is of historic interest. 182 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Heritage
Bray Village Conservation Area is situated beyond the eastern boundary of the parcel.
A row of five Grade II Listed cottages are located within 30m of the southern boundary of the parcel.
Land Use Compatibility
Land Use Compatibility Western parts of the parcel are located within the road noise buffer zone around the A308.
Significant parts of the eastern, central, and south western parts of the parcel contain contaminated land.
The Maidenhead Town Centre AQMA borders the northern western parts of the parcel.
A PROW is located north to south through the centre of the parcel.
Resources
Previously Developed Land The central part of the parcel consisting of existing sports and leisure facilities is PDL. The remainder of the parcel is greenfield.
Agricultural Land Quality The parcel is predominantly classified as non-agricultural land. Small parts on the eastern and north western boundaries are classified as urban land.
Water The northern half of the parcel falls within a ‘Zone 2 Outer Protection Zone’. The southern half of the parcel falls within a ‘Zone 3 Total Catchment’ Source Protection Zone. Zone 2 is the outer protection zone of a groundwater source, with Zone 3 being the complete catchment area of that source.
Minerals There are no existing minerals extraction facilities in the immediate area
Waste A recycling centre is located immediately north east of the parcel, off Stafferton Way.
Also north east of the parcel is Braywick Civic Amenity and Sewage Works, as identified in the Waste Local Plan for Berkshire (1998) Preferred Area 15. The parcel was considered suitable for recycling non-inert, difficult/special waste recycling, treatment or transfer, metal recycling, civic amenity parcel.
Access and Highways
Access and Highways The parcel is located south of Maidenhead Town Centre, within easy walking distance of employment, retail, leisure and transport facilities. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 183 Parcel assessments F
Access and Highways
The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Within an ‘acceptable’ distance of under 400m from Maidenhead Town Centre. Within a ‘desirable’ distance of under 500m from Braywick Court School, which is located within the southern boundary of the parcel. Within an ‘acceptable’ distance of under 1,000m from Desborough College. Within a ‘desirable’ distance of under 400m from the Howarth Road Industrial Estate. Within a ‘desirable’ distance of under 500m from Maidenhead Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Braywick Road with regular services via numbers 4, 6, and 53 to Waltham St Lawrence, Maidenhead and Windsor.
The principal access to the parcel is from the west via Braywick Road (A308), which forms the principal access into Maidenhead from Junction 8/9 of the M4 to the south. The southern part of the parcel can be accessed from Hibbert Road. The parcel can also be accessed on foot or by bicycle from Green Lane which extends into the parcel from the north.
There is peak hour congestion on roads approaching and junctions through Maidenhead Town Centre, and also those at and approaching Junction 8/9 of the M4.
A Transport Assessment and Residential Travel Plan would be required in connection with any development of the parcel.
Regeneration and Economy
Employment Howarth Road Industrial Estate is within 500m north east of the parcel. Maidenhead town centre is within 400m north of the parcel.
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration Any development of the parcel may support the regeneration of Maidenhead town centre by allowing the relocation of existing town centre uses.
Infrastructure
Utilities The existing sewerage network is unlikely to be able to support additional demand from development. Works to drainage infrastructure may be required.
Schools Braywick Court School is located within the southern boundary of the parcel. Oldfield Primary is located within 100m east of the parcel. Desborough College is within 600m west of the parcel. 184 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Infrastructure
Open Space Various play and sports facilities are located in the western and central areas of the parcel. These include an athletics track, sports and artificial pitches, gym, and a play area.
Braywick cemetery is located in the south west corner of the parcel.
Community Facilities The 4 Marlow Road Youth and Community Centre is located within 1.1km north of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution to preventing settlements from merging. The parcel makes a lower contribution to: preventing the unrestricted sprawl of a built up area, and safeguarding the countryside from encroachment. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Loss of existing golf driving range facility. Braywick Park LWS and LNR, and Greenway Corridor LWS form large parts of the parcel and should be protected and enhanced where possible. The parcel makes a moderate contribution to preventing settlements from merging.
Opportunities
Provision of enhanced leisure facilities and car parking. Sustainable location close to Maidenhead Town Centre Highways access to the strategic road network.
Delivery
The part of the parcel around the golf driving range has been promoted for leisure development and is understood to be available. The remainder of the parcel has not been promoted and its availability is unknown. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 185 Parcel assessments F
M25 - Land south of Stafferton Way, Maidenhead
Implementation
Implementation The area east of Green Lane has been promoted and is understood to be available.
The promoter of this part of the parcel has expressed an interest in developing the parcel for leisure use, specifically the relocation of Desborough Bowling Club.
The northern part of the parcel consisting of the former car park is being developed to provide 271 dwellings.
The remainder of the parcel has been promoted previously but its availability is unknown. 186 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Implementation
There is a reasonable prospect that the parcel could be developed viably despite the remediation works required.
Flood Risk
Flood Risk The north eastern part of the parcel is located in Flood Zone 3a. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that leisure development is classified as ‘Less Vulnerable’ and can be located in Flood Zone 3a.
The remainder of the parcel except from areas in the north west and south east are located in Flood Zone 2.
Small areas in the north east of the parcel in the area occupied by allotments benefit from flood defences.
The whole parcel is considered to be susceptible to ground water flooding.
Central parts of the parcel around the existing sewage works have a high risk of surface water flooding. Wider areas around the sewage works have a medium risk of surface water flooding, and more extensive areas around the east of the parcel have a low risk of surface water flooding.
Biodiversity
Biodiversity The proximity of the parcel to the Braywick Park LNR and the Greenway Corridor introduces a likelihood of adverse impact through increase visitor pressure disturbance. Buffer zones between the Braywick Park LNR and the adjacent stream from any development should be retained.
Bray Meadows and South Pit Lodge SSSIs are within 2km of the parcel.
There are no identified impacts on Ancient Woodland Inventory Parcels.
The Gullet, Braywick Park and Ockwells Park LNRs are within 1km of the parcel.
The Greenway Corridor Local Wildlife Site is adjacent to the parcel. Any development of the parcel could indirectly impact on the LWS, and proposals should include a buffer zone of at least 15m, including opportunities to enhance the stream.
Braywick Park, and York Stream LWS are within 1km of the parcel.
Priority habitats identified within the parcel include eutrophic standing water. The Priority Habitat of traditional orchard and lowland mixed deciduous woodland are located within 100m of the parcel.
The parcel has potential to host a variety of protected species, primarily in the areas of semi-improved grassland and woodland along the eastern and north eastern boundaries. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 187 Parcel assessments F
Biodiversity
There is a high probability of foraging and commuting bats, and amphibian; and the possibility of otters, breeding birds and invasive species. Development proposals would therefore need to be informed by inspections and surveys, including mitigation measures such as capture and translocation of animals.
A TPO area is located on the eastern edge of the parcel, east of Green Lane.
Landscape and Townscape
Landscape and Townscape A surface level car park occupies a large portion of the north of the parcel, which is currently being developed for housing.
Allotments are located in the north east of the parcel, west of Green Lane. An application has been submitted by Desborough Bowls Club to relocate their facilities from York Road to the area bound by Green Lane and The Cut, in the north east of the parcel. Sewage works occupy large central and southern areas of the parcel. An area of largely open grassland is located in the east of the parcel.
The parcel is bounded at the north and east by The Cut and York Stream, with the Stafferton Way Link Road and retail warehousing directly beyond to the north. A small residential area is located west and north west of the parcel. The area south west and west of the parcel is largely occupied by Braywick Park.
The parcel is located in a Landscape Character Type defined as Settled Developed Floodplain in the Bray subdivision. This is characterised by broad open flat floodplain with a fragmented landscape pattern and a degraded ‘edge of town’ landscape with an eclectic mix of modern land uses such as industrial estates, sewage works and horse paddocks with neglected boundaries and fly-tipping. The Bray subdivision is further characterised by the wide meandering course of the River Thames and detached riverside residential development.
The parcel is bordered to the west and east by areas classified as Late 20th Century Suburbs (1960’s onwards) in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends.
The parcel is bordered to the north by an area classified as ‘Industrial and Commercial Estates’ in the Townscape Assessment. This is characterised by development in large plots, accessed by roads terminating in dead ends, and a built form which is large scale and simple, often comprising rudimentary sheds together with smaller subsidiary office buildings to street frontages and at entrances.
