Proposed Residential Development Land to the west of The Range
Cube Group
Transport Statement
February 2020
CONTENTS Page
1.0 INTRODUCTION 1
1.1 Aim of Assessment 1 1.2 Local Planning History 1 1.3 Contents 2
2.0 EXISTING TRANSPORT CONTEXT 3
2.1 Site Location 3 2.2 Local Facilities 3 2.3 Footways and Cycleways 4 2.4 Public Transport 5 2.5 Existing Site Use 6 2.6 Safety Record 6 2.7 Local Car Ownership 7
3.0 DEVELOPMENT PROPOSALS 8
3.1 Scheme Proposals 8 3.2 Site Access and Layout 8 3.3 Parking 8 3.4 Traffic Generation 8 3.5 Servicing 9
4.0 TRANSPORT APPRAISAL 10
4.1 Accessibility by Non-Car Means 10 4.2 Site Access and Layout Review 10 4.3 Parking Review 11 4.4 Traffic Generation 12 4.5 Servicing 12
5.0 CONCLUSIONS 13
APPENDICES
Appendix 1 Site Location and Local Facilities Appendix 2 Local Cycle Routes Appendix 3 Bus Services Information Appendix 3.1 Bus Services Summary Appendix 3.2 Local Bus Routes Appendix 4 Proposed Site Access and Layout Appendix 5 Refuse Vehicle Swept Path Analysis Appendix 6 Wokingham Borough Council Parking Calculator
This report is submitted to Wokingham Borough Council specifically in respect of the planning application for a residential development at Old Bath Road, Sonning and is not to be distributed in whole or in part to third parties without the written consent of a Director of Peter Evans Partnership Ltd. All rights reserved. No part of this publication may be reproduced or transmitted in any material form (including photocopying or storage in any medium by electronic means and whether or not transient or incidental to some other use) without the prior written permission of the copyright owner except as permitted under the Copyright, Designs and Patents Act 1988.
U:\Projects\3245 Sonning, Old Bath Road\3245 Reports\3245 PEP Reports\3245 TS Feb 2020\3245 TS Feb 20 FINAL - Renamed.docx
1.0 INTRODUCTION
1.1 Aim of Assessment
This Transport Statement accompanies a planning application submitted to Wokingham Borough Council (WBC) on behalf of Cube Group for a proposed residential development of seven dwellings on land to the south of Old Bath Road, Sonning. The site is occupied by a single dwelling ‘Red Lodge’ and part of the garden of the adjacent property ‘The Range’ and is served by a private driveway from Old Bath Road.
The aim of the Statement is to provide background information and details of the development proposals and to assess the effect of the development in transport terms on the local road network. The accessibility of the site is considered, including by non- car means of transport.
1.2 Local Planning History
Planning permission reference 171424 was granted by WBC in April 2018 for the demolition of ‘The Range’ and ‘Red Lodge’ properties and erection of six new dwellings (net gain of four dwellings) and associated double garages and parking space.
The highway and transport related matters agreed with the Highway Authority for the permitted scheme include:
The shared access road to be 4.8m wide for the first 10m and thereafter reduced to 4.1m wide if necessary. The parking provision for both cars and bicycles for each dwelling is acceptable and in accordance with guidance; The turning space provided for vehicles on site is acceptable and would enable service/delivery vehicles to turn; A vehicular crossover is satisfactory at the access; Any gates across the access road should be set back 10m from the highway boundary.
No concerns were raised by the Highway Officers regarding the additional traffic generation by the development.
Planning application ref: 190693 for a five-bedroom unit on land within the rear garden of ‘The Lawns’ property to the north of the site was approved by WBC in November 2019.
Proposed Residential Development, Land to the west of the Range Page 1 Transport Statement, February 2020
The highways and transport related matters agreed with WBC for the permitted dwelling include:
The first 10m of the access road to be widened to 4.8m; The parking provision for cars and bicycles for each dwelling is acceptable and in accordance with guidance; and The existing dropped kerb access is acceptable.
1.3 Contents
This statement continues in:
Section 2 with a summary of the existing transport context including accessibility for all road users and the highway safety record; Section 3 with a description of the new site proposals; Section 4 with an appraisal of the proposals from a transport perspective; and Section 5 with our conclusions.
