SOUTH WOKINGHAM LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION
DESIGN AND ACCESS STATEMENT UPDATE
PREPARED BY PEGASUS DESIGN P19-1075_1C | AUGUST 2020 Vision/ Project Overview
Phase 2 of the South Wokingham SDL will create a sustainable new community of the highest quality. It will draw upon the attributes of Wokingham - that make it one of the most desirable places to live in England - and the characteristics of the site, to deliver to a contextually responsive development with a unique sense of place. CONTENTS
PAGE 5 1 PAGE 7 2 PAGE 31 3
INTRODUCTION ASSESSMENT INVOLVEMENT & DESIGN PRINCIPLES
PAGE 35 4 PAGE 72 5 PAGE 76 6
DESIGN PROPOSALS APPENDIX 1: APPENDIX 2: BUILDING FOR LIFE FACILITIES PLAN ASSESSMENT DISTANCE ISOCHRONES
Pegasus Design NOTE: THIS DOCUMENT IS DESIGNED TO BE VIEWED AS A3 DOUBLE SIDED
Pegasus Design Pegasus House Querns Business Centre Whitworth Road Cirencester GL7 1RT www.pegasusgroup.co.uk I T 01285 641717
Prepared by Pegasus Design Pegasus Design is part of Pegasus Group Ltd
Prepared on behalf of Kier Ventures and Miller Homes
August 2020 Project code P19-1075
COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Ltd. Crown copyright. All rights reserved, Licence number 100042093. PURPOSE OF THE DOCUMENT 1.1 This Design and Access Statement (DAS) has been prepared by Pegasus Urban Design on behalf of a Kier Venture Ltd and Miller Homes Ltd. This DAS accompanies a hybrid planning application (SANG being detailed and remainder being outline) for land at Phase 2b of the South Wokingham Strategic Development Location (‘the Site’) seeking permission for the following: “Hybrid planning application (part outline/part detailed) comprising an outline application with all matters reserved except principal means of access to the highways, for a mixed use development of up to 1,434 dwellings, a two form entry primary school, local centre (A1, A2, A3, A4, A5 and D1 including community building D1/D2), public open space, play areas and associated infrastructure and landscaping; and a full application for the proposed Suitable Alternative Natural Greenspace (SANG), associated landscaping and temporary car park” (the Proposed Development). 1.2 This document supersedes the DAS submitted in April 2019 and incorporates changes requested following the statutory consultation process. The amended planning statement sets out in an appendix the changes requested / information sought through that consultation and makes the appropriate cross reference to this and other amended documentation. In addition, the planning statement incorporates an additional matrix that provides clarity on how the scheme accords with the South Wokingham SDL SPD and other policy documentation, again cross referencing where appropriate. 1.3 Two further planning applications have been submitted by Kingsacre Estates Ltd for Phase 2 of the South Wokingham SDL, relating to: SITE LOCATION PLAN • Outline application for land at Phase 2a of the South Wokingham SDL; 1.4 The purpose of this Statement is to explain: • Detailed application for Land to the South of St Anne’s ‘how the proposed development is a suitable response Manor. to the site and its setting and demonstrate that it can be adequately accessed by prospective users.’ Paragraph: 034 Reference ID: 26-034-20140306. Planning Practice Guidance March 2014.
4 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION SECTION 1 | INTRODUCTION
1.5 Provision 9 of The Town and Country Planning (Development Management Procedure) (England) Order 2015 sets out those elements that must be included within a DAS, including: ‘(a) explain the design principles and concepts that have been applied to the development; (b) demonstrate the steps taken to appraise the context of the development and how the design of the development takes that context into account; (c) explain the policy adopted as to access, and how policies relating to access in relevant local development documents have been taken into account; (d) state what, if any, consultation has been undertaken on issues relating to access to the development and what account has been taken of the outcome of any such consultation; and (e) explain how any specific issues which might affect access to the development have been addressed.’ Relationship of application to wider SDL 1.6 The South Wokingham Strategic Development Location (SWSDL) is identified in the Core Strategy (CP21) as a sustainable location in which to accommodate a mixed use development of around 2,500 dwellings. The SWSDL straddles the Reading – London Waterloo railway line to the south of the town. With the exception of Land to the South of St Anne’s Manor, land to the north of the railway (known as Montague Park) comprises Phase 1 and has been largely built out. 1.7 Land at Phase 2a and land at Phase 2b of the SWSDL lies to the south of the railway line and has been comprehensively master planned. Additional land at the western end of the SWSDL is within the control of Persimmon Homes and is part of a separate application (Ref: 192325). Wokingham Borough Council have also submitted an application for the SWSDR (Ref: 192928) that runs through Phase 2b of the SWSDL.
PHASE 2B IN RELATION TO THE WIDER SDL (PERSIMMON LAND/ PHASE 2A/ MONTAGUE PARK)
DESIGN AND ACCESS STATEMENT 5 PHASE 2 OF THE SWSDL WILL PERPETUATE THE GOOD DESIGN PRINCIPLES OF THE SOUTH WOKINGHAM SPD TO CREATE AN INTEGRATED LANDSCAPE, WHICH RESPONDS TO ITS LANDSCAPE SETTING AND DRAWS GREEN SPACE AND INFRASTRUCTURE INTO THE HEART OF THE DEVELOPMENT’
6 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION SECTION 2 | ASSESSMENT
DESIGN RELEVANT PLANNING POLICY AND GUIDANCE
See Section 4: Design Proposals for how the proposal ‘take Design Relevant Local Planning Policy and Guidance the opportunities available for improving the character 2.3 The development proposals have been formulated having 2.5 A detailed analysis of the way in which the proposals address and quality of an area... taking into account local design due regard to local design-relevant policy and guidance. The the SPD Principles is contained in the Planning Statement standards in plans or supplementary planning documents’ policies in relation to Wokingham Borough Council are covered submitted with this application. in accordance with the NPPF 2019 (paragraph 130) in the Planning Statement submitted with this application. 2.1 A well-designed and safe built environment is one of the core 2.4 The South Wokingham Development Brief SPD 2011 requires principles in the National Planning Policy Framework (NPPF) the following good design principles to lie at the heart of the 2019 underpinning the presumption in favour of sustainable design of the SDL: development (para 8 (b) NPPF 2019). Achieving high quality buildings and spaces as part of promoting more sustainable development is to be achieved with reference to six criteria, SPD Design Principle Explanation Compliance including being: visually attractive; sympathetic to local character; establishing or maintaining a strong sense of place; a) Character ‘somewhere with a sense of place and local distinction’ and optimising the potential to accommodate an appropriate amount and mix of development. b) Legibility ‘a place which is easy to understand and navigate’ 2.2 These requirements underpin the design of the scheme and ‘achieving a form of layout which makes for efficient pedestrian, vehicular SEE SECTION 3: the DAS demonstrates how within Section 4. c) Permeability INVOLVEMENT & movement and public transport provision ensuring places connect with each other’ DESIGN PRINCIPLES AND SECTION 4: DESIGN ‘creating an interesting, contextually responsive townscape utilising building height, d) An articulated townscape PROPOSALS FOR scale and massing, all of which should be related to human scale’ COMPLIANCE. ‘a place which responds to its landscape setting and draws green space and e) An integrated landscape infrastructure into the heart of the development’ ‘ the arrangement of building forms which are easy for the human eye to read and f) Human scale provide a sense of scale and perspective’ ‘creating places which are properly overlooked and make for effective passive and g) Secure, natural surveillance active policing’ ‘promoting ornamentation, rhythm, consistent vernacular, richness and intrigue to h) Detailing, richness and interest the built environment’
i) Quality within the public realm ‘promoting routes and spaces which are attractive, safe and uncluttered’
‘promoting the continuity of the street frontage and the definition of public and j) Continuity and enclosure private space’ k) Adaptability, robustness and ‘the layout of the SDL and individual buildings should all contribute towards the sustainability minimisation of resources from the design stage’ ‘promoting diversity and choice through a mix of developments and uses, l) Diversity responding to local need’
DESIGN AND ACCESS STATEMENT 7 PUBLIC TRANSPORT CONTEXT PLAN
8 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION CONTEXT
See Section 4: Design Proposals for i) how the proposal 2.8 Access for all users to the Project Development to the Public Transport ‘establishes a strong sense of place’ and ii) ‘optimise south of the railway line will be from the proposed South 2.11 The Public Transport Context Plan on the opposite page shows the potential of the site to accommodate and sustain an Wokingham Distributor Road (SWDR) which is being delivered the key routes in relation to land at Phase 2 of the SWSDL and appropriate amount and mix of development... and support by Wokingham Borough Council (WBC) and is due for Wokingham Town Centre. local facilities and transport networks’ in accordance with completion by 2021. The SWDR proposes to link Montague the NPPF 2019 (paragraph 127, (d)+(e)) Park with Finchampstead Road to the west via a new bridge 2.12 The public transport strategy seeks to divert the existing over the railway at Montague Park. Connections to the SDR 108 bus service to provide connections between the SDL and Movement and Access are proposed at the existing Easthampstead Road level Wokingham and Bracknell town centres and railway stations. This reflects the aspirations of Policy CP21 of the Core Strategy 2.6 South of the railway line, one Public Right of Way crosses crossing and also at the junction of Easthampstead Road as appropriate. It willl utilise bus stops provided along the the Project Development between Waterloo Road and and Heathlands Road. The SWDR accomodates a number of SWDR, which will be located so as to ensure they are within Easthampstead Road immediately south of Britton’s strategic routes and new junctions. suitable walking distances of the proposed development Farm. Others cross the western extents of the SDL, linking 2.9 The Waterloo Road level crossing will be closed and parcels. Finchampstead Road and Gipsy Lane with Luckley Road and Easthampstead Road closed to vehicular traffic south of Heathlands Road to the south. These connections provide the SWDR, although access to existing properties will be 2.13 The A329 London Road to the north and the A321 immediate access to a Tesco Superstore and Wokingham town maintained. The Waterloo Road level crossing will be closed. Finchampstead Road to the west, provide regular bus routes centre beyond. Waterloo Road will also be closed between the level crossing in linking Wokingham town centre and railway station and Bracknell town centre. Bus stops are located on London Road 2.7 All modes access to the Project Development south of the the north and the cluster of buildings around Lock’s House to to the immediate west of the junction with Plough Lane and at railway line will be from the proposed South Wokingham the south, as part of the scheme being provided in conjunction Finchampstead Road adjacent to the Two Poplars with routes Distributor Road (SWDR) via a new bridge over the railway with the Eastern Gateway Project. A diversion is proposed via to Wokingham town centre, Bagshot Park and Crowthorne. line from Montague Park to the north and a connection the eastern extent of Phase 2a and also land at Phase 2b of There is also a bus stop adjacent to Tesco’s superstore with onto Finchampstead Road to the west. The SWDR is being the SWSDL. Access to existing properties will be maintained. routes to Wokingham town centre, Crowthorne and Norreys delivered by Wokingham Borough Council (WBC) and is due for 2.10 The A329(M) junction is located approximately 0.5km to the Estate. A further bus route runs along Waterloo Road to completion by 2021. WBC is providing localised connections north east of the SDL providing a direct connection to Reading Wokingham town centre. to the SWDR from Easthampstead Road to the north over and the M4. The A329(M) also provides a link to the M3 via the existing level crossing. There will be a new road from the Bracknell. 2.14 Trains from Wokingham run twice an hour through the day Easthampstead Road/ Heathlands Road junction connecting to Reading - London Waterloo; and thrice an hour between to the SDR from the south. Wokingham - Gatwick Airport.
DESIGN AND ACCESS STATEMENT 9 FACILITIES PLAN
10 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION LOCAL FACILITIES 2.15 Wokingham town centre is located approximately 1.6km to 2.18 St. Crispin’s Leisure Centre is a community leisure centre the north-west of the Project Development and contains a located adjacent to the school and is approximately 1.6km wide range of retail, commercial, leisure, community and from the Project Development. The leisure centre offers an health facilities. A Tesco superstore is located adjacent to the extensive range of sports facilities. The Carnival Pool and western edge of the SDL with a small retail park to the north. Fitness Centre is close to the western end of the SDL and A local centre containing mixed use retail/community facilities offers a range of pool and gym activities together with a is proposed as part of the approved plans for Montague Park. crèche, sauna and jacuzzi. 2.16 As well as the commercial centres of Wokingham and 2.19 Wokingham Hospital is within 2.5km of the SDL. Wokingham Bracknell, there are also significant employment areas off Medical Centre is located in the town centre approximately Molly Millars Lane close to the western end of the SDL, and 1.5km from the centre of the Project Development. There are at Longshott Industrial Estate and Bilton Industrial Estate in a number of dental practices within proximity of the Project Bracknell to the east. Development. 2.17 There are several schools within proximity of the Project 2.20 In summary, the location of the Project Development adjacent Development including All Saints CE Primary School, to the existing built up area of Wokingham, the principal Westende Junior School, Westcott Infant School, St. Teresa’s settlement of the Borough, means it is within close proximity RC Primary School, Everdon’s Primary School and St. Crispin’s to numerous community, education, retail and health facilities Secondary School. There are also several private schools close and services, as well as extensive employment opportunities, to the Project Development including Luckley House School, and is consequently a highly sustainable location. Ludgrove School and Holme Grange School. A two-form entry primary school, Floreat Montague Primary School, has been built and is open within Phase 1 of the SDL at Montague Park.
