Sequential Test
36 Victoria Road, Eton Wick, Berkshire, SL4 6LY
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB
Reference: 5850 Draft v1.0
Document Issue Record
Project: Sequential Test
Prepared for: Nigel Crowe
Reference: 5850
Site Location: 36 Victoria Road, Eton Wick, Berkshire, SL4 6LY
Proposed Development: It is understood that the development is for the demolition of the existing bungalow and construction of two semi-detached residential dwellings.
Consultant Date Signature
Author Oliver Harvey 07/12/2020
Document Check Lydia Sayers 08/12/2020
Authorisation Steven Brown 16/12/2020
Please Note:
This report has been prepared for the exclusive use of the commissioning party and may not be reproduced without prior written permission from Ambiental Environmental Assessment. All work has been carried out within the terms of the brief using all reasonable skill, care and diligence. No liability is accepted by AMBIENTAL for the accuracy of data or opinions provided by others in the preparation of this report, or for any use of this report other than for the purpose for which it was produced.
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Reference: 5850 Draft v1.0
Contents
1. Introduction ...... 3 Background ...... 3 Scope of Report ...... 3 2. Proposed Development and Location ...... 5 3. Flood Risk ...... 6 4. Definition of Study Area ...... 8 Royal Borough of Windsor and Maidenhead – 5 Year Housing Land Supply ...... 8 5. Reviewed sites ...... 10 Methodology ...... 11 Shortlisted Sites ...... 12 6. The Exception Test ...... 15 7. Conclusion ...... 16 Review of All Sites Constraints Flow Diagram
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1. Introduction Background 1.1 This report presents the findings of the Sequential Test that has been undertaken for the proposed demolition of the existing bungalow and construction of 2No semi-detached residential dwellings at 36 Victoria Road, Eton Wick, Berkshire, SL4 6LY.
1.2 According to the EA Flood Map for Planning (Figure 2), the proposed development site is located in Flood Zone 2 (Medium Risk). Flood Zone 2 has between 0.1% and 1% probability of annual fluvial flooding.
1.3 A sequential test is used to establish whether there are any other sites at a lower flood risk that would be available for the proposed development.
1.4 Wherever possible, development must be directed to a site in the lowest flood risk zone. If the development is planned in a higher risk zone, flood management and mitigation measures may be required to reduce risks to an acceptable level, for the specific use in question.
1.5 The Sequential Test requires a demonstration that the residual risk, with respect to flood management and mitigation measures, is acceptable. The potential for climate change over the lifetime of the development must also be considered.
1.6 As such, Ambiental have been appointed to undertake a Sequential Test for the proposed development site. Scope of Report 1.7 The National Planning Policy Framework (NPPF) requires that any proposed development situated within a flood zone is subject to stringent and prudent regulations – with a view to employing engineering solutions to reduce flood risk to a minimum, even under a ‘worst-case scenario’ flood event.
1.8 This Sequential Test has been undertaken in accordance with the current flooding guidance found in the NPPF and the Sequential Test Results Table presented within the EA Standing Advice Development and Flood Risk – England, published in April 2015.
1.9 This document has also been prepared in line with the Planning Practice Guide, Flood Risk and coastal change1 (March 2014). With specific refence to Paragraph: 033 Reference ID: 7-033-20140306, which provides guidance for ‘applying the Sequential Test to individual planning applications.’ The guidance states:
The Sequential Test does not need to be applied for individual developments on sites which have been allocated in development plans through the Sequential Test, or for applications for minor development or change of use (except for a change of use to a caravan, camping or chalet site, or to a mobile home or park home site).
Nor should it normally be necessary to apply the Sequential Test to development proposals in Flood Zone 1 (land with a low probability of flooding from rivers or the sea), unless the Strategic Flood Risk Assessment for the area, or other more recent information, indicates there may be flooding issues now or in the future (for example, through the impact of climate change).
1 https://www.gov.uk/guidance/flood-risk-and-coastal-change#Sequential-Test-to-Local-Plan
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For individual planning applications where there has been no sequential testing of the allocations in the development plan, or where the use of the site being proposed is not in accordance with the development plan, the area to apply the Sequential Test across will be defined by local circumstances relating to the catchment area for the type of development proposed. For some developments this may be clear, for example, the catchment area for a school. In other cases, it may be identified from other Local Plan policies, such as the need for affordable housing within a town centre, or a specific area identified for regeneration. For example, where there are large areas in Flood Zones 2 and 3 (medium to high probability of flooding) and development is needed in those areas to sustain the existing community, sites outside them are unlikely to provide reasonable alternatives.
When applying the Sequential Test, a pragmatic approach on the availability of alternatives should be taken. For example, in considering planning applications for extensions to existing business premises it might be impractical to suggest that there are more suitable alternative locations for that development elsewhere. For nationally or regionally important infrastructure the area of search to which the Sequential Test could be applied will be wider than the local planning authority boundary.
Any development proposal should take into account the likelihood of flooding from other sources, as well as from rivers and the sea. The sequential approach to locating development in areas at lower flood risk should be applied to all sources of flooding, including development in an area which has critical drainage problems, as notified to the local planning authority by the Environment Agency, and where the proposed location of the development would increase flood risk elsewhere.
See also advice on who is responsible for deciding whether an application passes the Sequential Test and further advice on the Sequential Test process available from the Environment Agency (flood risk standing advice).
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2. Proposed Development and Location 2.1 The proposed development is located at 36 Victoria Road, Eton Wick, Berkshire, SL4 6LY (Figure 1).
2.2 As existing, the site features a bungalow, garage and shed, comprising a total built footprint of approximately 109m2. It is understood that the proposed development is for the demolition of the existing bungalow, garage and shed and, following this, the construction of two semi-detached residential dwellings. Post-development, the two semi-detached dwellings will have a combined built footprint of approximately 127m2. There will therefore be an increase in built footprint of approximately 18m2.
2.3 According to the EA Flood Map for Planning (Figure 2), the proposed development site is located in Flood Zone 2 (Medium Risk). Flood Zone 2 has between 0.1% and 1% probability of annual fluvial flooding.
2.4 The nearest watercourse to the proposed development is the Boveney Ditch, located approximately 95m south of the site. This is classified as an EA Main River. Located 240m east of the site is Colemorton Brook, which is also classified as an EA Main River, as is the Jubilee River, located approximately 730m north.
Figure 1 Location Map, identifying the location of the proposed development (Source: OS)
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3. Flood Risk 3.1 A separate Flood Risk Assessment (Ambiental ref: 4230) has been undertaken and should be read in conjunction with the Sequential Test. Full details regarding flood risk can be found within the FRA, a summary of key points has been included below.
3.2 According to the EA Flood Map for Planning (Figure 2), the proposed development site is located in Flood Zone 2 (Medium Risk). Flood Zone 2 has between 0.1% and 1% probability of annual fluvial flooding.
3.3 While the site is not located within an area benefitting from the presence of defences according to the EA Flood Map for Planning, the mapping does indicate linear defences along the Jubilee River in proximity of the site. The Product 4 dataset provided by the EA states the below in relation to the data provided:
“This location is offered protection from the Maidenhead, Windsor and Eton Flood Alleviation Scheme consisting predominantly of the Jubilee River and the North Maidenhead Bund.
Figure 2 EA Flood Map for Planning (Source: EA)
3.4 The EA have provided modelled flood level, depth and hazard outputs relevant to the site. The data was extracted from the Thames (Hurley to Teddington) model, completed in 2019.
3.5 Analysis of the 5% AEP (1:20 year) flood scenario (Flood Zone 3b) shows the site to be unaffected by this event. Therefore, the site isn’t located within Flood Zone 3b.
3.6 Analysis of the modelled 1:100 year flood event also indicates that the site will remain unaffected by flooding.
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3.7 Given the size of the proposed development and location partially within Flood Zone 2, the +35% climate change allowance has been deemed appropriate for use as a ‘design’ scenario. It should be noted that the +70% level has been accounted for within the design of flood resilience measures.
3.8 Analysis of the +35%CC flood extent (Figure 3) indicates that the proposed development could be affected by flooding during this event. The corresponding flood level for the 1:100 +35%CC event is 21.01mAOD. Comparison with topographic levels (1m LiDAR) on site (20.84mAOD and 21.07mAOD) shows that the site could be affected by flooding with depths up to 0.17m.
3.9 The 1:100 +70%CC flood level is shown to be 21.66mAOD.
Figure 3: Modelled 1:100+35%CC Flood Extents/Depths (Source: EA)
3.10 Environment Agency guidance for this area states that:
“Proposals for ‘more vulnerable’ developments should include floor levels set no lower than 300 mm above the level of any flooding that would occur during a 1% / 0.5% flood event (including allowances for climate change).
3.11 As such, the proposed development will set ground floor finished floor levels at 21.31mAOD (300mm above the 1:100+35%CC flood level), with all sleeping accommodation being located on the first floor.
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4. Definition of Study Area 4.1 The NPPF Planning Practice Guidance (Paragraph: 033 Reference ID: 7-033-2014030) was referred to for guidance regarding the selection of the Sequential Test ‘Study Area’.
“For individual planning applications where there has been no sequential testing of the allocations in the development plan, or where the use of the site being proposed is not in accordance with the development plan, the area to apply the Sequential Test across will be defined by local circumstances relating to the catchment area for the type of development proposed. For some developments this may be clear, for example, the catchment area for a school. In other cases, it may be identified from other Local Plan policies, such as the need for affordable housing within a town centre, or a specific area identified for regeneration. For example, where there are large areas in Flood Zones 2 and 3 (medium to high probability of flooding) and development is needed in those areas to sustain the existing community, sites outside them are unlikely to provide reasonable alternatives.”
MHCLG, 2014, Guidance Flood Risk and coastal change. “Applying the Sequential Test to individual planning applications”
4.2 The area, identified as the ‘Study Area’, is within the Royal Borough of Windsor and Maidenhead area. The Sequential Test ‘Study Area’ is defined by the Local Planning Authority.
4.3 The emerging Borough Local Plan is a key document that will provide the framework to guide the future development of the borough. It sets out a spatial strategy and polices for managing development and infrastructure to meet the environmental, social and economic opportunities and challenges facing the areas up to 2033. Over the plan period, there is a planned housing target of 14,240 dwellings. Royal Borough of Windsor and Maidenhead – 5 Year Housing Land Supply 4.4 The National Planning Policy Framework (NPPF), revised in February 2019, requires local planning authorities to identify and update annually a supply of specific deliverable sites sufficient to provide a minimum of five years’ worth of housing against their housing requirement set out in adopted strategic policies, or against their local housing need where the strategic policies are more than five years old.
4.5 The six Berkshire authorities and the Thames Valley Berkshire Local Enterprise Partnership (LEP) commissioned consultants to undertake a Strategic Housing Market Assessment (SHMA). The Berkshire (including South Bucks) SHMA was published in 2016. The first stage of this study defines the housing market area (HMA) based on the linkages between the areas. RBWM is located in the Eastern Berkshire and South Bucks HMA, along with Slough Borough Council and South Bucks District Council. The SHMA calculated that the Objectively Assessed Housing Need (OAHN) arising from the borough was 712 dwellings per annum over the period 2013-2036.
4.6 The Royal Borough of Windsor & Maidenhead Authority Monitoring Report 1 April 2018 - 31 March 2019, published in March 2020 found that in March 2019, the 5-year Housing Land Supply was calculated at 4.1 years when considered against the standard methodology.
4.7 National Planning Policy requires councils to be able to identify and maintain a five-year supply of deliverable housing sites in order to ensure that housing needs are met. Where a five-year supply cannot not be demonstrated, local policies for the supply of housing will be considered out-of-date. Read alongside the requirements for the sequential test therefore, it follows that where no five-year housing land supply exists the sequential test must be automatically passed. This is because even if all of the deliverable sources
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of housing supply are brought forward as anticipated, the development of the application site will still be needed in order to address the shortfall in housing numbers.
4.8 It is noted that the RBWM HELAA (2019) states that:
The methodology employed in the HELAA specifically identifies and calculates the potential contribution of larger sites (0.25ha and over). An analysis of past trends is considered to be a reliable and proportionate approach to the assessment of small sites of <0.25Ha can make to the land supply…In the period 2006/07 to 2018/19 development on small sites has been a consistent and significant source of residential land supply in the Borough. Over this period 2,285 completions have occurred on small sites (42% of all completions). While the number of completions on small sites has varied from year to year, the rate of delivery has been more consistent than completions on larger sites.”
4.9 As a result, the LPA HELAA acknowledges that developments on windfall sites can contribute significantly to the residential land supply of the Borough.
4.10 It is understood that Royal Borough of Windsor and Maidenhead is currently in a marginal deficit for housing land supply over the next five years. Ambiental acknowledges the requirements of the Sequential Test, however, given the current shortfall of the 5-year housing supply the applicant seeks to work proactively with the Council and bring the site forward for development. Therefore, this sequential test has been produced in line with the council’s request.
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5. Reviewed sites 5.1 The Sequential Test undertaken by Ambiental reviewed 179 sites detailed in the RBWM HELAA (2019) from the Deliverable, Developable and Potentially Developable sub-categories, all based on their planning merits, environmental credentials, general suitability and likelihood that they would be available to the developer.
5.2 It is understood that the Council’s Housing and Land Availability Assessment (HELAA) should form the basis for identifying potential alternative sites for the development within the Borough. Additional research should also be conducted to identify possible sites not included within the Council’s documents.
5.3 As such, Ambiental have reviewed the following LPA document to identify alternative sites:
• Royal Borough of Windsor and Maidenhead Housing and Economic Land Availability Assessment (September 2019)
5.4 Furthermore, property searches on Zoopla and Rightmove were carried out to identify any other potential sites for development.
5.5 Ambiental have reviewed the RBWM HELAA (2019) to identify sites within the defined study area of RBWM, that are of a similar size to the proposed development site. The RBWM HELAA (2019) divides the listed sites into sub-categories:
• Deliverable Sites
• Developable Sites
• Potentially Developable Sites
• Not Developable Sites
• Excluded Sites
5.6 By default, all sites listed in ‘Not Developable’ within the RBWM HELAA (2019) have been discounted as part of the Sequential Test as these would not be considered reasonably available alternatives to the proposed development site. These sites have been discounted using a wide-ranging assessment that considered factors such as general location, existing use and policy constraints (i.e. greenbelt, flood risk, heritage issues, conservation areas, designated open spaces and Areas of Outstanding Natural Beauty). Further information can be found in the Berkshire Housing and Economic Land Availability Assessment (HELAA) Methodology, published November 2016 (http://consult.rbwm.gov.uk/file/4593693).
5.7 The ‘Excluded Sites’ list includes sites that are below the 0.25Ha HELAA threshold, and therefore excluded from the HELAA. However, these sites would fall within the criteria of this Sequential Test and therefore, all ‘Excluded Sites’ have been reviewed.
5.8 The sites listed in the Deliverable Sites, Developable Sites and Potentially Developable Sites are reviewed as part of this Sequential Test.
5.9 The reviewed sites are provided in Table A1 within Appendix A of this report.
5.10 Sites for the supply of housing are identified through a Housing and Economic Land Availability Assessment (HELAA) for the borough. During the monitoring year this was the 2019 HELAA. In order to make the consideration of sites manageable, the Berkshire HELAA Methodology 2016 advises that sites capable of accommodating five or more dwellings or sites of with a minimum threshold size of 0.25Ha was applied to
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the site search for assessment. Sites falling below this threshold fell outside the scope of the 2019 HELAA, however the small sites do represent a significant source of development sites for the borough.
5.11 As part of the Sequential Test, Ambiental set out criteria for determining suitability and availability, against which all the shortlisted sites were reviewed to determine if these could at the time of writing be deemed ‘available and suitable’. Methodology 5.12 For sites to be considered ‘reasonably available, alternative’ sites for the proposed development, they should be of a similar size, capacity and fulfil a similar purpose to that of the proposed development. All the sites were analysed for ‘suitability’ and ‘availability’ against four initial conditions in numerical order, therefore sites would need to meet condition 1 to then be reviewed for condition 2 and so on. Failure at any condition deemed the site to fail that test.
5.13 If no data was available to assess a site under a particular condition, it automatically passed that particular condition. If a site was deemed to pass all three conditions, it was then shortlisted for further review within this report.
5.14 Analysis has been initially performed across Royal Borough of Windsor and Maidenhead area. Suitable and available sites at Borough level are those that pass Conditions 1 to 4.
• Condition 1- Site Size
The existing site is approximately 0.036Ha, which includes the proposed development and parking provision. Typically, a Sequential Test undertaken as part of a planning application process would consider appropriate sizes; that being approximately +/-50% of the dwelling numbers proposed in this instance and the site size selected as being approximately +/-50% site size. However, if the proposed development were to occur on a site which is 30% smaller than that of the existing site, the density would be significantly increased, and the number of required parking spaces/amenity space would not be met. As such, the range of 15% smaller and 50% bigger than that of the existing site was deemed to be appropriate. An additional 0.1ha has also been added onto the upper end limit. This results in a size range of 0.025Ha to 0.15Ha. Condition 1 is assessed at borough level.
• Condition 2- Flood Zone
The Sequential Test aims to relocate development to areas of lower flood risk. Sites within Flood Zone 2 and 3 were discounted as having the same, or worse, flood risk than that of the proposed development. This includes sites that are partially located within Flood Zone 2 or 3. Given that the overarching goal of the Sequential Test is to redirect developments to areas at lower risk of flooding all sites have been assessed against this condition. This condition has been examined only once Condition 1 has been met.
• Condition 3 – Capacity
Any alternative sites should be similar in capacity/yield as the proposed development. Housing capacity is a significant factor that not only determines how much land will be required to deliver overall district housing requirements but, at a site specific level, it can heavily influence economic viability and the likelihood of a site being deliverable. Consequently, quantifying the supply involved the generation of indicative capacities for each of the identified sites and broad locations. The proposed site is circa. 0.036ha with a capacity of 2 dwellings. This equates to approximately 55dph. The Practice Guidance advises that the process of calculating site capacities should be guided by local policy on housing densities. Therefore, in accordance with RBWM Local Plan Policy HO 5, it is considered that the minimum net density of 30dph
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would be appropriate. A + 25% allowance on the number of units has been used to estimate the upper end. This results in a net capacity, deemed to be suitable, of between 30dph and 62.5dph. This condition has been examined only once Condition 1 and 2 has been met.
• Condition 4- Availability
A site is considered available where it was deemed, on the best information available, that there were no ownership problems likely to hinder or delay development or have had planning permission granted (outline or full) within the last 5 years. Sites with currently live planning applications (yet to be determined) are also considered unavailable and would therefore fail Condition 4. Condition 4 is assessed on a site by site basis once all other conditions have been passed. Shortlisted Sites 5.15 All of the sites which were listed were examined against the four conditions of the Sequential test.
5.16 Out of the 179 sites detailed in the RBWM HELAA (2019) from the ‘Deliverable’, ‘Developable’ and ‘Potentially Developable’ sub-categories and 34 sites within the ‘Excluded’ category only 6 sites passed all 4 of the initial conditions. The majority of the sites were found to fail on condition 1 by virtue of being too large, which would result in an inefficient use of space. 1 site was found as part of a Rightmove assessment. Table 1 below lists the 11 sites that were found to be a similar size. The full Sequential test is provided in Appendix I.
Ref Size Address HELAA HELAA Comment Condition (ha) Classification 292 0.11 151-153 Vanittart Potentially Suggestion of 5 units would equate to a Fails at Condition 2 Road, Windsor Developable density of 45dph on site, which could be Site is also located in reasonable given the surrounding areas Flood Zone 2 and mid-sized housing. therefore not at a lower risk of This site has recently had an application flooding. rejected. The application is currently subject to appeal and therefore the site will be considered to be unavailable. 1290 0.15 The Brocket, Boyn Potentially 5 units would equate to 33dph which could Fails at Condition 3 Hil Avenue, Developable be considered appropriate to the Site is on the upper Maidenhead, SL6 surrounding area. of limit of size and 4EY therefore capacity of The Brocket is a Grade II listed building. the site is much Further feasibility studies have been greater than 2 prepared based on the conversion for 5 dwellings. There is flats to the house & 2 cottage style smaller likely to be a more houses to the rear. efficient use of the site. 0015a 0.11 Land at the junction Excluded Site has been repromoted for a single Passed all initial of Woodside and residential unit and due to the size could conditions Ascot Road realistically contain no more than 2 units, Moves forward for below that required in the HEELA further investigation. methodology. 002a 0.04 Little Chef, London Excluded No unit capacity promoted, and site size Passed all initial Road, Sunninghill, could only realistically support a single conditions Ascot Berkshire SL5 unit, below that required in the Moves forward for 0PN methodology. The site is also located in an further investigation. EOS parcel classified as very strong green belt.
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0017a 0.15 Plot adj. 25 The Excluded Entire site is within the Functional Fails at Condition 2 Embankment, Floodplain zone 3b, and not suitable for Site is also located in Wraysbury (also development. Site is also of inadequate Flood Zone 3b and known as Coppice size and has only been promoted for a therefore not at a Field (Land at single unit, below that of the HEELA lower risk of Coppice Field methodology. flooding. Coppice Drive Wraysbury Staines)) 249 0.12 Mapledurham Excluded Site could only contain a maximum of 4 Passed all initial Walk, Maidenhead, units at a density of 40dph for smaller, conditions SL6 terraced housing. Site is below the size Moves forward for threshold in the HEELA methodology. further investigation. 266 0.03 Garden land at Excluded Site is below the size threshold in the Passed all initial Florence Villas HEELA methodology. conditions Moves forward for further investigation. 295 0.09 Radcot Close, Excluded Site could only contain a maximum of 3 Passed all initial Maidenhead units at a density of 40dph for smaller, conditions terraced housing. Site is below the size Moves forward for threshold in the HEELA methodology. further investigation. 296 0.08 Shifford Crescent, Excluded Site could only contain a maximum of 3 Passed all initial Maidenhead units at a density of 40dph for smaller, conditions terraced housing. Site is below the size Moves forward for threshold in the HEELA methodology. further investigation. 268 0.09 Scrub land south of Excluded Entire site promotion is within an airfield Fails at Condition 4 Florence Villas safeguarding zone to restrict all types of Site was excluded development. from the HEELA for having too many constraints 230 0.08 Land to rear of 95- Excluded Promoted figure of 8 units on site would Fails at Condition 2 105 Summerleaze equate to a density of 100dph which would Site is located in Road, Maidenhead be the equivalent of mid-rise flats in the Flood Zone 3 and Studio Real assumptions. A more realistic therefore not at a approach of 40dph for smaller housing lower risk of would allow for 3 units, and therefore the flooding. site is likely to be too small for the HEELA methodology. RM1 0.043 Duncannon RightMove Site size is 0.043 hectares and the Passed all initial Crescent, Windsor proposed use of the site is residential. conditions Moves forward for further investigation.