Proposed Residential Development, Land to the west of the Range Page 2 Transport Statement, February 2020
2.0 EXISTING TRANSPORT CONTEXT
2.1 Site Location
The site is south of Old Bath Road in Sonning some 5.5km east of Reading town centre. The site is bounded by a residential property ‘The Range’ to the east, Sonning Golf Course to the south and residential dwellings to the west and north as shown at Appendix 1.
The A4 Bath Road passes 15m north of the site access and provides a strategic vehicular route through Reading and Maidenhead to Slough some 24km east of the site. The A4 Bath Road is dual carriageway past the site with a 50mph speed limit.
Some 140m west of the site the A4 Bath Road meets Pound Lane at a roundabout. Pound Lane continues north to Sonning High Street some 800m north-west of the Pound Lane/Bath Road roundabout via Pearson Road. To the south Pound Lane becomes Butts Hill Lane and then Loddon Bridge Road through the residential area of Woodley and continues to the A329(M) some 4.2km south of the site. The A329(M) meets the M4 at Junction 10 some 7km south-east of the site.
The A4 Bath Road becomes the A4 London Road some 1.1km to the west of the A4 Bath Road/ Pound Lane roundabout and continues into Reading.
Some 1km east of the site the A4 Bath Road meets the A3032 and B478 Charvil Lane at a roundabout at the western edge of Charvil village. The B478 continues to Sonning some 1.25km to the north-west and the A3032 continues to Charvil and Twyford some 2km to the east.
Old Bath Road is parallel to the A4 Bath Road and is linked at a priority junction some 115m east of the Pound Lane roundabout. A right turn lane some 50m long is provided on the A4 Bath Road eastbound carriageway to serve the Old Bath Road junction. Right turns out of Old Bath Road onto the A4 Bath Road are not permitted.
Old Bath Road serves mainly residential properties and also the Sunrise care home and Rams Rugby Club at the eastern end of the road.
2.2 Local Facilities
Education
Sonning C of E Primary School is some 550m north-west of the site. Willow Bank Infant & Junior Schools are some 1.2km south of the site adjacent to Willow Bank Pre-school.
The closest state secondary school and sixth form is Waingels College some 1.8km south-east of the site. An independent secondary school, Reading Blue Coat School for boys aged 11-16 with a mixed-sex sixth form, is some 1.7km north-west of the site.
Proposed Residential Development, Land to the west of the Range Page 3 Transport Statement, February 2020
Retail and Leisure
Rams Rugby Club is 125m east of the site at the end of Old Bath Road. A Texaco petrol filling station with Co-op convenience store is some 1.1km east of the site on the A4 Bath Road adjacent to the Wee Waif hotel and restaurant.
In Sonning some 1.2km to the north there are two public houses and an Indian restaurant. Sonning Cricket Club is some 500m north-west of the site, Reading Hockey Club and Cricket Club are 1.3km north-west of the site and both Berkshire County Sports Club and Sonning Lawn Tennis Club are 1.7km north-west of the site.
An M&S Foodhall, public house, BP petrol filling station, gym and dry cleaners are some 1.7km south-west of the site at the junction of the A4 London Road and Reading Road.
The entrance to Sonning Golf Club is some 550m to the south of the site, via Pound Lane.
Loddon Vale Shopping Centre with a Tesco Express, pharmacy, gym, take-away and church is some 2.3km south of the site. A number of public houses, restaurants, post office, hairdressers as well as a Waitrose supermarket and Tesco Express are provided in Twyford some 3km east of the site.
Reading town centre provides extensive retail and leisure facilities.
Healthcare
The closest GP is the Loddon Vale Practice at Loddon Vale Shopping Centre some 2.3km south of the site. Twyford Surgery is some 3.6km north-east of the site. A dental practice is also in Twyford some 3km north-east of the site.
The closest large hospital with an A&E department is The Royal Berkshire Hospital in Reading some 5km south-west of the site.
Employment
Employment opportunities are available locally at Loddon Vale Shopping Centre and Twyford High Street, as well as in Reading.
Sutton Business Park is some 3km to the west of the site on the A4 Bath Road. There are also a number of office developments at Thames Valley Park some 4.5km to the west of the site.
2.3 Footways and Cycleways
A footway is provided along the south side of Old Bath Road between the Rams Rugby Club and houses at Birchley north of the site.