DESIGN AND ACCESS STATEMENT 11 LANDSCAPE CHARACTER PLAN
12 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION LANDSCAPE CONTEXT Topography Vegetation and Land Use 2.21 Easthampstead Road and Waterloo Road pass through 2.23 The landform west of Easthampstead Road is gently 2.26 The Project Development east of Waterloo Road consists of the middle and eastern half of the Project Development undulating, influenced by the watercourse. Along the railway three medium sized fields of predominantly grazed pasture. It respectively, running broadly southeast from Wokingham. line the Project Development land reaches approximately 65m is bound to the north by the railway line which has vegetation Existing development extends east along the northern edge of AOD in the northwest, falling to approximately 50m AOD along running along either side of its length. North of the railway line the railway as far as Waterloo Road, with new development at Emm Brook. a smaller area of the Project Development consists of ancient Montague Park extending northeast of Waterloo Road. Several 2.24 The topography between Easthampstead Road and Waterloo woodland (part of Big Wood) and open grassland adjacent to overhead powerlines and pylons cross the Project Develoment Road falls around the Emm Brook and rises to the north the A329. running east – west. Several properties and farmsteads lie (approximately 63m AOD) and south (approximately 66m AOD). 2.27 The central part of the Project Development has smaller fields adjacent to the Project Development boundary, a number of 2.25 The Project Development east of Waterloo Road and to the to the north, around Emm Brook and east of Britton’s Farm which are listed buildings. Ludgrove School lies to the south south of the railway line rises gradually to the northeast and larger fields in the southern half and west of Britton’s of the Project Development. corner to approximately 71m AOD, falling to approximately Farm. The fields are predominantly paddocks and grazed 2.22 The Project Development comprises primarily a mix of 61m AOD to the west along Waterloo Road. pasture. The northern boundary of this part of the Project agricultural fields, under a variety of uses including paddocks, Development sits at the railway line. Wood’s Farm situated game pens, arable and pastoral grazing. There is a strong to the west of this section of the Project indents the Project presence of trees and woodland, particularly within the Development boundary. Britton’s Farm is situated roughly in western part of the site, with mature tree belts located along the middle of this section and is surrounded entirely by the field boundaries and watercourses, small woodland blocks, Project Development. PRoW WOKW 5 runs broadly east-west and an extensive band of mature trees along the southern between Waterloo Road and Easthampstead Road through length of the railway line. Britton’s Farm. 2.28 The Project Development west of Easthampstead Road is largely occupied by medium/large fields containing game pens. The southwest corner of the Project Development contains a strip of cattle grazed meadow screened from the rest of the Project Development by an attractive, mature tree belt north of the Emm Brook. The character of this part of the Project Development is different to the rest of the Project Development and relates to the more intimate character of the west and south around Chapel Green and Ludgrove School.
LAND FORMING PART OF THE PHASE 2B SANG
DESIGN AND ACCESS STATEMENT 13 TOPOGRAPHY PLAN
14 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION Landscape Character Visual Amenity 2.29 Wokingham Borough Landscape Character Assessment, 2.30 Views of the Project Development are generally limited to those published in 2004, is the current landscape character afforded from the footpaths, roads (such as Easthampstead assessment for Wokingham. The Project Development lies Road and Waterloo Road) and properties adjacent to the Project within Landscape Character Area N1: Holme Green Pastoral Development boundary. From the wider landscape views are Sandy Lowland which is described as follows: limited by the screening effect of the surrounding trees and “predominantly pastoral land use with smaller areas of woodland. The extensive presence of trees, combined with the arable land. The landscape here is gently undulating, opening Project Development’s low-lying topography serves to create out into flatter areas east of Holme Green and is set within a a strong sense of physical and visual enclosure from within partially wooded context created by the Settled and Forested the Project Development. Sands to the south and the urban areas of Wokingham in the north.”
EAST OF WATERLOO ROAD
DESIGN AND ACCESS STATEMENT 15 1. HISTORICAL CORE 2. MONTAGUE PARK 3. WATERLOO ROAD AND PRIEST AVENUE 4. SOUTHLANDS ROAD/GIPSY LANE 5. EASTHAMPSTEAD ROAD
CHARACTER REFERENCES LOCATION PLAN
16 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION LOCAL CHARACTER See Section 4: Design Proposals for i) how the proposals ‘are sympathetic to local character and history, including the surrounding built environment and landscape setting’ and ii) ‘establishes a strong sense of place’ in accordance with the NPPF 2019 (paragraph 127, (c)+(d) 2.31 The Wokingham Borough Design Guide highlights that it is essential that development proposals are designed to respond positively to their context to retain the quality of the local environment. 2.32 The Design Guide provides a high-level characterisation of the different settlement types in the Borough. As part of this assessment, the settlement of Wokingham is identified as comprising an Urban Centre, surrounded by a Formal Suburban typology. It recognises that none of these typologies are uniformly of one character, but provides an introduction to the character of these areas on pages 24 (Urban Centre) and 28 (Formal Suburban). 2.33 The purpose of this local character analysis is not to repeat the conclusions of the Borough Design Guide but to provide a more detailed study of the adjacent areas to inform the development proposals as part of creating a locally distinct place in accordance with best practice and the SPD. 2.34 The urban centre of Wokingham plus four areas immediately adjacent to the SDL have been analysed in detail as part of the approach to inform and establish a character for the proposed development. Key principles that can potentially be reflected in the proposed development are drawn out for each of the following areas: • Historic Core (Urban Centre); • Montague Park. • Waterloo Road/Priest Avenue • Southlands Road/ Gipsy Lane • Easthampstead Road;
THE TOWN HALL IS SYNONYMOUS WITH THE IDENTITY OF THE HISTORIC CORE’ DESIGN AND ACCESS STATEMENT 17 Historic Core (Urban Centre) Area Layout 2.35 The origin of the town dates from the thirteenth century, with Form Grain Enclosure Street Corridor Building Set-back Parking development focused around the Market Place and radiating Comprising streets, including Denmark Street, Peach Street and Broad Fine grain with carriageway and Radial form typically narrow plot High, through None, with occasional Allocated parking Street. This area forms the nucleus of the historic core and is footpath with converging on Market widths and large typically continuous modest/ significant typically on plot characterised by: adjacent buildings forming near continuous localised widening, Square blocks bisected by frontage variation behind building line frontages, providing a high degree of enclosure to streets and particularly around pedestrian routes spaces; buildings set at the back edge of the pavement; a mix key spaces of building heights between 2 and 3 storeys; and a fine grain Landscape of development plots stemming from the burgage plot form. Public Space Typology Planting Boundary Treatment Hard paved Market Square. Occasional Street trees within green wedges and Typically none within central areas. incidental green wedge at intersection of car parks. Occasional street trees within Occasional low wall or railings streets footpaths
Architecture Building Heights Building Types Roof Materials Wall Materials Fenestration Predominantly Brick or render, with
HISTORIC CORE (URBAN CENTRE) HISTORIC Typically sash with terraced with occasional brick and 2, 2.5 and 3 storey of a variety of lights. occasional semi Slate or plain tile tile hanging to first a variety of scales Occasional casement detached and floor or exposed examples. detached forms timber frame
URBAN CENTRE STREETSCENE
18 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION URBAN CENTRE SKETCH
URBAN CENTRE FIGURE GROUND PLAN URBAN CENTRE CONTEXT PLAN
DESIGN AND ACCESS STATEMENT 19 Montague Park Area Layout 2.36 Montague Park is the first phase of the SWSDL to be delivered Form Grain Enclosure Street Corridor Building Set-back Parking and is nearing completion. Located north of the railway line Comprising Varied allocated Fine – medium grain and south of the A329 London Road, it has a distinctive form carriageway and Typically consistent parking typologies with a variety of plot High, through and character, centred around William Heelas Way, which will Organic perimeter footpath with set-back within including on plot in width and permeable typically continuous provide part of the wider Southern Distributor Road. Building block structure localised widening. blocks ranging from front of and behind street and block frontage Verges feature to 1 – 3m building line, and heights and continuity of frontage vary, with increased heights structure and continuity to the SDR and reducing behind within and higher order streets within parking courts organic street and perimeter block structure. Landscape Public Space Typology Planting Boundary Treatment Incidental green spaces associated with tree Street trees within verges of higher order Railings with shrub planting to main streets. lines, groups and play areas streets Planting to lower order streets Architecture
MONTAGUE PARK MONTAGUE Building Heights Building Types Roof Materials Wall Materials Fenestration Predominantly Vertically Ranging from 2 - 4 terraces and proportioned storey with 3 storey apartments to SDR Brick or brick with casement windows commonplace to SDR with mix of terraces, Brown and grey tiles render to upper floors with single and and reduced heights semi detached and double height square behind. detached forms bays behind
MONTAGUE PARK STREETSCENE
20 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION MONTAGUE PARK SKETCH
MONTAGUE PARK FIGURE GROUND PLAN MONTAGUE PARK CONTEXT PLAN
DESIGN AND ACCESS STATEMENT 21 Waterloo Road/ Priest Avenue Area Layout 2.37 With the exception of a short section of Waterloo Road east of the intersection with Easthampstead Road (characteristed by Form Grain Enclosure Street Corridor Building Set-back Parking terraced and semi-detached properties close to the road with Medium grain with Medium – low degree Consistent Allocated parking long rear gardens), the character of this part of Wokingham consistent plot of enclosure through carriageway and Typically consistent typologies including remained largely rural until the 1960s. At this juncture, the Curvilinear perimeter widths within blocks prevailing detached footpath width often set-back within on plot in front of rural landscape around Frog Hall is swamped by a typical block structure and combination of and semi-detached with narrow verge blocks ranging from and to the side of the suburban landscape of detached and semi-detached dwellings permeable streets building typologies one or both sides of 2 – 6m dwellings. laid out around curvilinear streets and culs-de-sacs. and cul-de-sacs and set-backs the street
Landscape
Public Space Typology Planting Boundary Treatment
Occasional street trees within highway verge Hedges and low walls with hedges/ planting, Public space limited to the highway corridor (common to Priest Avenue) occasionally with tree planting
Architecture
Building Heights Building Types Roof Materials Wall Materials Fenestration
WATERLOO ROAD/ PRIEST AVENUE ROAD/ WATERLOO Mix of vertically Mix of semi-detached Slate tiles. Red, Mix of brick, or brick proportioned sash and detached. brown, grey with render/ tile 2 storey windows and 2 – 4 Occasional short interlocking tiles and hanging, render, horizontal casement terrace plain tiles painted brick windows
PRIEST AVENUE STREETSCENE 22 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION WATERLOO ROAD/ PRIEST AVENUE CONTEXT PLAN
WATERLOO ROAD/ PRIEST AVENUE FIGURE GROUND PLAN
DESIGN AND ACCESS STATEMENT 23 Southlands Road/ Gipsy Lane Area Layout 2.38 Consistent with the significant expansion of the town Form Grain Enclosure Street Corridor Building Set-back Parking stemming from the railway line arriving in 1849 and direct access to London in 1851, the outward growth of Wokingham The consistent Informal linear street Low degree of carriageway of had started to infill land to the north of the railway line around Coarse grain with cul-de-sac enclosure through Southlands Road with railway line Varied and often Gipsy Lane and Southlands Road by 1912. South of Southlands infill form south of detached typologies contrasts with the On plot truncating potential significant set-backs Road and along Gipsy Lane, the structure of large detached Southlands Road and and generous set- single track, rural connectivity house in generous plots was established by the 1930s and is Gipsy Lane frontages backs lane quality of Gipsy still characteristic of the area today. Lane and cul-de-sacs allocated parking typologies
Public Space Typology Planting Boundary Treatment
Substantial tree planting within plots/ Public space limited to the highway corridor Low walls with hedges/ planting, or hedges highway verge
Architecture
Building Heights Building Types Roof Materials Wall Materials Fenestration SOUTHLANDS ROAD/ GIPSY LANE GIPSY SOUTHLANDS ROAD/ Typically brick with Red, brown plain tile Typically horizontal 1, 1.5 and 2 storey Detached dwellings some render and or pantile casement windows timber boarding
SOUTHLANDS ROAD STREETSCENE
24 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION SOUTHLANDS ROAD CONTEXT PLAN
SOUTHLANDS ROAD FIGURE GROUND PLAN