5.17 As can be seen from the analysis, six potential reasonably available alternative sites have been found as part of the Sequential Test. These sites have been bought forward for a more detailed investigation into whether they are suitable for the proposed development.
5.18 0015a (Land at the junction of Woodside and Ascot Road) has had outline Planning permission (19/02742) refused October 2019. The decision was upheld at appeal in June 2020. The proposed development was for a single detached two storey dwelling. The refusal cited that the development was considered inappropriate in the Green Belt and would cause more harm than benefit. As such, it is unlikely that two dwellings would be permitted on site. Therefore, the site is considered unsuitable.
5.19 0002a (Little Chef, London Road, Sunninghill, Ascot, Berkshire SL5 0PN) is located in an EOS parcel classified as 'very strong greenbelt'. Therefore, the capacity of the site may be limited to a single dwelling. Any increase in capacity may negatively impact on the Green Belt. No analysis has been undertaken with regards to the Green Belt to indicate whether the land makes an important contribution to the purposes of Green Belt. Any development on the site would likely not come forward as a developable option in the short term
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with additional surveys and work being undertaken. Given the council’s position on the Green Belt, at this stage, the site is deemed unsuitable for development.
5.20 249 (Mapledurham Walk, Maidenhead, SL6) is proposed for a maximum of 4 units, at 40dph. The size of the site is on the upper end of the range and therefore may be better suited to a larger development. Furthermore, the site is shown to be at ‘High’ risk of surface water flooding on the EA Surface Water Flood Risk Map and therefore is not necessarily at lower risk of flooding. As such, this site has been discounted as an alternative.
5.21 266 (Garden land at Florence Villas) is located in a rural area of Hurley & Walthams. There are limited services in the surrounding area and the site is located within the Green Belt. Given the council’s position on the Green Belt, at this stage, the site is deemed unsuitable for development.
5.22 295 (Radcot Close, Maidenhead) is large enough to accommodate a maximum of 3 units at a density of 40dph. The density of the proposed site is 55dph. Using this as a baseline the proposed site could accommodate 3 or 4 residential units. The site would be on the larger side to accommodate a semi- detached dwelling and would likely not be an efficient use. The site is shown to be at ‘Moderate’ risk of surface water. There are a significant number of cars parked on the roads surrounding the site (Radcot Close) as well as in the garages and parking spaces. Removal of these garages and parking spaces for the introduction of new dwellings may serve to only exacerbate the problem.
5.23 296 (Shifford Crescent, Maidenhead) the size and shape of the site would lend itself to a significantly larger development as opposed to just a semi-detached dwelling. A more appropriate use of the site may be for 4 terraced units (in keeping with the surrounding area). This would be double the number of units compared to the proposed site. It is also unclear who the owner of the land is with potential ownership issues associated with the multiple garages on site. Would likely not come forward as a developable option in the short term.
5.24 RM1 (Duncannon Crescent, Windsor) is shown to be located within an area of ‘High’ surface water flood risk and would likely require significant mitigation measures in order to ensure it would be safe from flooding. As such, the site is not necessarily at lower risk of flooding and has been discounted as an alternative.
5.25 Based on the analysis within the report it has been shown that there are no suitable and available sites for the proposed development at lower risk of flooding.
5.26 The Sequential test is provided in Appendix I.
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6. The Exception Test 6.1 Under the NPPF, all new planning applications should undergo a Sequential Test. This test should be implemented by local planning authorities with a view to locating particularly vulnerable new developments (e.g. residential, hospitals, mobile homes etc.) outside of the floodplain.
6.2 The NPPF Sequential Test: Flood Risk Vulnerability and Flood Zone ‘Compatibility’ Table is reproduced below;
Flood Risk Vulnerability Essential Water Compatible Highly Vulnerable More Vulnerable Less Vulnerable Classification Infrastructure
Zone 1 ✓ ✓ ✓ ✓ ✓
Exception Test
Zone 2 ✓ ✓ ✓ ✓ Required
Exception Test Exception Test Zone 3a ✓ ✓ Flood Zone Flood Required Required
Zone 3b Exception Test ✓ Functional Required Floodplain Table 2 The Sequential Test: Flood Risk Vulnerability and Flood Zone ‘Compatibility’ Table as specified by NPPF. Please note: ✓ means development is appropriate; means the development should not be permitted.
6.3 Table demonstrates that ‘More Vulnerable’ developments within Flood Zone 3 are required to pass the Exception Test. For the exception test to be passed, the proposed development must meet the following NPPF criteria:
• it must be demonstrated that the development provides wider sustainability benefits to the community that outweigh the flood risk, as informed by a Strategic Flood Risk Assessment;
• a Flood Risk Assessment demonstrates that the development will be safe, without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall.
6.4 The requirements of the Exception Test have been met in the form of a site-specific Flood Risk Assessment (AMB Ref 4230).
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7. Conclusion 7.1 This report presents the findings of the Sequential Test that has been undertaken for the proposed demolition of the existing bungalow and construction of 2No semi-detached residential dwellings at 36 Victoria Road, Eton Wick, Berkshire, SL4 6LY.
7.2 According to the EA Flood Map for Planning (Figure 2), the proposed development site is located in Flood Zone 2 (Medium Risk). Flood Zone 2 has between 0.1% and 1% probability of annual fluvial flooding.
7.3 It is understood that Royal Borough of Windsor and Maidenhead is currently in a marginal deficit for housing land supply over the next five years. Ambiental acknowledges the requirements of the Sequential Test, however, given the current shortfall of the 5-year housing supply the applicant seeks to work proactively with the Council and bring the site forward for development. Therefore, this sequential test has been produced in line with the council’s request.
7.4 It is understood that the Council’s Housing and Land Availability Assessment (HELAA) should form the basis for identifying potential alternative sites for the development within the Borough. Additional research should also be conducted to identify possible sites not included within the Council’s documents.
7.5 By default, all sites listed in ‘Not Developable’ within the RBWM HELAA (2019) have been discounted as part of the Sequential Test as these would not be considered reasonably available alternatives to the proposed development site.
7.6 The ‘Excluded Sites’ list includes sites that are below the 0.25Ha HELAA threshold, and therefore excluded from the HELAA. However, these sites would fall within the criteria of this Sequential Test and therefore, all ‘Excluded Sites’ have been reviewed.
7.7 The sites listed in the Deliverable Sites, Developable Sites and Potentially Developable Sites are reviewed as part of this Sequential Test.
7.8 For sites to be considered ‘reasonably available, alternative’ sites for the proposed development, they should be of a similar size, capacity and fulfil a similar purpose to that of the proposed development. All the sites were analysed for ‘suitability’ and ‘availability’ against four initial conditions in numerical order, therefore sites would need to meet condition 1 to then be reviewed for condition 2 and so on. Failure at any condition deemed the site to fail that test.
7.9 Out of the 179 sites detailed in the RBWM HELAA (2019) from the ‘Deliverable’, ‘Developable’ and ‘Potentially Developable’ sub-categories and 34 sites within the ‘Excluded’ category only 6 sites passed all 4 of the initial conditions. The majority of the sites were found to fail on condition 1 by virtue of being too large, which would result in an inefficient use of space. Table 1 lists the 11 sites that were found to be a similar size.
7.10 In conclusion, of the 214 reviewed sites, there are no reasonable alternative sites that adequately meet all 4 Conditions for the proposed development. The proposed development is therefore deemed to have passed the Sequential Test.
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Review of All Sites
Condition 1- Site Size
Condition 2- Flood Zone
Condition 3 – Capacity
Condition 4- Availability
RBWM HELAA (2019) – Developable Sites
HELAA Site Address Parish Site Source Total Developable Total Density Housing – Deliverability Conclusion Employment / 0-5 6-10 11+ ID Site Site Area Net Assumption Retail Years Years Years Area (Ha) Units (Dwellings Per Deliverability (Ha) Hectare – Conclusion dph) 0314b Reform Road, Maidenhead Call for Sites 1.17 1.17 317 Capacity The site is owned by RBWM. The site is located in The site is 317 2015 calculated close proximity to Maidenhead Town Centre, currently in Maidenhead Call for Sites based on services and the railway station. Flood Zone 3a employment 2017 surrounding across most of the site - no FZ3b. The site is use and has RBWM Property area located been Company and lower end in the designated employment area of Reform promoted for of high rise Road/Oldfield Road. residential use density of Work on site estimated to potentially begin in as part of the 120dph 2022/23. Working on build out rate assumption redevelopment Site promoted of of the site. The for 325 60 dwellings per annum for site of this size, it has site is in close dwellings been estimated that 60units could come forward proximity to which would in year 5 with remainder being delivered in Maidenhead result in following year. For the purposes of this HELAA, it Town Centre density per has been assumed that all units will be delivered and adjacent hectare of 380. in 6-10 year period. to a water I Safeguarding - Restriction on works exceeding course that 317 units 90m in height could increase would be at a land values. density higher than that recommended by the Studio Real density assumptions. Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
This level of development would need to be assessed further at Development Management stage but would likely be considered too high.
337 Nicholsons Maidenhead Call for Sites 2.31 2.31 500 Site is Conservation Area - small part of site is within 335 165 2019 promoted for Maidenhead Town Centre Conservation area. Centre 500 flats and Most 300 of the North and East boundaries of the site also residential adjacent to that same Conservation Area. care units. This Safeguarding - Restriction on works exceeding mix may alter 90m in height the possible Access - Access could be provided from existing delivery rates road network but a Utilities - Promoter claims all available conservative Viability - Promoter claims viable estimate has Phasing - TBC - however, Lichfields assumptions been would indicate that development of this size employed would have a lead in time of around 5 years. here. Therefore, not likley that this development could provide units within the first five years. Within 6- 10 years, reasonable to assume delivery of around 335 units (around 67 per year). Site is promoted for 500 flats and 300 residential care units. This mix may alter the possible delivery rates but a conservative estimate has been employed here. Ownership - Promoter owns most of site with Council owned car park also included within the red line. All land onwers are aware of the promotion. Tenancy - Potentially mulitple tenancy issues on existing site 417 Minton Place Windsor Call for Sites 0.53 0.53 100 Promoted for Royal London promoted site in HELAA 2019: The site is 150 2015 150-200 units, approx 0.5ha, still estimating between 150-200 considered to Victoria Street 150 units units. be a
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0 Windsor Call for Sites would Proposed mixed use scheme potentially including suitable 2019 equate to Employment (offices), Retail, Assembly/Leisure, location for 283dph. This Tourism - all to be confirmed by Developer. mixed use would be Ownership - Promoter is sole landowner development, higher than Tenancy - Various tenancies on the site, with retail on density summarised as follows: Minton Place the ground assumptions offices/leisure expiring at dates up to 2029, save floor, and a outlined by one long lease on part expiring 2103; many mixture of Studio Real. licences on car spaces in Minton Place and James employment The suitability Street. William Street commercial expiring in the and residential this density in main up to uses above. this location 2022; William Street residential units held mainly Employment would need to on AST’s; and retail be assessed The site forms a suitable location close to proposed to more closely at services and the transport network. Some be provided on Development existing retail uses on the ground floor. site in addition Management Development anticipated from year 11 onwards to flats. stage. due to the comprehensive nature of the scheme and information from the landowner. 450 9 Imperial Windsor Planning 0.22 0.22 14 Planning "Planning application permitted 17/01296/FULL 14 permission for 18 units. Road Windsor permission granted. Outline permission approved 18/02637 for 16 SL4 3RY 17/01296/FULL Outline units. Site has 2 existing units. permission The applicant is a speculative builder, considered for 18 units. approved. more cautious to include as a Developable site." Outline planning application permitted 18/02637/OUT fopr 16 units. 01299b St Edmunds Maidenhead RBWM Property 0.18 0 12 No significant policy constraints - approx 0.03ha 12 of site within 10m TPO area buffer House, Ray Company Safeguarding - Restriction on works exceeding Mill Road 90m in height An assumption for low-rise flats given the West, surrounding area at a density of 80dph would Maidenhead, allow for 12 units, to be confirmed at development SL6 8SB management stage Owned by RBWM. Existing Vacant Building and Car Park, Owned by RB. Access Issues - to the rear of the adjacent St Lukes School, and an existing residential property owned by housing Solutions. The site is located adjacent to an established residential area and is considered to more suitable for residential development. Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
RBWM HELAA (2019) – Deliverable Sites
ELA Site Parish Site Source Entir Develo Tot Density Assumption Housing – Deliverability Conclusion Employment / Retail – 0-5 6- 11 A Address e pable al (Dwellings Per Deliverability Yea 10 + ID Site Site Net Hectare – dph) Conclusion rs Ye Ye Area Area Unit ars ars (Ha) (Ha) s 002 Land at Bray Previously 11.2 127 Outline permission 18/01804/OUT - A resolution to grant was made on 13 Planning permission 127 50a Water promoted at March 2018 and the s106 is in final granted Oakley 9ha - drafting stages. The developer has confirmed their Farm 2017 Call for intension to submit reserved matters Sites and discharge of condition applications relating to the promoted initial phase(s) early 2020 (or potentially late 2019) and larger area the development on the first phase to commence in including late 2020 (subject to the remediation process), with a Bray Studios likely build out rates of 30 – 50 dwellings per year, - estimated dependent upon market conditions and demand. As developable this site is located within the green belt detailed plans area were submitted for this application, although an of 10.4ha outline permission a number of parameters have been Planning agreed. Application As this application follows a extant permission for 44 dwellings much of the site assessment work has already taken place and the site is largely owned by the applicants. 304 New Bray Planning 16.2 15.8 7 Planning permission Planning permission granted Planning permission 7 Lodge, Permission - 6 granted granted Drift 14/03628/F Road, ULL Windsor 262 Thames Bray Call for Sites 3.2 3.03 28 Planning Application Planning Application permitted Planning Application 28 Hospice, 2017 (C2) (C2) permitted permitted (C2) Bray Call for Sites 2019 Planning Application 17/00798/F ULL 376 HA5, York Maiden Planning 2.38 2.38 450 Flooding - Eastern side of the site is adjacent to the 441 9 Road head Application Greenway stream and places parts Opportuni Call for Sites alongside this area into flood zone 2
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
ty Area, 2019 Trees - Very small TPO area strip directly north of the Maidenhe Call for Sites old bowls club ad 2017 Heritage - Must consider the impacts on two listed RBWM buildings to the north, including the library. The Property allocation also borders a small part of the Maidenhead Company Town Centre conseravation area Wildlife - The adjacent stream bordering the site is a designated local wildlife area, and furthermore there is a chance of finding protected otters on site. 377 HA51, Maiden Planning 0.95 0.95 278 27 Land head Applications 8 between Call for Sites the High 2019 Street and Call for Sites West 2017 Street RBWM Property Company 113 (Osbornes Maiden Promoted in 0.49 0.49 14 Planning permission Planning permission granted Planning permission 14 Garage) head 2016 granted granted 55 St Planning Marks Application Road, 17/02051 Maidenhe ad 120 Middlehur Maiden Planning 0.28 0.28 45 Planning permission Planning permission granted Planning permission 45 st Ltd, head application - granted granted 99 - 103 16/01630/F Boyn ULL Valley Road, Maidenhe ad 406 Land Maiden Call for Sites 2.26 1.4 80 Promoted for 80 units The site has been promoted for 80 units and is The site is located 58 22 south of head 2019 on Western part considered available. The site is designated adjacent to an Ray Mill of the site which would as Important Urban Open Space in the adopted Local established residential Road equate to around Plan. Various protected species on site. area and is considered to East 57dph. This would be FZ - Eastern section of site lies within FZ3a - this section more suitable for on the higher end is proposed to be retained as open space residential development. relative to surrounding Safeguarding - Restriction on works exceeding 90m in development and height would need to be Property Companty estimates that development on assessed further via site estimated to be delivered in development medium term of 3-5 years management stage. 408 West Maiden Joint 0.96 0.96 240 The western section (surface car park) is anticipated to The site is considered to 62 17 Street head Venture Site come forward before central be a suitable 8 Opportuni sections of the site constrained by the BT telephone location for employment
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
ty Area, exchange. Anticipated to form a mixed use scheme. uses in the form of office Maidenhe Lichfield's assumptions on lead-in / build-out rates development, as part of ad would indicate that only around 58 units could a mix of uses. potentially be delivered in first 5 years. However, as part of the Borough Local Plan housing allocation HA4 West Street proposed circa 240 dwellings as part of a mixed use scheme. Part of this land is within the Council's land ownership. Countryside as part of the Council Joint Venture redevelopment are looking to redevelop this site (and are currently in advance discussion with landowners about wider site acquisition). Given the Council are part landowner matters regarding viability and landownership are resolved as part of the developer agreement. Moreover, as the Council are undertaking this in partnership with Countryside there is a position to provide ‘accelerated delivery’ above market conditions to meet wider Council objectives, notably affordable housing provision and the wider regeneration of Maidenhead Town Centre. However given the lead in time associated with such matters a conservative estimate is made that the development will come forward in 2022/23. This has been confirmed with by Countryside 000 The Maiden Maidenhead 1.31 1.31 344 Planning permission Planning permission granted - 18/01576/FULL - Full 13,000m office (B1) and 344 86a Landing head Town granted planning permission granted as part of 3846m retail, Developm Centre AAP. the hybrid application and included full permission for office and community ent, Planning a mixed use redevelopment including 344 dwellings and leisure (A1- A5, B1, Queen Permission along the northern side contained in 3 blocks. D1 and D2.) Street, ('The Demolition has Maidenhe Landing') commenced. ad In terms of the outline element, the hybrid permission granted parameters for Block E to deliver a development of 80- 110 residential units. This trajectory is as set out per the details set out by the developer 'Square Stone Hub.' Reserved matters application for this will likely be submitted in May 2019 this will likely propose circa 86 units. The principle landowner of part of the site is the Council who are supportive of the redevelopment. Redevelopment would involve loss of 55 existing units on site. Safeguarding - Restriction on works exceeding 90m in height 80 2.57 1.9 550 0
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Land within the Council ownership forms circa 80% of this site. This includes Magnet Leisure - a replacement facility is currently being built at Braywick Park with an aim to open June 2020. Countryside as part of the Council Joint Venture redevelopment are looking to redevelop this site, starting as the leisure centre re-locates. The site has been subject to public consultation and pre-application advice and a planning application is due to be submitted in Summer 2019. Given the Council are The site is currently in landowner matters regarding viability and use as large scale landownership are resolved as part of the developer leisure across two areas. St Cloud agreement. High/medium rise flats The large surface level Way, Maiden RBWM Joint Ten Pin bowling centre building has been demolished 33 21 anticipated car park could be used Maidenhe head Venture and the temporary car park in its place has been in 5 5 across the entire site. more efficiently, and the ad operation since 11th March 2019. Ivy Leaf Club is now site could accommodate being excluded from the site assembly. additional employment A planning application has been submitted in the final uses. week of March for the demolition of the Magnet Centre under permitted development rights. Further stakeholder engagement and 2nd public consultation regarding site anticipated to take place in summer 2019 following May elections. Start on site anticpated for 2020/21 with circa 300 units completed by August 2025. FOR NOW THE TRAJECTORY REFLECTS LICHFIELDS ASSUMPTIONS BUT THIS IS POTENTIALLY SUBJECT TO CHANGE FOLLLOWING INFO FROM DEVELOPER 007 157-159 Maiden Call for sites 0.17 0.17 35 Planning permission Planning permission granted for 35 units. Permission includes loss 35 3a Boyn head 2017 granted For information a similar sized industrial site at of 799m of Valley Planning Middlehurst Ltd, 99-103 Boyn Valley is included in the B1(c ) and 1,226m of B8 Road, Application HELAA (2016) as site ref. 0120 floorspace Maidenhe (16/01630/F (ref. 00120 on the accompanying HELAA Map) and has ad, ULL) subsequently been granted planning permission on the SL6 4DT 25 January 2017 for 45 flats under planning permission ref. 16/01630/FULL 130 42 Queen Maiden Planning 9 Planning Permission - Construction of a part 3 storey, part 4 storey and part 5 Planning permission 9 5 Street head 17/03799/FULL - storey mixed use development, granted Application Maidenhe approved for 2 x 1, 7 x 2 with retail accommodation at ground floor and 2 x 1, 7 ad SL6 (17/03799/F bedroom apartments x 2 bedroom apartments above, following the 1HZ ULL) above. Signed off demolition of the existing building followng committee on 11/04/2018 Development not yet commenced 000 Shoppenh Maiden Included as a 1.85 1.85 15 Planning permission 15/01809 - permission for up to 52 dwellings. Planning permission 15 89b angers head housing granted Under Construction - agent confimed that 32 units granted Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0 Manor, commitment have been completed. Anticipated completion date of Manor in July 2019 (including recent consent for 4 detached Lane, 2015/16 units) - 19/10/2018 Planning Monitoring info would suggest 37 units have now been Maidenhe Permission completed. ad
003 Former Maiden Included as a 3.85 3.85 126 Permission granted for 14/03765/FULL - permission granted for 271 dwellings - Planning permission 126 17a Park and head housing 271 units, 145 page 32 of planning statement granted Ride Car commitment complete and occupied. confirms that development could be completed in Park in 126 units remaining short time frame Land, 2015/16 Stafferton Planning Way, Permission - Maidenhe 14/03765/F ad ULL, 17/02305/V AR and 19/00384/V AR 271 units 118 Clivemont Maiden Call for Sites 0.41 0.41 75 ? Previous planning permission , although refused agreed Located in designated 75 head 2015 the principle of re- development for residential. The employment site. House Planning LPA are currently working with the applicant under this (Spectrum Applications application to overcome previous concerns about design to work towards a recommendation to permit House), for the next available planning committee after the Clivemont pre-election period. Due to the need for a full decision Road, to be issued and construction timeframes (for instance Maidenhe as parking would be contained in the basement) the ad delivery is suggested in yr 3-5 of the supply. The site is in full ownership of applicant. 446 The Lawns Maiden Planning 0.09 0.09 8 Planning permission Planning permission granted 16/02277/FULL but since Planning permission 8 head granted then, further permission granted granted Guest application for CLASSM change of use from Guest House to House 6 Nursery - development ongoing Boyn Hill Avenue Maidenhe ad SL6 4ER 449 20 And 24 Maiden Planning 0.39 0.39 8 Planning permission Variation application receieved 18/02647/VAR - Planning permission 8 head granted construction of x 9 dwellings with access, granted Braywick application - parking and amenity space following demolition of the Road existing dwelling approved under Maidenhe 17/02910/F 17/02910. ad ULL Development not complete - commencement notice 12/06/2018
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0 455 Chapel Maiden Planning 0.71 0.71 182 Planning permission Planning Permission Approved for total net units Planning permission 182 Arches head granted shown granted Phase III, application Building A (eastern side of the waterway) of 86 units High Building B (building located where the car park used to Street, be) of 80 units Maidenhe Building C (building located where the Colonnade used ad to be) of 16 units 458 Atos Maiden Planning 0.34 0.34 39 Prior approval granted Prior approval granted - 18/03088/CLASSO - Change of Planning permission 39 Maiden head use from B1(a) (offices) to C3 (39 granted House application no. apartments) - not commenced Vanwall CLASSO Road - 18/03088/CL ASSO Maidenhe 19/00064/F ad SL6 ULL 4UB 459 Whitchurc Maiden Planning 0.05 0.05 6 Prior approval granted Prior approval granted - 17/02849/CLASSO - Change of Planning permission 6 h head use from B1 (office) to C3 (x6 granted House 2-4 application apartments) - Not yet commenced CLASSO Albert Street Maidenhe ad SL6 1PR 464 27 - 29 Maiden Planning 0.86 0.86 8 Planning permission Permission granted - 18/00466/VAR and 18/02649/VAR Planning permission 8 Norfolk head granted Works commenced on 01.07.2017- not yet complete granted permission Road Maidenhe 18/02649 ad SL6 7AU 465 30 - 32 Maiden Planning 0.18 0.18 5 Planning permission Permission granted - 18/00421/FULL - Erection of 7 Planning permission 5 Forlease head granted flats following the demolition of the granted permission Road existing semi-detached houses - not yet commenced - Maidenhe 18/00421/F net 5 units ad ULL 466 48 - 52 St Maiden Planning 0.29 0.29 6 Planning permission Permission granted - 18/01392/FULL - Construction of Planning permission 6 Marks head granted 2 x 4-bed detached houses, 3 x 3- granted permission Crescent bed and 1 x 2-bed semi-detached houses with parking Maidenhe 18/01392 and access ad works have commenced not complete 001 Clean Maiden Promoted in 0.76 0.76 61 Planning permission 18/01269/FULL - Demolition has already started and Planning permission 61 08b Linen, head 2016 granted pre-construction conditions are granted Furze Call for Site being discharged. The developer has confirmed works Platt, 2017 will likely start in Sumer 2019 and assumed a build out