Proposed Residential Development, Land to the west of the Range Page 4 Transport Statement, February 2020
Some 30m west of the site access an informal crossing point with dropped kerbs and tactile paving is provided on Old Bath Road. A footway continues on the north side of Old Bath Road and continues to the roundabout of Bath Road/Pound Lane and then along the eastern side of Pound Lane.
On the northern side of Old Bath Road a section of footpath provides an informal crossing point on the A4 adjacent to the entrance to Rams Rugby Club. The crossing includes a surfaced area within the central reserve of the A4.
On the northern side of the A4 a shared footway/cycleway is provided for 900m east to the junction with the A3032 and B478.
Directly west of the crossing point on the A4 the footway/cycleway meets Hawthorn Way (a residential street). Some 150m west of the footway/cycleway link onto Hawthorn Way a short section of footpath links to the eastbound bus stop on the A4 Bath Road directly south of Hawthorn Way.
The footway on Hawthorn Way continues west of the bus stop and onto the east side of Pound Lane. A footway is also provided on the west side of Pound Lane and continues past Sonning C of E Primary School.
Some 80m west of the A4 Bath Road/Pound Lane roundabout there is a controlled pedestrian crossing with dropped kerbs, tactile paving and a pedestrian island.
The shared footway/cycleway on the north side of the A4 Bath Road is part of the National Cycle Network (NCN) Route 4 which provides access locally to Reading town centre to the west and Charvil, Wargrave and Maidenhead to the east via a mix of on and off-road routes. NCN 4 also connects with a number of other local cycle routes that provide access to residential areas across Reading as well as south-east through Winnersh towards Wokingham and Bracknell.
A plan indicating local cycle routes is shown at Appendix 2.
2.4 Public Transport
Bus Services
The closest bus stops to the site are on each side of the A4 Bath Road adjacent to and opposite the Old Bath Road junction. The westbound stop has a shelter and timetable information. The eastbound stop has a ‘flag-and-pole’ arrangement.
Proposed Residential Development, Land to the west of the Range Page 5 Transport Statement, February 2020
The bus stops are served by the following:
Services from Bath Road Service Frequency (minutes) Monday - Friday Saturday Sunday Service Route Day Eve Day Eve Day Eve High Wycombe – 850 Henley-on-Thames – 60 *1 60 60 - - Sonning - Reading Wokingham – Twyford 128/129 60 60 120 - - - – Sonning - Reading *1 = 1 service at 18:47
A bus services summary and bus routes plan are provided at Appendix 3.
Rail Services
The closest railway station to the site is Twyford railway station some 3.5km to the east. Both the 850 and 128 bus services stop at Twyford railway station, a 13 minute bus ride from the site.
Train services typically run every 15 minutes from Twyford to London Paddington and Reading on the Great Western line. Services also typically run every thirty minutes to Henley-on-Thames on the Henley-on-Thames branch line.
2.5 Existing Site Use
The site is occupied by the residential property known as ‘Red Lodge’ and includes part of the garden from the adjacent property ‘The Range’.
Parking provision at ‘Red Lodge’ currently comprises a large garage as well as extensive parking space on the driveway.
The site is served by an access and driveway some 125m long from Old Bath Road past ‘The Lawns’. The driveway is shared with ‘The Range’.
The access road is bordered to the east by a residential property ‘The Lawns’ and to the west by two residential dwellings in the Birchley development. The Lawns has a separate access from Old Bath Road 10m east of the ‘Red Lodge and ‘The Range’ access.
2.6 Safety Record
Personal injury accident records have been reviewed on CrashMap.co.uk for the most recent five year period between 2014 and 2018 inclusive. The data confirms that no accidents have been recorded on the A4 past the site, on Old Bath Road or at the junction of Old Bath Road with the A4 Bath Road.
Proposed Residential Development, Land to the west of the Range Page 6 Transport Statement, February 2020
2.7 Local Car Ownership
The existing car ownership of local residents has been reviewed using 2011 Census data for the one ward in eastern Sonning. This area includes the proposed development site and neighbouring residential properties.
The average car ownership for this area is:
Local car ownership – Eastern Sonning Number of cars 2011 Census Residents No car 6% One car 26% Two cars 46% Three cars 16% Four cars or more 5%
These car ownership levels equate to an average of 1.9 cars per household.