The development of the parcel would remove the existing sewage works, and could make a positive contribution to the landscape and townscape of the area.
Landscape Condition: Declining - derelict
Strength of Landscape Character: Declining 188 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
Landscape Capacity: Medium
Heritage
Heritage There are no known heritage assets in the immediate area.
Land Use Compatibility
Land Use Compatibility There is a noise buffer zone around the railway line north of the parcel, north of Stafferton Way.
There is contaminated land across all of parcel except from the allotments and the area east of Green Lane, relating to the use of the area for sewage works. Extensive remediation works will be required when developing this area.
The Maidenhead Town Centre AQMA borders the north western corner of the parcel. The buffer zone marginally encroaches into the parcel.
A PROW runs along the northern boundary of the parcel from Stafferton Way to Green Lane. A further PROW is located along the eastern boundary of the parcel along Green Lane, though it does not intersect the parcel.
Resources
Previously Developed Land The entire parcel is PDL apart from a small section area east of Green Lane
Agricultural Land Quality The land is classed as non-agricultural land.
Water There is no Source Protection Zone identified on the parcel.
The entire parcel falls within ‘Zone 2 Outer Protection Zone’.
Minerals There are no existing minerals extraction facilities on parcel.
Waste Western parts of the parcel form Braywick Civic Amenity and Sewage Works, as identified in the Waste Local Plan for Berkshire (1998) Preferred Area 15. The parcel was considered suitable for recycling non-inert, difficult/special waste recycling, treatment or transfer, metal recycling, civic amenity parcel.
The majority of central and southern parts of the parcel form an existing sewage works. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 189 Parcel assessments F
Access and Highways
Access and Highways The parcel provides excellent access to local jobs services and facilities available in Maidenhead Town Centre, and via Maidenhead Railway Station.
The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
• Within a ‘desirable’ distance of under 200m from Maidenhead Town Centre.
• Within an ‘desirable’ distance of under 500m to Oldfield Primary School
• Within an ‘acceptable’ distance of under 1,000m from Desborough College.
• Within a ‘desirable’ distance of under 500m to Howarth Road Industrial Estate
• Within a ‘desirable’ distance of under 500m to Maidenhead Railway Station.
• Within a ‘desirable’ distance of under 500m from bus stops on Bray Road and Braywick Road with regular services via numbers 4, 6, 16 to Waltham St Lawrence, Maidenhead and Windsor.
The recent completion of the Stafferton Way Link Road connects the A308 Braywick Road with the B3028 Bray Road/Oldfield Road.
There is peak hour congestion on roads approaching and junctions through Maidenhead Town Centre, and also those at and approaching Junction 8/9 of the M4.
Access is recommended via an improved Tip Lane, as Green Lane is considered too narrow to serve residential development. As approved under the extant planning permission for 271 residential dwellings access via Tip Lane has been established. The opportunity should also be taken to provide a secondary means of access, possibly at the northern part of the parcel which could allow access to Stafferton Way. Existing visibility splays on Tip Lane are sufficient.
A section of Green Lane should be converted for use by pedestrians/cyclists as part of the development of the parcel.
A Transport Assessment and Residential Travel Plan would be required in connection with any development of the parcel.
The parcel has local highway issues but improvements (subject to land availability) can be undertaken within the transport network that limits the impacts of development locally.
Regeneration and Economy
Employment Howard Lane Industrial Area is located adjacent to the northern boundary of the parcel. The parcel is located under 200m south of Maidenhead Town Centre.
Mixed Use The parcel is not considered suitable for mixed use development. 190 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Regeneration and Economy
Regeneration Development of the parcel would support the regeneration of Maidenhead Town Centre through the increased number of consumers residing in close proximity to the town centre.
Infrastructure
Utilities A drainage strategy would likely be required to confirm how existing underground sewerage infrastructure would be protected and how they will connect to the sewerage system.
Schools Oldfield Primary School is located within 200m east of the parcel. Desborough College is located within 800m west of the parcel.
Open Space The existing allotments located in the north of the parcel may need to be provided elsewhere.
Braywick Park is located south west of the parcel across Tip Lane. The 40ha parcel includes sports pitches, an athletics track and gym amongst other facilities.
Community Facilities The 4 Marlow Road Youth and Community Centre is located within 1km north of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a lower contribution to: preventing the unrestricted sprawl of a built-up area, and safeguarding the countryside from encroachment. The parcel does not form or contribute to a gap between settlements and therefore makes no discernible contribution to separation. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Large areas of contaminated land associated with sewage works across the parcel. The north east part of the parcel is currently used for allotments Buffers around adjoining LWS and LNR will be required as part of any development proposals.
Opportunities
Sustainable location close to Maidenhead Town Centre and public transport interchanges. Most of the parcel is PDL Redevelopment of the sewage works could have a positive impact on local townscape and landscape. Access to sport and recreation facilities at Braywick Park. Access to the highways network.
Delivery Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 191 Parcel assessments F
Summary of Constraints, Opportunities and Deliverability
The north eastern part of the parcel has been promoted for leisure use and is understood to be available. The rest of the parcel which is not currently being developed has been promoted previously, but its current availability is unknown. 192 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
M35 - Land between Windsor Road and Bray Lake, Maidenhead
Implementation
Implementation The parcel has been promoted and is understood to be available.
The promoter of the parcel has expressed an interest in developing the parcel for residential use.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 193 Parcel assessments F
Flood Risk
Flood Risk Areas along the north eastern boundary of the parcel are located in Flood Zone 3a, which has a high risk of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should be informed by an Exceptions Test when located in Flood Zone 3a.
Flood Zone 2 extends further into south eastern parts of the parcel. The remainder of the parcel is located in Flood Zone 1.
The whole parcel is considered to be susceptible to ground water flooding.
Some areas in the south east of the parcel are at low risk of surface water flooding.
Biodiversity
Biodiversity Bray Pit Reserve Local Wildlife Site is located within 200m of the parcel. Any development proposals would have to be sensitively designed to include a substantial buffer of screening habitat. An HRA screening exercise would be required due to the proximity of a SAC.
Windsor Forest and Great Park SAC is within 3km of the parcel.
Bray Pennyroyal Field, and Bray Meadows SSSI are within 2km of the parcel.
Braywick Park and Ockwells Park LNRs are within 2km of the parcel.
Bray Pit Reserve, and the Greenway Corridor are within 1km of the parcel.
There are no identified impacts on Ancient Woodland Inventory Parcels.
Priority Habitats identified within the parcel include hedgerows. Lowland mixed deciduous woodland and eutrophic standing water are located within 100m of the parcel.
There is a high probability of foraging/commuting bats.
A TPO area is located south east of the parcel, and includes several residential properties on Windsor Road. A further TPO area is located in a thin strip north east of the parcel towards the M4.
Landscape and Townscape
Landscape and Townscape The parcel is flat and open, and is actively farmed for agriculture. Bray Lake is located north of the parcel, with residential properties on the west and east. The Windsor Road runs along the south western boundary of the parcel, with further residential properties beyond.
The parcel is located in a Landscape Character Type defined as Settled Developed Floodplain in the Bray 194 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
subdivision. This is characterised by broad open flat floodplain with a fragmented landscape pattern and a degraded ‘edge of town’ landscape with an eclectic mix of modern land uses such as industrial estates, sewage works and horse paddocks with neglected boundaries and fly-tipping. The Bray subdivision is characterised by the wide, meandering river course of the Thames and detached riverside residential development.
The parcel is bordered to the south by an area classified as ‘Leafy Residential Suburbs’ in the Townscape Assessment. This is characterised by low to medium density residential suburbs with characteristic ‘leafy’ streets, with an urban form defined by wide street (curvilinear and straight) with secondary streets culminating in ‘dead ends,’cul de sacs or vegetated ‘turning circles.’
Beyond this area, to the east, and immediately west of the parcel are areas classified as ‘Late 20th Century Suburbs (1960’s onwards). These areas are characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends, with a built form defined by a suburban style semi detached and detached two storey houses set in regular plots with short front and long back gardens.
Landscape Condition: Declining - derelict
Strength of Landscape Character: Declining
Landscape Capacity: Medium
Heritage
Heritage There are no known heritage assets in the immediate area.
Land Use Compatibility
Land Use Compatibility The noise buffer around the Windsor Road extends into most of the parcel.