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0 Maidenhe Planning period of circa 18- 24 months. It is understood that ad Permission works will started at the north end of the site where 18/01269/F there is less contamination and progressed to the ULL southern end. Therefore the build out rate assumed Blocks D, E and F will come though in the first two years an blocks A, B and C in three years form commencement 468 First And Maiden Planning 0.04 0.04 6 Prior approval granted Prior approval granted - 18/02375/CLASSO - Class O; Planning permission 6 Second head Change of use from B1 (a) (office) to granted Permission And Third C3 (dwelling) to create x6 1-bed apartments. Class O Floor - Offices 18/02375/CL Blandy ASSO House King Street Maidenhe ad 313 Land Maiden Outline 0.55 0.55 67 Planning permission Outline permission granted - 17/02812/OUT Planning permission 67 Including head planning granted Demolition of buildings on site has taken place and all granted Thames application conditions have bene discharged. Auto Shanley have confirmed they will aim to finish by Sales And permitted August 2020 (assumes a ave build out rate of 33 homes The per annum) Amber Centre And Former Unit 5 Oldfield Road Maidenhe ad 471 Marandaz Maiden Planning 0.31 0.31 34 Prior approval granted Prior approval granted - 18/03372/CLASSO - Change of Planning permission 34 head use of a building from Office Use granted House application (Class B1(a)) to a Dwellinghouse (Class C3) to create CLASSO x34 apartments - not yet commenced Clivemont - Road 18/03372/CL ASSO Maidenhe ad SL6 7BU 472 The Maiden Planning 0.1 0.1 11 Planning permission Planning permission - 18/01311/FULL - Construction of Planning permission 11 Farmers head granted a three-storey building comprising granted permission - Boy x6 two-bed and x5 one-bed flats with on site parking 2 Harrow 18/01311/F and access off Harrow Lane. Not yet commenced Lane ULL
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Maidenhe ad SL6 7PE 312 Exclusive Maiden Promoted in 0.27 0.27 39 Planning application for The site currently forms part of the Reform Planning permission 39 House, head 2016 37 units - Road/Oldfield Road Industrial Area, although granted Oldfield Planning 17/02698 - equates to parts are now in residential use. Large parts of the site Road, Application 137dph. are located in Flood Zone 3a, and it is close to services Maidenhe 2017 Works have and facilities in Maidenhead Town Centre ad commenced and a revised application for 39 dwellings (ref:19/00016) permitted. Small site, character of area and site type leads would mean that such a density would be more associated with high rise flats, in this case, the development would accommodate 37 units in three stories. 323 25 - 27 Maiden Planning 0.16 0.16 14 Planning permission Planning permission granted Planning permission 14 Braywick head granted granted permission - Road 18/00263/F ULL allowed on appeal 70 95 Old Call for Sites 0.26 0.26 11 Assumed capacity Planning Permission for 11 units was granted in 2016. It The site is located 11 Straight Windso 2015 based on Planning is anticipated that the site will adjacent to an Road r & Planning Permission deliver the proposed units within 5 years. Site is established residential Old applications 15/03843/FULL which available and considered deliverable in 5 years. area and is considered to Windsor would equate to 42dph more suitable for residential development. 36 Sunningda Sunning Call for Sites 31.9 3.65 [230 Planning permission Planning permission granted Planning permission 230 le dale 2015 ] granted granted Park Civil Planning Applications Service 2017 College Call for Sites Silwood 2019 Road Ascot (Option 1) 388 Sunningda Sunning Planning 4.83 4.83 230 Planning permission Suitable Ownership - The site has 230 le dale granted been
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0 Park Civil Applications Planning application - 18/00356/FULL promoted in the 2019 Call for Sites on Service Call for Sites Developer is Berkley Homes. The resolution to grant behalf of the sole College 2019 took place on this site in Nov 2018. landowner of the site. Silwood Call for Sites The Head of Terms has been agreed and the Section There is also a current Road 2017 106 is being finalised. pending application for Ascot RBWM Green Belt - Site is currently within the green belt of an the site (Option 2) Property unknown classification Tenancies - None on site Company Trees - The majority of the site is within a TPO area, according to including most of the south of the site proforma and the northern tip Priority Habitat - A smaller section of decidouos woodland extends down the eastern edge of the site Ancient Woodland - A small section borders the site to the east and should be considered Heritage - There is a nearby listed building to the east, further into the rest of the promoted area 322 The Little Sunning Planning 0.26 0.26 5 Planning permission Planning permission granted Planning permission 5 House dale granted granted permission - Charters Road 16/01680/F ULL 467 Bluebells Sunning Planning 0.69 0.69 8 Planning permission 17/02204/FULL - Construction of a building to provide x Planning permission 8 dale granted 8 two bed flats, together with granted Restauran permission access to London Road and landscaping, following t And demolition of the existing buildings. Works have Bar 17/02204 commenced but not yet complete London Road Sunningda le Ascot SL5 0LE 416 Heatherw Sunning Planning 16.3 16.31 250 Outline permission Outline permission - 16/03115/OUT - The residential Planning permission 120 13 ood hill 1 granted element forms the outline element granted 0 Hospital , and application of the proposed development, which was 'enabling Ascot Ascot development' for wider works on site which were approved in full. The latter works have commenced and a development partner for the residential developer has been appointed (Taylor Wimpy). Pre-application advice has taken place and reserved matters application is anticipated by Summer 2019. Given the time to deal with such matters it is assumed this development would not come forward within first 3 years. Lichfields build out rate assumptions would indicate that around 120 units could be delivered in years 4 and 5.
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0 142 National Sunning Planning 2.47 1.65 76 Planning permission Planning permission granted Planning permission 76 Grid hill granted granted Gasholder and application - Site, Ascot Bridge 18/02704/F Road, ULL Sunninghil l 144 Brockenh Sunning Included as a 0.44 0.44 12 Planning permission Housing commitments: Planning permission 12 urst hill housing granted granted Hotel and commitment 12 apartments following demo of hotel Ascot in Brockenh 2015/16 Apr 14: not started urst Planning Road, Permission Aug 2015: not started South Ascot 15/01637/IND(MLM) acc 11.11.2015 17 June 2016 hotel still trading (Trip Advisor review May 2016 "this is a business about to close in a couple of weeks") 17/02712/VAR - Agent confirmed this is U/C with anticipated completion date of spring/summer 2019 - 19/10/2018 428 Kenilwort Sunning Included as a 0.52 0.52 11 Planning permission 15/00846/FULL - 12 apartments and 1 house following Planning permission 11 h hill housing granted demo of 2 existing dwellings granted House and and commitment 18/00434/CONDIT - Approved Ascot in Agent confirmed U/C with anticipated completion in 2 Elizabeth 2015/16 years - building control records House, Planning indicate that works have started but no record of any Windsor Permission completions.19/10/2018 Road, 15/00846 Ascot, SL5 7LF.
127 Land at Sunning Call for Sites 2.12 1.48 12 Planning permission 15/02727/FULL - allowed on appeal 17/10/2017 - 12 The site is located 12 Oakfield hill 2015 allowed on appeal dwellings adjacent to an Farm, and Planning 17/10/2017 for 12 No commencement as of January 2019 established residential Ascot Ascot Application units. This would Site is in the green belt and back half of site is excluded area and is considered to Call for Sites equates to a density of from capacity due to ancient woodland present. The more suitable for 2017 8dph. ancient woodland on site is also a designated local residential development. wildlife area. There is Priority habitat on site as well as the presense of TPO areas on the west side. Nearly the entire site is covered by expected contaminated land will which need to be considered. 140 Halfpenny Sunning Officer 0.25 0.25 12 48dph Mixed use promotion for 12 houses , 330m Deliverable dependent 12 s hill employment, 330m shopping. upon densities / Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0 Garage and Identificatio 12 houses would on Site is available - promoter states that there are no amount of housing that Kings Ascot n 0.25ha would tenancies issues. Site is suitable as there are no serious could be accomodated Road Call for Sites equate to around constraints on site. and the suitability of use Ascot 2019 48dph. According to Access - existing access from Kings Road in such close proximity Berkshire Studio Real density FZ - Entire site is Flood Zone 1 to housing. Mixed use assumptions and in Utilities - Promoter states that all major utilities are promotion for 12 houses comparison to the available on site. , surrounding area, this Viability - Promoter states that promoted use is viable. 330m employment, would be very high for 330m shopping. housing. This type of density would be more in line with low/medium rise flats. At a more suitable density of 35dph, this site could theoretically provide for 8 units. However that would not account for the proposed mixed use on site of 0.06ha, which when reduced from the total site area would reduce the area available for housing to 0.19ha. At 35dph, this would reduce the potential amount of housing further to around 6 units. 212 Windsor Windso Planning 0.2 0.2 14 Planning permission Housing commitments Planning permission 14 Fire r granted granted Station, St Permission - 15/01889/FULL - 5 townhouses, 9 flats Marks 15/01889/F 15/00957/KO acc 20.08.2015 Road, ULL - 5 Windsor townhouses, 16/00227/IND (Premier) acc 24.02.2016 9 flats address made Former 13.05.2016 Sep 16: site cleared The site has been acquired by Spitfire Bespoke Homes Ltd and commenced works on the 02.04.2018. Construction ongoing
447 Planning 0.07 0.07 9 9
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0 The application - Queen 16/00043 282 17/02911/FULL - 10 flats - Development allowed on Windso Planning permission Planning permission Dedworth appeal on the 28.09.2018, has not r granted granted Road commenced Windsor SL4 4JR 473 Threeway Windso Planning 0.11 0.11 8 Planning permission Planning permission - 17/03205/FULL - Redevelopment Planning permission 8 s And r granted of existing residential dwelling to granted D M permission - provide 4 no. one bedroom flats, construction of 5 no. Kitchens one bedroom flats following the Dedworth 17/03205/F demolition of retail/residential building along with Road ULL associated landscaping, parking and cycle parking. Windsor Development ongoing
474 9 Park Windso Planning 0.1 0.1 8 Planning permission 16/01632/FULL - 4 No. 1 bedroom and 5 No. 2 Planning permission 8 Corner r granted bedroom flats, parking and cycle facilities granted permission - Windsor and new access following demolition of existing 16- SL4 dwelling and outbuildings. 01632 4DR Allowed on appeal, has commenced and new access following demolition of existing dwelling and outbuildings. 360 67 Alma Windso Planning 1.88 1.88 217 18/00095/FULL - Appeal Planning permission granted - 217 units Planning permission 217 Road r allowed Lichfields build out rates state that around 300 units granted - 16,389m (Imperial application - Demolition of the could be delivered in 5 years on a site of this size with office and 146m café House) existing basement and planning permission already in place. 18/00095 concrete plinth above and erection of a building of between 1 and 7 storeys containing 217 residential apartments (Use Class C3), including a cafe (Use Class A3) measuring 146 sqm (GIA), car and cycle parking, plant enclosures, access improvements, service bay, drop off spaces, substation, and associated landscaping and open space; and a five storey building to provide 16,389sqm (GIA) of office floorspace (Use Class B1), together with Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
ground level and basement car and cycle parking, service bay and associated landscaping
310 Vale Windso Planning 0.57 0.57 14 Planning permission Planning permission granted Planning permission 14 House, r granted granted permission - 100 Vale Road, 16/02737/F Windsor ULL 356 32 Windso Planning 0.12 0.12 13 Planning Application Planning Application permitted Planning Application 13 Peascod r permitted permitted Street application - Windsor SL4 1EA 16/02967/F ULL
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0 RBWM HELAA (2019) – Potentially Developable Sites
ELAA Site Parish Site Source Entire Develo Total Density Assumption (Dwellings Per Housing – Deliverability Conclusion Employment 0-5 6-10 11+ ID Address Site pable Net Hectare – dph) / Retail – Year Year Yea Area Site Units Deliverability s s rs (Ha) Area Conclusion (Ha) 318 Stubbing Bisham Call for Sites 2.3 2.3 11 Proposed unit capacity 0f 11 units Available – Confirmed by landowner 11 s Nursery 2019 would equate to a density of 5dph. Ownership - Promoted by a developer with an A minimum methodology density of option on the site 22dph would allow for 50 units on Tenancies - Tenants occupy buildings on part of site, although it may be hard to the site, but will not impact on delivery. achieve housing on site due to the Legal - Terms are in the process of being agreed. site's isolation within the green belt Potentially Suitable Green Belt - entire site is green belt but not included within EOS Agriculture - Entire site is located within grade 2 land Heritage - Listed building immediately to the east of the site PDL - Majority of site is located on previously developed land Airfield Safeguarding - Northern half of site is within a zone of restricted development at 10m in height. South half is in a 15m zone Achievable Access - Available via a side road Utilities - All expected to be present on site Viable - Promoter claims site is viable 6 Challen's Bisham Previous 0.49 0.49 10 At low end of density assumption, Available The site is 10 Chickens SHLAA 22dph could potentially provide 10 located Land Planning units. However, constraints on site Ownership - Site has been promoted in the 2019 adjacent to Adjacent could prove difficult to overcome. CFS and is done so by one an area of Honey applications Planning application for 3 units was of three family members who own the land, all residential House refused 17/00129/FULL in agreement to promote it use and is Winter Call for Sites Tenancies - None on site considered to Hill Road be more
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Cookham 2019 Potentially Developable suitable for Maidenh Green Belt - Site is in an unclassified section of residential ead the green belt Agriculture - East half of the site is development. classed as grade 2 agricultural land Common Land - Front of the site (west) borders Cookham Dean common land Potentially Achievable Access - Site has reasonable access via a dirt road found shortly off of a main road. Site may have potential access to services issues as the nearest areas (Bisham and Cookham Dean) are still a moderate distance away Utilities - Most infrastructure is available to the site, but mains gas and sewerage are not at the current time Viability - Promoter claims that the site is viable Phasing - Proforma suggestion for under five years is matched by build-out rates
4 Off A404 Bisham Previous 1.63 1.63 35 Promoted number of units would Available The site is 35 Henley SHLAA equate to density of 41dph, which located Road Call for sites was previously deemed not 70-72 High Street (17/03010/FULL for 12 units - adjacent to Maidenh 2017 acceptable at DM stage appeal withdrawn) an area of ead Call for Sites (17/03010/FULL Conservation stated Potentially Suitable residential SL6 6QW 2019 that the objection was with the Heritage - Site is fully located within the use and is height, scale, mass etc). Maidenhead Town Centre Conservation Area. It considered to A more conservative density has important non-listed buildings on site and is be more assumption of 30dph could provide surrounded by others off site of the same suitable for 23 units in line with StudioReal designation residential rates. However, 17/03010/FULL for Achievable development. 12 units was not considered too Access - Site has clear access both from the high There is the many. Unit numbers would have to street itself and and a possibility for be assessed at DM stage. smaller road behind the site. There would be retail usage clear access to services as the site is located in at ground the town centre level Phasing - A site of this size would typically take under five years to complete, according to the build-out rates
5 Stubbing Bisham Previous 1.2 1.2 30 Promoted in proforma for 30 units Potentially Available Option B on 30 s SHLAA which would equate to a 25dph. This site is for the Compoun Call for sites should be an acceptable assumption Ownership - Site has been promoted in the 2019 provision of d, Henley given the rural location of the site but Call for Sites. Latest housing and Road, 2017 would have to be confirmed at proforma suggest site is availble subject to this could development management. developer securing an option on potentially be Maidenh Call for Sites the site, which is in progress. acceptable ead, SL6 given the
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
6QL 2019 Tenancies - None on site sparse Potentially Suitable housing to Green Belt - Site is fully within an unclassified the north of section of the green belt Agriculture - Site is the site. completely covered by grade 2 agricultural land Option A is Protected Species - Possibility of nearby Eurasian for a Green Badgers Waste Airfield Safeguarding - In a zone of restrictions Processing for development over 10m in station that height could possibly Potentially Achievable be better Access - Access onto the site via a paved road suited for the found immediatley off of a main road. Site site than the would have moderate access into Maidenhead previous for services. Utilities - Most infrastructure is proposal available to the site apart from mains gas and sewerage Viability - Promoter claims that the site is viable Phasing - Proforma claims either option would be completed within five years, matching the presumtion of the used build-out rates 00231 Land to Bray Call for sites 22.76 22.76 450 Calculated based on the site The site has been promoted and is considered to The site is 150 300 b North 2019 proforma, a density of 22dph could be available. The site is located and be suitable considering the sites located in the Green Belt and is constrained by adjacent to South of location on the edge of a residential the possible presence of an A308, settlement with several smaller protected species, the setting of the Grade II* established Windsor constraints on site. Listed Old Farmhouse, and impact on landscape residential to the south. The centre of the site also contains area and is a section of priority habitat (0.45ha). The considered to westernmost edge contains a small area of Flood more suitable Zone 3a and the land to the north borders a for residential Flood ZOne 2 area development. Promoted for housing / special needs Repromoted in CFS 2019 as one submission: two parts of education school 'Land to North and South of A308, Windsor': the site 21.26ha in total, currently housing, garden were centre and open space is in use, promoting 450 formerly in new housing units, with 225 in years 1-5 and use as garden 225 in years 6-10. centres and has only been Formerly split into 4 sites, including current ID promoted for (Land at Oakley Green (south of A308) Windsor); residential 00231a (Wyevale Garden Centre, Dedworth use which is Road, Windsor), 00418 (Land at Oakley Green considered to (North of A308), Windsor). Neighbouring site be the most 00224 (Squires Garden Centre) has been added appropriate to this parcel. type of development 224 Squires Bray Call for Sites 0.74 0.74 39 Promoted for 39 units. Included in The site has been promoted and is considered 39 Garden 2015 draft allocation for 40 dwellings in available. The site is located Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Centre Contact from 2015 draft Local Plan. on the edge of the Green Belt close to existing agent 2016 39 units on 0.7ha would equate to residential areas, with just a small area in the Maidenh Call for Sites density of 56dph which would fall north-east located within Flood Zone 2 (0.06ha) ead Road 2019 within mid range of low range flats in Windsor HELAA methodology
261 Land Bray Call for Sites 4.06 3.8 100 Capacity calculated based on The site has been promoted and is considered The site is 54 46 between 2017 proforma, assuming around 27dph, available. located Windsor Call for Sites with a proposal of larger detached Green Belt - Site is in the green belt, but is adjacent to Road and 2019 housing. located inside an EOS parcel designated as residential Bray making a lower-moderate contribution towards areas, and is Lake, the green belt. considered to Bray ALC - Part of the site is grade 1 agricultural land, be more other areas are grade 3a. Agricultural Land suitable for Classification report submitted stating 15% of residential site Grade 1, and 85% Grade 3a. use. FZ - Small areas on the north eastern edge of the site are located in Flood Zone 3b. FZ2 extends into a larger part of the site (around 1ha) Priority Species - Eurasian Badgers and Stag Beetles found on site. Access - The site provides good access to Windsor and Maidenhead, and the M4. FURTHER JUSTIFICATION FOR TRAJECTORY REQUIRED? 0019a Bishops Bray Call for Sites 0.58 0.52 13 Capacity calculated based on Available The site is 13 Farm 2017 proforma, assuming a density of located Lodge Call for Sites 25dph is suitable for larger, Ownership - Site has been promoted by adjacent to 2019 detached housing that would need to landowner and is considered residential
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Oakley be built based on the surrounding availble for development areas, and is Green area. Potentially Suitable considered to Road Green Belt - Site is located within an unclassified be more Windsor section of the green belt, but adjacent to both a suitable for SL4 4PY passed and rejected EOS parcel. residential Flooding - Nearly the entirety of the site is within use. flood zone 3a, with just a small section at the south-east with zone 2. Heritage - There is a listed building approximately 20m from the north-west edge of the site that may need to be considered. Potentially Achievable Access - There is good access onto the site from an adjacent main road and side road to the back Utilities - Promoter claims all are readily available on site Viable - Promoter claims that the site is viable Other - Small pond on the site would have to either be excluded from the available area or taken into account in terms of achievability. 00423a Oakley Bray Call for Sites 1.1 1.1 28 Capacity calculated based on Available The Site is 28 Green 2015 proforma, assuming a density of currently Mushroo Call for Sites 26dph is suitable for larger, detached Ownership - Site has been promoted in the 2019 located in the m Farm 2019 housing that would need to be built Call for Sites on behalf of middle of Oakley based on the surrounding area. the sole landowner alongside a developer with the green Green an option on the site belt, but is Road Tenancies - Yes, but only six months notice for next to HA11 Oakley vacant possession and therefore Green Potentially Suitable could be Windsor Green Belt - Site is located in an unclassified adjacent to SL4 5UL - section of the green belt, but is previously other Option A developed land residential Flooding - Approximately half of the site is units in the located within flood zones 3a and coming 2 future. The Achievable Site is Access - Site has reasonable access off a dirt considered to road found immediatley off of a be more side road appropriate Utilities - Proforma claims infrastructure is for residential already available on site use. Viability - Promoter claims site is viable Phasing - Proforma states a time period of under five years, which is in line with that of the used build-out rates 423 Oakley Bray Call for Sites 2 2 40 Capacity calculated based on Available The Site is 40 Green 2015 proforma, assuming a density of 20 currently
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Mushroo Call for Sites dph is suitable for larger, detached Ownership - Site has been promoted in the 2019 located in the m Farm 2019 housing that would need to be Call for Sites on behalf of middle of the Oakley built based on the surrounding area. the sole landowner alongside a developer with green belt, Green an option on the site but is next to Road Tenancies - Yes, but only six months notice for HA11 and Oakley vacant possession therefore Green Potentially Suitable could be Windsor Green Belt - Site is located in an unclassified adjacent to SL4 5UL - section of the green belt, but is other Option B previously developed land residential Flooding - Approximately half of the site is units in the located within flood zones 3a and coming 2, including the extension that is northward of future. The option A Site is Achievable considered to Access - Site has reasonable access off a dirt be more road found immediatley off of a appropriate side road for residential Utilities - Proforma claims infrastructure is use. already available on site Viability - Promoter claims site is viable Phasing - Proforma states a time period of under five years, which is in line with that of the used build-out rates 0003a Grove Bray Call for sites 0.68 0.68 Pote Parcel drawn incorrectly in The site has been promoted and is considered 23 House, 2017 ntiall previous iterations of the HELAA - available. (Do y boundary has now been amended to Site is within wider 00152a promotion Harvest 23 reflect previous Call for Sites Green Belt - Site entirely within Green Belt. EoS not Hill Road, (don’ 2017 information. Study considered site to offer moderate/lower t Density assumption of 35 dph contribution to the purposes of the Green Belt. Maidenh doub considered appropriate relative to Site is previously developed, although as site is doub ead, le the nature of the surrounding area in build up area, garden cannot be included as le Berkshire coun and nearby housing . per NPPF. coun SL6 2QS t) Priority Habitat - 0.36ha of site is 'traditional t) orchard' Trees - several individual TPOs on site.