Proposed Residential Development, Land to the west of the Range Page 7 Transport Statement, February 2020
3.0 DEVELOPMENT PROPOSALS
3.1 Scheme Proposals
The proposals are to demolish ‘Red Lodge’ and provide a new residential development of seven dwellings each with a double-garage on the site of the ‘Red Lodge’ and part of ‘The Range’. Each dwelling would have 4 or 5 bedrooms.
3.2 Site Access and Layout
The existing access road to ‘Red Lodge’ would be retained but widened to 4.8m for the first 10m and then to 4.1m. A crossover access junction with Old Bath Road would be maintained.
The access road would be shared-surface with no separate footway provision and would continue to serve the retained property at ‘The Range’. The proposed site layout including access is shown at Appendix 4.
3.3 Parking
Car Parking
Double garages are proposed for each of the seven dwellings with additional parking space for two vehicles also provided in front of the garages. This allows spaces for four vehicles to park at each of these dwellings. One dwelling would have an integral double garage with parking spaces for two vehicles provided in front of this.
Cycle Parking
Cycle parking would be accommodated within the garage of each dwelling or in a separate shed within the property.
3.4 Traffic Generation
The TRICS 7.6.4 national database has been reviewed to identify the likely level of traffic associated with the development. For the purpose of the review sites with 5-15 dwellings in suburban areas or the edge of town with a population of less than 500,000 within a five mile radius were selected. Sites were also required to comprise of 100% private dwellings with at least three bedrooms per dwelling. Sites in Greater London and Ireland were removed from the review as these are not comparable.
Proposed Residential Development, Land to the west of the Range Page 8 Transport Statement, February 2020
The trip rates for peak hour traffic:
TRICS Private House Vehicle Trip Rates/Dwelling Arrivals Departures Two-way Morning Peak Hour (0800-0900) 0.273 0.697 0.970 Evening Peak Hour (1700-1800) 0.242 0.182 0.424
On the basis of the TRICS data the proposed residential development would generate the following vehicular movements on the local road network in the peak hours:
Proposed 7 Dwellings Traffic Generation Arrivals Departures Two-way Morning Peak Hour (0800-0900) 2 5 7 Evening Peak Hour (1700-1800) 2 1 3
3.5 Servicing
The internal road layout includes a turning area to allow service vehicles including a large 4-axle refuse collector to enter and leave the site in a forward gear.
Swept path analysis as provided at Appendix 5 confirms that a large 4-axle refuse vehicle can satisfactorily turn around at the eastern end of the access road.
Individual domestic bins would be provided for the proposed houses.
Proposed Residential Development, Land to the west of the Range Page 9 Transport Statement, February 2020
4.0 TRANSPORT APPRAISAL
4.1 Accessibility by Non-Car Means
Pedestrians and Cyclists
The location of the site in an existing residential area means that residents would be able to use the existing footways, cycleways and crossing points provided in the local area for links to education and local shops and services.
Secure cycle parking would be provided in the garages or sheds within each property curtilage.
Reading town centre is some 5.5km to the east of Reading and is therefore within a reasonable distance for both leisure and commuter cycle journeys.
Public Transport
Bus stops are provided on both the eastbound and westbound sides of the A4 Bath Road and are both within the 300m recommended walking distance for bus routes of less than 12 minute frequency as set out in the CIHT’s ‘Buses in Urban Developments’ guidance:
Recommended maximum walking distances to bus stops Situation Minimum Walking Distance Less frequent routes 300m Town/city centres 250m
The 850 and 128/129 services that serve the ‘Hawthorn Way’ bus stop would connect residents of the proposed development with employment and leisure facilities in Reading town centre, Twyford, Wokingham and High Wycombe and therefore minimise the need for use of the private car.
Twyford railway station is some 3.5km to the east of the site and can be reached in approximately 15 minutes via bicycle. Both the 850 and 128 bus services connect the site to Twyford railway station in approximately 13 minutes. This means that rail travel could be used as part of commuting journeys for residents of the proposed development into London.
4.2 Site Access and Layout Review
Access to the site would be provided via the current access to Red Lodge that is shared with The Grange.