DESIGN AND ACCESS STATEMENT 25 Easthampstead Road Area Layout 2.39 The Lodge, marking the entrance to Wixenford (now Ludgrove Form Grain Enclosure Street Corridor Building Set-back Parking School), and the White Horse public house originate from Form Grain Enclosure Street Corridor Building Set-back Parking around 1900. These formed part of a scattered rural settlement The consistent Informal linear street Low degree of carriageway of pattern along Easthampstead Road during this period, typified Coarse grain withLinear cul-de-sac row enclosure through CarriagewaySouthlands Road with On plot allocated Coarsewith railway grain, in line part Varied and often by farmsteads and estates such as Wood’s Farm, Pearce’s infilldevelopment form south of detachedtypically typologies semi- formalisedcontrasts with footpath the Typically significant, parkingOn typologies plot in truncatingbounded bypotential rural significant set-backs Farm and Holme Grange. From 1920, the first tranche of Southlandsto the west Road of and detachedand generous typologies set- onsingle the western track, rural side, consistent set-backs front of the building connectivityroads infill ribbon development occurred, with subsequent periodic EasthampsteadGipsy Lane frontages Road and generousbacks set- laneverge quality on the of eastGipsy line development from the late 1960s to 1990 completing linear backs Lane and cul-de-sacs development along the southern side of Easthampstead Road. allocated parking typologies Landscape The form and character of development is characteristic of Public Space Typology Planting Boundary Treatment these respective periods. Public Space Typology Planting Boundary Treatment Substantial tree planting within plots/ Public space limited to the highway corridor Low walls with hedges/ planting, or hedges Substantial highwaytree planting verge within plots/ Hedges with occasional post and rail/ timber Public space limited to the highway corridor highway verge fence or low wall Architecture
Building Heights Building Types Roof MaterialsArchitectureWall Materials Fenestration EASTHAMPSTEAD ROAD Building Heights Building Types Roof Materials Wall Materials Fenestration
SOUTHLANDS ROAD/ GIPSY LANE GIPSY SOUTHLANDS ROAD/ Typically horizontal TypicallyTypically brick brick with or Predominantly semi Red, brown plain tile casementTypically horizontal windows. Typically1, 1.5 and 1.5 2 storey and 2 Detached dwellings Red, brown plain tile. somerender. render Exposed and detached dwellings, or pantile Occasionalcasement windowsvertically storey Occasional slate. timbertimber framing boarding and occasional detached proportioned sash tile hanging feature windows
EASTHAMPSTEAD ROAD STREETSCENE
26 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION COTTAGE AT LUDGROVE
EASTHAMPSTEAD ROAD FIGURE GROUND PLAN EASTHAMPSTEAD ROAD CONTEXT PLAN
DESIGN AND ACCESS STATEMENT 27 CONSTRAINTS AND OPPORTUNITIES PLAN
28 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION SITE ANALYSIS CONSTRAINTS OPPORTUNITIES See Section 4: Design Proposals for how • Retain existing trees, hedgerows and • Provide a sustainable residential led • Integrate potential bus routes, cycle the proposals address the requirements other landscape features, particularly development for the future that combines routes and footpaths within the of the NPPF 2019 (paragraph 127 (a–f) by those that are Ancient Woodland, coved new strategic movement and landscape masterplan approach to encourage creating places that ‘add to the overall by a TPO, are identified as ‘Important’ infrastructure, with up to 1,649 dwellings, sustainable modes of travel, taking quality of the area’ and ‘create places that under the regulations or are of ecological primary school and local centre; advantage of proximity to the town centre are safe, inclusive and accessible’. interest that act as wildlife habitats; • Create two substantial new areas of and linking with key destinations such as the proposed Coppid Beech Park and 2.40 The key Constraints and Opportunities • Respect the low lying topography, broadly Suitable Alternative Natural Greenspace Ride site. to have emerged from the technical falling from 70m AOD (in the north east (SANG) - one as an extension to Buckhurst studies accompanying this application and adjacent to the railway) to 55m AOD (in the Meadow at Montague Park, and the • Create the framework for a visually reported in the DAS are summarised below south west adjacent to the Emm Brook). second as a large area located west of attractive and sustainable development and illustrated on the Constraints and • Protect the future amenity of dwellings Heathlands Road - to provide for the as a result of good architecture, layout Opportunities Plan shown opposite. These that will be adjacent to the railway line by informal recreation needs of residents in and landscape, that is sympathetic to have been used to inform and structure the locating development beyond the 55dBA proximity to the development; local character and history; proposals as part of creating a locally distinct daytime noise level; • Underground and divert those overhead • Establish a strong sense of place through and contextually responsive development in • Leave in-situ those overhead 132kV 132kV lines parallel with the railway an informed and respectful response accordance with best practice. lines to the west of Easthampstead Road line to the east of Easthampstead Road, to context, including existing features, 2.41 Full information on the technical issues where Network Rail’s consent to any where rights for the overhead line are held movement patterns and character; is provided in the reports submitted with works would be required, the impact on on a terminable wayleave agreements, • Reflects local aspirations through a this application and associated technical net developable area is less impacted and the impact on net developable area is sustained programme of involvement with updates.’ the apparatus is held on an easement. All greater and no consent required from key stakeholders and the community; Network Rail to facilitate these works; of these factors renders it commercially • Retain, improve and create new areas unsound to divert or underground this • Provide a connected green infrastructure of high value habitats, that will enhance section; network that reinforces the landscape ecology of the site be subject to positive • Maintain the alignment of the existing character and assets as an integral part ecological management to secure a net Public Right of Way south of Britton’s of the development; biodiversity gain; Farm between Waterloo Road and • Make efficient use of land, accommodate • Provide attenuation areas that work with Easthampstead Road as an integral part and sustain an appropriate mix of uses the existing and remodelled hydrological of the development proposals; through the application of appropriate regime to ensure surface run-off is • Respect the setting of listed buildings densities and land uses; restricted to greenfield rates. within the vicinity of the site, including • Provide a connected and permeable the Grade II* Listed Lock’s House and the network of pedestrian and vehicular Grade II Listed Britton’s Farmhouse; routes that integrates with the • Integrate the proposals with the surrounding built up urban area and rural detailed alignment of the SWDR being landscape to the south; promoted and delivered by Wokingham Borough Council, including the approved Eastern Gateway alignment, to ensure a comprehensive and coherent masterplan.
DESIGN AND ACCESS STATEMENT 29 SOUTH WOKINGHAM STRATEGIC DEVELOPMENT LOCATION SPD PREFERRED SPATIAL FRAMEWORK PLAN
30 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION SECTION 3 | INVOLVEMENT AND EVOLUTION
INVOLVEMENT 3.1 The Masterplan for the site has its origins in the South Wokingham Strategic Development Location SPD adopted in 2011. The evolution of the Masterplan from this point is covered in the Planning Statement and Statement of Community Involvement submitted with this application.
THE PUBLIC CONSULTATION EVENTS WERE A KEY PART OF THE DESIGN EVOLUTION
DESIGN AND ACCESS STATEMENT 31 4.1
DESIGN PRINCIPLES FUNCTION AND QUALITY VISUALLY ATTRACTIVE 3.2 From the initial design process, the site and context assessment, “…will function well and add to the overall quality of the “…are visually attractive as a result of good architecture, the responses from the subsequent pre-application design area, not just for the short term but over the lifetime of the layout and appropriate and effective landscaping” (paragraph and consultation process, it has been possible to refine and development” (paragraph 127, point A, NPPF 2019 ) 127, point B, NPPF 2019) crystalise the design principles underpinning the proposals. • New development provides the opportunity to establish a • Provision of a clear hierarchy of connected spaces and With reference to the criteria set out in the NPPF 2019, the distinctive identity which, whilst having its own character, places, including streets, accessible by a variety of users following design principles will facilitate the delivery of high integrates with the surrounding built form and landscape which consider the design of the space as well as its quality design, that is responsive to context and meets the context; function as a movement corridor; needs of the community as part of creating a sustainable place for the future. • Retention of the existing landscape features on the site • Integration of existing and proposed landscape features where possible; in order to soften the built form, particularly towards the • Provision of a mix of uses which cater for the everyday needs southern edge of the development; and of the new residents including education, leisure, recreation • Enrich the qualities of the existing place, with distinctive and retail activities whilst respecting and complementing responses that complement its setting, respect the grain of the provision in the wider area; the area and acknowledge local character.
• Provision of a range of house types, tenures and sizes in RESPONSE TO CONTEXT order to cater for choice and a variety of households; “…are sympathetic to local character and history, including • Establish a distinctive identity through well-designed the surrounding built environment and landscape setting, spaces and built form; while not preventing or discouraging appropriate innovation • In-built ‘robustness’ – the ability of the development, or change (such as increased densities)” (paragraph 127, including individual buildings, to adapt to changes such as point C, NPPF 2019) use, lifestyle and demography over time; A) CHARACTER • Integration of the development into the existing built form • Minimise the impact of the development on the open fabric of the surrounding area particularly in relation to THE DESIGN PRINCIPLES THAT countryside and surrounding context; and scale, height and massing; UNDERPIN THE PROPOSALS WILL ENSURE PHASE 2 OF THE SDL • Provision of Sustainable Urban Drainage Systems to ensure • Respond to the existing site topography including the IS RESPONSIVE TO CONTEXT TO that the development does not increase the risk from DELIVER A STRONGPLACE SENSE OF consideration of views in and out of the site; flooding in the area. • Retention of the existing landscape features and habitats on the site; and • Protection of existing and proposed residential amenity through the use of frontage development thereby enclosing rear gardens.
32 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION 4.1
STRONG SENSE OF PLACE ACCESSIBILITY SAFE, INCLUSIVE AND ACCESSIBLE PLACES “…establish or maintain a strong sense of place, using the “…optimise the potential of the site to accommodate and “…create places that are safe, inclusive and accessible and arrangement of streets, spaces, building types and materials sustain an appropriate amount and mix of development which promote health and well-being, with a high standard of to create attractive, welcoming and distinctive places to live, (including green and other public space) and support local amenity for existing and future users; and where crime and work and visit (such as increased densities)” (paragraph 127, facilities and transport networks” (paragraph 127, point E, disorder, and the fear of crime, do not undermine the quality point D, NPPF 2019) NPPF 2019) of life or community cohesion and resilience” (paragraph 127, point F, NPPF 2019) • Creation of a development which allows ease of movement • Integration of the proposed development into the existing for all types of users and provides equal opportunities for and proposed movement network, including the SWDR, • Convenient, safe and direct access for all residents to all; facilitating new public transport provision with bus stops the existing and proposed local services and facilities • Make efficient use of land through proposing a development located within appropriate walking distance of all the new including schools, retail, community uses and employment with an appropriate density; dwellings; opportunities; • Creation of a clearly defined public realm through the • Provision of multiple access points into the development • Provision of a variety of accessible public open spaces and arrangement of buildings and boundary treatments; forming part of a permeable network of streets which recreation areas to meet the needs of the local community assists in dispersing traffic (vehicular and pedestrian); whilst encouraging social activity; • Consider carefully texture, colour, pattern and durability of materials and how they are used; and • Enhancement and extension of the existing public rights • Creation of a clearly defined public realm through the of way network as an integral part of the development, provision of building lines and boundary treatments and • Consideration of the proposals in relation to the location particularly facilitating access to the Town Centre, station, variations in enclosure of private spaces; and of the buildings on the site, gradients, and the relationship existing employment areas and SANG; between various uses and transport infrastructure, • Control of access to private areas, particularly rear gardens particularly for those with disabilities. • Maximisation of the opportunities for alternative modes of and parking courts. transport to the car particularly walking, cycling and bus travel; • Creation of a clear movement hierarchy providing easily recognisable routes which balances the street as a space alongside its function as a movement corridor.
DESIGN AND ACCESS STATEMENT 33 PARAMETER PLANS
LAND USE ACCESS & MOVEMENT
OPEN SPACE BUILDING HEIGHTS 34 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION SECTION 4 | DESIGN PROPOSALS
4.1 The Parameter Plans opposite illustrate the parameters of the development associated with Phase 2 of the SWSDL. These parameters have been assessed in the Environmental Statement forming part of this application. The Illustrative Masterplan shows one way in which the development could be laid out in accordance with these parameters and nationally prescribed space standards, which will be addressed in reserved matters.
K) ADAPTABILITY, ROBUSTNESS AND SUSTAINABILITY
THE LAYOUT OF PHASE 2 OF THE SDL EMBRACES BEST PRACTICE TO CREATE ROBUST AND SUSTAINABLE FRAMEWORK FOR FUTURE DEVELOPMENT
ILLUSTRATIVE MASTERPLAN DESIGN AND ACCESS STATEMENT 35 USE AND AMOUNT
Residential 4.2 The Project Development will seek to deliver in the region of 1,649 dwellings across land at Phase 2 of the SWSDL. Within Phase 2b of the SWSDL, subject of this application, the development will yield up to 1434 dwellings, with the remaining 215 dwellings coming forward as part of the outline application for Land at Phase 2a.
A MIX OF L)DWELLING DIVERSITY TYPES AND TENURES WILL PROMOTE A DIVERSE AND SUSTAINABLE COMMUNITY THAT RESPONDS TO LOCAL NEED
THE NEIGHBOURHOOD CENTRE AND PRIMARY SCHOOL WILL PROVIDE A FOCAL POINT FOR THE SURROUNDING RESIDENTIAL USES WITH PHASE 2 OF THE SWSDL.