00026a Harvest Bray Call for sites 0.57 0.57 Pote Density assumption of 35 dph The site has been promoted and is considered 19 Hill 2017 ntiall considered appropriate relative to available. (Do House, y the nature of the surrounding area Site is within wider 00152a promotion. Harvest 19 and nearby housing . Green Belt - Site entirely within Green Belt. EoS not Hill Road. (don’ Parcel within other promoted parcels Study considered site to Maidenh t (00152a, 0003a), therefore the offer moderate/lower contribution to the ead. SL6 doub potential number of housing units for purposes of the Green Belt. Site is previously doub 2QS le developed, although as site is in build up area, le Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
coun this parcel have not been included in garden cannot be included as per NPPF. coun t) order to avoid double counting. Priority Habitat - Majority of site has been t) mapped as being within the Priority Habitat Inventory as being 'Deciduous Woodland', however, site has mostly been cleared of any woodland and is previously developed as above. RBWM Protected Native Species - Eurasian Badgers on site Trees - several individual TPOs on site.
1314 Land Bray Call for Sites 0.53 0.53 13 Whole site within Green Belt Housing - no build out rate estimation provided 13 adjacent 2017 Poorly related to the built up area but assumptions on build to Density assumption of 25dph out rates in methodology suggest that 13 units Braywoo considered appropriate for rural could be provided within 5 years d Farm setting and would equate to 11 units
294 Land at Bray Promoted in 2.47 2.47 61 Lower density of 25dph assumed Available The site is 58 3 Hawthor given nature of surounding area located 2014 Ownership - Confirmed by landowner in email to n adjacent to be re-promoted for the Hill, part an of Call for Sites 2019 CFS, and the landowner is the single holder established Braywoo 2017 of the site residential d Farm Contact with Tenancies - No information given but site is area and is (Land Landowner vacant of development currently considered to North of 2019 Potentially Suitable be more Braywoo Green Belt - Site is in an unclassified section suitable for d Farm, within the green belt residential Ascot Potentially Achievable development. Road, Access - Available to the site via an adjacent Maidenh main road. However there is a ead) large distance between the site and its nearest access to services in either Bracknell or Maidenhead Utilities - Half is available to the site. Mains sewerage, gas and broadband are currently not available Viability - Promoter claims the site is viable Phasing - No build out rate estimation provided but assumptions on build out rates in methodology suggest that 61 units could be provided within 6- 10 years 234 Bray 9.83 9.83 300 Potentially Available 54 246
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Ownership - Last promoted in the 2017 CFS by the sole landowner Tenancies - None on site Potentially Suitable Green Belt - Site is located fully within an unclassified section of the green belt. Whilst there are no further constraints on site, there is a rejected EOS parcel between the site and urban Windsor, meaning the land is unlikely to pass an EOS assesment itself Achievable Land at Call for Sites Promoted for 300 units which Access - Site has good access via a main road to Oakley 2015 would equate to 30dph. This could be the north and a smaller Green Call for sites considerd to be appropriate for the country lane extending down the east side. The Lodge 2017 surrounding area. location would provide good access into Windsor for services. Utilities - Promoter claims that all infrastructure is available to the site Viability - Promoter claims that the site is viable Phasing - Proforma states that the development would be finished within five years. Build-out rates suggest this time frame is highly unlikley, and that only 54 units would come forward in this time with the final completion towards the end of 6-10 years 0061a R/O Bray Call for sites 0.89 0.89 30 Promoted for 30 units which could Available Site would be 30 Holyport 2017 equate to 33dph, could be considered considered Street, Call for Sites acceptable in the surrounding area Ownership - Site has been promoted in the 2019 to be more Holyport, 2019 CFS on behalf of the sole suitable for Maidenh landowner residential ead (Site development
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
A) Tenancies - None on site considering Potentially Suitable the Green Belt - Site is fully located within an surrounding unclassified section of the green types of belt development. Heritage - The site is entirely located within the Holyport Conservation Area, and has several listed and important non-listed buildings nearby that may be affected by development Achievable Access - Site is accessable via a road on the south side. There would be access to services within Holyport and Maidenhead is close by as well Utilities - Proforma states most infrastructure is available to the site apart from mains gas and broadband at the moment Viability - Promoter claims that the site is viable Phasing - Proforma states development would be completed within five years, matching that of our used build-out rates 0061b R/O Bray Call for sites 0.59 0.59 30 Promoted for 30 units, which Available Site would be 30 Holyport 2017 would equate to 53dph, which could considered Street, Call for Sites be more appropriate for low rise flats. Ownership - Site has been promoted in the 2019 to be more Holyport, 2019 Density assumption of 35dph would CFS on behalf of the sole suitable for Maidenh be more appropraite to the landowner residential ead (Site development
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
B) surrounding area and would equate Tenancies - None on site considering to 18 dwellings Potentially Suitable the Green Belt - Site is fully located within an surrounding unclassified section of the green types of belt development. Heritage - The site is entirely located within the Holyport Conservation Area, and has several listed and important non-listed buildings nearby that may be affected by development TPO - Site slightly overlaps into a TPO area on the eastern side Achievable Access - Site is accessable via a road on the south side. There would be access to services within Holyport and Maidenhead is close by as well Utilities - Proforma states most infrastructure is available to the site apart from mains gas and broadband at the moment Viability - Promoter claims that the site is viable Phasing - Proforma states development would be completed within five years, matching that of our used build-out rates 00034a Coningsb Bray Call for sites 9.9 9.9 217 Promoted for 70 units which would Potentially available - previously promoted. Site would be 54 163 y Farm, 2017 equate to 7dph. A low end density Green Belt - Isolated site, entirely within the GB. considered to Coningsb assessment of 22dph could provide Site is not in EoS be more y Lane, 217 dwellings. assessment. Part of site in North of parcel is suitable for Fifield, previously developed (around residential 1.04ha) with agricultural sheds/buildings. development Maidenh Protected Species - Great Crested Newt eggs considering ead, SL6 found on site by Ecology the 2PF survey. surrounding Heritage - Close proximity to several Listed types of Buildings in North East of the site development. (Grade II Barn at Grove Farm, Grade II Grove Farmhouse, Grade II Stables at Grove Farm, Grade II* Yew Tree Cottage. 260 Land Bray Promoted in 1.18 0.8 17 Promoted for 12 units which would Assumed build out rates would imply that only Site would be 17 North equate to 15 dph. At 22dph, the site 17 units could be delivered considered 2014 and could accommodate 17 units. on a site of this size in first five years to be more East of Call for sites Green Belt - Site is partly within the Green Belt suitable for Tithe 2017 but a small section to the residential Barn north overlaps into an EOS parcel which is development Drive considered to offer moderate contribution to considering (Land the purposes of the Green Belt. the Rear of FZ - Approximately half of the site is in Flood surrounding 55 To 65 Zone 3a and 2. Priority Habitat - 0.51ha of site is types of Windsor deciduous woodland development. Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Road Trees - there is a small TPO area in the south Maidenh east corner. ead SL6 2DN)
421 Willow Bray Call for Sites 0.6 0.6 16 Promoted for 16 units which would Lichfields assumed build out rates would suggest Site would be 16 Manor, 2015 equate to 27dph this could be that 16 units could be considered Fifield Call for sites considered to be appropriate in this delivered on a site of this size in first five years. to be more Road, 2017 rural setting. Green Belt - Entire site is within the GB but not suitable for Fifield, Call for Sites Promoter claims possible self build. within the EoS assessment. residential 2019 There is a dwelling on site, as such, this part of development Maidenh the site could be considered to be previously considering ead, SL6 developed as the site is an isolated site. the 2PG Trees - Site contains two individual protected surrounding trees. types of Utilities - Promoter suggests access to all main development. utilities. 154 Land Bray Call for sites 1.88 1.88 41 Promoted for 15 units, which Lichfields assumed build out rates would imply 41 adjacent 2017 equates to 7dph. Lower end Studio that 41 units could be to Real Density assumption of 22dph delivered on a site of this size in first five years Fifield could provide 41 units Green Belt - Site is entirely within the GB but not Road, within the EoS. Fifield
0030a The Old Bray Call for Sites 0.57 0.36 12 Capacity calculated based on Potentially available The site has 12 Orchard, 2017 around 35dph and assuming been Dedwort predominantly medium/larger style Green Belt - The entire site is within the green promoted for h Road, housing belt and within in an EOS housing Windsor parcel that is considered to offer a lower/moderate contribution to the purposes of the Green Belt. FZ - Around 0.18ha of site within FZ3a and 0.015ha within FZ2 TPO - Around 0.059ha of site is within TPO area (along Southern and Western boundary). 270 Tectonic Bray Call for Sites 0.65 0.65 30 Promoted for 30-50 houses. Employment - Existing site is in Office use The site is 30 Place, 2015 30 units would equate to a density of (2,080m) - any loss would have to located Holyport Call for Sites 46dph; 50 units would equate to be carefully considered at development adjacent to Road, 2017 77dph. management stage. an Maidenh Call for Sites Whilst promotion states a ALC - Considered to be within grade 1 established ead, 2019 housing/flats mix, the higher figure is agricultural land. However, so is much residential
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Berkshire unlikely to be suitable given the of the surrounding land and this is all no longer area and is surrounding area . Therefore, used for agricultural purposes. The site is considered to lower estimate has been employed previously developed land. more suitable here. Previously considered to be deliverable but re- for residential classified due to changes to development. NPPF definition of 'deliverable'.
244 Fifield Bray Call for Sites 22.12 22.12 630 Site promotion for 630 units would Available Promoter 314 316 Polo Club 2019 equate to a density of 28dph. claims 5 years Whilst this matches the size and Ownership - Promoted by owner for 630 units density of the surrounding area, the Tenancies - On site (One year rolling lease with and size of the site itself and one year notice period) Potentially Suitable 20,000sq m location in the green belt suggest a Green Belt - entire site is green belt but not floorspace 22dph may be best in a cautious included within EOS Heritage - Small listed approach. If this were the case it building to south west of site would equate to 486 units. PDL - Small section of site promoted also as 0245 is previously developed Achievable Access - Adjacent to main road and side roads on site Utilities - All currently provided on site Viable - Promoter claims site is vaible Phasing - Build out rates by Lichfields suggest the site would be completed after 11 years, contrary to the 5 years suggested by the promoter. With an appoval time limit of 5.3 years, this estimates 314 houses to come forward in 6-10 years with the remaining 316 to follow. 245 Bray 2.1 2.1 58 Available 58
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Ownership - Promoted by owner Tenancies - On site (One year rolling lease with one year notice period) Potentially Suitable Green Belt - entire site is green belt but not included within EOS Heritage - Small listed building to south west of Promoted for a capacity of 73 units site Fifield on site, this would allow for a density PDL - This section of the site is previously Polo Club Call for Sites of 35dph. This is likely too much in developed and is a smaller section Yard and 2019 comparison to the surrounding area, of the south end of 0244. Achievable Buildings with an estimate of 28dph to match Access - Adjacent to main road and side roads allowing for a capacity of 58 units. on site Utilities - All currently provided on site Viable - Promoter claims site is vaible Phasing - Build out rates suggest that 58 units would just be competed within a five year period
246 Land to Bray Call for Sites 1.69 1.69 37 35 dwellings per hectare or park Available 37 the rear 2019 homes 35 units per hectare as Ownership - Promoted by landowner of suggested in the proforma would Potentially Suitable The equate to 59 houses. This could be Green Belt - entire site is green belt but not Queens too high given the site surroundings, included within EOS Agriculture - South half of Head, and a more cautious density of 22dph site is in grade 1 land Windsor would allow for Entire site is previously developed land Road, 37 units. Achievable Water Access - Located adjacent to a main road. Oakley, Utilities - All currently available on site Windsor, Viable - Promoter claims site is viable SL4 5UL Phasing - The used build-out rates suggest that a capacity of 37 units on site would be completed in under five years
269 Ledger Bray Call for Sites 4.56 4.56 114 Proposed housing figure of 175 Available 54 60 Farm, 2019 units would equate to a density of
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Forest 39dph. Whilst this matches the Ownership - Promoted by owner with sole Green density of housing at a small area in ownership Road, Fifield to the north, this unlikley to be Tenancies - Annual/season meadow licence Fifield suitable for the site and a more Potentially Suitable conservative density of Green Belt - entire site is green belt but not 25dph would equate to 114 included within EOS dwellings. TPO - South edge of site borders TPO area. Potentially Achievable Access - Available via a main road around the site and access through the middle of the site Utilities - Majority available but no current mains gas or sewerage Viable - Promoter claims site is viable Phasing - Lichfield build out rates suggest that for a development between 100-499 dwellings 60 can be built per annum, with a delay of up 4.1 years for the first completion, leaving 54 units in the first 5 years. Build out rate assumption would indicate that around 58 units could potentially be delivered in first 5 years
327 Land off Bray Call for Sites 2.27 2.27 85 85 homes would equate to 37dph Available 58 27 Bartletts 2019 which would be at upper end of Lane, Studio Real density assumptions Ownership - Promoter has a option on the site year Holyport for a site of this type in this type of Tenancy - Approximately 0.7ha is used by (also location. known as HEROeS Farm, an educational centre in Berkshire for children who are being home Moneygr educated or who are not currently involved in ow Green (Land the main stream schooling system. The agreement is terminable on short notice. rear of 4 Dairy Potentially Suitable Green Belt - entire site is Green Belt but not Court) included within EoS Study. Achievable Access - Access can be obtained from The Fieldings Utilities - Promoter claims available Viability - Promoter claims viable Phasing - TBC Promoter claims that 85 homes could be delivered in first five years. However, Lichfield's lead-in time and build out rate assumptions would indicate that around 58 units could potentially be delivered in first 5 years.
375 Land Bray Call for Sites 0.63 0.63 13 Proposed housing figure of 5 units Available 13 fronting 2019 would create an on site density of
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Windsor 8dph. A minimum methodology Ownership - Confirmation from Trustees of site Road assumption of 22dph could be that the land would be acceptable given the surrounding available area and would allow for 13 units. Tenancy - land is undeveloped and no suggestion of tenancies on site Potentially Suitable Green Belt - Site is undeveloped Green Belt land but not included in EoS study Potentially Achievable Access - Access could be provided from Windsor Road Utilities - availability unknown Viability - unknown Phasing - TBC
00074a Adam Bray Call for sites 0.62 0.62 Pote Density assumption of 35 dph The site has been promoted and is considered 21 Cottage, 2017 ntiall considered appropriate relative to available. (Do y the nature of the surrounding area Site is within wider 00152a promotion. Harvest 21 and nearby housing . Green Belt - Site entirely within Green Belt. EoS not Hill Road, (don’ Parcel within other promoted parcels Study considered site to t (00152a, 0003a), therefore the offer moderate/lower contribution to the Maidenh doub potential number of housing units for purposes of the Green Belt. Site is previously doub ead, SL6 le this parcel have not been included in developed, although as site is in build up area, le 2QS coun order to avoid double counting. garden cannot be included as per NPPF. coun t) Priority Habitat - Almost entire site has been t) mapped as being within the Priority Habitat Inventory as being 'Deciduous Woodland', however, site has mostly been cleared of any woodland and is previously developed as above. Trees - several individual TPOs on site.
326 Bray 0.27 0.27 6 Available 6
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Ownership - Site promoted by land owner Tenancy - No tenancy issues Potentially Available Proposed figure of 20 units would Green Belt - Entire site within Green Belt but not Land at equate to a density of 74 dph on included within the EoS Queens site for low-mid rise flats, which Study Acre would not be acceptable given the Achievable Cottage, Call for Sites lack of housing in the surrounding Access - Yes - existing road network Utilities - Windsor 2019 area. The site is set back in the green Promoter claims available Viability - Promoter Road, belt a distance away from the housing claims viable Berkshire in Bray, and a more acceptable Phasing - Promoter claims 20 units in 1 year , SL4 5UJ density of 23dph would allow for 6 units on site
328 Land at Bray Call for Sites 8.52 8.52 100 The suggested 100 units promoted on Available 54 46 Tarbay 2019 this site would create a density Farm, of 12dph.The site is currently isolated Ownership - Site promoted by land owner Tarbay within the green belt and a minimum Tenancy - No tenancy issues Lane density would have to be assumed. Potentially Suitable Green Belt - Entire site within Green Belt but not included within the EoS Study Airfield safeguarding - Within area where no buildings can exceed 45m in height Achievable Access - Yes - existing road network Utilities - Promoter claims available Viability - Promoter claims viable Phasing - Promoter claims 40 units by year 3 Promoter claims that 50 units could be delivered in 3 years with folllowing 50 in subsequent 2 years (100 in 5 years). However, lead-in / build-out rate assumptions would indicate that only around 54 units could potentially be delivered in first 5 years.