There is contaminated land immediately north of the parcel at Bray Lake, and small areas south and west of the parcel. Buffers around these areas extend into large parts of the parcel, particularly around the northern edge.
The ‘Bray/M4, area around the M4 flyover along A308’ AQMA is located adjacent to the western boundary of the parcel.
A footpath runs along the western boundary of the parcel, linking Windsor Road with Bray Lake.
A pumping station is located on the southern border of the parcel with Windsor Road. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 195 Parcel assessments F
Resources
Previously Developed Land The parcel is entirely greenfield.
Agricultural Land Quality An Agricultural Land Classification Report submitted by the promoter of the parcel classifies the eastern section of the parcel (c.15%) as Grade 1. This area is not currently farmed land. The remainder of the parcel (c. 85%) is classified as Grade 3a, and is being actively farmed.
Water The entire parcel falls within ‘Zone 3 Total Catchment’ Groundwater Source Protection Zone.
Minerals There are no existing minerals extraction facilities in the immediate area
Waste East of the parcel, and west of Monkey Island Lane, is an area identified in the Waste Local Plan for Berkshire (1998) as Preferred Area 17. The parcel was considered suitable for ‘recycling non-inert.’
Access and Highways
Access and Highways The parcel is located south of Bray and Maidenhead, and east of Holyport. The parcel has good access to the local road network, but poor access to some local services.
The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of over 800m from Maidenhead Town Centre. Within an ‘acceptable’ distance of under 1,000m from Holyport Church of England Primary School. Beyond the ‘preferred maximum’ of 2,000m from Holyport College. Within an ‘acceptable’ distance of 1,000m from Prior’s Way Industrial Estate and Maidenhead Trade Park, Maidenhead. Beyond the ‘preferred maximum’ distance of 2,000m from Maidenhead Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Windsor Road which are adjacent to the boundary of the parcel, providing regular services via number 6, 16, and 16A to Windsor and Maidenhead.
The A308 (Windsor Road) is a major arterial route which is heavily trafficked, especially during peak periods. This section of the A308 Windsor Road is relatively straight, but being one of the borough’s primary routes, it is heavily trafficked, especially during peak periods. Court Close forms a priority junction with the A308, but due to poor visibility splays is not considered a viable option to serve the development. Access to the parcel is therefore recommended via the A308.
The A308 provides access to both Windsor and Maidenhead Town Centres, and the strategic road network via junction 8/9 of the M4. 196 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
Access to the parcel should be gained from the A308 Windsor Road. The number of accesses and the type of junction will depend upon the number of dwellings served.
A Transport Assessment and Residential Travel Plan would be required in connection with any development of this site.
The parcel has local highway issues, but suitable mitigation measures can be sought to overcome these issues.
Regeneration and Economy
Employment Prior’s Way Industrial Estate and Maidenhead Trade Park is located within 600m north west of the parcel
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration Any development of the parcel may support the regeneration of Maidenhead town centre through the increased number of consumers residing in close proximity to the town centre.
Infrastructure
Utilities Thames Water has indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools Holyport Church of England High School is located within 950m south west of the parcel. Holyport College is located within 2.5km south west of the parcel.
Open Space Braywick Park is located within 1.5km north west of the parcel. The 40ha parcel includes sports pitches, an athletics track and gym amongst other facilities.
Water sports facilities are available on Bray Lake, immediately north east of the parcel.
Dorney Lake is located within 1.2km north east of the parcel
Open space off Aysgarth Park is located 750m north west of the parcel, which includes children’s play facilities.
Community Facilities Community facilities are available at Bray Village Hall, located within 900m north of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 197 Parcel assessments F
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution to safeguarding the countryside from encroachment. The parcel does not contribute to preventing the unrestricted sprawl of a built-up area. The parcel does not form or contribute to a gap between settlements and therefore makes no discernible contribution to separation. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
High quality agricultural land Proximity to Bray Lake LWS located north of the parcel. Any development proposals should include a sufficient landscape buffer. Limited accessibility to local services High risk of flooding along the northern eastern edge of the parcel. Any development should be focussed away from this area. The parcel makes a moderate contribution to safeguarding the countryside from encroachment.
Opportunities
Highways accessibility and access to strategic road network.
Delivery
The parcel has been promoted for residential use and is considered available. 198 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
M38 - Land west of Monkey Island Lane, including water treatment works, Maidenhead
Implementation
Implementation Southern and western parts of the parcel have been promoted and are understood to be available.
The promoter of the parcel has expressed an interest in developing the parcel for residential use.
The remainder of the parcel has not been promoted and its availability is unknown.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 199 Parcel assessments F
Flood Risk
Flood Risk Small sections of the parcel on the western boundary are located in Flood Zone 3a and are at high risk of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should be informed by an exceptions test when located in Flood Zone 3a.
The remainder of the parcel is located in Flood Zone 2 which has a medium probability of flooding.
The whole parcel is considered to be susceptible to ground water flooding.
Small parts of the southern corner and central areas are considered to be at medium risk of surface water flooding.
Biodiversity
Biodiversity The Greenway Corridor LWS is located along the northern edge of the parcel. Any development proposals would have to be sensitively designed to include a substantial buffer of screening habitat. An HRA screening exercise would be required due to the proximity of a SAC.
Windsor Forest and Great Park SAC is within 3km of the parcel.
Bray Pennyroyal Field, and Bray Meadows SSSI are within 2km of the parcel.
Braywick Park and Ockwells Park LNRs are within 2km of the parcel.
Bray Pit Reserve, and the Greenway Corridor are within 1km of the parcel.
Priority Habitats identified within and around the parcel include lowland mixed deciduous woodland and eutrophic standing water.
Landscape and Townscape
Landscape and Townscape The southern part of the parcel is currently occupied by Summerleaze Processing Plant which processes aggregates for construction. The northern part of the parcel consists of a grassy area.
West of the parcel, beyond a strip of vegetation is Bray Lake, which is widely used for water sports. South of the parcel detached properties are located up to Windsor Road. Bray Marina is located east of the parcel, with the River Thames beyond. North of the parcel, beyond a single track lane lies The Cut.
Development of the southern part of the parcel would remove the existing processing operations and the HGV movements and associated issues.
The parcel is located in a Landscape Character Type defined as Settled Developed Floodplain in the Bray 200 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
subdivision. This is characterised by broad open flat floodplain with a fragmented landscape pattern and a degraded ‘edge of town’ landscape with an eclectic mix of modern land uses such as industrial estates, sewage works and horse paddocks with neglected boundaries and fly-tipping. The Bray subdivision is characterised by the wide, meandering river course of the Thames and detached riverside residential development.
The parcel is bordered to the south by an area classified as Late 20th Century Suburbs (1960’s onwards) in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends.
Any development proposals would have to consider the impact on the setting of the lake.
Landscape Condition: Declining - derelict
Strength of Landscape Character: Declining
Landscape Capacity: Medium
Heritage
Heritage There are no known heritage assets in the immediate area.
Land Use Compatibility
Land Use Compatibility A noise buffer around Windsor Road is located south of the parcel.
Most of the southern part of the parcel is contaminated with quarrying, sewage, and factory works, with the buffer extending across the majority of the parcel.
A PROW runs along the eastern boundary of the parcel on Monkey Island Lane.
Resources
Previously Developed Land Most of the parcel is PDL. Some northern parts of the parcel are greenfield.
Agricultural Land Quality Southern and central parts of the parcel are classified as non-agricultural land, with only areas in the very north of the parcel classified as Grade 3 agricultural land. It is not known whether this part of the parcel is Grade 3a or 3b agricultural land.
Water There are no SPZ identified on the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 201 Parcel assessments F
Resources
Most of southern and central parts of the parcel fall within ‘Zone 2 Outer Protection Zone.’ Zone 2 is the outer protection zone of a groundwater source.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste Southern parts of the parcel form the Plant Parcel, as identified in the Waste Local Plan for Berkshire (1998) Preferred Area 17. The parcel was considered suitable for ‘recycling non-inert.’
Access and Highways
Access and Highways The parcel is located in between Windsor and Maidenhead, and south west of Bray. The parcel has limited access to local facilities and services. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
• Beyond the ‘preferred maximum’ distance of over 800m from Maidenhead Town Centre.
• Within the ‘preferred maximum’ distance of under 2,000m from Holyport Church of England Primary School.
• Beyond the ‘preferred maximum’ of 2,000m from Holyport College.