36 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION Density Primary School Neighbourhood Centre 4.3 In delivering 1,649 dwellings across the Project Development, 4.5 A site for a 2FE school on 1.8ha of land will be provided 4.6 Consistent with the South Wokingham Strategic Development the average density equates to 40dph, which accords with adjacent to the Strategic Distributor Road (SWDR), west of Location SPD, a Neighbourhood Centre is proposed in proximity Government policy on optimising the potential to accommodate Easthampstead Road within land at Phase 2b of the SWSDL to Easthampstead Road and will provide a recognisable and sustain an appropriate amount and mix of development and forms part of this application. The school will be co- community hub for the Project Development south of the and support local facilities and transport networks (NPPF located with the Local Centre, which will contain parking/ railway line. This focal point will be emphasised by co-location 2019, para 127). The average density also falls within the 25 drop-off facilities as part of a new public space, shared with of the Neighbourhood Centre with the Primary School. – 45dph range identified in the SWSDL SPD as appropriate other uses within the Centre. The school is positioned to 4.7 The Neighbourhood Centre will provide a range of facilities on for this development location. Density within Phase 2b of the provide for the educational needs of the development within 0.85ha of land, that is anticipated to include a 500m2 GEA local SWSDL is broadly reflective of the overall average density easy walking distance of the majority of residents within the food store, 330m2 GEA of other retail uses, land for a 700m2 (38dph) and density variations in the wider Phase 2 SDL. Project Development and complementing the location of the GEA community building over 2 floors on 500m2 of land, and 4.4 Within Phase 2b of the SWSDL, the density will vary, consistent recently established Floreat Montague Park Primary School ancillary residential uses. The mix of residential uses within with the requirements of the SPD. Lower densities will typically within the wider SDL. the Neighbourhood Centre will create an active and vibrant prevail on the southern edge of the SDL adjacent to the SANG place throughout the day, with a good degree of enclosure. and the wider countryside as part of providing an appropriate transition from the urban to rural landscape. Higher densities will, in contrast, typically be focused around nodal points within the SDL, including the intersection of key routes, crossing of the railway line, and the Neighbourhood Centre. The northern edge, adjacent to the railway line and the existing built up area also provides a natural opportunity for densities at the higher end of the range. Overall the density results in the efficient use of the site whilst at the same time promoting densities which are appropriate to the local area and which will help assimilate the development into the surrounding areas. B) LEGIBILITY THE PROPOSALS CREATE A PLACE THAT IS EASY TO UNDERSTAND AND NAVIGATE THROUGH A HIERARCHY OF STREETS AND SPACES, INCLUDING KEY FOCAL DESTINATIONS SUCH AS THE NEIGHBOURHOOD CENTRE AND
PRIMARY SCHOOL
DESIGN AND ACCESS STATEMENT 37 OVERALL PROJECT
PHASE 2B
*
*As part of St Annes SANG
38 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION Public Open Space and Green Infrastructure 4.8 The amount and disposition of open space provided has evolved Amenity Green Space (0.98ha per 1000 population) – Suitable Alternative Natural Greenspace (SANG) (8ha per in response to a variety of factors, including: discussions with Amenity Green Space will be provided throughout the Project 1000 population) – As part of the Project Development, two Wokingham Borough Council, the alignment of the SWDR and Development, linking different open space typologies to create areas of SANG are proposed. These comprise: ‘Land to the responding to the constraints and opportunities presented by a comprehensive green infrastructure network. South of St Anne’s Manor’ to the north of the railway line on the site. The open space provision has been designed to cater 7.83ha and is an extension to the Buckhurst Meadows SANG. Natural and Semi-Natural Green Space (2.84ha per 1000 for the recreational needs of the new community and to meet The second area of SANG is included within this application population) – Provision of this typology is mostly included the requirements of the Open Space, Sports and Recreation for land at Phase 2b of the SWSDL and is located to the north, within the SANG provision, which provides for substantial Strategy SPD 2013. The provision comprises: east and south of Ludgrove School on 24.71ha. areas of natural and semi natural greenspace as part of its Children’s Play (0.25ha per 1000 population) – A combination function. 4.9 The provision of green space associated with Phase 2 of the of Neighbourhood Equipped Areas of Play (NEAP), Local SDL as a whole and provision as part of this application is set Parks and Gardens (1.1ha per 1000 population) – An area of Equipped Areas of Play (LEAP) and Local Landscaped Areas of out in the table opposite. The amount and type of open space Parks and Gardens will be provided either side of the SWDR, to Play (LLAP) will be delivered within the Project Development. provided by the Project Development meets, and in some provide a central focal space within the Project Development. These are located throughout the Green Infrastructure cases, exceeds the quantums required. network to provide convenient access to play opportunities in accordance with WBC requirements. Outdoor Sports (1.6ha per 1000 population) – The Outdoor Sports requirement arising from the proposals will be met, via financial contribution. Allotments (0.52ha per 1000 population) – The Allotment provision will be provided within the Project Development through the delivery of allotments and a community garden as agreed with WBC. The allotment provision and community garden will be delivered south of the railway line, making efficient use of land within an area impacted by noise from E) AN INTEGRATED passing trains. A further area of allotments will be delivered LANDSCAPE A COMPREHENSIVE GREEN in the southern part of the site, to the south west of Britton’s INFRASTRUCTURE NETWORK IS Farmhouse. INTERWOVEN INTO THE HEART OF THE DEVELOPMENT, RESPONDING TO THE LANDSCAPE SETTING
DESIGN AND ACCESS STATEMENT 39 ACCESS AND MOVEMENT PLAN
40 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION LAYOUT AND ACCESS
PROPOSED MOVEMENT AND ACCESS PUBLIC TRANSPORT STRATEGY 4.10 The Indicative Masterplan shows the disposition of land uses • Easthampstead Road. 4.16 The public transport strategy will provide connections and the proposed structure for movement within Phase 2 of 4.13 The level crossing at Easthampstead Road (Star Lane level between the SDL and Wokingham and Bracknell town centres the SDL. A well connected movement network, accessible crossing) will be retained. South of the SWDR, Easthampstead (including connections to Bracknell and Wokingham railway by all users, is proposed which helps ensure that all areas Road will be closed to through traffic and diverted through the stations), reflecting the aspirations of Policy CP21 of the Core of the development are easy to navigate, safe and secure. land at Phase 2b of the SWSDL as part of a scheme being Strategy as appropriate. It will where practicable also connect The movement hierarchy clearly defines the main routes and provided in conjunction with the SWDR. Access to existing the SDL with other local land uses typically sought by future helps achieve a permeable layout. The hierarchy recognises properties will be maintained via Easthampstead Road to the residents on a daily basis as well as with other local residential the need to combine the function of the street as a movement south; areas. It will utilise bus stops provided along the SDR, which corridor alongside its place function. The importance of each will be located so as to ensure they are within suitable walking 4.14 The Waterloo Road level crossing will be closed. Waterloo of the street types in terms of its movement and place function distances of the new development parcels. Road will also be closed between the level crossing in the varies within the hierarchy. Streets are defined by the building north and the cluster of buildings around Lock’s House to the layout, so that buildings rather than roads dominate. south, as part of a scheme being provided in conjunction with 4.11 The development proposals have been influenced by guidance the Eastern Gateway project. contained within the Borough Design Guide SPD (2012), and 4.15 Waterloo Road will be diverted through the land at Phase 2a by “Manual or Streets 1 & 2” which encourages designers and land at Phase 2b of the SWSDL between Lock’s House and to move away from standardized prescriptive measures and the Eastern Gateway, with vehicular access being maintained adopt a more innovative approach in order to create high for properties and a byway connection on the existing route. quality places for all users, ages and abilities. The new route will have a combined function because it will 4.12 Land at Phase 2b of the SDL will be served by and accommodates provide a link for some through traffic between the SDL the following strategic routes and new junctions: and locations in the east, and it will also serve development • Eastern Gateway – The Eastern Gateway is being delivered by parcels with some direct accesses permitted. WBC, and will provide a section of the Strategic Distributor • A new bridge connection over the railway will be provided to Road between Montague Park and a new 4-arm roundabout link with William Heelas Way at Montague Park as part of on the alignment of Waterloo Road. The Eastern Gateway is C) PERMEABILITY the Eastern Gateway Project. THE PROPOSALS WILL CONNECT immediately adjacent to land at Phase 2b of the SWSDL and WITH THE WIDER SURROUNDING will provide access to the development parcels north and STRATEGIC FOOTPATH, CYCLEWAY, PUBLIC TRANSPORT AND VEHICULAR south of the roundabout. TO CREATE A PERMEABLE AND • Strategic Distributor Road (SWDR) – The SWDR is being INTEGRATED NETWORK OF delivered by WBC. It is a new road that will will run between Finchampstead Road in the west and and Montague Park ROUTES and William Heelas Way in the east. The SWDR will pass through land at Phase 2b of the SWSDL and provide access to the development parcels to the north and south. It will also connect to the existing highway network at the following locations: » Waterloo Road; » Finchampstead Road; and
DESIGN AND ACCESS STATEMENT 41 STREET TYPOLOGIES 4.17 The Phase 2 of the SDL accommodates the following street typologies:
South Wokingham South Wokingham Distributor Road (SWDR) 4.18 The SWDR is a 30mph road that will accommodate forecast traffic flows within a carriageway width of 7.3m and a central reservation for right turn lanes, pedestrian refuges and occasional tree planning. A 3m highway verge will flank either side of the road (providing a SuDS function in the form of a swale integrated with tree planting) and a 3m foot/cycleway beyond. Junctions along the > F) HUMAN SCALE SWDR will be limited to ensure the free flow of traffic with opportunities for occasional localized STREETS WILL BE WELL ENCLOSED, access points serving 5 – 10 dwellings via a parallel shared surface/ private drive. WITH PROPORTIONS THAT CREATE HUMAN SCALE ENVIRONMENTS IN WHICH PEOPLEAND FEEL SAFE COMFORTABLE
Secondary Street 4.19 Secondary Streets will serve up to 500 dwellings, with a 5.5 -6.5m carriageway width. Some direct access to residential properties will be permitted. Secondary Streets will typically be designed to a speed limit of 20mph “Consideration will be given at the reserved matters stage to the proposed road layouts, alignments and characteristics to restrain vehicular speeds”. On street parking will J) CONTINUITY AND be provided within designated bays. ENCLOSURE
STRONG DEFINITION OF PUBLIC AND PRIVATE SPACE WILL UNDERPIN THE DESIGN APPROACH BASED ON A STREET ANDSTRUCTURE PERIMETER BLOCK
42 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION >
Tertiary Street Shared Surface Street 4.20 Tertiary Streets will give some direct access to residential dwellings and serve up to 200 dwellings, 4.21 Shared Surface Streets may serve up to 50 dwellings with a carriageway width of 4.8m, and a or 100 for a cul-de-sac. Priority will be given to the movement of pedestrians and cyclists with service margin on both sides of the road where development is proposed. Direct access is permitted. reduced vehicle speeds and a carriageway width of 5.0m. Where serving less than 10 dwellings, the carriageway width may be reduced to 4.1m.
DESIGN AND ACCESS STATEMENT 43 FOOTPATH AND CYCLEWAYS PLAN
44 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION FOOTPATHS AND CYCLEWAYS PARKING 4.22 4.19 The location of the Phase 2 SDL is adjacent to the built up 4.24 Parking will be provided to reflect as appropriate the guidance 4.29 At this stage it is assumed that electric charging provision area, close to the town centre and public transport routes are contained within the Borough Design Guide SPD (2012), will be provided to reflect the guidance set out in the 2019 positive characteristics, which have been maximised through Wokingham Parking Standards as set out in Appendix 2 of highway design guide. Two types of provision are anticipated. the provision of safe, direct, convenient and interesting the Managing Development Delivery Local Plan (2014) and Firstly ‘passive’ provision, which is a wired-in system that can pedestrian routes. The development of a pedestrian/cycle Parking Standards Study Report (2011). be readily converted later. Secondly, ‘active’ provision, which network is seen as an integral part of the masterplan and 4.25 Parking within the development will aim to accommodate car includes a direct charging point ready for use. Potential ratios transport infrastructure. The potential for connection to the ownership in a manner that is compatible with local character are as follows: network beyond Phase 2 of the SDL will allow users of all and integrates a variety of parking solutions to ensure the i. On-plot: 35 percent passive provision and five percent ages and abilities to move safely and conveniently between all public realm is not dominated by the private car. active provision; points of the development and surrounding facilities. 4.26 A variety of parking typologies will be provided throughout ii. Off-plot: 25 percent passive provision and five percent 4.23 The following measures to provide accessibility by foot and Phase 2 of the SDL, including: on plot; in-structure (within active provision; cycle as part of Phase 2 of the SDL are proposed: or beneath the dwelling); communal parking courts, and iii. Additional charging spaces over and above normal visitor • Provision of dedicated pedestrian/cycle route parallel with on-street (within the public realm). It is anticipated that the parking. the SWDR, linking Finchampstead Road in the West with majority of allocated parking will be provided on-plot and William Heelas Way and the A329 London Road in the east generally located to the front or side of dwellings within an (as part of WBC highway proposals); individual parking bay and/or garage set just back from the • Providing safe pedestrian/cycle route to the Easthampstead building line to allow ease of access to dwellings. Road level crossing (as part of WBC highway proposals for 4.27 Unallocated parking will typically be provided within parking the SWDR/ Easthampstead Road; courtyards where necessary and designated on-street bays. • Safe pedestrian and cycle connectivity along the existing Where parking is provided within communal parking courts stretch of Waterloo Road; to the rear of dwellings, the courts should be designed as positive spaces in their own right, easily accessible to the • Maintaining and enhancing the existing Public Right of Way dwellings they serve, well overlooked and designed clearly to between Waterloo Road and Easthampstead Road; be semi-private. • downgrading the existing Easthampstead Road alignment 4.28 Disabled parking will be provided through larger spaces to (between the railway crossing and Heathlands Road enable sufficient room for disabled users to enter and exit junction) to reflect the fact it will not serve through traffic the vehicle and located no more than 50m from the principal and to provide improved pedestrian and cycle facilities; entrance to the building it serves. Disabled parking and • The existing internal PROW facilities will be retained, cycling parking numbers will be provided in accordance with resurfaced and potentially lit as part of the proposals to the appropriate standards. ensure that they are safe and suitable for all users; • A permeable, legible and low speed internal highway network to promote safe, direct and convenient walking and cycling routes, connecting with key destinations including the Primary School, Local Centre, SANG and the WBC proposed Sports Hub and also the bus stops on the SDR. • Appropriate signage and crossing points of roads through the development, including safe access over the SWDR.