342 Oakley Bray Call for Sites 0.7 0.7 15 Promoted for 15 units which would Available 15 Green 2019 equate to 21dph. This density
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Lodge could be considered acceptable as Ownership - Promoteer has option on site, (West) per StudioReal assumption and landowner is aware of the surrouding area. promotion for housing Tenancy -No tenancy issues Potentially Suitable Green Belt - site is previously developed Green Belt, not inlcluded within the EoS study. Site currently used for repair, storage and resale of commercial vehicles. Potentially Achievable Access - Existing access from Oakley Green Road Utilities - unknown availability Viability - Promoter claims viable Phasing - 15 units in first three years
00031 Land Cookha Call for Sites 8.78 8.78 200 Promoted for 200-230 units. Available The site is 54 146 d north of m 2015 Capacity calculated based on Ownership - Site has been promoted in the 2019 located Lower Call for Sites proforma, 230 units would equate to Call for sites by a developer adjacent to Mount 2017 around 26dph. 200 units would with an option on the site an Farm Call for Sites equate to 22dph. Tenancies - None on site established Long 2019 This could theoretically be suitable Potentially Suitable residential Lane for the surrounding area as per Green Belt - Entire site is located within the area and is Cookham Studio Real assumptions. green belt, in a parcel of land considered to Maidenh described in the EOS as part of making a more suitable ead moderate contribution towards the green belt for residential Agriculuture - Site is currently about 2.64ha development. grade 2 agricultural land that would be excluded, however if site is removed from the green belt this classification may change Achievable Access - Site has clear access from a main road to the east and several side roads from the north Utilities - Proforma states all utilities are currently available on site Viability - Promoter claims the site is viable Phasing - Proforma states the development would be finished in five years, but Lichfield's build-out rates suggest this is unlikley and that 54 units would be available within 5 years, with the rest to fall into the 6-10 bracket 413 Land East Cookha Call for Sites 0.9 0.9 20 Density of 23dph would equate to Available The site is 20 of m 2015 a number of 20 units, which could considered to Strande Reg 19 be suitable in this environment on Ownership - The site has been promoted in 2019 be more Park, the edge of a settlement. and is considered available suitable for Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Strande for an extension to the existing mobile homes residential Lane, site by the sole landowner use as an Cookham Tenancies - None on site extension to , the adjacent Maidenh Potentially Developable park homes ead Green Belt - Site is within Green Belt and within site. a parcel of land which is considered to offer a lower contribution to the purposes of the Green Belt Flooding - Flood Zone 3b is located adjacent to the eastern boundary. Protected Species - Common Toad likley to be on site Achievable Access - Site has reasonable access via a paved small road to the north and a dirt track extending down the east side of the site Utilities - All infrastructure would be available from the existing site Viability - Promoter claims the site is viable Phasing - Proforma suggests completion within five years, which would be in-fitting with the used build-out rates 0031a 2.77 2.77 75 Available 58 17
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Ownership - Site has been promoted in the 2019 CFS on behalf of the sole landowner Tenancies - None on site Potentially Suitable Green Belt - Site is almost fully located within an EOS parcel deemed to be making a ver strong contribution towards the belt. However, the site Land did have a slight distinction from the rest of the Rear of parcel The site is 99 To Agriculture - Very north of site and adjacent located 119 access route overlaps into adjacent to Whytelad Call for Sites grade 2 agricultural land an yes 2015 Promoted for 75 units - would result Protected Species - Stag beetles found on the established Lane Cookha Call for Sites in 27dph which could be site, and possibility of nearby residential Cookham m 2017 appropriate considering the density House Sparrows with possibility of 6 different area and is Maidenh Call for Sites of the surrounding area moth variants as well considered to ead 2019 Achievable be more (Land Access - Site is located behind housing away suitable for West of from the existing road, but shape of promotion residential Whytelad does show where access would be availble. The development. yes Lane) site would allow for easy access into Cookham and Cookham Dean Utilities - Proforma states that all infrastructure is available to the site Viability - Promoter claims the site is viable Phasing - Promoter suggests 75 houses could come forward within 4 years, although build out rates may dispute this and suggest 6-10 years for completion 77 Gasholde Cookha Call for Sites 1.23 1.23 50 A figure of 50 units would equate Potentially available - the site has been cleared The site is 50 r Station m 2015 to a 40dph, which could be suitable and has previously been located Whytelad Call for Sites given the the proposal is in a promoted but was not repromoted in Call for adjacent to yes Lane 2017 residential area of similar smaller Sites 2019. No siginificant environmental an Cookham housing, and would need constraints on site. established confirmation at the development Utilities - Some gas infrastructure may need to residential Maidenh management stage. be retained on site. area and is ead considered to more suitable for residential development. 320 Philo Cookha Call for Sites 1.3 1.3 17 The suggested capacity of 17 units Available 17 Field, m 2019 on site would equate to a density of
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Cookham 13dph. This is below the minimum Ownership - Promoted by landowner methodology density of Potentially Suitable 22dph but with the nearby Heritage - Inside the Cookham High Street constraints and stated open space in conservation area and borders a listed building the proforma this may be acceptable. to the east TPO - Three protected trees at the south of the site and borders TPO areas to the east and south Additional Note - Site was removed from the green belt in early 2000's following high court order Achievable Access - Located adjacent to several side roads Utilities - All currently available on site Viable - Promoter claims site is viable Phasing - Build-out rates suggest that the development could be completed within five years
00031c Lower Cookha Call for Sites 6.13 6.13 134 No figure was suggested within the Available 54 80 Mount m 2019 site proforma, but a density Ownership - Promoted by landowner Farm assumption of 22dph could be Tenancies - None on site South, appropriate given the surroundings Potentially Suitable Long and mixed use proposal of the site. Green Belt - entire site is green belt but not Lane This would allow for 134 units on site included within EOS Agriculture - Entire site falls Cookham in theory, but would have to under grade 2 land Maidenh be decided at development PDL - All of south filed appears to be previously ead SL6 management stage and would also be developed 9EE dependant on the density of the Achievable north section of the farm. Access - Located adjacent to main road and side roads Utilities - All provided on site apart from sewerage at current time Viable - Promoter claims site is viable 00123 Land east Cox Call for Sites 8 8 300 Current proposed denisty works out Available The site is 54 246 b of Green 2015 at 17dph, but once Proposed open located Woodlan Call for sites space has been speciified this should Ownership - Site has been promoted in the 2019 adjacent to ds Park 2017 be taken into account. Possiblility CFS by a developer with an an
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Avenue Call for sites remains for an increase in units option on the site established and 2019 proposed Tenancies - None on site residential north Potentially Suitable area and is of Green Belt - The site is located in the Green Belt, considered to Woodlan in an EOS parcel described as part of making a be more ds lower-moderate contribution towards the belt. suitable for Business ALC - The site is constrained by its agricultural residential Park, land value - proforma states recent evaluation of development. Maidenh land claims it is agriculutral class 3b rather than ead 2. Achievable (West) Access - Site has great access from roads to the north and west, as well as a side road to the south. Site provides good access to services from Cox Green and Maidenhead from there Utilities - Proforma states all infrastructure is available to the site Viability - Promoter claims that the site is viable Phasing - Proforma suggests development would be completed within 6-10 years, which is infitting with the used build-out rates 45 Land at Datchet Call for Sites 3.92 3.92 80 Site was originally promoted for Available Employment 58 22 Riding 2015 150 units which would of equated to uses
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Court Call for Sites a density of 38dph on the site. The The site has been promoted for housing - 150 adjacent to Road and 2017 surrounding housing is of mid- larger units, 75 houses, 75 flats. the M4 London Call for Sites style and on top of this a suitable Ownership - The site has been promoted in the would Road, 2019 buffer is needed to the M4 motorway 2019 Call for Sites by a provide a Datchet adjacent to the site, and as such the developer with an option on the site suitable unit count has been lowered to 80 to Tenancies - None on site buffer to the provide a density of 20dph on site, Potentially Suitable residential which is more realistic given the Green Belt - The site is constrained by the Green development surroundings Belt, but has a very durable boundary of the M4 proposed. and constraints involved. to the north and is in an EOS parcel described as making a moderate contribution towards the green belt Flooding - The site is fully located in Flood Zone 2 Agriculture - Site is constrained by Grade 1 agricultural land across part of the site. Prtoected Species - Sainfoin located on the site (Plants) Heritage - Should consider the nearby Datchet Conservation Area approximately 40m away from the south-west of the site Noise/Air - The M4 results in noise and air quality constraints. Achievable Access - The site has good highways links, and access to services and facilities in Datchet. Utilities - Proforma states all infrastructure is currently available on site Viability - Promoter claims that the site is viable Phasing - Proforma states all housing would come forward within five years, but Lichfields build-out rates suggest only 54 could be completed within five years with the rest to be completed in 6-10 years 46 Land Datchet Call for Sites 11.25 11.25 200 180-200 units would equate to Available Employment 54 146 north 2015 around 17-18dph, however, uses
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
and east Reg 19 rep density of housing likely to increase The site has been promoted for housing and adjacent to of Call for Sites when other aspects of mixed use employment use. the M4 Churchm 2019 scheme are delivered. At present, Ownership - Site has been promoted in the 2019 would ead there is no floorspace estimate on Call for Sites on behalf of the sole landowner provide a Secondar land required for mixed use aspects Tenancies - None on site suitable y School, of the site Potentially Suitable buffer to the Priory Green Belt - entirely within the Green Bekt and residential Road, within a parcel of land considered to offer a development Datchet lower contribution to the purposes of the Green proposed. Belt in the EoS study. Very durable boundary of the M4 to the north. Noise/Air - The M4 results in noise and air quality constraints. Agriculture - The site is also potentially constrained by loss of Grade 1 agricultural land, although the site promoter claims that the land is actually class 2/3 - this would need to be investiagted further at development management stage. Flooding - Approximately 4ha of the north west edge of the site is within flood zone 3a, with the remainder of the site entirely within flood zone 2. Achievability Unknown Access - The site has good highways links, and access to services and facilities in Datchet. Utilities - Access to all infrastructure on site is unknown at present Viability - Promoter claims the site is viable on condition that employment use acts as a buffer for residential use from the M4 Phasing - Proforma suggests site could be completed within five years for all uses, but build-out rates suggest that a site of such size would realistically take 6-10 years to come forward for completion 00202a Datchet 2.5 2.5 35 Available 35
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Ownership - Site has been promoted in the 2019 Call for Sites by a developer with an option on the site Tenanacies - None on site Potentially Suitable Green Belt - The site is located in the Green Belt adjacent to an established residential area, close to services and facilities in Datchet. It is in an EOS parcel described as making a lower contribution towards the green belt. Flooding - Approximately 90% of the site is The site is Land at within flood zone 3a, with the remainder of the located Eton site falling under zone 2 classification adjacent to Capacity calculated based on Road Call for Sites Agriculture - Land within Agricultural Class 1 but an proforma and assuming around Datchet 2015 agent/owner claims this to have been regraded. established 14dph. Lower density assumption (St. Call for Sites Protected Species - Bats found on site (Common residential used due to large part of site Augustin 2017 Pipistrelle) Possible loss of community building area and is currently including a church and es Field, Call for Sites (Church) considered to possibility of a mixed development Eton 2019 Achievable be more with a care home. Road, Access - Site would be accessable via a main suitable for Datchet) road to the south and side roads to the north- residential east. Site would provide reasonable access to development. Datchet services Utilities - Promoter claims all infrastructure is currently available on site Viability - Promoter claims site is viable subject to final scheme requirements Phasing - Proforma states completion to happen within five years, which is a realistic target once compare to our build-out rates
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
999 Land to Datchet Call for sites 1.81 1.15 40 Previously promoted for 90 Potentially available - Promoted in Call for Sites Existing use - 40 the rear 2017 residential units – significant % to 2017 for 90 housing units. Green Belt - Entire manufacturin of be affordable/social housing 10 site within the Green Belt but not within EoS g / industry 204-284 G&T pitches assessment Pallet Horton Approx 30% on functonal floodplain / parcel. storage, car Road, Not included within EoS parcel but FZ - Around 0.54ha of site within FZ3b, around mechanics Datchet GB. 1ha within FZ3a and the and tyres – 1.15ha at 35dph would allow for remainder of site within FZ2. general B2 40 units industrial. 17/00425 permitted construction of two B2 units - this permission does not seem to have yet been implemented - additional 214m of floorspace. 442 Land at Datchet Call for sites 2.22 1.87 75 Promoted capacity of 75 units Promoter claims the site is available and could 59 16 White's 2017 would equate to around 34dph. be completed within 2-3 Lane, Call for Sites years, however Lichfields build out rate Datchet 2019 assumptions suggest this may take longer. The site contains some significant constraints. Green Belt - Site is entirely within GB and has been assessed in the EoS and considered to offer a lower contribution to the purposes of the GB. FZ - The site is completely within FZ3a. ALC - Around 90% of the site is Grade 1 land. Site is in very close proximity to M4 - a buffer of 10m would equate to 0.35ha. Datchet 0.1 0.1 5 Potentially Available 5
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Ownership - Last promoted in the 2017 Call for Sites on behalf of the sole landowner of the site Tenancies - None found on site Potentially Suitable Flooding - Site is entirely located within flood zone 3a The site is TPO - A small strip of TPO area is found on the located western side of the promoted site Sopwith adjacent to Site was last promoted for 10 units Heritage - The site is located approximately 15- Court, 1- an which would equate to density of 20m away from the Datchet 5 established 00042 Call for Sites 100dph for mid-rise flats. 5 units Conservation Area. Slough residential b 2017 for low rise flats / small terraced Protected Species - Possibility of a protected Road, area and is housing may be more appropraite in species to be found on site. Achievability Datchet, considered to comparison to the surrounding area. Unknown SL3 9AU more suitable Access - Site has good access and is located for residential adjacent to a main road development. Utilities - Sit currently has access to most forms of infrastructure, telephone and broadband remain unknown Viability - Promoter claims that the site is viable Phasing - The site could come forward within five years according to both the proforma and build-out rates 335 Datchet 5.7 2.48 74 Availability Unknown 58 16
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Ownership - Promoter has no legal interest in the site Tenancy - Not known. The site is promoted by Slough Borough Council who are not a landowner nor do they have a legal interest in the site. Potentiallly Suitable Green Belt - Entire site within parcel of land which offers a lower contribution to the purposes of the Green Belt as per the EoS Study. Also partly previously developed land. Listed Building(s) - Barn to SW of Ditton Land at Farmhouse, Ditton Farm Road, Datchet (Grade II Ditton Studio Real density assumption of - 0.9ha); Granary 50y SW of Ditton Farmhouse, Ditton Farm Road, Datchet (Grade II); Ditton Farm, Call for Sites 30dph could be suitable for this area Austen 2019 and density at that range would Farmhouse, Ditton Farm Road, Datchet (Grade II - 0.5ha) all within parcel. Way, provide 74 dwellings. Langley Agricultural Land Class - mostly Grade 1, but according to Post 1988 ALC grades states that 1.25ha of the site is Grade 2and 0.57ha Grade 3a (South East of site) Potentially Achievable Access - Via Ditton Park Road and / or Riding Court Road Utilities - Unknown Viability - Promoter assumes viable Phasing - TBC Build out rate assumption would indicate that around 58 units could potentially be delivered in first 5 years.
210 Land at Eton Call for Sites 0.71 0.5 12 Capacity calculated based on Potentially available - previously Employment 12 Crown 2015 Call for proforma, and estimated 30dph due promoted/planning applications. use would Farm, Sites 2017 to on site constraints. Green Belt - The entire site is located in the be more Eton Green Belt in between two excluded compatible Wick settlements, entire site is within EoS parcel with the flood (Commo considered to offer strong/very strong. Some of risk n Gate the parcel would appear to be previously identified, Farm developed. but would be Crown FZ - Entire site within FZ3a . less Farm ALC - North of site is Grade 1 (0.25ha). compatible Eton Priority habitat - Areas of deciduous woodland, with Wick small areas of traditional orchard. neighbouring Road residential Eton development. Wick)
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
410 Crown Eton Call for Sites 1.68 0.8 16 Capacity calculated based on Potentially available - previously promoted. Employment 16 Farm, 2015 proforma, and estimated 30dph due Green Belt - The entire site is located in the use would Eton Call for Sites to on site constraints. Green Belt in between two excluded be more Wick 2017 settlements, entire site is within EoS parcel compatible Road, considered to offer strong/very strong. Some of with the flood Eton the parcel would appear to be previously risk Wick developed. identified, (Site A) FZ - Entire site within FZ3a . but would be ALC - North Eastern corner of site is Grade 1. less Priority habitat - Areas of deciduous woodland, compatible small areas of traditional with orchard. neighbouring Common Land - Western section is common residential land (0.85ha). development. 254 Nos. 31 – Eton Call for Sites 0.39 0.39 5 Proposed gross unit capacity of 25 Available 5 50 Eton 2019 dwellings equates to a density of Square 64dph for low rise flats. This could Ownership - Promoted by Savills with client sole potentially be acceptable given the landowner large mix of housing in the Tenancies - Yes, but they are breakable surrounding area. Potentially Suitable (20 Existing, 25 Proposed) FZ - Majority of the site is within FZ3a Heritage - Enitre site is within Eton Conservation Area and site also includes the New Inn (Grade II listed building) Achievable Access - Existing access can be utilised from Eton Square Utilities - majority all available to site Viability - Promoter claims viable
255 Eton 3.3 3.3 99 Available 58 41
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Ownership - Promoted by Savills with client sole landowner Tenancies - None on site Potentially Suitable Green Belt - Parcel is Green Belt but not included within EoS. That said, the RealStudio density assumption of land borders a piece of land that was included Land at 30dph would equate to 99 dwellings. within the EoS and assessed as very strong Church Call for Sites Build out rate assumption would FZ - Entire site is FZ3a Field, 2019 indicate that around 58 units could Achievable Eton potentially be delivered in first 5 Access - Access could be provided from Eton years Wick Road Utilities - availability unknown Viability - Promoter claims viable Phasing - TBC but suggestion that could be delivered in/by year 4.
90256 Land Eton Call for Sites 7 3.41 102 RealStudio density assumption of Available 58 44 South of 2019 30dph would equate to 102 Eton dwellings. Build out rate assumption Ownership - Promoted by Savills with client sole Wick would indicate that around 58 units landowner Road and could potentially be delivered in first Tenancies - None on site adjacent 5 years Potentially Suitable to Green Belt - entire site is Green Belt but not Railway included witin EoS work Viaduct FZ - Land outlined in red to the West of the main part of the site is almost entirely in FZ3b (0.61ha) Main part of the site - FZ3b (0.33ha); FZ3a (2.65ha) with remainder entirely within FZ2. Potentially Achievable Access - Access could be provided from Eton Wick Road or the A332 Utilities - availability unknown Viability - Promoter claims viable Phasing - TBC but suggestion that could be delivered in/by year 4.