• Within the ‘preferred maximum’ distance of 2,000m from Prior’s Way Industrial Estate and Maidenhead Trade Park, Maidenhead.
• Beyond the ‘preferred maximum’ distance of 2,000m from Maidenhead Railway Station.
• Within a ‘desirable’ distance of under 500m from bus stops on Windsor Road providing regular services via number 6, 16, and 16A to Windsor and Maidenhead.
The parcel is located west of Monkey Island Lane, which joins the A308 Windsor Road to the south. The A308 Windsor Road provides access the strategic road network via Junction 8/9 of the M4 west of the parcel.
Access the parcel can only be gained via Monkey Island Lane. Localised widening works of Monkey Island Lane may be required, in addition to footpath upgrades.
A Transport Assessment and Residential Travel Plan would be required in connection with any development of this site.
Regeneration and Economy
Employment Prior’s Way Industrial Estate and Maidenhead Trade Park, Maidenhead is located within 1.5km of the parcel. 202 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Regeneration and Economy
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration Any development of the parcel may support the regeneration of Maidenhead Town Centre through the increased number of consumers residing in close proximity to the town centre.
Infrastructure
Utilities No information is available.
Schools Holyport Church of England Primary School is located within 1.7km south east of the parcel. Holyport College is located within 3.1km south west of the parcel.
Open Space The open space and recreational facilities at Dorney Lake are available within 500m east of the parcel.
Within 2km north of the parcel is Braywick Park. The 40ha parcel includes sports pitches, an athletics track and gym amongst other facilities.
Water sports facilities are available at Bray Lake, which lies adjacent to the western edge of the parcel.
Community Facilities Community facilities are available at Bray Village Hall, located within 1.5km north of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution to preventing the unrestricted sprawl of a built-up area. The parcel makes a lower contribution to safeguarding the countryside from encroachment. The parcel does not form or contribute to a gap between settlements and therefore makes no discernible contribution to separation. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Difficult highways access via Monkey Island Lane. Remediation required due to large areas of contaminated land High risk of flooding along the western boundary of the parcel. Any development should be focussed away from this area. Proximity to the Greenway Corridor LWS located north of the parcel. Any development proposals should include a sufficient landscape buffer. The parcel makes a moderate contribution to preventing the unrestricted sprawl of a built-up area.
Opportunities Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 203 Parcel assessments F
Summary of Constraints, Opportunities and Deliverability
Removal of existing minerals processing and associated HGV movements.
Delivery
Most of the parcel has been promoted for residential use and is understood to be available. 204 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
W1 - Land north of A308, south of Maidenhead Road, Windsor
Implementation
Implementation The parcel has been promoted and is understood to be available.
The promoter of the parcel has expressed an interest in developing the parcel for residential use.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 205 Parcel assessments F
Flood Risk
Flood Risk A Flood Risk Assessment was undertaken by the promoter of the parcel in September 2014, which has been incorporated into this assessment.
Small areas in the western and north western parts of the parcel are located in Flood Zone 2, and have a medium risk of flooding. The remainder of the parcel is located in Flood Zone 1, and has a low risk lf flooding.
Small areas in the north of the parcel have a high risk of surface water flooding. Further small areas in the north and west of the parcel have a low to medium risk of surface water flooding.
Almost all the parcel is susceptible to ground water flooding except a small area in the south west. The Flood Risk Assessment recommends further site investigations to confirm the underlying geology of the parcel, and the depth of the water table.
Biodiversity
Biodiversity Windsor Forest and Great Park SAC is located within 1.6km of the parcel. A Habitat Regulations Assessment screening exercise will be required to review the potential for adverse impacts.
The Thames Basin Heaths SPA, and South West London Water Bodies SPA and RAMSAR are over 5km from the parcel.
Windsor Forest and Great Park, and Bray Pennyroyal field SSSIs are within 2km from the parcel.
An Ancient Woodland Inventory parcel is located 1.1km from the parcel. No impacts on the AWI have been identified.
Sutherland Grange LNR is located 0.45km from the parcel.
Sutherland Grange LWS is located within 1km from the parcel.
Priority Habitats identified within the parcel include hedgerows, and lowland mixed deciduous woodland. Priority Habitats identified within 100m of the parcel include eutrophic standing waters.
There is a high probability of foraging/commuting bats, reptiles, and common/widespread breeding birds. Development proposals would therefore need to be informed by inspections and surveys, possibly including mitigation measures such as capture and translocation of animals, and artificial badger setts.
The Ecology Survey of the parcel provided by the promoter was broadly consistent with these findings. Surveys were recommended relating to: badgers, protected species, bat habitat, bat activity, reptile presence, great crested newts. Maintaining existing hedgerows, and providing sensitive lighting schemes were also proposed should the parcel be developed.
TPO areas are located north of the parcel, north of Maidenhead Road, and two further areas north west of the parcel, in the centre circle of The Hatch, and within the rear garden of an existing residential property. 206 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
Landscape and Townscape The parcel is largely flat and open and is mostly open grassland, with sporadic vegetation. The parcel is bordered to the south by brambles and a fence, with the A308 beyond, which forms the main link between Windsor and Maidenhead. The parcel is partially obscured from the A308 due to an earth bund. The parcel is bordered to the north by a tree line, with Maidenhead Road, and the Willows Riverside Caravan Park beyond. Further north lies the River Thames. Six residential properties on substantial plots, centred around The Hatch are located north west of the parcel. Squires Garden Centre is located east of the parcel, with further residential properties and Maidenhead Road beyond.
The parcel is located in a Landscape Character Type defined as Settled Developed Floodplain in the Bray
subdivision. This is characterised by broad open flat floodplain with a fragmented landscape pattern and a degraded ‘edge of town’ landscape with an eclectic mix of modern land uses such as industrial estates, sewage works and horse paddocks with neglected boundaries and fly-tipping. The Bray subdivision is characterised by the wide, meandering river course of the Thames and detached riverside residential development.
East of the parcel, beyond Squires Garden Centre is an area classified as Late 20th Century Suburbs (1960’s onwards) in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends.
Landscape Condition: Declining - derelict
Strength of Landscape Character: Declining
Landscape Capacity: Medium
Heritage
Heritage An Archaeological Assessment submitted by the promoter of the parcel has highlighted that the parcel is of moderate-high potential for the recovery of prehistoric material. The potential to recover medieval finds and features is considered high, with the recovery of post-medieval material moderate-high. The potential to recover finds from other periods is considered low or negligible. The archaeological value of the parcel is considered to be low to moderate.
The assessment further states that the proposed development will not affect any Schedule Monuments, Registered Parks and Gardens and it does not affect an Archaeological Priority Area.
Land Use Compatibility
Land Use Compatibility The noise buffer around the A308 south of the parcel, extends into a large part of southern sections of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 207 Parcel assessments F
Land Use Compatibility
A small parcel of contaminated land associated with laundries and dry cleaning is located on the north west border of the parcel, off Maidenhead Road.
The promoter of the parcel has provided an air quality assessment, and a noise quality assessment.
The air quality assessment has indicated that increases in vehicle movements associated with the development will generally result in an imperceptible change in air quality. Any dust soiling effects as a result of construction can be reduced through appropriate mitigation measures which should result in no significant effects.
The noise assessment concluded that there are no noise issues which would prevent the parcel from being developed
Resources
Previously Developed Land The entire parcel is greenfield.
Agricultural Land Quality The entire parcel is classified as Grade 3 agricultural land. It is not known whether this part of the parcel is Grade 3a or 3b agricultural land. The parcel is not actively farmed.
Water The parcel is not located near an Source Protection Zone or in a protection zone.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste There are no existing waste facilities in the immediate area
Access and Highways
Access and Highways The parcel is located on the western edge of Windsor, with good accessibility to local schools and the highway network.
The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre. Within the ‘preferred maximum’ distance of under 800m from the Dedworth Road West Local Centre. Within a ‘desirable’ distance of under 500m from Homer First School. Within an ‘acceptable’ distance of under 1,000m from Dedworth Middle School. Within an ‘acceptable’ distance of under 1,000m from the Fairacres Industrial Estate. 208 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
Beyond a ‘preferred maximum’ distance of 2,000m from Windsor and Eton Riverside and Windsor and Eton Central Railway Stations. Within a ‘desirable’ distance of under 400m from bus stops on Ruddlesway, providing hourly services to via number 6 and 16 to Maidenhead.