DESIGN AND ACCESS STATEMENT 45 CHARACTER AREAS PLAN
46 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION APPEARANCE AND CHARACTER 4.30 Following a detailed assessment of Wokingham and its environs, street typologies, distinctive spaces, materials and details have been identified that exhibit distinctive local design and that can be further incorporated into the detailed design of the new development. This will ensure the architectural response of the proposal reflects traditional local character, is of high quality and distinctive. 4.31 Four Character Areas have been defined within the Project Development that will help to create a sense of place. The proposed Character Areas are as follows: • CA1 – Urban Residential • CA2 – General Residential • CA3 – Rural Interface • CA4 – Neighbourhood Centre 4.32 Each Character Area will contain its own individual design elements which aid in making it distinct from other areas. It will include built form principles, changes in height, set backs, landscape treatments, architectural detailing, colour and use of materials. The boundaries between character areas are not prescriptive and will naturally evolve as the detailed design progresses. The principles for each of the character areas are provided on the following pages. D) AN ARTICULATED
THE PROPOSALSTOWNSCAPE WILL CREATE AN INTERESTING AND CONTEXTUALLY RESPONSIVE TOWNSCAPE THROUGH A SERIES OF DISTINCT CHARACTER
AREAS
DESIGN AND ACCESS STATEMENT 47 DESIGN URBAN RESIDENTIAL PRINCIPLES VARIATION FROM SPD PRINCIPLES COMPONENTS
Much of the SWDR, particularly east of Easthampstead Road has a Buildings shall be parallel to the street with a consistent different context to that originally envisaged by the SPD, often flanked building line within groups. Within groups, buildings shall by large green spaces. The detailed SWDR design has also created General Layout CA1 URBAN RESIDENTIAL have a consistent rhythm and spacing between dwellings a wide road corridor. The design proposals take the opportunity to 4.33 The formality of the Urban Residential Character Area will irrespective of the typology. positively respond to this new context with less reason for continuous building lines as part of creating enclosed streets and spaces. provide a distinct response to the SWDR frontage, providing A range of building types will characterise the Urban an attractive and legible edge to the most visible part of the Residential typology. These will be coherently arranged SDL. Consistency of building lines within groups, rhythm to provide consistent building types within groups, that and spacing between dwellings, typically consistent building respond to the varying character of the SWDR from east The emphasis on townhouses, terraces and apartments to generate heights, and formal tree planting and boundary treatments to west. a more ‘urban’ feel has been superceded by a broader range of will underpin this character. Built Form typologies and a greater proportion of 2 storey dwellings. The The prevailing building height will be 2 storey. Increased formality envisaged for this character area is maintained through the heights of 2.5 and 3 storey will typically occur at the arrangement of common building types within groups. intersection of key routes on the SWDR and where landmark buildings are required to aid place-making, legibility and way-finding.
Indicative Average 35 – 45 dph Consistent with the 40-45dph range Density
Indicative Block Configuration
Approach to Streets, The hard landscape emphasis will prevail within the Neighbourhood A formal tree and landscape design response will Open Space and Centre, with a soft landscape emphasis elsewhere responding to the complement the regular tree planting along the SWDR. Landscape Design adjacent strategic open space context. Parking will typically be provided on-plot behind the building line, with occasional parking courts to serve H) DETAILING, RICHNESS dwellings and apartments at key locations. AND INTEREST Residential Parking Supplementing the main accesses from the SWDR, A VARIETY OF MATERIALS FROM occasional localised access points may serve up to 10 A COMMON PALETTE WILL HELP dwellings via parallel private drives. CREATE A RICHNESS AND A formal design response with a consistent suite of INTEREST WITHIN A CONSISTENT Residential Boundary boundary treatments including low walls, railings and ARCHITECTURAL LANGUAGE Treatment shrub planting to those buildings with a set-back. Consistent with the SPD, a restrained palette of colours will typify the Urban Residential character area and the wider Phase 2 of the SDL. Red brick and tiled roofs will Materials comprise the dominant element with white render and white painted brick work and tile hanging subservient elements in the streetscene
48 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION URBAN RESIDENTIAL Central Parkland straddling the SDR, H providing a multi functional destination A D space for play and informal recreation C Consistent building typologies within I groups with prevailing 2 storey B E dwellings overlooking open space J G Increased height up to 3 storey at F intersection of key routes to aid place- C making B Allocated parking (2.5x5m) to the side of dwellings on plot behind the building D D line and within occasional parking courts. NSS compliant dwellings with K an appropriate internal layout to E accommodate a range of lifestyles Garages (3x7m) set-back behind the building line and deterring informal F parking that obstructs footway 22m back-to-back distance and minimum garden length of 11m, G roughly rectangular in shape Secure external access to the rear H garden for cycle storage.
Back Gardens I A Visitor parking (2.5x6.5m) within J parallel bays on street Building line parallel to the street with a typically consistent building line K within groups
Based on the Car Parking Standards this vignette provides 23 allocated and 7 unallocated spaces (for 16 dwellings - 4x4B, 3x3B, 9x1B) URBAN RESIDENTIAL CHARACTER AREA - ILLUSTRATIVE VIGNETTE - 2B
DESIGN AND ACCESS STATEMENT 49 ILLUSTRATIVE PRECEDENT IMAGES
50 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION URBAN RESIDENTIAL
Residential uses set-back from and A fronting the SDR
I Consistent building typologies within groups with prevailing 2 storey dwellings B G overlooking open space
Building line parallel to the street with a B C D consistent building line within groups C E Allocated parking (2.5x5m) to the side of dwellings on plot behind the building line D and within occasional parking courts. A NSS compliant dwellings with an appropriate internal layout to E accommodate a range of lifestyles
Visitor parking (2.5x6.5m) within parallel F bays on street
22m back-to-back distance and minimum garden length of 11m, roughly G rectangular in shape F Secure external access to the rear garden H for cycle storage. Back Gardens I
A
Based on the Car Parking Standards this vignette provides 28 allocated and 4 unallocated spaces (for 14 dwellings - 9x3B, 5x2B)
URBAN RESIDENTIAL CHARACTER AREA - ILLUSTRATIVE VIGNETTE - 2A
DESIGN AND ACCESS STATEMENT 51 CA2 GENERAL RESIDENTIAL DESIGN GENERAL RESIDENTIAL PRINCIPLES VARIATION FROM SPD PRINCIPLES 4.34 The General Residential Character Area will be characterized COMPONENTS by a semi-formal layout that creates a varied townscape and A semi-formal layout will characterise the General wide range of dwelling types. This area will provide a transition Residential area. This will be achieved through careful between the Urban Residential and Rural Interface areas and General Layout articulation of building lines, set-backs, plot widths and will provide for increased building heights of 2.5 and 3 storey groupings to create a coherent but more relaxed and on landmark buildings and around key nodes. varied townscape. Terraces, semi-detached and detached building typologies with occasional apartments will reinforce the semi-formal character. These shall be arranged to Built Form provide enclosure to streets and spaces. 2 storey building heights will be commonplace, with the potential for increased heights of 2.5 and 3 storey on landmark buildings and around key nodes.
Indicative Average 30-40dph Approximately 30-40dph Density
Indicative Block Configuration
A combination of hard and soft landscape treatments Approach to Streets, will perpetuate the semi-formal character and allow the Open Space and General Residential area to create a variety of distinct, Landscape Design legible spaces. A variety of parking typologies will be integrated into the design approach to ensure the public realm is not Residential Parking dominated by the private car and respond to the range of building typologies characteristic of this area.
Residential Boundary A mix of walls, railings, hedges and shrub planting will Treatment provide a semi-formal character.
The General Residential character area will comprise Materials brick (in a variety of hues), painted brick and render with tiled roofs
ILLUSTRATIVE PRECEDENT IMAGES’
52 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION GENERAL RESIDENTIAL
Existing retained trees within incidental A H informal open space NSS compliant dwellings with an appropriate internal layout to B F accommodate a range of lifestyles
Landmark buildings up to 3 storeys C G around key nodes Allocated parking (2.5x5m) to the side of E dwellings on plot behind the building line D and within occasional parking courts. Varied building typologies overlooking open space providing enclosure to streets E A B and spaces 22m back-to-back distance and minimum garden length of 11m (2st), with extended C F separation distances for dwellings and apartments over 2 storeys
Secure external access to the rear garden G E for cycle storage.
Back Gardens H
A Based on the Car Parking Standards this vignette D provides 58 allocated and 16 unallocated spaces (for 38 dwellings - 3x4B, 13x3B, 16x2B, 6x1B)
H
GENERAL RESIDENTIAL CHARACTER AREA - ILLUSTRATIVE VIGNETTE - 3 A
DESIGN AND ACCESS STATEMENT 53 CA3 RURAL INTERFACE DESIGN RURAL RESIDENTIAL PRINCIPLES VARIATION FROM SPD PRINCIPLES 4.35 The Rural Interface Character Area will reflect its edge COMPONENTS of settlement location and the necessity to provide an The layout of the Rural Interface will be characterised appropriate transition to the SANG and open countryside by an informal, varied building line with occasional beyond. An organic and informal layout will typify this edge, General Layout significant variation in set-back. Buildings will front onto with the identity reinforced by varied building lines, set-backs and positively address the open space and rural as part of and consistency of dwelling typologies, building heights, soft a best practice design approach. boundary treatment and densities at the lower end of the Detached and semi-detached typologies will characterise spectrum. the rural interface with varied gaps between buildings contributing to the informal, loose feel of this edge. Built Form Building heights shall be a consistent 2 storey, as part of providing an appropriate transition to the SANG and open countryside.
Indicative Average 25-35dph Approximately 25-30dph Density
Indicative Block Configuration
Streets will have an informal, soft landscape emphasis, Approach to Streets, reinforced by reduced street widths, the immediately Open Space and adjacent open space, rural context and soft landscaped Landscape Design front gardens. Parking will typically be provided on-plot, behind the Residential Parking building. Localised widening of streets and private drives will provide opportunities for on-street visitor parking. A combination of hedges, shrub planting and rural Residential Boundary fencing will provide informal and varied boundary Treatment treatments whilst maintaining clear definition between public and private space. A limited palette of materials, typically comprising brick and plain tile. Render, painted brick and timber cladding Materials may feature to landmark buildings and as subservient elements in streetscenes.
ILLUSTRATIVE PRECEDENT IMAGES’
54 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION RURAL INTERFACE
Allocated parking (2.5x5m) to the side of A dwellings on plot behind the building line Informally arranged detached and semi- B C detached 2 storey dwellings overlooking B open space D 22m back-to-back distance and minimum garden length of 11m, roughly C rectangular in shape F Garages (3x7m) set-back behind the building line and deterring informal D I parking that obstructs footway NSS compliant dwellings with an appropriate internal layout to E accommodate a range of lifestyles Secure external access to the rear F garden for cycle storage.
Back Gardens G
A Visitor parking (2.5x6.5m) within parallel H bays on street
Building line set-back from the footway I H to provide privacy and a front garden
G Based on the Car Parking Standards this vignette E provides 22 allocated and 4 unallocated spaces (for 11 dwellings - 3x4B, 8x3B)
RURAL INTERFACE CHARACTER AREA - ILLUSTRATIVE VIGNETTE - 4
DESIGN AND ACCESS STATEMENT 55 CA4 NEIGHBOURHOOD CENTRE 4.36 The Neighbourhood Centre will form a key focal point in the walkable neighbourhood structure of the SDL. The importance and legibility of this destination and contribution to wayfinding E will be reinforced through a layout that is focused around a new human scale public space with a high degree of enclosure through continuous frontages and increased storey heights. A H variety of uses and dwelling typologies will contribute towards E an active, vibrant, safe and attractive destination.