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
194 Land Horton Call for Sites 1.1 1.1 27 Promoted for 27 units including 6 The site has been promoted and is available. The The site is 27 adjacent 2015 flats site is located in the Green located in a to Call for Sites Would equate to around 25dph, Belt in a gap between existing residential break Copperm 2017 could be considered acceptable for development. The site is constrained by the between a ill Road, surroundng area neighbouring SSSI row of Horton houses, and is (Land To considered to The Rear be more of 80 suitable for Adjacent residential Wraysbur development. y Reservoir Copperm ill Road Wraysbur y) 199 Land to Horton Call for Sites 4.4 3.18 100 Around 1.22ha of site within FZ3b Available The site is 54 46 East of 2015 Capacity assumed around 30dph Ownership - Site has been promoted in the 2019 located Queen Call for Sites consisting of a mixture of housing CFS and is done so on adjacent to Mother 2019 types and flats behalf of the sole landowner an Reservoir Tenancies - None on site established Potentially Suitable residential Green Belt - The site is located within the Green area and is Belt and is considered to considered to offer Lower contribution to the purposes of the be more Green Belt according to the suitable for EoS Assessment. residential FZ - Around 1.22ha of site within FZ3b at the development. southern edge and is excluded. A further 0.16ha of the land at the same area is within flood zone 2. Heritage - There is a listed building bordering the southern edge of the site that should be considered Potentially Achievable Access - Close to services and facilities in Colnbrook. There are potential issues surrounding safe access and egress from South of the site. Southern sections of the site are constrained by flood risk and the Grade II Listed Mildridge Farm House. Utilities - Promoter claims infrastructure would be available to the site Viability - Promoter claims that the site is viable Phasing - Proforma states that 100 units would be able to be completed within five years. Build- out rates suggest that this would take 6-10 years
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
with approximately half completed at the end of five years 00014a Land at Horton Call for sites 0.95 0.2 6 Site has been promoted for 20 Available The site is 6 Park 2017 smaller houses in proforma. considered to Ownership - Site has been promoted in the 2019 Lane, Call for Sites Promoted development zone be more CFS by a part landowner of Horton 2019 attacheed to proforma is only suitable for the site, but with an apparent agreement by all SL3 9PR 0.32ha in size residential to promote the site 0.06ha of the land is not use. Tenancies - None on site developable as the stream on site Potentailly Suitable creates a small section of Flood Zone Flooding - 0.10ha of the site is excluded due to 3b either its location within This would mean 20 houses on an flood zone 3b or the separtaion from the rest of area of 0.20ha, at a density of the site that this causes. Approximately a 100dph, unsuitable for the area. A quarter of the remaining site is within flood zone 30dph for the site would allow for 2 or 3a Green Belt - Site is within an unclassified only 6 units, and this would need to section of the green belt be fully assessed at the development Wildlife - Back of the site borders a designated management stage. Local Wildlife Area Priority Habitat- South side of the site borders a section of deciduous woodland Achievability Unknown Access - The site is constrained in this factor, as it is located down a smaller paved road and access onto the site is a small bridge within flood zone 3b. Regarding services there is a fair distance between the site and any major or minor settlement, the closest being the outskirts of Slough or Datchet. Utilities - Water, Electricity and Telephone lines are available to the site. However, access to Gas, Sewerage and Broadband remain unknown Viability - Promoter claims the site is viable Phasing - Build-out rates suggest the site would complete within five years 00081a Horton 0.28 0.25 8 Available 8
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Ownership - Site has been promoted in the 2019 CFS on behalf of the sole landowner Tenancies - None on site Potentially Suitable - 0.035ha of the land is excluded due to its location within flood zone 3b. The remainder of the site is mainly in zone 3a with some of the edges found within zone 2 Land Green Belt - Site is located within an unclassified south of section of the green belt Stanwell A density assumption of 35dph Wildlife - Southern side of the site and eastern Road would provide 8 units. The site is edge overlap into a Local Berkyn Call for sites 0.035ha of land is undevelopable considered to Wildlife Area Manor 2017 Flood Zone 3b be more SPA - Any development should consider any Farm, Call for Sites No build out rate estimation provided suitable for potential impact to the integrity of the SPA Stanwell 2019 but assumptions on build out rates in residential nearby Road, methodology suggest that 8 units use. Potentially Achievable Horton, could be provided within 5 years. Access - Site has reasonable access as it is Slough, located adjacent to two main SL3 9PQ roads. The site is next to other residential units but is still a fair distance away from the nearest settlement Utilities - All infrastructure is reportedly available to the site Viability - Promoter claims that the site is viable Phasing - Build-out rates suggest the site would complete within five years 82 Land adj Horton Call for Sites 0.28 0.22 6 RealStudio assumption of low end Potentially available - previously promoted for 6 Foundry 2017 density of 30dph could 60 units. Lane theoretically provide 6 units. Green Belt - Site is entirely within GB ALC - Site is entirely Grade 1 FZ - Part of site is within flood zone 2 (0.017ha) Trees - TPO area in the south west corner (0.031ha) 00196 Berkyn Horton Call for Sites 3.7 3.6 60 0.1ha of site is excluded due to the The site is available and has been promoted, and Part of the 45 15 b Manor 2015 north eastern edge overlapping the proforma suggest it could be completed site is in House, Call for Sites into Flood Zone 3b. within 6 years which is realistic in comparison to commercial/a Stanwell 2017 Proposed 60 units would create a build gricultural
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Road, Call for Sites density of 17dph. This is below the out rates. use that Horton 2019 Studio Real density assumptions but GB - Entire site is within the Green Belt but not could may be acceptble when factoring in on the EoS. Partly Previously continue on the employment usage on site with Developed Land. site, but the number of constraints. FZ - Flood Zones 3a and 2 covering about 1.1ha further of the Southern part of the expansion is site. potentially Trees - A TPO area also covers the southern half constrained of the site. Prioirity Habitat - The western edge is by suitability overlapped by a section of Hertiage - Grade II criteria. Listed building - Dairy at Berkin Manor, NE corner of house, Stanwell Road, Horton - on site Name changed to avoid confusion with 00103a 'Berkyn Manor Farm' 198 Broom Horton Call for Sites 0.53 0.25 8 Capacity estimate based on density Not repromoted Call for Sites 2019. Part of the 8 Lodge 2015 of around 30dph, which is considered Green Belt - The site is located in the Green Belt site is in Stanwell Call for Sites acceptable in relation to the and is largely previously developed land. commercial/a Road 2017 surrounding area and which would FZ - Around 0.11ha of the site is within FZ2. gricultural Horton equate to around 8 units. Airfield safeguarding - all development except use that Slough the construction, extension or alteration of up to could 3 residential dwellings not exceeding two continue on storeys in site height will need to be assessed at development management stage. Heritage - Close proximity to Grade I Listed building - Church of St Michael, Stanwell Road, Grade II Listed Churchyard wall west of Church of St Michael, Stanwell Road, Horton and Grade II Listed Lych Gate North of Church of St Michael, Stanwell Road, Horton. Minerals - Unclear if there is any impact from the minerals workings north of the site but anticipated that this would have an impact on potential residential densities.
00196a Horton 10 3.1 68 Available 58 10
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Ownership - Promoted in the 2019 Call for Sites on behalf of the sole landowner Tenancies - None on site Potentially Suitable Agriculture - Majority of the site falls under agricultural class 1 land and is therefore excluded Flooding - Further sections of the site are Site has been repromoted in the excluded due their location within Call for Sites CFS 2019 as 10.00ha in size, but the functional flood plain (zone 3b). Small Land 2015 initially is 21.80ha, assuming only remainders of the site are found within zone 2 adjoining Call for sites 10ha as the developable area. Upon Green Belt - The entire site is located within an Eric 2017 Exclusion of flood zone 3b and unclassified section of the green belt Mortimer (promoted agricultural class 1, the proposed Potentially Achievable Rayner twice - 007 008 density works out at Access - There is a small dirt track leading up one Memorial 0111) 65dph for low rise flats. A more side of the site. Site itself is Lakes Call for Sites conservative and realistic approach of approximately 350m away from the nearest 2019 a 22dph would allow for up to paved road and this may affect build-out rates 68 units. Utilities - No infrastructure is currently available on the site Viability - Promoter claims site is viable phasing - Proforma claims completion would lie within 6-10 years on the site. Build-out rates suggest 68 units would fall into this period
329 Hurford Hurley Call for Sites 0.79 0.79 5 The promoted unit figure of 5 Available 5 House, 2019 would equate to a density of 6dph on
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Hurley site. This is only slightly below the Ownership - Site promoted by land owner density of the surrounding area, but a Tenancy - No tenancy issues minimum 22dph according to the Potentially Suitable methodology would give a capacity of Green Belt - Entire site within Green Belt but not 17 units, but this would likely be included within the EoS lowered again at development Study management stage Agricultural Land Classification - Entire site within Grade 2 land Conservation Area - Entire site within Hurley Village CA Airfield safeguarding - Within area where no buildings can exceed 45m in height Achievable Access - Yes - existing road network Utilities - Promoter claims available Viability - Promoter claims viable Phasing - 5 units within 2 years
412 Maidenh Maiden Promoted in 1.89 1.89 350 Figure of 350 units on the site would Potentially available - the site has previously 54 296 ead head equate to a density of been promoted but is unlikely to become Retail approximately 185dph. This is higher available until the end of the plan period as Park, 2016 than the recommended maximum existing retail units Stafferto density suggested in the operate on long leases. n methodology but wouldn’t FZ - 0.53ha of western part of the site is within Way, necessarily be out of place in FZ2. Maidenh comparison to other developments in Airfield Safeguarding - Site is in a zone where ead, Maidenhead Town Centre development is restricted at SL6 1AA 90m in height The site is located close to Maidenhead Railway station and other town centre uses.
87 High Maiden Call for Sites 0.2 0.2 50 Site was originally promoted at a Potentially Available The site 50 Street head 2015 & 2017 capacity of 75-100 flats which would would mainly Methodis of given a density of 375- Ownership - Last promoted in the 2017 Call for be t Church 500dph. Which would have been well Sites by the sole landowner used for and above the HELAA methodologh rates. of the site residential ancilliary A figure of 50 units would provide a use, but is buildings density of Tenancies - For commercial properties on site, open for incl. 250dph, which is more acceptable with break clauses around 3- discussion Kingsway 5 years with regards
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Chamber and would be further infitting with Potentially Suitable to the ground s other town centre proposals Heritage - Site is almost fully located within the floor for Maidenhead Town Centre conservation area, as employment well as having an important non-listed building / retail / on site, with other non-listed and listed buildings community nearby use that TPO - There is a single protected tree on the would fit north-eastern edge of the site within the Achievable rest of the Access - Site has great access, surrounded my area. main roads with links into the high street Utilities - Proforma states all infrastructure is currently available on site Viability - Promoter claims that the site is viable Phasing - No figure or time-frame is given, although build-out rates suggest a site if this size and capacity could come forward within five years 90 Maidenh Maiden Call for Sites 53.18 28 [200 Calculated based on site proforma The site is close to Maidenhead Town Centre The scale of ead Golf head 2015 0] and RBWM Property information. and the railway station. The site is constrained the Course, Call for Sites Assumes a mix of housing and flats of by the Green Belt, and highways access. development 2017 various types, with significant areas Significant on proposed Shoppen RBWM required for open space and other and off site infrastructure would be required. would likely hangers Property infrastructure. Build out rate assumptions would suggest result in small Road, Company Would equate to 71dph which potential 161 units per annum on Local Centre Maidenh could be acceptable in urbran setting a site of this size. That would suggest that 483 type retail ead but would usually be more associated units could be delivered in the next five years - provision. with medium rise flats as property company suggest start on site date Significant of late employment 2021. use is not However, property company estimate site to considered take ten years to build out at suitable on 200 units per annum, with first completion on site given site potentially end of 2022. proximity to As per Lichfields and other studies, build out Maidenhead rates of over 200 units per annum are not Town Centre. unusual - entire scheme expected to be delivered before the end of the plan period. (DO WE MAKE AN EXCEPTION FOR THIS SITE AND USE PROPERTY COMPANY EXPECTATIONS?) Airfield Safeguarding - Site is approximately 50% in a zone towards the south-west that has restrictions on development over 45m in height. The rest of the site lies within a 90m zone 112 Maidenh Maiden Call for Sites 0.76 0.76 34 Estimated density of around 45dph Potentiallly available - The site is has been The site is 34 ead Lawn head 2015 to reflect character of surrounding promoted, but is only available located
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Tennis Call for Sites area and assuming small/medium subject to the identification of an alternative site adjacent to Club, All 2019 style houses. for the club to move to. The site is located in an an Saints established residential area which is suitable for established Avenue, housing. residential Maidenh Airfield Safeguarding - In a zone where area and is ead development is restricted at 45m in considered to height be more suitable for residential development. 115 School Maiden 1.63 1.63 53 Capacity suggested by proforma Previously promoted by a third party, now The site is 53 on head would result in a 38dph, for promoted by the sole landowner. There is a note located College medium to small housing which could stating "Existing facilities relocated to Ridgeway adjacent to Avenue, be deemed suitable in comparison to Site, an Maidenh the surrounding area. Maidenhead" The site is located in close established ead proximity to Maidenhead Town residential Centre in an established residential area. area and is Does this mean facilitites have been relocated considered to which were previously stated as necessary? be more suitable for residential development. 117 DTC Maiden Promoted in 2.09 0.55 16 Calculated based on information The site has previously been promoted for The site is 16 Research, head from promoter, involving mixed use, presumed that the currently in Belmont 2015 development of small style housing existing employment use would be retained. employment Road, on previously undeveloped areas. Further specifics on the use, which Maidenh Call for Sites 30dph would equate to around 16 delivery of the site would be required. Site was is anticipated ead 2017 units although this may be difficult to refurbished in 2018 but no update of availability to be achieve on this site and would need since then. retained to be subject to closer assessment The fact that the site is currently in employment should the depending on proximity to use would likely mean that any proposed site be employment use. development that would lead to any loss in partially employment floorspace would not be redeveloped supported. for residential use.
00066 Boyn Maiden Officer 1.07 0.85 102 Capacity calculated to reflect Availability not known - The site has not been The site is 102 b Valley head neighbouring site, assuming promoted, but was identified currently Rd/Kings identification 100dph for low to medium rise by planning officer and forms part of an existing occupied by Grove flats. designated employment area of Boyn low rise Industrial 2017 Valley/Kings Grove Industrial Area. The site is industrial/wa Area suitably located close to Maidenhead Town rehousing (northern Centre. units that section) Airfield Safeguarding - In a zone where could be development is restricted at 45m in height retained on site, or redeveloped
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for more intensive use.
109 Spencer's Maiden Call for Sites 13.4 13.4 330 Calculated based on site proforma Available Some small 54 276 Farm, head 2015 & 2017 and assuming large land take for scale Maidenh Call for sites (8.00h education provision and Ownership - The site has been promoted in the employment/ ead 2019 a with predominantly housing development 2019 CFS and is done so by a retail could School) with a small number of flats. Would developer with an option on the site be assume a density of Tenancies - None on site accommodat 42dph for low rise flats and houses Potentially Suitable ed on site, Green Belt - The site is located in the Green Belt but it is but has durable boundaries in the form of a located watercourse to the east and wooded area to the adjacent to north. Majority of site is within a parcel of land an that is considered to offer a moderate established contribution to the purposes of the Green Belt residential according to the EoS Assessment. area and is Flooding - Smaller areas of the site to the north considered to and south edges are deemed to be located be more within flood zone 2 suitable for TPO - A strip of TPO area extends down the residential western side of the site in front of the railway. development. There is also a smaller section extending from the top of the site southward through the middle. Several individual protected trees border the site to the south Protected Species - Shaded Broad-Bar Moth is expected on site, with possibility of Eurasian Badgers too Noise/Air - Some potential adverse impacts are from existing railway line. Potentially Achievable Access - There is limited acces onto the site via a main road to the south. The site is constrained by highways access onto Cookham Road Utilities - Promoter claims all infrastructure would be available on site Viability - Promoter claims site is viable Phasing - Proforma states the development would be completed within 6-10 years. This matches build-out rates used in the HELAA which suggest 54 would come within five years with the rest to follow 0029b Former Maiden Call for Sites 1.55 1.55 34 Promoted in 2015 for 34 dwellings. Available If the site was 34 Stiefel head 2015 Outline planning application developed for
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Laborato Planning submitted for 34 dwellings - still Land has been sourced through an application housing it ries Application - being considered. and is considered available. would (Ireland) 16/02557/OUT 34 dwellings would equate to around The application is currently pending. result in the Ltd 21dph which would be on the lower loss of Whitebro end of the dnensity assesment. Potentially Suitable 3095m2 ok Park employment 68 Lower FZ - Majority of site within FZ3a with remaining floorspace Cookham 0.054ha within FZ2 Road Agricultural Land Classification - Grade 2 but site Maidenh is developed land in employment use ead TPO - around 1ha of site within TPO area but the majority of these trees are on the perimeter of the site Achievable Access - Site would be accessable via the existing road through the Hitachi site to the west and onto Lower Cookham Road Utilities - All assumed available considering the site is already thoroughly developed Phasing - Lichfields rates suggest the sites proposed 34 units could realistically come forward within five years 0029d Whitebro Maiden Call for Sites 2.75 2.75 96 A density assumption of 35dph Availability Unknown Any 58 38 ok Park head 2015 would provide 96 units on site. development 68 Lower Planning According to Lichfields' assumptions, Site was last promoted in 2017 Call for Sites exclusively Cookham Application a site of this size could deliver 59 for Road Call for Sites units in first five years Potentially Suitable housing/resid Maidenh 2017 ential ead FZ - Majority of site within FZ2 with remaining accomodatio 0.825ha within FZ3a n would Agricultural Land Classification - Grade 2, but the involve loss of site is already developed around land 9250m of TPO - around 1ha of site within TPO area but the employment majority of these trees are on the perimeter of floorspace. the site Achievable Access - Clear access via an existing road onto Lower Cookham Road. Utilities - All assumed available considering the site is already thoroughly developed Phasing - Lichfields build out rates suggests a site of this size could bring forward just over half its capacity within five years at 58 units, with the rest to follow after
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00029e Land east Maiden Contact with 3.93 2.73 34 Pending Outline Application Available The site is 34 of head suggests a capacity of 34 units. This located east Whitebro agent would equate to a density of Site currently has a pending application of ok Park, around 12dph, which is below the (16/02557/OUT) an existing Lower Planning minimum recommended in the Potentially Suitable employment Cookham methodology of 22dph but may be site, and an Road, Application more appropriate on site given the Flooding - 1.20ha of the site to the east is area with a Maidenh constraints, especially regarding excluded due to its location within commitment ead flooding. This would be confirmed at for office 16/02557/OUT the development management stage flood zone 3b. The rest of the site is almost development. entirely within flood zone 3a The site could Green Belt - All of the non-excluded site falls therefore be under an EOS parcel deemed to be making a suitable for lower contribution towards the belt employment Agriculture - Approximately 1.02ha of the west use, which side of the site is within reduces the grade 2 land, although the use of the land is not risk of under agricultural purpose. Priority Habitat - flooding. Moderately sized section of deciduous woodland However, as to the remaining east side of the site the adjacent Protected Species - Possibility of Eurasian site has not Badgers on site been Potentially Achievable developed Access - No immediate access into the site, but it market is only a short distance conditions from paved roads to the west inside adjoining mean site 0029b. Site itself would potentially have employment good access to services within Maidenhead use may not Phasing - A site of this size would be expected to be finish within five years of deliverable. submittal 95 Summerl Maiden Call for Sites 5.99 1.5 33 Proforma suggestion of 37 units on Potentially Available The site is 33 eaze head 2015 site would lead to a density of surrounded Lake, Call for sites 25dph. The description of the by Summerl 2017 proposal of infill around the lake Ownership - Last promoted in the 2017 CFS on residential eaze edges means that a lower number is behalf of the sole landowner uses, and is
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Road, likely to be needed at DM stage. For Tenancies - None on site not Maidenh now a minimum assumption of Potentially Suitable considered ead 22dph would equate to 33 units Flooding - Entire site is located within flood zone suitable for 3a, inside a water body employment Protected Species - Site is expected to contain 5 or retail. variants of protected bird species, along with Stag beetles and the possibility of nearby bats Achievability Unknown Access - Sit has smaller points of access from the south and north of the site but there is no infrastructure into the site, and it is unclear how construction would start. Service-wise there would be no problem if the site did commence as it is located within Maidenhead Utilities - Proforma claims all infrastructure is available to the site Viability - "Yes, in principle, subject to the completion of detailed viability calculations" Phasing - Build-out rates and proforma suggest completion in under five years. In reality, the nature of the site means the possibility that this could take much longer Other - The site itself is located on the lake, promoted for an infill of land around the edges with "Can-Float" buildings designed to counter flood risk. How long, viable or achievable this is highly uncertain at present. Site is classed as potentially developable but in reality is very unlikely to be developable on achievability grounds 96 Promoted in 0.72 0.64 11 Potentially Available 11
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response to Ownership - The site has been promoted in the BLP 2019 CFS by the sole First Preferred landowner Options Tenancies - None on site consultation Relocation - Proforma states on the relocation of Call for sites the site "Existing facilities on this site will be 2019 relocated to Ridgeway Site, Maidenhead". Potentially Suitable Flooding - The site is located in an established residential area but is partially The site is located in Flood Zone 3a (0.32ha), with the located adjacent to Proforma suggestion would create remainder in FZ2. Approximately School at an a density of approximately 18dph. It 0.08ha is excluded on the east side due to its Ray Mill established could be acceptable in this situation location within flood zone 3b. Road Maiden residential due the consideration of the flood TPO - There is a single protected tree at the East, head area and is zones that cover the site. north edge of the site by the access inward Maidenh considered to 0.08ha Excluded due to flood zone Protected Species - Possibility of bats on site ead be more 3b. (Soprano Pipistrelle) Achievable Access - From a side road immediatley off of a suitable for main road. Great access to services within residential Maidenhead development. Utilities - Proforma states all infrastructure is available on the site Viability - Promoter claims site is viable and has undergone a viability assessment Phasing - Proforma states 11 houses could come forward within five years, matching the used build-out rates
100 Summerl Maiden Call for Sites 6.2 6.1 140 Calculated based on site proforma Available The site is 140 eaze head 2015 at 23dph and assumes reduced located Office Call for sites developable area due to constraints Ownership - Promoted in the 2019 CFS by a adjacent to and 2019 on and around site. developer with an option on the an Worksho site established p site, residential Summerl Tenancies - None on site area and is eaze considered to
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Road, Potentially Suitable be more Maidenh Green Belt - Site is entirely within the green belt. suitable for ead East half is unclassified in residential the EOS, whilst the west side is within a parcel development. deemed to be making a lower contribution towards the belt Flooding - Minimal section in north east corner (0.10ha) is excluded due to flood zone 3b. The remainder of the site is split between uneven areas of flood zones 2 and 3a across the site Waste/Minerals - Current use of the site involves minerals work Priority Habitat - Large section on the eastern side is deciduous woodland Protected Species - Bats likely to be found on site (Common Pipistrelle) Achievable Access - SIte has access via a main road that leads onto several smaller, dirt roads on site. The site also has good links into Maidenhead and Slough nearby for services. Utilities - Proforma states all infrastructure is available to the site Viability - Promoter claims that the site is viable Phasing - Proforma suggests development would finish in five years, but build-out rates suggest this would overlap into the 6-10 year mark. 00088a Maidenh Maiden Maidenhead 3.11 1.5 150 Desnity assumption of 100dph based Potentially Available The site 150 ead head on medium to high rise flats. forms a Railway Town Centre Build out rate assumption of site of Ownership - The availability of the site will suitable Station this size of around 60 units per depend on discussions between location for AAP annum. land owners. employment development, Contact with Potentially Suitable and small agent Heritage - Listed building on site (Clock Tower scale retail. outside station) Noise/Air - Constraints of noise and air pollution. Airfield Safeguarding - In a zone where development it restricted at a height of 90m Potentially Achievable Access - Easy access onto the site via several main roads. It is suitably located next to a transport node, and close to other services and facilities. Utilities - All infrastructure would currently be in place 75 1.33 1.24 25 Availability Unknown 25
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Ownership - Last promoted in the 2017 CFS on behalf of the sole landowner Tenancies - The occupiers do have rights and tenancies which require to be considered in a process of relocations further to the north of the lake in order to maintain and improve the existing leisure facilities Land to Relocation - Would be subject to detailed the North discussions on the relocation and of improvement of existing leisure activities Summerl Potentially Suitable eaze Promoted for 25 houses, currently Green Belt - 0.19ha of eastern side is excluded Road, in assembly and leisure use. 25 due to rejected green belt land. The rest of the Maidenh houses equates to 20dph. This is on site is within a parcel deemed to be making a Development ead SL6 the low end of the density lower contribution towards the belt of the site 8HZ - assumption employed by RBWM. A Maiden Call for sites Flooding - Entirety of the site is located within would result Formerly density assumption of 22dph could head 2017 flood zone 3a in a loss of Maidenh potentially provide 27 dwellings but Wildlife - The site shares a long border to the community ead flood issues may deem 25 dwellings north and smaller one to the east with a Local facility sailing more appropriate for this site Wildlife Area club (as 0.19ha of eastern side is excluded Potentially Achievable in due to rejected green belt land Access - Site has access via a paved road to the Not south, but this shortly extends into a dirt road Deliverab which leads onto the site itself. The site would le have good access to services inside Maidenhead 2017) Utilities - Most infrastructure is available to the site, with exception of broadband Viability - Promoter claims that the site is viable Phasing - Promoter claims site could be finished within five years, which is infitting with the used build-out rates 1290 The Maiden RBWM 0.19 0.15 5 5 units would equate to 33dph which Heritage - The Brocket, 15 Boyn Hill Avenue, 5 Brocket, head Property could be considered Maidenhead, Grade II listed building. Boyn Company appropriate to the surrounding area Further feasibility studies have been prepared Hill based on the conversion for 5 flats to the house Avenue, & 2 cottage style smaller houses to the rear. Maidenh ead SL6 4EY 1292 12-22 Maiden RBWM 0.17 0.14 6 A site density of 36dph could be Land adjacent to RBWM Shopping parade with 6 Hampde head Property appropriate given the nature of the flats over. Currently waste n surrounding area. This would equate land/drying area. Not likely to come forward Road, Company - to a capacity of 6 units on site, likely within the first five years - suitability still being to be of terraced design. investigated. Maidenh Development Available - land owned by RBWM ead, SL6 TPO - Small strip of TPO area along the eastern 5HQ Programme edge of the site (0.03ha). Protected Species - Key Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Projects - site Also within protected species area (e.g. locztion plan bullfinch). Viability - Viability and feasibility of received on development still need to be considered. 12/04/2018
00066a Boyn Maiden Promoted in 1.41 1.41 138 Proforma states site size is 2.4ha Potentially Available The site is 54 84 Valley head but GIS suggests an estimate of much currently Rd/Kings 2015 closer to 1.4ha. Site has been Ownership - Site has been repromoted in 2019 occupied by Grove promoted for 240 units of flats, which by a part landowner. low rise Industrial Call for Sites would cause a density of However, there is no confirmation of an industrial/wa Area 170dph on Capacity calculated based agreement on behalf of all rehousing (souther 2019 on proforma and assuming around landowners units that n 125dph for low to medium rise flats Tenancies - Are found on site but are all at leases could be section) of a year or less retained on Potentially Suitable site, or Employment Area - Site is a designated redeveloped employment site and may be chosen for more for its employment purposes to be retained intensive use. Airfield Safeguarding - Vast majority of site is within a zone where development is restricted at 45m of height, with a very small section to the east restricted at 90m Achievable Access - Site has good access available via main roads Utilities - Promoter has confirmed that all infrastructure is currently available on site Viability - Promoter claims that the site is viable Phasing - Site size would suggest that it would come forward in the six to ten year bracket, according to build out rates 102 Fullers Maiden Call for Sites 0.27 0.27 7 Site has been promoted for Available The site is 7 Yard, head 2015 & Call for between 5-10 units. A middle figure located Sheepho Sites 2017 of 7 units could be optimal for the Ownership - Site has been promoted by the sole adjacent to use Road, site at a density of 26dph, matching landowner of the site in the an
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Maidenh Call for Sites the larger housing of the surrounding 2019 Call for Sites established ead 2019 area. Tenancies - On site but proforma states this residential would not last longer than three years area and is Potentially Suitable considered to Green Belt - Site is currently located within a more suitable rejected EOS parcel and may be difficult to for residential overcome, however the site is small and is fully development. located upon previously developed land Flooding - The majority of the site is located within flood zone 3a, with a small section in the centre found to be zone 2. Agriculture - Site is mostly located upon grade 2 agricultural land, but as mentioned before the land is previously developed Achievable Access - Site has good access as it is located adjacent to a main road Utilities - Promoter claims all infrastructure is available on site Viability - Promoter claims that the site is viable Phasing - Proforma states that 5-10 houses could come forward within five years, which is reasonable when compared to the used build- out rates 286 17 Castle Maiden Call for Sites 0.0.15 0.15 9 Proposed 9 units on the site would Availability Unknown 9 Hill, head 2019 equate to a density of 60dph for Maidenh low rise flats. This could be Ownership - Promoted by Woolf Bond Planning ead questioned when compared to other on behalf of sole landowner housing within this conservation area Tenancies - No information given which is at a much lower density Potentially Suitable despite its location within Heritage - Site is within the Castle Hill Maidenhead, but would have to be conservation area, and opposite the decided at the development road are several listed buildings management stage Airfield Safeguarding - Site is in a location where development is restricted at a height of 45m Achievable Access - Site is available via side roads leading off a main road Utilities - Site is already provided with all utilities Viable - Promoter claims site is viable 297 Moorbrid Maiden Call for Sites 0.36 0.36 41 Promoted figure of 41 units on site Available 41 ge Court, head 2019 would equate to a density of 29-41 114dph for mid-high rise flats. This Ownership - Site promoted by landowner Moorbrid could be acceptable given the sites ge close proximity to Maidenhead town
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Road, centre but we need to be confirmed Tenancy - No tenancy issues Maidenh at a later stage Potentially Suitable ead FZ - Entire site is within FZ2 Listed Building - 27 Moorbridge Road, Maidenhead (Grade II) Airfield Safeguarding - Site is in a location where development is restricted at a height of 90m Achievable Access - Promoter claims access achievable Utilities - Promoter claims available Viability - Promoter claims viable Phasing - No phasing information provided but promoted for 41 units, this would equate to density of around 113dph. This would be at the upper end of the Studio Real density assumption but could be acceptable. Would need further consideration at development management stage.