Information submitted by the promoter of the parcel has been included in this summary.
The parcel has frontage to the main A308 Windsor Road and the old Maidenhead Road which is now a cul-de-sac unclassified road serving the Garden Centre.
Direct access onto the A308 Windsor Road is not recommended as this would adversely affect the safety and flow of traffic. The only feasible access point for vehicular traffic is off the old Maidenhead Road. A continuous footway along the parcel could be provided within the boundary of the parcel. Consideration should also be given to upgrading the street lighting in this area. Some existing vegetation may need to be cut back to improve visibility splays.
In conclusion the parcel has local highway issues but suitable mitigation measures can be sought and works carried out to help address these issues. A full Transport Assessment and a Residential Travel Plan would be required in connection with any development of the parcel.
Regeneration and Economy
Employment Fairacres Industrial Estate is located within 600m south east of the parcel. Windsor Town Centre is located within 3km east of the parcel.
Mixed Use The parcel is not considered suitable for mixed use development
Regeneration The parcel will not contribute to the regeneration of Maidenhead Town Centre or Ascot High Street.
Infrastructure
Utilities Thames Water has noted that sewerage network capacity in this area is unlikely to be able to support the demand anticipated from this development. The capacity of existing foul water drainage infrastructure along Oakley Green Road/Maidenhead Road will need to be assessed, and improved where required.
Schools Homer First School is located within 450m south east of the parcel.
Dedworth Middle School is located within 1km south east of the parcel.
Open Space There are no existing sports or leisure facilities on parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 209 Parcel assessments F
Infrastructure
Sutherland Grange Local Nature Reserve is located within 600m east of the parcel.
Windsor Leisure Centre is located around 2.2km east of the parcel.
Community Facilities The New Windsor Community Association is located within 1.4km east of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution to preventing the unrestricted sprawl of a built up area, contributing to preventing settlements from merging, and safeguarding the countryside from encroachment. The parcel does not preserve the setting and special qualities of historic towns.
Summary of Constraints, Opportunities and Deliverability
Constraints
Possible archaeological remains, requiring further investigation. Road noise around the A308 means a buffer along the southern boundary of the parcel should be incorporated into design proposals. The parcel makes a moderate contribution to: preventing the unrestricted sprawl of a built up area, contributing to preventing settlements from merging, and safeguarding the countryside from encroachment.
Opportunities
The provision of pedestrian and cycle links through, and to/from the parcel Access to local schools and employment opportunities. Access to highways and strategic road network.
Delivery
The parcel has been promoted for residential use and is considered available. Delivery of the parcel should be considered alongside land south of the A308 (W2). 210 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
W2 - Land south of A308, north of Dedworth Road, Windsor
Implementation
Implementation Central and eastern parts of the parcel, including the garden centre have been promoted by two different landowners, and are understood to be available.
The promoters of both parcels have expressed an interest in developing the parcel for residential use.
Areas around Bishop’s Lodge in the south west and Rainworth in the north west have not been promoted and the availability of these areas is unknown.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 211 Parcel assessments F
Flood Risk
Flood Risk Part of the western edge of the parcel is within Flood Zone 3b (functional) and has a high risk of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should not be located in Flood Zone 3b.
The remainder of the parcel is located in Flood Zone 1 and has a low risk of flooding.
Southern and eastern parts of the parcel have a high risk of surface water flooding. Extensive southern, eastern and central areas have a low to medium risk of surface water flooding.
The entire parcel is susceptible to ground water flooding except far western areas.
Biodiversity
Biodiversity Windsor Forest and Great Park SAC is located within 1.2km of the parcel. A Habitat Regulations Assessment screening exercise will be required to review the potential for adverse impacts. All other SACS are located over 5km from the parcel.
The Thames Basin Heaths SPA, and South West London Water Bodies SPA and RAMSAR are over 5km of the parcel.
Windsor Forest and Great Park SSSI and Bray Pennyroyal field SSSIs are located within 2km from the parcel.
An Ancient Woodland Inventory parcel is located 1.1km from the parcel. No impacts on the AWI have been identified.
Sutherland Grange LNR is located 0.45km from the parcel.
Sutherland Grange, and Hemwood Dell LWS are located within 1km from the parcel.
Priority Habitats identified within the parcel include hedgerows, and lowland mixed deciduous woodland. Priority Habitats identified within 100m of the parcel include eutrophic standing waters.
There is a high probability of roosting and foraging/commuting bats, great crested newts, rare or diverse assemblages of invertebrates, and common/widespread breeding birds. Development proposals would therefore need to be informed by inspections and surveys, possibly including mitigation measures such as capture and translocation of animals, and artificial badger setts.
TPO areas are located on the south western and western boundaries of the parcel along Green Road and Dedworth Road. 212 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
Landscape and Townscape The northern part of the parcel is largely flat and consists of grassland/pasture with some trees. The southern part of the parcel is more developed, and includes a garden centre and some sporadic residential development.
The parcel is well screened from the north, west and south by mature trees and hedgerows. To the east it abuts an area of built development, which is largely post 1960s suburban in character. The A308 Windsor Road borders the parcel to the north, with open land a garden centre beyond. The B3383 borders the parcel to the west, with sporadic development and farmland beyond. South of the parcel, beyond the B3024 is further sporadic development, including some residential and agricultural uses.
The parcel is located in a Landscape Character Type defined as Settled Farmed Sands and Clays in the Fifield and Oakley Green subdivision. This is characterised by a flat to gently undulating landform which is intermittently open and enclosed with some long distance views and a mosaic of historic rural villages, farmsteads and manor houses set within a diverse rural landscape. The Fifield and Oakley Green subdivision is further characterised by a greater occurrence of improved pastureland with land drainage features, and a more varied mix of building styles and materials.
Landscape Condition: Good – declining
Strength of Landscape Character: Moderate
Landscape Capacity: Low
Heritage
Heritage A Grade II* listed building at The Old Farmhouse is located in the southern part of the parcel, and any development should respect its setting.
Land Use Compatibility
Land Use Compatibility The northern part of the parcel is located within a noise buffer zone around the A308.
There is contaminated land associated with unknown filled ground in the south of the parcel by the garden centre, and immediately west, south, and south east of the parcel.
A PROW is located along the eastern boundary of the parcel adjacent to Ruddlesway.
Wyevale Garden Centre is located in the southern part of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 213 Parcel assessments F
Resources
Previously Developed Land The southern part of the parcel around the garden centre is PDL. Central and northern areas are greenfield.
Agricultural Land Quality Eastern parts of the parcel are classified as urban land. The majority of the parcel is classified as Grade 3 Agricultural land. It is not known whether this part of the parcel is Grade 3a or 3b agricultural land.
Water The parcel is not located in an SPZ or area subject to water stress.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste There are no existing waste facilities in the immediate area.
Access and Highways
Access and Highways The parcel is located on the western edge of Windsor, within moderate walking distance from services available in the Dedworth area. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
• Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre.
• Within a ‘desirable’ distance of under 400m from the Dedworth Road West Local Centre.
• Within a ‘desirable’ distance of under 500m from Homer First School.
• Within an ‘acceptable’ distance of under 1,000m from Dedworth Middle School.
• Within a ‘desirable’ distance of under 400m from the Fairacres Industrial Estate.
• Beyond a ‘preferred maximum’ distance of 2,000m from Windsor and Eton Riverside and Windsor and Eton Central Railway Stations.
• Within a ‘desirable’ distance of under 400m from bus stops on Dedworth Road and Ruddlesway, providing services via numbers 16A, 6 and 77 to Windsor and Maidenhead, and Heathrow Airport.
The parcel has frontage to three public highways. Access via the A308 Windsor Road to the north is not recommended due to the adverse impact on safety and traffic flow. To the west the B3383 Oakley Green Road will require significant widening works to provide safe access, in addition to improved pedestrian and cycle provision. Access to the parcel from the south is via Dedworth Road, which may be sufficient in conjunction with access from Oakley Green. Works to access street lighting, pedestrian crossings and current speed limits would also be required. 214 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
The A308 Windsor Road provides access to the west to Maidenhead and east to Windsor. Peak hour congestion occurs at the A308 Windsor Road roundabout junction with Maidenhead Road & Ruddlesway, a traffic calmed residential street linking the A308 with the B3024 Dedworth Road to the south, as well as on other routes into/out of Windsor.