LOCAL CENTRE (MIXED USE) D C
Local Food Store (500m2 GEA) A Community Centre (700m2 GEA) over 2 floors B on 500m2 of land A 330m2 GEA of other retail uses C
Service Courtyard with ancillary parking D
Residential uses fronting SWSDR E Shared public parking to serve retail, F B community and SANG uses (72 spaces) F Pumping Station G Access Road serving Local Centre, School and H F potential Sports Hub Access SANG I
G
I
ILLUSTRATIVE NEIGHBOURHOOD CENTRE PLAN
56 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION LOCAL CENTRE (SCHOOL)
1.8ha school site A
Staff/ Visitor Parking with delivery access B to kitchens
Entrance C
Hall and, ancillary accommodation and D nursery space
Reception and Infant classrooms E G Formal Sport F
B Informal Play G
E Drainage Ditch H A H Play Area I
D
C
F
I
LOCAL CENTRE (SCHOOL) - ILLUSTRATIVE VIGNETTE - 1
DESIGN AND ACCESS STATEMENT 57 DESIGN NEIGHBOURHOOD CENTRE PRINCIPLES COMPONENTS
The layout of the Neighbourhood Centre will be focused around a central shared surface space. This will serve an amenity and parking function where compatible with delivering a high quality space.
General Layout Buildings will front onto and positively address the space with active edges onto public areas.The size and enclosure of the space shall be informed by successful local precedents. The space shall be permeable and maintain connections to Easthampstead Road, the SWDR and SANG. Apartments and terraced dwellings will be the predominant residential typologies. Gaps between building will be limited, contributing to a Built Form high degree of enclosure to the public space. Building heights will range from 2 storey (or equivalent), to 3 storey with the occasional 4 storey element as part of creating a legible focal point to the SDL.
Indicative Average n/a Density
Streets and spaces will have a hard landscape emphasis Approach to Streets, with formal tree planting. Where not conflicting with Open Space and other functions, the public realm will look to bring Landscape Design forward shared space principles. Parking for non-residential uses will typically be provided within the public realm and shared between uses. Allocated residential parking provision shall be provided Residential Parking in a variety of different ways, including on-plot and courtyard provision within the street and within blocks behind the building line. Boundary treatments shall typically comprise a Residential Boundary combination of privacy strips and railings demarcating Treatment small private spaces with modest set-backs. The restrained palette of materials applied to the other character areas shall be embraced within the Materials Neighbourhood Centre. This may be supplemented by other secondary and complementary materials to create a contemporary ‘heart’ to Phase 2.
58 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION DESIGN AND ACCESS STATEMENT 59 60 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION LANDSCAPE STRATEGY PLAN LANDSCAPE STRATEGY PLAY STRATEGY 4.37 This section of the DAS should be read in conjunction with and hedgerows also require removal due to the WBC SDR 4.43 The proposals recognise the importance of play and therefore the Green Infrastructure Strategy documentation submitted application, and these are also identified by the AIA. A the design of these spaces has been integral to the overall with the application. Landscape design is a key component summary is provided in the table below: masterplanning for the development. All of the proposed play for creating a successful development as part of Phase 2 of spaces would be designed in accordance with the Wokingham the SWSDL. The green spaces will be an integral part of the Category Removal due to SDR Removal due to Phase 2B Borough Council’s Play Space Design Guide (March 2018). place and will create a strong landscape structure across the A 3 Individual Trees 0 4.44 The proposed spaces typically exceed the sizes recommended site. The new green infrastructure has been a driving factor B 6 Individual Trees 1 Individual Tree within the guidance and are able to provide a range of safe, in the creation of new routes, spaces and habitats within the 2 Groups accessible and high-quality play environments for a wide age masterplan. The landscape helps to further define the public C 11 Individual Trees 18 Individual Trees range of children and young people. and private space whilst adding colour, water, seasonal interest 6 Groups 3 Groups 4.45 Play spaces have been located to maximise their surroundings and biodiversity to the development whilst safeguarding and and settings including utilising existing trees to provide a seeking to enhance existing key landscape features. 4.41 The landscape proposals seeks to mitigate for the loss of dynamic play space whilst being screened from more sensitive 4.38 Successful green spaces help create more attractive places trees and hedgerows across the site, with replacement tree areas. and provide safer routes. From an ecological perspective they planting within key locations within the site, and a significant 4.46 The locations of the play spaces have been distributed across can also increase flood protection and sustainable drainage number of new trees, shrubs and hedgerows proposed to be the development in order to allow maximum access for the as well as providing better microclimates and enhancing planted throughout the development. residential properties. biodiversity. Design Council CABE outline the following 8 4.42 It is important to note that the landscape strategy has 4.47 The play spaces will be multi-functional with a variety of qualities of successful open spaces: been designed to create a cohesive strategy for the Project opportunities for children and young people of different ages • Sustainability; Development, including land at Phase 2b of the SWSDL and and abilities. In addition to play equipment, open space will neighbouring land at Phase 2a. • Character and distinctiveness; provide opportunities for informal play and space for social • Definition and enclosure; interaction between children, parents and carers. • Connectivity and accessibility; 4.48 Natural elements such as boulders and logs would be used • Legibility; appropriately throughout all play spaces providing children with opportunities to be engage with natural elements that • Adaptability and robustness; encourage imaginative and social play. • Inclusiveness; and I)QUALITY WITHIN THE • Biodiversity PUBLIC REALM 4.39 The landscape strategy has been strongly influenced by ALL SPACES WILL SERVE A CLEAR FUNCTION AND PURPOSE WITH the existing landscape features including the Emm Brook, ROUTES AND THAT ARE ATTRACTIVE trees, woodland and hedgerows. The strategy has also been AND SAFE WITH GOOD NATURAL influenced by existing infrastructure including the overhead power lines and has been developed in conjunction with both SURVEILLANCE the ecology and sustainable drainage strategies. 4.40 A site wide tree survey and Arboricultural Impact Assessment (AIA) has been prepared by DPA, and accompanies this application. With regard to Phase 2B, the AIA has identified that there are a number of individual and groups of trees and hedgerows that are required to be either wholly or partially removed as a result of Phase 2B application. Further trees
DESIGN AND ACCESS STATEMENT 61 LANDSCAPE MASTERPLAN 62 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION 4.49 The landscape strategy comprises; • Central Parkland containing a series of wet, semi-wet and dry basins, swales and play spaces; • Northern Natural/Semi-Natural Corridor with allotments and wet basins; • Southern Natural/Semi-Natural Corridor with allotments and wet basins; • Eastern Amenity Areas with wet basin and play space; • Western Amenity Areas with wet basin and play space; and • Phase 2b SANG.
Central Parkland Northern Natural/Semi-Natural Corridor Southern Natural/Semi-Natural Corridor Eastern Amenity Areas; Western Amenity Areas; and Phase 2b SANG.
DESIGN AND ACCESS STATEMENT 63 Central Parkland Northern Natural/Semi-Natural Corridor 4.50 The Central Parkland is a large area of public open space 4.55 A section of the retained Emm Brook tributary, along with 4.62 The Northern Natural/Semi-Natural Corridor will provide at the heart of land at Phase 2b of the SWSDL. This multi- a diverted section, run east to west, through the Central a natural buffer to the railway line and incorporate existing functional space, which is more formal in character, would Parkland, which will be enhanced through planting, and tree vegetation. This area would also include the existing provide a green ‘destination’ for residents and visitors with provide an attractive ‘blue’ feature through the space. powerlines. The western section to Easthampstead Road spaces for play as well as informal recreation. Furthermore a series of swales would connect to wet, semi- would be overhead cables with associated pylons whilst for 4.51 Existing retained trees are incorporated into the Central wet and dry basins that provide on-site water management the eastern section beyond Easthampstead Road, the cables Parkland, and these trees help to provide a more mature as well as features throughout the space. Wet basins would would be underground. character to the space. Proposed tree, shrub and grassland be planted with suitable wetland shrubs and marginal plants 4.63 As a green corridor, areas of grassland, shrub and tree planting would aid with placemaking and create a range of to enhance and integrate these features into the character of planting will be managed appropriately to encourage wildlife habitat opportunities. Feature trees, swathes of meadow and the parkland. use from birds, mammals, reptiles and amphibians. Native bulb planting and ornamental planting would provide focal 4.56 The semi-wet basins and swales would be sown with suitable and wildlife-friendly species will be used where possible to points within the space through seasonal colour, flowering wetland grassland species that provide habitat opportunities further enhance the biodiversity value of this, creating a rich and architectural interest. Groups of tree and shrub planting for insects and reptiles whilst enhancing the visual amenity of habitat for local wildlife. would provide structure within the space in addition to eco- the basin. 4.64 The existing trees along the railway line, Easthampstead Road system services such as carbon capture and noise mitigation. 4.57 The dry basins are proposed to be sown with grassland and PRoW no. WOKW FP10 to the east would be retained to 4.52 The parkland would contain three designated play spaces suitable for seasonally wet soils, but more regularly mown. provide an element of mature tree coverage. These areas of all developed in accordance with the South Wokingham ‘Play This would create the opportunity for multi-functional use of boundary vegetation would be strengthened with infill native Space Design Guide’ (March 2018). the basins as an additional play and amenity space. planting where required. Within the areas of underground 4.53 There are two Local Equipped Area for Play (LEAP) which would 4.58 Formal gathering spaces with hard surfacing, seating and powerline easement suitable grassland and shrub planting provide further play opportunities for middle age children. Play ornamental planting would provide nodal points, strategically in line with utility provider guidelines. A proposed footpath equipment, for both LEAPs, would predominantly be timber located, within the parkland where residents and visitors through this space would provide walking and cycling to aid in creating a natural looking play environment, with a can meet. There is the potential for these spaces to become opportunities that link into the wider site strategy and the range of equipment to allow for a variety of play scenarios outdoor community hubs where events and activities such as surrounding landscape. including physical, social and imaginative. walking groups can meet. 4.65 Two areas of allotments, with rectangular plots (126m2 4.54 A Multi Use Games Area (MUGA) and specific teen facility 4.59 Street furniture would be provided strategically throughout or 253m2 in size), and a community garden, is proposed would provide designated space for ball games and teenage the parkland to create seating opportunities, way finding, to provide growing opportunities for local residents. The children to play and meet socially. The design for this area information about play spaces and recycling opportunities for community garden would provide a communal growing space would be sympathetic to the wider aesthetic of the parkland residents and visitors. that would feature a mixture of heritage fruit species including apple, pear and plum. The garden and orchard would provide and deter anti-social behaviour. The central LEAP and MUGA 4.60 Design proposals around the listed buildings at Britton’s Farm local residents with the opportunity to organise community would be linked via a dedicated crossing point across the would create filtered views out onto the Central Parkland. led activities that would aid the success of the space and SWDR. Views of the proposed play space would be softened by the encourage residents to engage in their local landscape. retained trees in addition to additional tree and shrub planting. The MUGA would be sited across the SWDR to minimise impact 4.66 Street furniture including appropriate timber benches, would on this sensitive area. provide opportunities for residents and visitors to enjoy the restorative benefits of the spaces whilst bin provision would 4.61 The existing PRoW (WOWK FP 5) will be retained through the allow users to help care for the space. Central Parkland. This existing recreation route will provide a connection between the Eastern Gateway and Easthampstead Road in the west.