298 Liberty Maiden Call for Sites 0.23 0.23 30 No phasing information provided but Available 30 House, head 2019 promoted for 30 units, this 43- would equate to density of around Ownership - Site promoted by landowner 53 125dph. This would be at the Tenancy - No tenancy issues Moorbrid upper end of the Studio Real density Potentially Suitable ge assumption but could be acceptable. FZ - Entire site is within FZ2 Road, Would need further consideration at Airfield Safeguarding - Site is in a location where Maidenh development management stage. development is restricted ead at a height of 90m Achievable Access - Promoter claims access achievable Utilities - Promoter claims available Viability - Promoter claims viable Phasing - Build-out rates suggest that a site of the current size would be completed in under five years
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343 1-2 Maiden Call for Sites 0.65 0.65 100 100 homes would equate to Ownership - Site owned by RBWM and under 54 46 Reform head 2019 153dph which would be over and long term leasehold to promoter until 2123. Road above high end of Studio Real density Tenancy - Yes, as above (Jewson’s assumptions. Further consideration Potentially Suitable site) for suitability of such high density FZ - 0.23ha of site is within FZ3a, the remainder would need to take place via of the site is within FZ2. Site development management process. previously developed with development in the FZ3a area. Airfield safeguarding - Within area where no buildings can exceed 45m in height Achievable Achievable Access - Yes Utilities - Promoter claims available Viability - Promoter claims viable Phasing - 100+ in 6-10 years Promoter claims that 114 homes could be delivered in first five years. Build- out rates suggest the first 54 units only could come forward within five years with the rest to follow
380 Desborou Maiden Call for Sites 88.94 88.94 2600 Allocation figure of 2,600 units would Parcel consists of 9 separate HELAA promotions Any 1827 773 gh, head 2015 equate to a density of Available employment Harvest / Bray Call for Sites 29dph, which could be suitable Of the previous 9 promoted sites, 8 are use on this Hill Road, 2017 considering there a large variety of considered available and the other is potentially HA? South Call for Sites mixed use and housing types available. The site as a whole should be West 2019 proposed on the site from flatted considered available and the potentially Maidenh development in the north, to available land is liekly to come forward with the ead family homes further southward. rest of the site Potentially Suitable All 9 promotions are considered potentially suitable and the wider site as a whole should be considered the same. This the cause of a variety of non- critical constraints on the allocation Achievable Of the 9 promoted sites, 8 are considered achievable with the other considered to be of unknown achievability. This is due to the unknown availability of utilities on the site, which is likely to be okay considering the surrounding sites all have availble infrastructure
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382 St Marks Maiden Call for Sites 0.2 0.2 8 8 houses would equate to around Potentially Available 8 Hospital, head 2019 40dph. This would be at the higher Ownership - Currently long lease hold, looking at St Mark’s end of the StudioReal density option of transfer from Road, assumptions but could be considered NHS Property Services to a local NHS Foundation Maidenh acceptable subject to assessment of Trust (both NHS ead (Site design. organisations). This is unlikely to be Berkshire 1) Lichfields build out rate assumptions Healthcare NHS Trust but will be an adjoining would indicate that around 58 units Trust NHSPS is a company wholly owned by the could potentially be delivered in first Secretary of State, DHSC. 5 years, All NHS organisations with ownership and lease however, in this case the indication is hold are committed to redevelopment of the that the site would be available from site. 2021 at the earliest. The principles are generally agreed by the Therefore the ability of the site to stakeholders, NHS and local authorities, but deliver units within the first five years there is a great deal of detail to be understood would be questionable. before the service model, and therefore the accommodation needed, is finalised. Potentially Suitable Trees - Several individual TPO trees scattered along site boundary Potentially Achievable Phasing - Promoter claims the housing and nursing home on site could be delivered within first 5 years. However, this would be dependant on reconfiguration of services. 383 1.3 1.3 46 Potentially Available 46
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Ownership - Currently long lease hold, looking at option of transfer from NHS Property Services to a local NHS Foundation Trust (both NHS organisations). This is unlikely to be Berkshire Healthcare NHS Trust but will be an adjoining Trust NHSPS is a company wholly owned by the Secretary of State, DHSC. All NHS organisations with ownership and lease A total of 44 houses would equate hold are committed to redevelopment of the to 35dph. This could be considered site. acceptable as per the StudioReal The principles are generally agreed by the density assumptions subject to St Marks stakeholders, NHS and local authorities, but assessment of design. Lichfields build Hospital, there is a great deal of detail to be understood out rate assumptions would indicate St Mark’s before the service model, and therefore the Maiden Call for Sites that around 58 units could potentially Road, accommodation needed, is finalised. Potentially head 2019 be delivered in first 5 years, Maidenh Suitable however, in this case the indication ead (Site Heritage - The main building, chapel, lodge is that the site would be available 2) house and pavilion in area 2 are all Grade II from 2021 at the earliest. Therefore listed. Promoter has suggested that there will be the ability of the site to deliver units possible redevelopment of some of those within the first five years would be buildings. questionable. Trees - Several individual TPO trees scattered throughout site with small TPO area in the South of Area 2 (0.012ha) Potentially Achievable Phasing - Promoter claims the housing and nursing home on site could be delivered within first 5 years. However, this would be dependant on reconfiguration of services. 378 St Mary’s Maiden Planning 0.15 0.15 120 Potentially Available 120 Walk, head Applications Ownership - RBWM owned freehold. Maidenh ead Call for Sites Potentially Suitable 2019
Call for Sites Heritage - Entire site is within Maidenhead Town 2017 Centre Conservation Area. RBWM Site also includes one non-important listed Property building with several others surrounding the Company site. RBWM Protected Species - Record of stag beetle near to North East boundary of the site. Airfield safeguarding - Site is safeguarded against all buildings, structures, erections and works exceeding 90m in height.
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379 Land to Maiden Planning 0.47 0.47 50 Potentially Available 50 east of head Braywick Applications Ownership - RBWM owned freehold. Gate, RBWM Braywick Property Road, Company Potentially Suitable Maidenh Heritage - Entire site is within Maidenhead Town ead Centre Conservation Area. Site also includes one non-important listed building with several others surrounding the site. RBWM Protected Species - Record of stag beetle near to North East boundary of the site. Airfield safeguarding - Site is safeguarded against all buildings, structures, erections and works exceeding 90m in height. 69 Straight Old Call for Sites 0.55 0.55 20 Assuming around 40dph based on Availability Unknown The site is 20 Works, Windso 2017 local character, and predominantly currently in Straight r medium style housing Ownership - Not repromoted since 2016, employment Road, Old availability of the site is unknown use in the Windsor Potentially Suitable form of Flood Zones - The entirety of the site is located B2/B8, and within flood zone 3a, which should be could be considered for any development retained for Achievability Unknown use for employment, and/or retail development. 156 White Sunnin Promoted in 0.82 0.6 13 Capacity assumed from Availability Unknown The site is 13 House, gdale neighbouring sites recently located London 2015 completed, and assuming a mixture Ownership - Promoted by landowner who last adjacent to Road, of housing and flats. confirmed site was still an Sunningd Call for Sites As per HELAA methodology, low available in 2018. established ale 2017 density of 22dph could equate to Potentially Suitable residential Contact with 13 dwellings TPO - The entirety of the site is covered by a area and is landowner designated TPO area, but there are no further considered to 2018 constraints on site. more suitable Achievability Unknown for residential Access - Site is accessable via a side road that development. extends along the site Phasing - Build out rates suggest site could potentially come forward within five years.
150 Kings Sunnin Call for Sites 18.24 13.18 70 Ancient Woodland - 4.4ha Available The site is 58 12 Beeches gdale 2015 excluded from developable area located Devenish Call for Sites Promoted for up to 70 houses with a Ownership - Site has been promoted in the 2019 adjacent to Road 2017 primary school. CFS on behalf of the sole an
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Sunningd Call for Sites Proforma states that 2.33ha of landowner established ale Ascot 2019 land is suggested to be set aside for Tenancies - None on site residential housing, creating a 30dph that would Potentially Suitable area and is be suitable for the surrounding area Ancient Woodland - 4.4ha of the site has to be considered to containing medium to large houses. excluded around the site centre due to its be more designation as ancient woodland suitable for Green Belt - small part of SW of parcel included residential wihin EoS 2016 and was considered to offer a development. very strong contribution to purposes of Green Belt. The rest of the site is in unclassified green belt Priority Habitat - Centre of site and northern half of site is all classified as either deciduous woodland or additional habitat TPO - All of the ancient woodland and deciduous woodland on the site is further designated as a TPO area Wildlife - The area surrounding the ancient woodland in the centre and along the southern side of the site is a designated Local Wildife Site (Approx 6.0ha) Protected Species - Desginated plant species and Ragged-Robins found on site, possible nearby Brown long-eared bats Achievability Unknown Access - Site has an acceptable amount of access points from side roads surrounding the site, although it may stuggle in reality to reach the centre of the site. There would be good access into Sunninghill and Sunningdale from here Utilities - Access to all infrastructure on site is unknown Viability - Promoter claims the site is viable Phasing - Proforma suggests completion within five years, but build-out rates suggest this may take slightly longer and overlap into 6-10 years Site is classed as Potentially Developable as per the methodology but the number and nature of constraints on site make it unlikely to be developable in the coming years 00162a Sunningd Sunnin Call for Sites 1.41 0.7 30 Site promoted for up to 30 flats. The site has been promoted, but is in multiple Part of the [30] ale gdale 2015 ownerships which may delay site is
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Broomha Call for Sites delivery. The site is suitably located close to currently ll Centre 2017 services, facilities and retail use, Call for Sites Sunningdale railway station. no estimation of which would 2019 delivery time-frames provided in site promotion. be retained However, lengths of leases would indicate that or reprovided short term delivery of site prove problematic. as part of any A large part of the site is considered proposals. undevelopable due to being within the Green The area rear Belt and falling within a parcel of land which has of the current been considered to offer a ‘very strong’ retail is more contribution to the purposes of the Green Belt in suited to the Edge of Settlement Analysis 2016. residential development. Should be noted that this site was promoted with 0162b. The two sites have been assessed seperately in order to be consistent with previous documentation such as the adopted Neighbourhood Plan.
Location of site would inidcate that all main utilites would be available.
Safeguarding - Restriction on works exceeding 90m in height 409 Broomha Sunnin 0.7 0.7 30 Mixed use land scheme including The site is suitably located close to services, 30 (Small ll Car gdale approximately 30 residential units on facilities and Sunningdale er Park previously developed land railway station. The site has been promoted, but is in multiple section ownerships which may delay of delivery. 00162a No estimation of delivery time-frames provided ) in site promotion. However, lengths of leases would indicate that short term delivery of site prove problematic. 385 Ascot Sunnin Planning 9.19 9.19 300 An assumption of 300 units on site Potentially Available The site could 108 192 High ghill would equate to a density of 32- Street and Applications 33dph, which would be acceptable Ownership - Site has been promoted in the 2019 accommodat Ascot given the large variety of mixed use CFS by Bloor Homes who e small scale Call for Sites proposed on the site. are a part landowner on the site with four other employment 2019 owners including the Crown and retail Call for Sites Estate and Racecourse. Proforma states there is uses as part 2017 agreement by all parties for promotion of the of any RBWM site. development Property Tenancies - There are some on site with no of the site to details given, but a suggestion that they can be enhance addressed Ascot High Street.
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Green Belt - The site is located within the green The site has belt in an EOS parcel deemed to be making a also been strong contribution, but has passed on the basis promoted for that 'The parcel will make a significant community contribution towards the regeneration of Ascot and retail High Street. The parcel has been identified as a development, Strategic Site in the Ascot, Sunninghill and which are Sunningdale Neighbourhood Plan, which suitable uses encourages the redevelopment of the parcel for on site in alternative uses.' addition to TPO - Nearly the entire site is covered by a TPO residential area development. Priority Habitat - Small section in the north-east corner is designated deciduous woodland Protected Species - Possibility of Bluebells and bats (Pipistrelle) found nearby Achievable Access - Site has great access via the Ascot High Street and various smaller dirt tracks into the site itself. Would have clear access to services within Ascot Utilities - Proforma states all access is available to the site Viability - Promoter claims that the site is viable Phasing - Proforma states that the development would be completed in under five years. However, build-out rates suggest much longer and that only 54 units would be complete in five years, with the rest to follow and complete towards the back end of 6- 10 years 40 Shorts Sunnin Call for Sites 5.57 5.57 131 Current pending application Available Employment 120 11 Recycling ghill 2015 suggests a unit capacity of 131 uses could Transfer and Call for Sites dwellings for houses and flats. This Ownership - The existing transfer station may form a Station Ascot 2017 would equate to roughly a 39dph need to be relocated. Planning suitable use
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Landfill Planning which could potentially be acceptable application submitted 2018 and is currently on site, with Site St Application for a mix of larger housing and low- pending, so assumption is land office Georges 2018 rise flats. is available development Lane (18/00945/OU Potentially Developable the most Ascot T) Green Belt - Site is in the green belt in an EOS suitable. This Berkshire parcel deemed to be making a could strong contribution, but beneficial to compliment regenerative purporses in the area. the smaller 'The parcel will make a significant contribution office uses towards the regeneration of north of the Ascot High Street. The parcel has been identified site. The site as a Strategic Site in the Ascot, Sunninghill and has not been Sunningdale Neighbourhood Plan, which promoted for encourages the redevelopment of the parcel for non alternative uses.' residential Trees - The site has several TPO areas spread use. across the northern side and down the western edge as well Priority Habitat - Deciduous woodland overlaps onto the southern and eastern edges of the site Contamination - Entire site is within expected contaminated land Protected Species - Possible bat species nearby (Pipistrelle) Potentially Achievable Access - The site is constrained by access on St George's Lane which is a narrow road towards the site. Location in proximity to Ascot High street and the rest of Ascot means nearby services is not a concern. 128 Ascot Sunnin Call for Sites 1.14 1.14 50 Promoted for 50+ units to come Available The site is 50 Station ghill 2015 forward in next five years. Calculated currently in
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Car and Call for Sites assuming low rise flats, with part of Ownership - Promoted in the 2019 CFS on behalf use as a car Park, Ascot 2019 site used for decked car parking. of the sole landowner park and Ascot Low range density assumption of Tenancies - None on site could 44dph Potentially Suitable accommodat Green Belt - Site is in 100% Green belt making a e small scale strong contribution, but in an EoS parcel retail use assessed as making a significant contribution associated towards the regeneration of Ascot High Street in with the Ascot growth location. station. TPO - There is a small strip of TPO area in the eastern side of the site that extends towards the centre Priority Habitat - Small section of deciduous woodland in the north-west corner Achievable Access - Site would have good access via the main road around the sites north side and by train into the site. This would allow for great access into Ascot from the site along with nearby areas Bracknell and Sunninghill/Sunningdale by train Utilities - Proforma states all infrastructure would be available on site Viability - Promoter claims that the site is viable Phasing - Proforma claims site would be complete in under five years, which is infitting with the used build-out rates 37 Land at Sunnin Call for Sites 15.2 10.6 230 Ancient Woodland - Around 1.4ha Potentially Available Existing 54 176 Silwood ghill 2016 of the site is excluded due to its employment
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Campus, and Call for Sites location within ancient woodland Ownership - Site has been promoted in the 2019 on Imperial Ascot 2017 as part of 230 units would equate to around CFS and on behalf of the site could be College 00134 17dph. This could be acceptable on sole landowner extended to Silwood Call for sites site due to the large number of Tenancies - Business part of the site is under 12 include a Park 2019 constraints to be considered and the individual leases, lasting potentially until 2025 wider area, Buckhurs percentage of proposed mixed use to with a break option in 2020. involving an t Road be implemented on site. Small area Potentially Suitable expansion of Ascot excluded around listed buildings and Ancient Woodland - Around 1.4ha of the site is the existing ancient woodland on site. excluded due to its location research within ancient woodland facilties Green Belt - Site is located within an unclassified operated by section of the green belt ICL. However Heriatge - Two smaller listed buildings located as this section on the southern and eastern edges of the site. of the site has There is also the larger stable block to consider been in the centre of the site. The existing Grade II promoted for Listed Manor House is anticipated to be residential converted to residential development. use this may TPO - Very small section of TPO area located be unlikely. behind the protected East The Lodge building conversion of Priority Habitat - Large sections of the site are the Manor deciduous woodland to the House to north and south of the site employment Protected Species - Large number of protected use would species on site, high in not biodiversity (3 Newt variants, Common Toad, considered to Brown Long-eared Bat, 5 Moth variants, possible be the most Red Kites and Badgers nearby) appropriate Achievable use of the Access - Site has good access via roads bordering site. the southern and eastern edges, that expand into the site as well. The area is within close proximity to Sunninghill and Ascot as well for access to services. Utilities - Proforma states all infrastructure is available on the site Viability - Promoter claims that the site is viable Phasing - Proforma claims site completion would be in 6-10 years with 130 units available within five years. Build-out rates suggest 54 units within five years with the rest to follow after Site was previously classified as 'Developable' in 2016 HELAA, however, as per the HELAA methodology, the site should is within the Green Belt, meaning that classification should be 'Potentially Developable'.