To the west of the roundabout junction at the north-westernmost parcel extremity is the A308 Windsor Road junction with the B3383 Oakley Green Road. This is a priority T-junction with right turn lane which further south joins the B3024 Dedworth Road and connects Windsor with Twyford. Tail backs sometimes occur during the morning peak, east of this junction from the A308 Road roundabout junction approach.
Regeneration and Economy
Employment The parcel is located within 500m of Fairacres Industrial Estate, and within 1.3km of the Vansittart Industrial Estate.
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration The parcel will not contribute to the regeneration of Maidenhead Town Centre or Ascot High Street.
Infrastructure
Utilities Thames Water have indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools Homer First School is located within 300m east of the parcel. Alexander First School is located within 500m south of the parcel.
Dedworth Middle School is located within 750m east of the parcel.
Open Space There are no existing sports or leisure facilities on parcel.
A small play facility is located opposite the southern boundary of the parcel on Guards Lane and Windsor Leisure Centre is located around 2.5km north east of the parcel.
The Cardinal Clinic mental health institute is located within the western boundary of the parcel, east of Oakley Green Road.
Community Facilities The New Windsor Community Association is located within 1.3km east of the parcel. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 215 Parcel assessments F
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution to: preventing the unrestricted sprawl of a built-up area, preventing settlements from merging, and safeguarding the countryside from encroachment. The parcel does not contribute to preserving the setting or special qualities of historic towns.
Summary of Constraints, Opportunities and Deliverability
Constraints
High flood risk in a small area on the western edge of the parcel. Development should be focused away from this area. The setting of the Listed building in the south of the parcel. Impact on protected species, with further surveys required. Existing hedgerows and trees on the north and west boundaries should be retained. Loss of the existing garden centre. The parcel makes a moderate contribution to: preventing the unrestricted sprawl of a built-up area, preventing settlements from merging, and safeguarding the countryside from encroachment.
Opportunities
Access to local schools and services near Dedworth Road Part of the parcel is PDL. Enhancement of the PROW located on the eastern border of the parcel.
Delivery
Most of the parcel has been promoted for residential use and is understood to be available. Delivery of the parcel should be considered alongside land north of the A308 (W1). 216 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
WR1 - Land south of The Drve, Wraysbury
Implementation
Implementation The northern part of the parcel was promoted in 2014, but its current availability is unknown.
The landowner of the northern part of the parcel expressed an interest in developing the parcel for residential use.
The rest of the parcel has not been promoted and its availability is unknown.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 217 Parcel assessments F
Flood Risk
Flood Risk Southern and western parts of the parcel fall within Flood Zone 3b. Flood Zone 3a extends across the entire parcel, except a small area around the existing buildings and centre. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should not be located in Flood Zone 3b, and should be informed by an Exceptions Test when located in Flood Zone 3a.
The remainder of the parcel is located in Flood Zone 2.
The whole parcel is considered to be susceptible to ground water flooding.
A very small area in the south east of the parcel has a high risk of surface water flooding. Small areas, predominantly in the eastern part of the parcel have a low to medium risk of surface water flooding.
Biodiversity
Biodiversity Detailed HRA proposals will need to be carried out as the parcel is within 5km of the SAC.
The Windsor Forest Great Park SAC is located 2.1km from the parcel. All other SACS are located over 5km from the parcel.
The South West London Water Bodies SPA and RAMSAR are located 60m from the parcel. The parcel is over 5km from the TBHSPA.
Several SSSI are located within 2km of the parcel. Wraysbury No. 1 Gravel Pit is 60m from the parcel, Wraysbury Hythe End Gravel Pit is 0.8km from the parcel, and Wraysbury Reservoir is 1.8km from the parcel.
The parcel is 2.1km from the nearest Ancient Woodland Inventory, with no potential impact identified.
No LNR or RIGS have been identified within 2km of the parcel.
Horton – Kingsmead Main and New Lakes, and Datchet Common and Gravel Pits LWS are located 0.7km and 0.8km from the parcel.
Priority Habitats identified inside, and within 100m of the parcel, are lowland mixed deciduous woodland and eutrophic standing water.
There is a high probability of roosting and foraging/commuting bats, reptiles, and notable bird species associated with the South West London Water Bodies SPA and RAMSAR parcels. Development proposals would therefore need to be informed by inspections and surveys, possibly including mitigation measures.
Several mature trees are within the parcel, but there are no TPOs. A small number of TPOs located north east and south east of the parcel on The Drive, and Old Ferry Drive. 218 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
Landscape and Townscape The parcel is flat, and consists of parkland set around existing properties occupying a large portion of the northern central part of the parcel.
The parcel is bordered on the north, east, and partially the south and west by existing residential development.
The parcel is partially screened by the existing vegetation, and obscured from the B376 (Welley Road) by existing residential properties.
The parcel is located in a Landscape Character Type defined as Farmed Parkland, in the Windsor Riverside subdivision. This is characterised by a medium-large scale agricultural landscape which is diverse and interesting but largely inaccessible and therefore remote in character, and deciduous woodland copses and belts, some being of ancient origin. The Windsor Riverside subdivision is further characterised by high occurrences of archaeological/historic features in the landscape and influences of urban areas.
The area is bordered by an area classified as 'Leafy residential suburbs' in the Townscape Assessment. This is characterised by spacious suburban style detached two storey houses, on medium to large plots.
The western edge of the parcel borders the River Thames Corridor, an important area which contributes to the character and setting of the river.
Landscape Condition: Excellent
Strength of Landscape Character: Strong
Landscape Capacity: Low
Heritage
Heritage There are no known heritage assets within the parcel.
The Grade II* Listed King John’s Hunting Lodge is located on Old Ferry Drive, within 100m south west of the parcel
Land Use Compatibility
Land Use Compatibility There is contaminated land in the south west corner of the parcel, associated with the quarrying of sand and clay.
A pathway is located along part of the western boundary of the parcel from Kingswood Creek to Park Avenue.
Resources
Previously Developed Land The northern central part of the parcel which includes the existing properties is PDL. The remainder of the parcel is greenfield. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 219 Parcel assessments F
Resources
Agricultural Land Quality South western areas of the parcel are classified as Grade 3 agricultural land. It is not known whether this part of the parcel is Grade 3a or 3b agricultural land. The remainder of the parcel is classified as Grade 2 agricultural land.
Water There are no known Source Protection Zone and the parcel is not located in an area of water stress.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste There are no existing waste facilities in the immediate area.
Access and Highways
Access and Highways The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre. Within the ‘preferred maximum’ of under 800m from Wraysbury Local Centre. Within a ‘desirable’ distance of under 400m from Wraysbury Primary School. Within a ‘desirable’ distance of under 2,000m from St Peter’s Church of England Middle School Beyond the ‘preferred maximum’ distance of 2000m from the Manor House Lane Industrial Estate in Datchet. Within an ‘acceptable’ distance of under 1,000m of Sunnymeads Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on the B376 (Welley Road), providing hourly peak time services via number 60/61 to Heathrow Airport, Slough and Eton, and 2-3 hourly services to Staines via number 305.
Access to the parcel is likely to be derived by a junction onto the B346 Welley Road. The Drive and Park Avenue are private streets which results in significant highway issues relating to the development of the parcel as localised road and footpath widening works would be required. This would require agreement from all the owners of properties fronting the private street.
Third party land would have to be acquired in order to improve, and supply a sufficient visibility splay.
Traffic generated by the proposal is unlikely to add significant peak hour congestion on the wider highway network.
A Transport Assessment would be required as part of any development proposals.
In view of the problems associated with the private streets, the development of the parcel is not supported from a highways perspective. 220 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Regeneration and Economy
Employment Manor House Lane Industrial Estate in Datchet is located within 2.2km of the parcel.
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration The parcel will not contribute to the regeneration of Maidenhead Town Centre or Ascot High Street.
Infrastructure
Utilities Thames Water have indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools Wraysbury Primary School is located within 400m south east of the parcel.
St Peter’s Church of England Middle School is located within 1.9km west of the parcel
Open Space A small play area is located adjacent to Wraysbury Primary School, within 400m south east of the parcel.
The open space of The Green and Wraysbury Village Recreation Ground are located within 700m south east of the parcel. Wraysbury Football Club, Wraysbury Village Club, and Wraysbury Lawn Tennis Club are all located within 700m south east of the parcel.