64 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION 4.67 Semi-wet basins and connecting swales provides water Eastern Amenity Areas Western Amenity Areas management within the Northern Natural/Semi-Natural 4.71 The areas of amenity green space within the eastern half of the 4.75 The areas of amenity green space within the western half of Corridor, as part of the wider SuDs strategy. It is proposed that Site aim to provide semi-formal open space close to the areas land at Phase 2b aim to provide quieter spaces away from the semi-wet basins and swales would be sown with suitable of residential development. The larger space to the east of the the Central Parkland. The northern and south western areas wetland grassland that would support habitat creation and Site would include a wet basin and the enhanced and diverted contain dry basins, with groups of trees and shrub planting to provide visual amenity. Emm Brook tributary, that connect to the SuDs features provide structure within the spaces. Southern Natural/Semi-Natural Corridor within the neighbouring Phase 2a development and within the 4.76 The southern amenity area is centred around a proposed Central Parkland. This wet basin, along with the one on the 4.68 The Southern Natural/Semi-Natural Corridor is proposed destination play space. The proposed NEAP would provide western side of the Eastern Gateway junction, would provide to provide a buffer to Waterloo Road in the west and the formal play opportunities for children with a range of a strong gateway feature within the landscape. Wetland shrub surrounding areas of agricultural land. This southern corridor equipment to encourage physical, social and imaginative and marginal planting would provide habitat opportunities contains existing trees and vegetation that would be retained. play. This area is to the south of the local centre and would and enhance the visual amenity of the landscape. This includes an area of Ancient Woodland west of Locks be developed in accordance with the South Wokingham ‘Play Farm. This existing vegetation provides diversity to the treed 4.72 Existing trees would be retained to provide mature tree canopy Space Design Guide’ (March 2018). environment along the southern boundary and provides an cover. Further shrub and tree planting beyond the basin would 4.77 Tree and shrub planting would aim to provide structure and element of enclosure that is proposed to be enhanced with aid placemaking and seek to provide a buffer between the height to the space with proposed sensory semi-ornamental further tree and shrub planting. residential dwellings and infrastructure network. planting around the play spaces to engage children in 4.69 A series of wet and semi-wet basins are proposed to provide 4.73 Informal footpaths would provide a link to the southern interacting with nature. on-site water management in addition to being features within natural/semi-natural corridor and the wider recreation the landscape that enhance the character of this semi-natural routes. Benches would afford seating opportunities at key space. It is proposed that the wet basins would be planted points within the space. with wetland shrubs and marginal planting, whilst the semi- 4.74 Local greens within the residential area to the south provide a wet basins would be sown with suitable wetland grassland local space in the centre of the built form focused around the that would support habitat creation whilst maintaining visual retained existing trees, which would be further enhanced with amenity within the space. proposed tree and shrub planting. Mown amenity grassland 4.70 Allotment plots are also proposed within this corridor to the would aim to create opportunities for informal recreation and east of Easthampstead Road and north of Pearce’s Farm. In provide an attractive setting for the dwellings that would front addition to providing growing opportunities, the allotments these spaces. have the potential to help tackle health inequalities by providing access to fresh fruit and vegetables, encouraging physical activity and providing a space for the community to come together to support social integration and enrich mental health.
DESIGN AND ACCESS STATEMENT 65 SANG PLAN
66 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION Land at Phase 2b SANG 4.78 The land at Phase 2b SANG would seek to provide an attractive, naturalistic and biodiverse greenspace for residents and visitors of the development. The proposed character of the SANG is in keeping with the wider landscape context with woodland to tie into existing Ancient Woodland and wetland corridors along the Emm Brook. 4.79 The SANG consists of two areas divided by the access road to Ludgrove School. The space to the north of the access road is more intimate and enclosed in character defined by the existing trees and woodland. In contrast the southern area is proposed to be a mosaic of vegetation types and spaces that create a sense of discovery for residents and visitors. 4.80 A primary, formal footpath around the entire SANG would provide a 2.5km circular walking route with secondary informally surfaced footpaths providing additional routes. Further links, formed by mown paths, provide informal routes through the space. Where required footpaths would have suitable crossings over the Emm Brook and swales to allow for continued access through the SANG area. 4.81 Primary access is provided from the local centre where car parking would be provided. Secondary access points; along the northern boundary provide connections into the proposed residential areas; along the western boundary would provide a link to the sports hub and PRoW WOKW FP10; and along the southern boundary would provide a link to the Public Right of Way Network. 4.82 Seating and litter/dog bins would be provided in key locations with signage and interpretation boards focused around access points to minimise built intrusion on the otherwise naturalistic environment. 4.83 Eco-tones are proposed across the Site ranging from woodland, woodland edge, shrub and grassland planting. This gradation of vegetation types across the site seek to provide a rich mosaic of habitats that would support a diverse range of mammals, birds, invertebrates and reptiles. 4.84 The Emm Brook, and associated tributaries, some of which would be enhanced and diverted, flow through the SANG. Wetland meadow grassland along the Emm Brook would
DESIGN AND ACCESS STATEMENT 67 SITES MUST
Have adequate visitor parking (for sites larger than 4ha and greater 25 spaces provided within car park (long term parking provided within the provide biodiversity enhancements and create a visually than 400m away from its linked developments). It must be easily and local centre, short term temporary car park is provided where NEAP is to be appeal edge to the water course. safely accessible by car and clearly sign posted located. 4.85 Away from the tributaries, wildflower meadow and species Have a 2.3-2.5km circular walk around the SANG 2.7km circular route with access to the car park, surrounding PRoWs and the rich long grass would provide varying degrees of managed new development. grasslands to provide habitat for reptiles and amphibians. It would also aid in creating a visually dynamic landscape for Have appropriate access points with a safe route of access on foot from Access is provided from the local centre and primary school. With potential residents and visitors. the nearest car park and footpaths to provide access into the surrounding residential areas as well as the safeguarded sports hub and Public Right of Way network. 4.86 To the north of the access track, the space consists an area of Ancient Woodland which would be retained and managed Be designed and perceived to be safe for users - there must not be tree Footpaths are predominantly located within open areas to maintain a appropriately as part of the wider SANG area. Footpaths and scrub cover along parts of the walking routes perception of safety. through this area would be sensitively constructed to avoid Some routes will pass through existing and proposed woodland to provide a damaging trees and habitat within this area. Further woodland variety of experiences which has been consulted with relevant stakeholders and tree planting would enhance the existing intimate and Have paths that are easily used and well maintained, however paths Formal circulation route is to be constructed from self binding buff gravel enclosed character of this area of the SANG. should remain unsurfaced to avoid an urban feel with timber edge 4.87 A Local Landscaped Area for Play (LLAP) is proposed within Be perceived as semi-natural spaces with little intrusion from artificial Street furniture is limited to key locations close to access points. Character the northern part of the SANG. This imaginatively landscaped structures, visually sensitive way-markers and some benches are of the street furniture is to be naturalistic and suitable for the SANG setting. area would seek to provide a range of play opportunities for acceptable children and young people including quieter spaces for calm (For SANGS larger than 12ha) Provide a variety of habitats for users to Within the SANG there are a variety of habitats including; wetland corridor, relaxation and social interaction. Logs, boulders and planting experience grassland, shrub and tree planting, orchard and woodland. would be used to further enhance the play value of the space. 4.88 South of the access track the SANG would consist of proposed Be accessible throughout the area and largely unrestricted with plenty The SANG has a perimeter dog proof fence to enable dogs to be freely woodland planting to the boundaries of the space. Native of space where it is possible for dogs to exercise freely and safely off exercised off the lead. woodland edge planting provides seasonal interest and further lead habitat provision with flowering ground flora species such as Be free from unpleasant intrusions (for example sewage treatment There are no unpleasant intrusions on site. Anemone nemorosa, Digitalis purpurea and Leucanhemum works smells) vulgare creating foraging opportunities for bees. 4.89 A series of meadow spaces would be divided by proposed IT IS DESIRABLE FOR SITES native hedgerow planting. These hedgerows would seek to To enable dog owners to take dogs from the car park to the SANG off the The enclosed nature of the car park will allow dog owners to take dogs from provide bat foraging and bird nesting habitat whilst bat boxes lead the car park to the SANG off the lead. would provide roosting opportunities within the areas of retained woodland. To be chosen with gently undulating topography The design of the SANG works with the existing topography of the site. 4.90 Pockets of tree and shrub planting would provide structure within the open meadow spaces. Native and wildlife-friendly To provide a naturalistic space with areas of open (non-wooded) A variety of spaces are provided within the SANG to create a naturalistic species would be used wherever possible to increase the countryside and areas of dense and scattered trees and shrubs environment including open grassland and woodland. benefit to local wildlife. 4.91 A wetland corridor along the Emm Brook tributary and To provide, where possible, a focal point such as a view point, monument The wetland corridor and orchard provide focal points within the southern proposed wet basins would provide further biodiversity etc within the SANG half of the SANG whilst the LLAP provides a focal feature within the northern section of the SANG.
68 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION SUMMARY enhancement. Proposed marginal plants, wetland shrub 4.94 In summary there are four key types of landscape spaces 4.97 Natural/Semi-Natural Corridors – The two Natural/Semi- planting and wetland meadow would aid in the creation of this provided across land at Phase 2b of the SWSDL. Natural corridors to the north and south of land at Phase naturalistic and richly diverse habitat that would be a focal 4.95 Parkland – the Central Parkland would provide a destination 2b provide green and blue corridors that link to the wider feature within the southern area of the SANG. Green Space for residents and visitors. Existing retained landscape framework. Existing vegetation would be retained 4.92 The primary and secondary walking routes through the SANG vegetation, proposed tree, shrub and grassland planting to maintain the mature tree canopy which would aid the run either side of the Emm Brook tributary with bridges would all aid in the place making of the formal character naturalistic character of these areas. Proposed tree, shrub providing access across the watercourse. These walking routes within in this area of green infrastructure. The retained and and grassland planting, along with swales and semi-wet would provide attractive, alternative recreation opportunities diverted Emm Brook tributaries, along with a series of dry, basins would enhance the biodiversity value of these areas for residents to limit the recreation impact on the Thames semi-wet and wet basins all link into the wider SuDS strategy. and provide a range of habitat and foraging opportunities for a Basin Heaths Special Protection Area (SPA). Play spaces provide a range of play opportunities for children range of wildlife. Allotments and a community garden within these corridors provide the local community with opportunities 4.93 Furthermore this wetland corridor would provide water of all ages with an emphasis on timber play equipment in- to grow their own food. management as part of the wider site SuDs strategy including keeping with the wider landscape character. managing the quantity and quality of the water run off to 4.96 Amenity Space – the amenity spaces spread through out 4.98 SANG – The land at Phase 2b SANG would provide an attractive, maintain and protect the natural water cycle. land at Phase 2b would provide quieter spaces for informal naturalistic and biodiverse area of green infrastructure. The recreation. Attenuation basins and retained mature trees SANG provides local recreation opportunities for residents provide focal features within these areas. Proposed tree, shrub to minimise the pressure on the Thames Basin Heaths SPA. and grassland planting will provide an element of biodiversity Retained existing woodland in the northern section of the value whilst retaining the visual amenity of these spaces. SANG helps to create an intimate and enclosed character to this area. Further woodland planting and meadow grassland along the Emm Brook tributary enhances the biodiversity of this area. 4.99 The southern half of the SANG consist a series of meadows, divided by hedgerows and pockets of tree and shrub planting to create a sense of discovery. The wetland corridor provides water management as part of the wider site SuDS strategy and creates a visually appealing focal feature with additional wildlife and biodiversity benefits.
DESIGN AND ACCESS STATEMENT 69 SUSTAINABLE DESIGN SUSTAINABLE BUILDING TECHNIQUES 4.100 Achieving sustainable development is at the heart of the 4.106 SANG - Besides the ecological enhancements, landscaping and 4.109 In addition to the sustainable design inherent in the masterplan planning system as set out in the National Planning Policy recreation opportunities, the SANG will include compensation approach, the environmental performance of Phase 2 of the Framework (NPPF). Delivering sustainable development is to offset the loss of storage associated to the removal of an SDL will be enhanced through the application of sustainable also a key objective of the Wokingham Borough Core Strategy. existing Thames Water/WBC attenuation pond – located to the building construction techniques in line with current Building 4.101 The South Wokingham SDL SPD recognises that the SWSDL immediate west of Easthampstead Road. This feature is being Regulations. Sustainable construction measures typically provides a significant opportunity to design in measures that removed to allow space for the new corridor of the Wokingham comprise a combination of the following: will help mitigate and deal with the effects of climate change Borough Councils promoted Southern Distributor Road (SDR). • Improved energy efficiency through siting, design and through sustainable urban design. The following elements are 4.107 The SANG will also provide opportunity to attenuate elements orientation; identified as central to this approach. of Phase 2b drainage and highway drainage from the SDR. • Considering fabric efficiency in the design of buildings; There is also a requirement for flood mitigation measures 4.102 Land Use and Travel – The SDL will provide a mix of services • Use of building materials capable of being recycled; and and homes to reduce travel, including providing accessible to be included within the Emm Brook corridor to balance • An element of construction waste reduction or recycling. neighbourhoods in which all homes are within approximately downstream flood risk post construction of the SDR. 5 -10 minutes walking distance to a Neighbourhood Centre. 4.108 The basin will also accommodate approximately 1,500m2 Neighbourhood Centres should be co-located with schools (0.15Ha) of permanent water as wetlands to enhance and public transport to reduce the need to travel. A clear biodiversity as well as provide water quality improvements. network of safe and attractive pedestrian and cycle routes within and beyond the boundary will be required to encourage sustainable travel. 4.103 Layout and Orientation – requiring detailed layouts to: position buildings to avoid overshadowing of southern elevations and maximise use of natural daylight; and use landscape to reduce effects of wind and to reduce solar gain during summer months. 4.104 Surface Water – The Site is located entirely within Flood Zone 1 (taking into account the proposed realignment and enhancements of the Emm Brook Tributary that will redefine the flood zones following the implementation of the SDR). 4.105 Surface water drainage strategy for the Site comprises the discharge of surface water runoff from the proposed development area via permeable paving, swales, geocellular storage and a series of wet and dry detention basins, in to on-site surface waterbodies at greenfield runoff rates and in accordance with best practice sustainable drainage techniques (SuDS). Full details of the SuDS strategy are provided within the FRA submitted with this application.