The crossover access on Old Bath Road would be widened to 4.8m for the first 10m and then continue at 4.1m wide. This accords with the highway officer’s comments on the permitted six dwelling scheme.
Proposed Residential Development, Land to the west of the Range Page 10 Transport Statement, February 2020
The access road would be shared-surface with no specific footway provision being provided.
4.3 Parking Review
Car Parking
The parking standards for the Borough are set out in Appendix 2 of the Managing Development Delivery Document and these are based on the study set out in The Parking Standards Study Report, October 2011. A Parking Demand Calculation Sheet is provided by Wokingham Borough Council to help assess the level of car parking required for residential development based on the property type, number of habitable rooms and provision of a garage.
Parking standards for residential use are based on accessibility, character and location within the Borough and the level of habitable rooms and indicate a mix of allocated and unallocated spaces:
Unallocated Demand No. of Allocated 0 1 2 Habitable No. of Rooms Town and Fringe Bedrooms 3 or less 1-2 1.1 0.2 - 4 2 1.2 0.4 0.0 5 2-3 1.6 0.6 0.1 6 3 1.7 0.8 0.1 7 3-4 2.0 1.0 0.2 8 or more 4 2.2 1.2 0.3
Parking allocation for visitor spaces is calculated for all dwellings that have one or more allocated space on the basis of 0.2 per dwelling.
The WBC parking calculator provided at Appendix 6 indicates that some 20 car spaces are required for the development. The 28 spaces proposed for the development complies with the standards set by Wokingham Borough Council. The parking spaces provided would also meet the local car ownership level of 1.9 cars per dwelling from the 2011 Census which equates to 14 parking spaces.
Proposed Residential Development, Land to the west of the Range Page 11 Transport Statement, February 2020
Cycle Parking
The standards set by Wokingham Borough Council for cycle parking spaces per dwelling is indicated below:
No. of Bedrooms: Level of Cycle parking allocation: 1 bed 1 per dwelling 2 bed 2 per dwelling 3 bed or more 3 per dwelling
The provision of double garages and/or sheds for the seven dwellings is satisfactory to ensure enough space is provided to securely store bicycles.
4.4 Traffic Generation
The permitted scheme for six dwellings on the site of ‘The Range’ and ‘Red Lodge’ would result in a net increase of four dwellings. This would have equated to some three two- way movements in each of the morning and evening peak hours.
The proposed development of seven dwellings in addition to ‘The Range’ adjacent to it equates to eight dwellings. As such the proposed development would lead to a net- increase of two dwellings from the approved planning permission for application reference 171424.
The table below sets out the increase in vehicular movements between the approved development reference 171424 and the proposed development.
Two-way Movements Permitted Development Proposed Development Difference (4 Additional Dwellings) (6 Additional Dwellings) AM Peak 4 6 +2 PM Peak 2 3 +1
The additional two dwellings on the site compared with the permitted development would lead to two additional two-way movements in the morning peak and one two-way movement in the evening peak. This is not a material increase and would not affect local traffic conditions.
4.5 Servicing
Refuse collection would be undertaken from within the site. Swept path analysis confirms that a large 4-axle refuse vehicle is able to enter the site, turn around in the turning area provided and leave the site again in a forward gear.
Proposed Residential Development, Land to the west of the Range Page 12 Transport Statement, February 2020
5.0 CONCLUSIONS
5.1 The location of the site is accessible for pedestrians, cyclists and public transport users and integrates with the surrounding residential area. Therefore the site is in line with NPPF.
5.2 The net increase in vehicular flows on the local road network related to the development would not affect existing traffic and safety conditions.
5.3 The level of car parking proposed for the site is in accordance with the required level of parking indicated in WBC’s parking standards policy and local Census car ownership levels. The level of cycle parking provided also meets WBC cycle parking standards.
5.4 The crossover access onto Old Bath Road would be widened to accommodate a service vehicle and is appropriate for the vehicular movements associated with the development. The proposed access is consistent with the highway officer’s requirements for the permitted six dwelling development.
5.5 The site can be satisfactorily serviced by refuse vehicles which would enter the site, turn around within the development and leave again in a forward gear.