The parcel is located within the Colne Valley Regional Park.
Community Facilities Wraysbury Village Hall is located within 700m south east of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution to preventing the unrestricted sprawl of a built up area. The parcel makes a lower contribution to safeguarding the countryside from encroachment. The parcel does not contribute to preserving the setting or special qualities of a historic place. The parcel does not form or contribute to a gap between settlements and therefore makes no discernible contribution to separation.
Summary of Constraints, Opportunities and Deliverability
Constraints
Highways access via a private road. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 221 Parcel assessments F
Summary of Constraints, Opportunities and Deliverability
High flood risk from part of the parcel being located in Flood Zone 3b, and most of the remainder in Flood Zone 3a. The parcel makes a moderate contribution to preventing the unrestricted sprawl of a built up area.
Opportunities
Improvements to the pathway located along the western boundary of the parcel. Access to services and facilities in Wraysbury.
Delivery
The northern part of the parcel was promoted in 2014, but its availability is unknown.
The remainder of the parcel has not been promoted and its availability is unknown. 222 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
WR2 - Land south of Old Ferry Drive, Wraysbury
Implementation
Implementation Most of the parcel was promoted in 2014, but its current availability is unknown.
The landowner expressed an interest in developing the parcel for residential use.
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 223 Parcel assessments F
Flood Risk
Flood Risk A very small section in the west of the parcel is located in Flood Zone 3b and forms part of the functional floodplain. Most of the rest of the parcel is located within Flood Zone 3a, and is at high risk of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should not be located in Flood Zone 3b, and should be informed by an Exceptions Test when located in Flood Zone 3a.
The whole parcel is considered to be susceptible to ground water flooding.
A small area in the south east corner of the parcel is considered to be at high risk of surface water flooding. Larger areas in the south east and west of the parcel are considered to be at low risk.
Biodiversity
Biodiversity A 15m buffer would be required between the area of lowland mixed deciduous woodland and any development. An HRA screening exercise would also be required given the close proximity to the South West London Water Bodies SPA and RAMSAR parcel.
The Windsor Forest and Great Park SAC is 1.9km from the parcel. All other SAC are over 5km from the parcel.
The South West London Water Bodies SPA and RAMSAR is located 0.23km from the parcel. The Thames Basin Heaths SPA is located over 5km from the parcel.
Wraysbury No. 1 Gravel Pit, Wraysbury and Hythe End Gravel Pit, Windsor Reservoir, Windsor Forest and Great Park, and Langham Park SSSIs are all located within 2km of the parcel. Potential impacts would be addressed through an HRA.
The nearest Ancient Woodland Inventory Parcel is located 1.9km from the parcel. No potential impacts have been identified.
There are no National Nature Reserves or Local Nature Reserves located within 2km of the parcel.
Horton – Kingsmead Main and New Lakes are located 1km from the parcel. No potential impacts have been identified.
Priority Habitat identified inside and within 100m of the parcel is lowland mixed deciduous woodland.
There is a high probability of notable bird species on parcel.
A TPO area borders the western edge of the parcel, with a further area located north of the parcel across Old Ferry Drive. 224 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
Landscape and Townscape The parcel is mostly flat open grassland, with detached residential development bordering to the south and east. Woodland borders the parcel to the west, and beyond Old Ferry Drive to the north.
The parcel is located in a Landscape Character Type defined as Farmed Parkland within the Windsor Riverside subdivision. This is characterised by a medium-large scale agricultural landscape which is diverse and interesting but largely inaccessible and therefore remote in character, and deciduous woodland copses and belts, some being of ancient origin. The Windsor Riverside subdivision is further characterised by high occurrences of archaeological/historic features in the landscape and influences of urban areas.
The parcel is bordered to the east by an area classified as ‘Leafy residential suburbs’ in the Townscape Assessment that is characterised by spacious suburban detached two storey houses on medium to large plots. South of the parcel is an area classified as ‘Inter-War Suburbs’ characterised by medium density residential suburbs consisting of a distinctive network of curvilinear streets (crescents), linear streets (avenues) and ‘dead ends’ (closes).
Within 200m west of the parcel lies the River Thames Corridor.
Landscape Condition: Excellent
Strength of Landscape Character: Strong
Landscape Capacity: Low
Heritage
Heritage There are no known heritage assets within the parcel.
The Grade II* Listed King John’s Hunting Lodge is located on Old Ferry Drive to the north of the parcel.
Land Use Compatibility
Land Use Compatibility A PROW runs through the south west corner of the parcel from the River Thames towards Welley Road.
Resources
Previously Developed Land The parcel is greenfield
Agricultural Land Quality A small area in the north west of the parcel is classified as Grade 3 agricultural land, though it does appear to be in agricultural use. It is not known whether this part of the parcel is Grade 3a or 3b agricultural land.
The remainder of the parcel is classified as non agricultural land. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 225 Parcel assessments F
Resources
Water There are no Source Protection Zones identified on the parcel
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste There are no existing waste facilities in the immediate area.
Access and Highways
Access and Highways Access to the parcel is only likely via a private road, which would require negotiation with third parties. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre. Within an ‘acceptable’ distance of 1,000m from Wraysbury Local Centre. Within a ‘desirable’ distance of under 2,000m from Wraysbury Primary School. Within a ‘desirable’ distance of under 2,000m from St Peter’s Church of England Middle School. Beyond the ‘preferred maximum’ distance of 2000m from the Manor House Lane Industrial Estate in Datchet. Within the ‘preferred maximum’ distance of 2,000m from Sunnymeads Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on the B376 (Welley Road), providing hourly peak time services via number 60/61 to Heathrow Airport, Slough and Eton, and 2-3 hourly services to Staines via number 305.
The main access to the parcel is via Old Ferry Drive, which is a private street which also serves other private streets in the area. Access to the public highway network is via the B346 Welley Road, located east of the parcel.
The street would require widening works as part of the development of the parcel, and some third party land would be required to improve and provide sufficient visibility splays at the junction with Welley Road.
The traffic generated would be unlikely to add significant peak hour congestion to the wider highway network, but the cumulative impact should be considered alongside other parcels being assessed.
In view of the problems associated with the private streets, the development of the parcel is not supported from a highways perspective.
Regeneration and Economy
Employment The Manor House Lane Industrial Estate in Datchet is located about 2.5km north of the parcel. 226 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Regeneration and Economy
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration The parcel will not contribute to the regeneration of Maidenhead Town Centre or Ascot High Street.
Infrastructure
Utilities Thames Water have indicated that current waste water network capacity in the area is unable to support the demand anticipated. Upgrades to drainage infrastructure are also likely to be required, with a drainage strategy required from the developer.
Schools Wraysbury Primary School is located within 300m south east of the parcel.
St Peter’s Church of England Middle School is located within 1.9km west of the parcel
Open Space A small play area is located adjacent to Wraysbury Primary School, within 250m east of the parcel.
The open space of The Green and Wraysbury Village Recreation Ground are located within 700m south east of the parcel. Wraysbury Football Club, Wraysbury Village Club, and Wraysbury Lawn Tennis Club are all located within 550m south east of the parcel.
The parcel is located within the Colne Valley Regional Park.
Community Facilities Wraysbury Village Hall is located within 550m south east of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a moderate contribution to preventing the unrestricted sprawl of a built up area, and safeguarding the countryside from encroachment. The parcel does not form or contribute to a gap between settlements and therefore makes no discernible contribution to separation. The parcel does not contribute to preserving the setting or special qualities of a historic place.
Summary of Constraints, Opportunities and Deliverability
Constraints
Highways accessibility via private roads. High risk of flooding across the parcel. The parcel makes a moderate contribution to: preventing the unrestricted sprawl of a built up area, and safeguarding the countryside from encroachment.
Opportunities Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 227 Parcel assessments F
Summary of Constraints, Opportunities and Deliverability
Accessibility to open space and local facilities and services in Wraysbury. Improvements to the PROW in the south west of the parcel.
Delivery
The parcel was promoted in 2014, but current availability is unknown. 228 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
WR5 - Land including Tithe Farm, Tithe Lane, Wraysbury
Implementation
Implementation The parcel is in multiple landownerships.
The area around Tithe Farm has been promoted and is understood to be available.
The garden area in the western part of the parcel was promoted in 2014, but its current availability is unknown.
Both promoters have expressed an interest in developing the parcel for residential use.