70 SOUTH WOKINGHAM - LAND AT PHASE 2B OF THE STRATEGIC DEVELOPMENT LOCATION COMMUNITY SAFETY 4.110 One of the key design objectives of the National Planning 4.113 The following key attributes have been integrated into the Policy Framework (NPPF) states that developments should: design proposals: “…create places that are safe, inclusive and accessible and • A hierarchy of well-defined routes and spaces, with all routes which promote health and well-being, with a high standard necessary and serving a specific function or destination; of amenity for existing and future users, and where crime • Segregation of transport modes is minimised to maximise and fear of crime, do not undermine the quality of life or natural surveillance through increased usage of routes; community cohesion and resilience” (para. 127 subsection F, • The structure of the development will be based on a NPPF 2019) street and perimeter block framework, providing a clear 4.111 This reinforces the importance of crime prevention in the distinction between the public and private realm to provide planning system as set out in the Planning Practice Guidance surveillance and limit opportunities for access to the rear (2014), which emphasizes that crime prevention should not be of properties. addressed separately from other design considerations and • Passive and natural surveillance of public areas will be working with the police force to share relevant information afforded by properties positively addressing these spaces. and good practice. A balanced mix of uses, housing types and tenure will help 4.112 The design proposals for Phase 2 of the SDL embrace this provide surveillance throughout the day; approach and have been developed with regard to the principles • Ownership of spaces will be reinforced through the relating to Layout and Design contained in Secured By Design masterplan providing a clear distinction between public, New Homes 2014 guidance relevant to this application to communal, semi private and private spaces by virtue of the reduce the opportunity for crime and fear of crime. block structure, building layout, boundary treatment and materials; • The perimeter block layout will achieve a level of security that will be further enhanced at the reserved matters stage by complying with Secured by Design principles;
• Activity will be promoted in streets and spaces by making G) SECURE, NATURAL these attractive and safe environments and incorporating SURVEILLANCE architectural details that add ‘life’, including front doors STREETS AND SPACES WILL BE that address the public realm and positioning of windows. PROPERLY OVERLOOKED, PROVIDING EFFECTIVE PASSIVE AND ACTIVE
POLICING
DESIGN AND ACCESS STATEMENT 71 APPENDIX 1 | BUILDING FOR LIFE ASSESSMENT
Q1 CONNECTIONS Q2 FACILITIES AND SERVICES Q3 PUBLIC TRANSPORT
‘DOES THE SCHEME INTEGRATE INTO ‘DOES THE DEVELOPMENT PROVIDE (OR ‘DOES THE SCHEME HAVE GOOD ACCESS ITS SURROUNDINGS BY REINFORCING IS IT CLOSE TO) COMMUNITY FACILITIES, TO PUBLIC TRANSPORT TO HELP REDUCE EXISTING CONNECTIONS AND CREATING SUCH AS SCHOOLS, WORKPLACES, CAR DEPENDENCY?’ NEW ONES; WHILST ALSO RESPECTING PARKS, PLAY AREAS, PUBS OR CAFES?’ EXISTING BUILDINGS OF THE DEVELOPMENT SITE?’
Phase 2 of the SDL connects with Waterloo Road and Easthampstead The development is close to the built up area of Wokingham, including The SWDR will facilitate the delivery of frequent public transport Road to integrate with the rural hinterland to the south and the built up the town centre, railway station and range of education, community, services across the development. These will serve the key destinations area of Wokingham to the north; retail and employment uses; in Wokingham and Bracknel. The proposals assimilate and provide frequent access to the SDL, Phase 2 of the SDL also provides a land for a new neighbourhood centre providing a new strategic route to the south of Wokingham, linking a and primary school, complementing the recent provision within Phase 1 the A329 London Road via a new bridge crossing of the railway line to of the SDL to the north; Finchampstead Road; A wide range of open space typologies in accordance with the WBC Existing public rights of way are retained in-situ within open space and requirements is provided, including SANG, play areas, allotments and form part of a enhanced network of recreation routes within the site and informal open space links to the wider area; The Grade II Listed Farmhouse is retained within open space, respecting it’s setting.
“WE BELIEVE THE SCHEME INTEGRATES INTO “THE DEVELOPMENT IS CLOSE TO COMMUNITY “WE BELIEVE THE SCHEME HAS GOOD ACCESS ITS SURROUNDINGS BY REINFORCING EXISTING FACILITIES, SUCH AS WORKPLACES, PARKS, PLAY TO PUBLIC TRANSPORT TO HELP REDUCE CAR CONNECTIONS AND CREATING NEW ONES; AREAS AND PUBS” DEPENDENCY” WHILST ALSO RESPECTING EXISTING BUILDINGS OF THE DEVELOPMENT SITE” APPENDIX 1 | BUILDING FOR LIFE ASSESSMENT
Q4 MEETING LOCAL HOUSING Q5 CHARACTER Q6 WORKING WITH THE SITE AND ITS REQUIREMENTS CONTEXT
‘DOES THE DEVELOPMENT HAVE A MIX OF ‘DOES THE SCHEME CREATE A PLACE ‘DOES THE SCHEME TAKE ADVANTAGE HOUSING TYPES AND TENURES THAT SUIT WITH A LOCALLY INSPIRED OR OF EXISTING TOPOGRAPHY, LANDSCAPE LOCAL REQUIREMENTS?’ OTHERWISE DISTINCTIVE CHARACTER?’ FEATURES (INCLUDING WATER COURSES), TREES AND PLANTS, WILDLIFE HABITATS, EXISTING BUILDINGS, SITE ORIENTATION AND MICROCLIMATE?’
Phase 2 of the SDL will provide a range of housing types and tenures, The extensive public consultation and stakeholder engagement first The existing hedgerows, individual trees, groups and woodland features including affordable housing, that has the potential to meet the associated with preparation of the SPD, then as part of the pre- are substantially retained, including an area of Ancient Woodland as one identified local need in accordance with the SHMA 2016. application design process and ongoing technical work have shaped the of the key structuring element of the masterplan framework; masterplan framework. This has created a place which responds to the Affordable housing will be provided in accordance with WBC The alignment of the SWDR embraces the existing topography and unique opportunities and constraints of the SDL together with the policy requirements and include a split between on-site provision and off-site landscape features including trees, high voltage overhead power line requirements and aspirations of stakeholders; contribution as agreed with officers; alignments and watercourses to integrate with the character of the site; The local vernacular and character of the surrounding area is embraced The context assessment from Section 2 has informed the design through the application of key urban design principles, including approach to create a contextually responsive proposal. respecting the scale and massing of the surrounding area, materials, forms and relationships to streets and spaces; The distinctive character of the proposal is further reinforced by the expression of different characters within Phase 2 of the SDL, which responds to the different edge relationships within the SDL to create a distinctive and legible place.
“IT IS INTENDED THAT THE DEVELOPMENT WILL “WE BELIEVE THE SCHEME CREATES A PLACE “WE BELIEVE THE SCHEME TAKES ADVANTAGE OF HAVE A MIX OF HOUSING TYPES AND TENURES WITH A LOCALLY INSPIRED OR OTHERWISE EXISTING TOPOGRAPHY, LANDSCAPE FEATURES, THAT SUIT LOCAL REQUIREMENTS” DISTINCTIVE CHARACTER” TREES AND PLANTS, WILDLIFE HABITATS, EXISTING BUILDINGS, SITE ORIENTATION AND MICROCLIMATE” Q7 CREATING WELL DEFINED Q8 EASY TO FIND YOUR WAY AROUND? Q9 STREETS FOR ALL STREETS AND SPACES
‘ARE BUILDINGS DESIGNED AND ‘IS THE DEVELOPMENT DESIGNED ‘ARE STREETS DESIGNED IN A WAY THAT POSITIONED WITH LANDSCAPING TO TO MAKE IT EASY TO FIND YOUR WAY ENCOURAGE LOW VEHICLE SPEEDS AND DEFINE AND ENHANCE STREETS AND AROUND?’ ALLOW THEM TO FUNCTION AS SOCIAL SPACES AND ARE BUILDINGS DESIGNED SPACES?’ TO TURN STREET CORNERS WELL?’
The Illustrative Master Plan and proving layout vignettes demonstrates Consistent with adopting a best practice design approach that responds The Southern Distributor Road (SWDR) has been designed by how the proposals will positively define streets and address open spaces to the site characteristics and context, the development will have an Wokingham Borough Council to serve a strategic function, carrying a as part of a best practice design approach based on strong perimeter inherent sense of place and legibility, including a strong landscape high volume of traffic at speeds of 30mph. Controlled crossing points at block structure; framework; key intersections will connect the Phase 2 of the SDL north and south of this route in a safe and convenient manner; Key buildings will be designed to turn corners to provide active frontages The street and perimeter block structure will further reinforce the ability and natural surveillance to streets and spaces; to create a mental map of the place by virtue of a comprehensive street Away from the SWDR, streets will have a greater emphasis on place- hierarchy and four distinct character areas that differentiate key edges making with reduced vehicle speeds. The hierarchy of proposed streets A hierarchy of street types, as evidenced in Section 4 of this Statement, and focal points within Phase 2 of the SDL; consistently increases the emphasis of pedestrians and cyclists, with with well proportioned height to width ratios will further enhance the lower order streets providing the greatest opportunities for streets to definition and quality of street types and spaces. The application of urban design principles that provide views to existing function as social and play spaces; and proposed landmark buildings, features and destinations will further help people to understand where they are within the development. The application of good urban design principles in the form of a strong street and perimeter block structure will ensure the public realm is well overlooked and the vitality of streets is maximized.
“BUILDINGS WILL BE DESIGNED AND POSITIONED “THE DEVELOPMENT WILL BE DESIGNED TO MAKE “STREETS WILL BE DESIGNED IN A WAY THAT WITH LANDSCAPING TO DEFINE AND ENHANCE IT EASY FOR RESIDENTS AND THOSE VISITING TO ENCOURAGES LOW VEHICLE SPEEDS AND STREETS AND SPACES, WHILE BUILDINGS WILL FIND THEIR WAY AROUND” ALLOWS THEM TO FUNCTION AS SOCIAL SPACES” BE DESIGNED TO TURN STREET CORNERS WELL” Q10 CAR PARKING Q11 PUBLIC AND PRIVATE SPACES Q12 EXTERNAL STORAGE & AMENITY SPACE
‘IS RESIDENTIAL AND VISITOR PARKING ‘WILL PUBLIC AND PRIVATE SPACES BE ‘IS THERE ADEQUATE EXTERNAL SUFFICIENT AND WELL INTEGRATED CLEARLY DEFINED AND DESIGNED TO STORAGE SPACE FOR BINS AND SO THAT IT DOES NOT DOMINATE THE HAVE APPROPRIATE ACCESS AND BE RECYCLING, AS WELL AS VEHICLES AND STREET?’ ABLE TO BE WELL MANAGED AND SAFE IN CYCLES?’ USE?’
The proving layout vignettes illustrate that a balanced range of parking In accordance with best practice, the curtilage between the public and The Wokingham Borough Design Guide SPD requires external storage typologies can come forward at the detailed stage that are well private realm to the front of properties will be well defined, typically for bins and recycling to be considered early in the design process and integrated into the layout and do not dominate streets; through vertical markers; integrated into the overall scheme so that they are not left out on the street. The subsequent reserved matters applications will be required to The parking provision will accord with the Wokingham parking The type of boundary treatment will vary between character areas comply with this SPD; standards. These reflect the proposals location, accessibility to public and within individual streets as part of creating a rich, varied and safe transport and car ownership trends such that the residential and visitor townscape; The Wokingham Borough Design Guide SPD and the Managing parking provision is appropriately provided; Development Delivery Local Plan set out the vehicle and cycle parking Each space within the development has a specific purpose and criteria that Phase 2 of the SDL will need to comply with, including Parking provision will typically be provided on plot, to the front of the function and will be designed to ensure an appropriate level of natural garages that are of sufficient size to function as a car parking space dwelling and within streets, with limited use of parking courts as part surveillance, accessibility and can be managed to a high standard in whilst providing an element of storage and cycle storage that is secure of creating active streets and reducing opportunities for anti-social perpetuity. and convenient to use. behavior and crime.
“RESIDENTIAL AND VISITOR PARKING WILL BE “AN OVERALL AIM WILL BE TO ENSURE STREETS “AN OVERALL AIM WILL BE TO PROVIDE ADEQUATE SUFFICIENT AND WELL INTEGRATED SO THAT IT ARE DESIGNED IN A WAY THAT ENCOURAGES EXTERNAL STORAGE SPACE FOR BINS AND DOES NOT DOMINATE THE STREET” LOW VEHICLE SPEEDS AND ALLOWS THEM TO RECYCLING, AS WELL AS VEHICLES AND CYCLES” FUNCTION AS SOCIAL SPACES” APPENDIX 2 | FACILITIES PLAN DISTANCE ISOCHRONES
FACILITIES PLAN (WESTERN WALKING DISTANCE) APPENDIX 2 | FACILITIES PLAN DISTANCE ISOCHRONES
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