Proposed Residential Development, Land to the west of the Range Page 13 Transport Statement, February 2020
1 : 10,000 @ A3
B418 Charvil Lane
University of Reading Sonning Farm
Pearson Road The Charvil Piggott Primary School
Pound Lane
Reading Blue Coat School A4 Bath Road Sonning Cricket Club
Rams Rugby Club Sonning C of E Primary School Sonning Golf Club Old Bath Road 009597
SITE Reading Hockey Berkshire County
B446 Sonning Lane Club Sports Club Pound Lane
Nursery Waingels College Reading Cricket Club
4 Bath Road A Key: Willow Bank Junior/ Infant School/Pre-School Site
Butts Hill Road ON OF THE CONTROLLER OF HMSO. © CROWN COPYRIGHT LICENCE NO. 100 © CROWN COPYRIGHT THE CONTROLLER OF HMSO. ON OF Leisure
Education
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NOTE: REPRODUCED FROM THE ORDNANCE SURVEY MAP WITH THE PERMISSI WITH MAP ORDNANCE SURVEY THE NOTE: REPRODUCED FROM
Proposed Residential Development, Land to the west of The Range APPENDIX 1
Transport Statement, February 2020 Site Location and Local Facilities
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SITE CYCLE ROUTES MAP PROVIDED BY WOKINGHAM BOROUGH COUNCIL PROVIDED BY CYCLE ROUTES MAP
Proposed Residential Development, Land to the west of The Range APPENDIX 2 Transport Statement, February 2020 Local Cycle Routes
Old Bath Road, Sonning
Bus Route: High Wycombe – Henley-on-Thames - Twyford – Sonning – Reading
Route Number 850 Operator: Arriva
Approximate Bus Frequency (minutes) First Last Mon - Fri Saturday Sunday Mon – Fri 06:57 18:47 Early 60 - - Saturday 08:06 19:11 Peaks 60 60 - Sunday - - Daytime 60 60 - Evening 60 60 -
Bus Route: Wokingham – Twyford – Sonning – Reading
Route Number 128/129 Operator: Courtney Buses
Approximate Bus Frequency (minutes) First Last Mon - Fri Saturday Sunday Mon – Fri 06:55 19:03 Early 60 - - Saturday 09:52 18:02 Peaks 60 120 - Sunday - - Daytime 60 120 - Evening 60 - -
Proposed Residential Development, Land to the west of The Range APPENDIX 3.1 Transport Statement, February 2020 Bus Services Summary
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r Green Par 4 Calcot
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a
Reading Town Centre Reading Town
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to
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3
4
5
to Newbury, Taunton and Taunton West Country West Transport Statement, February 2020 Proposed Residential Development, Land to the west of The Range
N . T . S @ A3 @ S . T . N BASE DRAWING PROVIDED BY MYJOURNEYWOKINGHAM.COM 21.08.19 MYJOURNEYWOKINGHAM.COM BY PROVIDED DRAWING BASE 1 : 1,000 @ A3
OLD BATH ROAD
SUNRISE OF SONNING
A4 BATH ROAD
THE LAWNS
THE RANGE
P-27 P-21
P-26
P-25
P-22
P-23
P-24 BASE DRAWING PROVIDED BY MZM ASSOCIATES, NO. PL-101 , DATED 17.01.20 NOTE: REPRODUCED FROM THE ORDNANCE SURVEY MAP WITH PERMISSION OF CONTROLLER HMSO. © CROWN COPYRIGHT LICENCE NO. 100009597 Proposed Residential Development, Land to the west of The Range APPENDIX 4 Transport Statement, February 2020 Proposed Site Access and Layout 1 : 1,000 @ A3
P-27 P-27 P-21 P-21
P-26 P-26
P-25 P-25
P-22 P-22
P-23 P-23
P-24 P-24 BASE DRAWING PROVIDED BY PEP, NO. 3245 T02 , DATED 17.01.20 NOTE: REPRODUCED FROM THE ORDNANCE SURVEY MAP WITH PERMISSION OF CONTROLLER HMSO. © CROWN COPYRIGHT LICENCE NO. 100009597 Proposed Residential Development, Land to the west of The Range APPENDIX 5 Transport Statement, February 2020 Refuse Vehicle Swept Path Analysis WZh>d/KE^, d
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Proposed Residential Development, Land to the west of The Range APPENDIX 6 Transport Statement, February 2020 Wokingham Borough Council Parking Calculation