The rest of the parcel has not been promoted and its availability is unknown. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 229 Parcel assessments F
Implementation
There is a reasonable prospect that the parcel could be developed viably with minimal on site costs anticipated.
Flood Risk
Flood Risk A Flood Risk Scoping Report for Tithe Farm has been provided by the promoter of this section of the parcel. This concluded that a suitably designed scheme will be appropriate for its location within a flood risk area.
Parts of the parcel in the eastern section, around Tithe Lane are located in Flood Zone 3a and have a high risk of flooding. The Flood Risk Vulnerability Classification set out in the Planning Practice Guidance, states that residential development is classified as ‘More Vulnerable’ and should be informed by an Exceptions Test when located in Flood Zone 3a.
The rest of the parcel is located in Flood Zone 2, and is at medium risk of flooding.
The whole parcel is considered to be susceptible to ground water flooding.
Some central and eastern areas of the parcel have a low or medium risk of surface water flooding.
Biodiversity
Biodiversity The parcel is located within very close proximity to the Wraysbury and Hythe End Gravel Pit SSSI, which forms part of the South West London Water Bodies SPA and RAMSAR parcel. An HRA Assessment screening exercise will be required to review the potential for adverse impacts.
The South West London Water Bodies SPA and RAMSAR, and the Windsor Forest and Great Park SAC are within 5km of the parcel.
Wraysbury and Hythe End Gravel Pit, Wraysbury No. 1 Gravel Pit. Wraysbury Reservoir, Staines Moore, and Langham Pond SSSIs are within 2km of the parcel.
Horton – Kingsmead Main and New Lakes LWS is located within 1km of the parcel.
Priority habitats identified around the parcel include eutrophic standing water.
There is a high probability of roosting, and foraging/commuting bats, reptiles, common/widespread breeding birds, and use by notably bird species. 230 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Landscape and Townscape
Landscape and Townscape The parcel is located at the eastern edge of Wraysbury. The parcel is flat, and contains various low rise developments, including residential dwellings, agriculture buildings around Tithe Farm, a car repair workshop, and areas with moderate levels of tree coverage. The parcel is bound to the south by lakes. The parcel is bound to the north by residential dwellings, with Bowry Drive and Station Road beyond. An area of open grassland borders the parcel to the east.
The parcel is located in a Landscape Character Type defined as Settled Developed Floodplain, in the Horton and Wraysbury subdivision. This is characterised by broad open flat floodplain with a fragmented landscape pattern and a degraded ‘edge of town’ landscape with an eclectic mix of modern land uses such as industrial estates, sewage works and horse paddocks with neglected boundaries and fly-tipping. The Horton and Wraysbury subdivision is characterised by the artificial slopes of water storage reservoirs, the auxiliary buildings of reservoirs, and a fragmented network of public footpaths.
The parcel is bordered to the north by an area classified as Victoria Villages in the Townscape Assessment. This is characterised by an urban form defined by a hierarchy of principal village streets and secondary side streets, with narrow building plots, and rows of terraces and semi-detached properties, typically 2-2.5 storeys, that contribute to a townscape of human scale.
The area north east of the parcel, around Bowry Drive, is classified as ‘Late 20th Century Suburbs (1960 Onwards) in the Townscape Assessment. This is characterised by medium density residential suburbs consisting of long curvilinear feeder streets with short subsidiary roads culminating in cul de sacs/dead ends.
Landscape Condition: Declining - derelict
Strength of Landscape Character: Declining
Landscape Capacity: Medium
Heritage
Heritage The Grade II Listed Tithe Farm Cottage is located north east of the parcel, west of Tithe Lane.
The Council’s Conservation Team have noted that the remaining farm group of buildings should be retained as heritage assets.
Land Use Compatibility
Land Use Compatibility There is contaminated land south of the parcel, associated with the quarrying of sand and clay which forms part of the lake. The buffer to this land includes large areas in the south of the parcel.
A PROW dissects the parcel from west to east, joining Tithe Lane to the High Street. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 231 Parcel assessments F
Resources
Previously Developed Land The area around Tithe Farm is mostly PDL with various former agricultural buildings and residential properties. The western part of the parcel is greenfield.
Agricultural Land Quality A small northern section of the parcel is Grade 1 agricultural land. The remainder of the parcel is non-agricultural land.
Water The parcel is not located near an SPZ or in a protection zone.
Minerals There are no existing minerals extraction facilities in the immediate area.
Waste Kingsmead Landfill site is located north of the parcel, beyond the railway line.
Access and Highways
Access and Highways Access to the parcel is only likely via a private road, which would require negotiation with third parties. The Guidelines for Providing Journeys on Foot (CIHT 2000) is used to assess the acceptability of walking distances to a range of facilities. The parcel is located:
Beyond the ‘preferred maximum’ distance of over 800m from Windsor Town Centre. Within an ‘acceptable’ distance of under 400m from Wraysbury Local Centre. Within an ‘acceptable’ distance of under 1,000m from Wraysbury Primary School. Beyond the ‘preferred maximum’ distance of over 2,000m from St Peter’s Church of England Middle School. Beyond the ‘preferred maximum’ distance of 2000m from the Manor House Lane Industrial Estate in Datchet. Within a ‘desirable’ distance of 500m from Wraysbury Railway Station. Within a ‘desirable’ distance of under 500m from bus stops on Station Road, providing hourly services via numbers 60 and 305 to Heathrow Airport and Colnbrook.
The parcel is located off a metalled private road known as Tithe Lane. Access to the nearest public highway known as Station Road, Wraysbury is by way of a bifurcated junction with a mature tree located in the centre of the junction. Station Road is a classified un-numbered road that connects via the Wraysbury High Street to the B376 Windsor Road to the west.
There is only one point of access and that is via the existing access road. No direct access is available to Bowry Drive. The bifurcated junction is unlikely to pose any significant problem in deriving access but the access road itself which narrows at one point will need improvement. This may well involve third party land. Visibility splays from the parcel, given the 30mph speed restriction are acceptable. 232 Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 F Parcel assessments
Access and Highways
A Transport Statement would be required as part of any development of the parcel.
The parcel has local highway issues but suitable mitigation measures can be sought to overcome these.
Regeneration and Economy
Employment Manor House Lane Industrial Estate in Datchet is within 3.4km north of the parcel. Britannia Industrial Estate and McKay Trading Estate, in Slough Borough is within 2.8km north east of the parcel
Mixed Use The parcel is not considered suitable for mixed use development.
Regeneration The parcel will not contribute to the regeneration of Maidenhead Town Centre or Ascot High Street.
Infrastructure
Utilities Thames Water has concerns regarding Waste Water Services in relation to this area. The sewerage network capacity in this area is considered unlikely to be able to support the demand anticipated from development. A drainage strategy would be required to ensure sufficient capacity is brought forward ahead of the development.
Schools Wraysbury Primary School is located within 900m west of the parcel.
St Peter’s Church of England Middle School is located 3km west of the parcel.
Open Space The open space of The Green and Wraysbury Village Recreation Ground are located within 500m west of the parcel. Wraysbury Football Club, Wraysbury Village Club, and Wraysbury Lawn Tennis Club are all located within 500m west of the parcel.
The parcel is located within the Colne Valley Regional Park.
Community Facilities Wraysbury Village Hall is located within 500m west of the parcel.
Summary of Edge of Settlement Analysis: Part 1 Green Belt Purpose Assessment
The parcel makes a lower contribution: to preventing the unrestricted sprawl of a built up area, and safeguarding the countryside from encroachment. The parcel does not form or contribute to a gap between settlements and therefore makes no discernible contribution to separation. The parcel does not contribute to preserving the setting or special qualities of a historic place. Edge of Settlement - Part 2 Constraints, Opportnities and Delivery Assessment 2016 233 Parcel assessments F
Summary of Constraints, Opportunities and Deliverability
Constraints
Highways access via a private road High flood risk across areas around Tithe Lane, which are located in Flood Zone 3a. Impact on the setting of the Grade II Listed Tithe Farm Cottage north of the parcel. The parcel makes a lower contribution to the purposes of Green Belt.
Opportunities
Access to local facilities and services in Wraysbury Improvements to the PROW which dissects the parcel.
Delivery
The parcel is in multiple landownerships, with two parts of the parcel promoted for residential use. The eastern part of the parcel has been promoted and is understood to be available. The western part of the parcel has not been promoted since 2014 and its availability is unknown.