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130 Englemer Sunnin Call for Sites 0.65 0.65 10 Reduced developable area due to Available The site is 10 e Lodge ghill 2015 protected trees. Promotion claim for currently in London and Call forSites 70 units would equate to a Ownership - Site has been promoted in the 2019 residential Road Ascot 2019 175dph, for high rise flats. This would CFS by a developer with an use, with Ascot likely be unsuitable for the area. option on the site. redevelopme A maximum 30dph for mid-range Tenancies - None on site nt for housing would allow for 19 units Potentially Suitable employment/ on site. However, the site is further Green Belt - Site is in an unclassified section of retail use not constrained by Green Belt and much the green belt suitable given lower density should be employed if TPO - Approximately half of the site is located the proximity openness is to be maintained. within a TPO area to Ascot High Achievable Street. Access - Site has great access from all sides via main and side roads. The site would have clear access into Ascot High Street and services. Utilities - Promoter claims that all infrastructures is available to the site Viability - Promoter claims that the site is viable Phasing - Promoter claims that 70 units would come forward under five years. Build-out rates would allow this for 19 units, but suggest 70 would overlap into the 6-10 years frame 00146a The Frith, Sunnin Call for sites 0.26 0.26 12 Proforma suggestion of 12 units Potentially Available The site is 12 ghill 2017 would equate to a density of located Brockenh and roughly 46dph, could be appropriate Ownership - Last promoted in the 2017 CFS, by a within urst Ascot for the low rise flats suggested in part landowner that is a an Road, central South Ascot developer with an option on the site. Three established South other owners of the site would residential Ascot, need to be contacted area and is SL5 9HA Tenancies - Yes but apparently all are short considered to term. No further details given be more Potentially Suitable suitable for TPO - A total of 12 individual protected trees residential either on site or immediatly adjacent to it. A TPO development. area overlaps into the east corner of the site and the west side borders another TPO area Achievable Access - The site is covered by roads to the north and east side giving clear access onto the site. The location would provide clear services nearby in South Ascot and the surrounding villages Utilities - Proforma states all infrastructure is available to the site Viability - Promoter claims the site is 'possibly' viable Phasing - Proforma suggests completion in 6-10 years. Build-out rates suggest much faster
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completion but assume the given time factors in availability issues
00136a Land at Sunnin Call for sites 0.65 0.57 10 Promoted for 10-12 units. Potentially Available The site is 10 Ascot ghill 2017 Site close to Ascot Town Centre, located
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Wood, and assumption of 35dph considered Ownership - Site was last promoted in the 2017 nearby to Ascot Ascot reasonable. Nature of the site Call for Sites, on behalf of established suggests this would have to be the sole landowner of the site. Contact in 2019 residential confirmed at a later stage regarding place-making policy suggests site is area and is still available considered to Tenancies - None on site be more Potentially Suitable suitable for Ancient Woodland - Site slightly overlaps onto residential woodland on the west side. The site itself is development. encompassed by woodland and borders it from nearly all sides Green Belt - Site is within an unclassified section of the green belt TPO - All woodland on and around the site is also designated TPO areas, except the TPO area extends over the suggested access route onto the site as well Potentially Achievable Access - Currently there is no clear access into the site centre, but a route is suggested via the shape of the proposal. Location wise services would be near to both Ascot High Street and South Ascot. Utilities - Proforma states all infrastructure would be available to the site Viability - Promoter claims that the site is viable Phasing - Proforma claims that the site would be completed within five years, matching the suggestion of the used build-out rates 125 Silwood Sunnin Planning 2.66 0.4 12 Estimated 30dph across a reduced The is potentially available. The site is 9 3 Park ghill developable area due to constraints, Green Belt - Entire site is within Green Belt but located Nurseries and Applications and assuming medium style housing. not within EoS adjacent to Ascot Ancient woodland - Small part of site an existing Cheapsid 2017 borders/inlcudes ancient woodland. residential e Road Priority habitat - two large areas of deciduous area and is Ascot woodland on site. Heritage - Site includes Grade considered to II Listed Silwood Park Garden House. be more suitable for residential use. 0022a 6 & 7 Sunnin Call for sites 0.53 0.53 10 Promoted for 10 units, assuming Not repromoted 2019. Site previously promoted The site is not 10 Dawnay ghill 2017 higher density than existing large by both residents and could considered Close. and houses on site to density more be considered to be suitable for development - to be suitable Ascot, Ascot the site is located in an established residential for
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Berkshire inkeeping with surrounding area area with good access to local facilities and employment , SL5 7 (22dph). services. Redevelopment of the site for use due to its PQ residential development would provide a more location in an appropriate use for the site. established Access - Site does not have an existing access on residential to the London Road. Any area. flatted development may require access from London Road which may be subject to objection from Highways. Would need to be assessed in more detail at Development Management stage. TPO - proximity to TPO area on SW boundary 0132a Land at Sunnin Call for sites 0.13 0.13 10 Density would likely need to be Potentially Available The site is 10 Ascentia ghill 2017 lowered as it currently equates to a located House, and 277dph, at a promotion of 36 units. Ownership - Site was last promoted in the 2017 adjacent to Lyndhurs Ascot An 80dph for low rise flats would Call for Sites, on behalf of an t equate to 10 units on the site which the sole landowner of the site established Road, could be more appropriate for the Tenancies - Reported on site in 2017 but were residential Ascot, surrounding area. due to expire March 2019. Suitable area and is SL5 No Constraints on site, small possibility of small considered to 9ED section of priority habitat bordering the site to more suitable be considered. for residential Achievable development. Access - Good access onto the site as it is Location next adjacent to a side road, and next to the station to Ascot Station and nearby Utilities - Proforma states all infrastrucutre is proposals currently available on site mean Viability - Promoter claims the site is viable residential Phasing - Estimated time frame of under five development years is considered realistic by the used build- would be out rates likely. 336 Coronati Sunnin Call for Sites 0.85 0.85 20 The promoted capacity of 25 units Available 20 on ghill 2019 would equate to a density of House, 29dph. This might have to be lowered Coronati and slightly as the adjacent housing to the Ownership - Promoter is sole landowner on Road, Ascot south is larger and less dense, so a
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Ascot more conservative density of 24dph Tenancy - No tenancy issues on site would allow 20 units Potentially Suitable Green Belt - Northern part of site within Green Belt (0.66ha) but not within EoS Study. Promoter disputes the inclusion of the northern part of the parcel within the Green Belt. FZ - 0.4ha of site lies within FZ3a Southern half of the site previously developed (not in Green Belt) Achievable Access - Existing site access from Coronation Road will remain as the proposed access to the developed site. Utilities - Promoter claims available Viability - Promoter claims viable Phasing - 25 units to be delivered by year 3
276 Former Sunnin Call for Sites 13.4 12.4 60 Site promotion for 630 units would Available 58 2 Hurst ghill 2019 equate to a density of 28dph. Lodge and Whilst this matches the size and Ownership - Promoted by Woolf Bond Planning Ascot / density of the surrounding area, the on behalf of a sole School/E Sunnin size of the site itself and landowner arleywoo gdale location in the green belt suggest a Tenancies - None on site d 22dph may be best in a cautious Potentially Suitable approach. If this were the case it Green Belt - entire site is green belt but not would equate to 486 units. included within EOS TPO - Area cuts through the middle of the site from east to west, along with four specific protected trees on site as well Priority Habitat - Section of decidouos woodland cuts through the site from east to west, in line with the TPO area Ancient Woodland - Small area of 0.4 ha at north tip of the site Achievability Unknown Access - Available via main road and side roads into the site Utilities - Unknown access to all current utilities Viable- Promoter claims that the site is viable Phasing - Lichfield build out rates suggest that for a development between 0-99 dwellings 27 can be built per annum, with a delay of up 2.8 years for the first completion, leaving 58 units in the first 5 years.
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381 Sandridg Sunnin Pending 0.49 0.49 25 An assumption of 25 units on site Potentially Available 25 e House, ghill would equate to a density of London and application 55dph, which could be acceptable Ownership - RBWM owned freehold Road, Ascot for low rise flats on the site. Ascot 19/01701/FUL Potentially Suitable L
Airfield safeguarding - Site is safeguarded against all buildings, structures, erections and works exceeding 90m in height.
25 Bellman Waltha Call for Sites 0.78 0.76 18 Included as a housing commitment Available (The site is available currently and has The site is 18 Hanger m St. 2015 in 2015/16. an existing permission for 3 located Shurlock Lawren Call for Sites Currently pending for a promoted houses. An outline application for 18 units is nearby Row ce 2017 18 houses under (17/03903/OUT) currently pending. to an Reading Call for Sites which would equate to 24dph, and Ownership - The site has been promoted in the established 2019 could be considered reasonable in 2019 CFS on behalf of the sole landowner residential the surrounding rural area. Tenancies - None on site area and is 0.016ha in ancient woodland and Potentially Suitable considered to therefore excluded. Ancient woodland - A very small section 0.02ha be more overlaps into the north of suitable for the site, with most of the northern edge residential bordering more designated woodland development. Green Belt - Entire site is within an unclassified section of the green belt Flooding - Entire site is within the flood zone 3a TPO - The edges of the eastern side of the site overlap into a TPO area Potentially Achievable Access - Site has good access via an adjacent main road. In terms of services it is not too far from Waltham St Lawrence or Shurlock Row but a fair distance from major locations such as either Bracknell or Maidenhead Utilities - Nearly all available to the site, apart from mains gas Viability - Promoter claims that the site is viable Phasing - Proforma states completion in under five years, which is in line with the used build- out rates
21 Land to Waltha Call for Sites 3.35 3.1 120 Promoted for 120 units, which Assumed build out rates would imply that 120 54 66 North of m St. 2015 would equate to 38dph. This would units could be delivered on a
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Milley Lawren Call for sites be at the higher end of the density site of this size in 6-10 years Road ce 2017 (email) assumption for houses but could Access - 0.25ha of site currently access road. Land At be considered acceptable in the local Green Belt - Entire site is within the Green Belt The area. but not in EoS. South of ALC - Aside from access road the entire site is Burdons Grade 2 Farm And North of Milley Road Waltham St Lawrence Reading 248 Industrial Waltha Call for Sites 1 1 22 Proposed figure of 32 units on the Potentially Available 22 Area, m St. 2019 site would equate to 32dph. A lower Burdon Lawren and more conservative estimate Ownership - Promoted by landowner Farm, ce could be more suitable given the rural Milley nature of the surrounding settlement, Tenancies - Industrial has 3 yeear with 2 year Road, and a density of 22dph for 22 units break clause Waltham could be more acceptable. Relocation - Of stables to elsewhere on farm St Lawrence Potentially Suitable Green Belt - entire site is green belt but not included within EOS Agriculture - Entire site located within Grade 2 land but existing development on site would suggest that the land within this parcel is no longer of Grade 2 quality. PDL - Small section of 0247 that is in industrial use and is previuosly developed Achievability Unknown Access - Located via a dirt side road to front of site, but no immediate roads towards back of the site Utilities - Most available on site apart from sewerage, and unknown access to mains gas Viable - Promoter claims information to follow 271 Land Waltha Call for Sites 0.3 0.3 6 Proposed housing figure of 9 units Available 6 South of m St. 2019 would equate to a density of 30,
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Weycock Lawren which could be too dense considering Ownership - Promoted by NMB Planning on Cottages, ce the surrounding character and larger behalf of sole landowner Milley housing nearby. A more conservative Tenancies - None on site Road density of 22dph that could be more Potentially Suitable suitable to the area would provide for Green Belt - entire site is green belt but not 6 units on site included within EOS Priority Habitat - Entire site classifed as Deciduous woodland PS - Protected species located on site Heritage - South of site slightly overlaps into Waltham St Lawrence conservation area Potentially Achievable Access - Available via main road to north Utilities - Approximately half available, half unknown Viabile - Promoter claims site is viable
00060a Land to White Call for sites 45 45 96 Total of 376 units comprising 96 Potentially Available The site is 54 42 (28 South of 2017 detached houses, 100 bungalows, considered to 0 Sheepcot Waltha 80 supported living apartments, 20 Ownership - Last promoted in the 2017 CFS by a be more C2) e Lane m bed specialist dementia care unit and developer with an option suitable for and 80 bed nursing home on the site for five years Tenancies - None on residential North of site Potentially Suitable use. Drift Green Belt - Site is located within an unclassified 280 Units are Road section of the green belt promoted Protected Species - Eurasian Badgers , Protected for C2 Use Plants and 5 variants of birds are located on the site Potentially Achievable Access - Site borders several roads along its southern and eastern edges. It is still however a fair distance from the nearest settlements in Bracknell or Maidenhead Utilities - Proforma states that all infrastructure is available to the site Viability - Promoter claims that the site is viable Phasing - Proforma claims site could be completed within five years, but build-out rates suggest this is highly unlikley with the size of the proposal. Final completion would likley be just over into the 11+ years, although the order between C3 and C2 usage would be unknown 00117a White 1.62 1.25 31 31
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Waltha Available - Promoted in Call for Sites 2019 on m behalf of landowner. Tenancies - no tenancies on site Utilities - Promoter claims that all major utilities are available. Land to Site would be No build out rate estimation provided but the South considered to Lichfields build out rate of be more assumptions suggest that 31 units could Vicarage Promoted for 31 dwellings, this would suitable for Call for sites potentially be provided within 5 years. Gardens equate to 25dph which residential 2017 Green Belt - Entire site is isolated GB - not in EoS White could be considered to be suitable development Call for sites assessment. Waltham with the promotion of a car park as considering 2019 Heritage - South West boundary of site borders Maidenh well. the St Mary's Church and Bury ead surrounding Court Conservation Area which includes several Berkshire types of listed buildings (Grade II* Barn to NE of SL6 3JE development. Burycourt Farmhouse, Grade II Bryher Cottage & The Old Barn Cottage, Grade II No. 14 and No.16 Church Hill and Grade II* Church of St Mary, Church Hil) Protected species - Badgers reported on site 148 Land At White Call for sites 22.54 13.52 473 Promoter claims that 60% of the Available - Promoter claims 354 units could Site would be 54 300 119 Cherry 2017 site is developable, therefore, 473 come through in 5 years with considered Waltha Garden Call for sites units equates to around 35dph which 119 to follow in 6-10 years. Build-out rates to be more m Lane/We 2019 is consistent with Studio Real density suggest this timescale is unlikely suitable for stacott assumptions. to be achieved. residential Way Green Belt - Isolated site entirely within GB; not development in EoS assessment. ALC - 16.4ha of site is Grade considering 2 land. the Protected Species - Badgers in/near Northern surrounding part of site. types of Priority Habitat - Areas of deciduous woodland development. along North West boundary of site (not within site boundary). Trees - TPO areas along Northern boundary of site (not within site boundary). Airfield Safeguarding - For southern section of 5.19ha, all buildings, structures, erections and works are restricted. For the rest of the site a 15m height restriction applies. 28 Land White Call for Sites 0.82 0.82 24 Site promoted for 28 units which Previously named - Land South of 4 Butchers Site would be 24 west of 2015 and 2017 would equate to 34dph. Density Lane White Waltham considered White Waltha (email) could be considered too high for the Maidenhead to be more Waltham m surrounding area, 30dph could be Promoted for 28 units and considered available, suitable for
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Church Call for Sites considered more appropriate. the development could residential 2019 30dph would potentially provide potentially be completed within 5 years. development 24 units. However any proposal may struggle with the considering suggested density looking at nearby recent the applications. surrounding Green Belt - Entire site within Green Belt but not types of included in the EoS. development. ALC - Entire site is Grade 2 land - although only 0.17ha of land in the North West corner of the parcel appears to be in ongoing agricultural use. Airfield safeguarding - All buildings structures, erections and works exceeding 15m in height. 00043a Land East White Call for sites 0.9 0.9 20 No units proposed - RealStudio No information provided for build out rate, have 20 of School 2017 density assumption for used Lichfields assumption Waltha Lane development in this area would allow that 20 units could be delivered in 5 years. m Littlewick for around 22dph - surrounding Green Belt - Site is entirely within Green Belt but Green properties are large and well spaced not in EoS. ALC - Site is Grade 2 agricultural land. out, therefore, the lower end of the Priority habitat - Entire parcel traditional orchard Studio Real density assumptions have / deciduous woodland been used. Airfield safeguarding - All buildings structures, erections and works exceeding 15m in height.
222 Sawyers Windso Call for Sites 3.39 3 179 Capacity calculated based on site The site is constrained by flood risk and the The site is 54 125 Close, r 2015 proforma, which assumes flatted adjacent open space, but is located Windsor development of 60-70dph. located in an established residential area close adjacent to 60dph could be considered to be to services and facilities in an appropriate in this location for low Windsor. established rise flats Info received from Property Company May 2019 residential 4 mid rise towers owned and managed by area and is Radian - intial scheme proposing considered to demo and utilisation of adjacent RBWM owned be more land for c400 units - currently working up suitable for proposals - planning submission not until Oct 20. residential development. 00204a 0.86 0.6 30 Potentially Available 30
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Ownership - Site has been repromoted in 2019 and is done so on behalf of The site has the single landowner not been Tenancies - Yes but no details given promoted for Potentially Suitable employment/ Flooding - Small area of west side extends over retail uses. into flood zone 2 Housing is Heritage - Site borders the Windsor Town Centre considered Windsor conservation area to the Call for Sites Promoted for 50 units which would the more and Eton south, along with nearby listed and non-listed Windso 2017 equate to 83dph appropriate Riverside buildings at the same location r Call for Sites Assuming 50dph for low-medium rise use of the site Station Achievability Unknown 2019 flats which would equate to 30 units given its Car Park Access - Site is adjacent to Windsor Riverside setting, but Station and has a side road leading onto the site some small Utilities - Access to all infrastructure on site is scale unknown employment/ Viability - Promoter claims that the site is viable retail use Phasing - Build out rates suggest that the could be development would be able to incorporated. come forward within five years
330 Essex Windso Call for Sites 0.12 0.12 9 Suggested 14 units would equate Available 9 Lodge, 69 r 2019 to an on-site density of 117dph, for Osborne mid-high rise flats. Whilst this would Ownership - Promoted by Solve Planning Ltd on Road, likely not be considered suitable for behalf of Shanly Homes Windsor, the surrounding area, the location (sole landowner) SL4 3EQ may be more acceptable on the Tenancies - Yes "This will allow the development roundabout corner. A more to come forward in the timescales set out" conservative estimate of 75 for low Potentially Suitable rise flats would equate to 9 units. TPO - Site extends over a small section of TPO area to the north (0.004ha). There are also two protected trees on site. Airfield Safeguarding - Site is in a location where development is restricted at a height of 90m Achievable Access - Site is found on the corner of two main roads with access to front and back Utilities - All utilities are expected to be available on site Viable - Promoter claims the site is viable
292 151-153 Windso Call for Sites 0.11 0.11 5 Suggestion of 5 units would equate Potentially Available 5 Vansittar r 2019 to a density of 45dph on site, which t
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Road, could be reasonable given the Ownership - Promoted by Solve Planning Ltd on Windsor surrounding areas mid-sized housing behalf of SG Investments Ltd (developer with an option on the site) Tenancies - Rolling short term tenancy Application - The site is currently subject of an appeal against refusal of planning permission for proposals by SG Investments Ltd for the construction of 5 dwellings to replace 2 existing dwellings (PINS Ref: APP/T0355/W/18/321576) Potentially Suitable FZ - Entire site is located within FZ2 Achievable Access - Site is adjacent to two common roads Utilities - All currently available apart from broadband Viable - Promoter claims site is viable
300 Land Windso Call for Sites 5.6 1.57 34 Proposed unit capacity of 47 Available 34 north of r 2019 dwellings would create a density of Maidenh 30dph given the large amount of Ownership - Site promoted by landowner ead Road restricted area on the site due to Tenancy - No tenancy issues (Windsor flood zone 3b. A more conservative Potentially Suitable Racecour density of 22dph on site would create Green Belt - Entire site within Green Belt but not se) a capacity of 34 units included within the EoS Study FZ - Large part of site within FZ3b (4.13ha), majority of remainder of site is within FZ3a Achievable Access - Promoter claims access achievable Utilities - Promoter claims most utilites are available Viability - Promoter claims viable Phasing - No quantum of development is proposed. Studio Real assumption of 30dph would be considered appropriate. This would equate to potential for around 47 dwellings on site
221 Shirley Windso Planning 1.58 1.55 80 The site currently hosts a number Available Currently in 58 32 Avenue, r of companies providing employment employment Windsor Application uses which could be Ownership - Confirmation from promoter that use - in retained/relocated on site, or as part all land owners are aware of recent appeal
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Call for Sites of a mixed use site with some redevelopment proposals decision, 2019 residential development given the Tenancies - multiple tenancies on site Inspector surrounding residential development. FZ - majority of site is within FZ3a concluded In principle, the loss of employment Trees - there is a small TPO area on the North that the site space has been considered Eastern boundary of the was suitable acceptable by the Inspector in recent parcel for residential appeal decision notice. Access - Evidence submitted with planning use in Lichfield's assumptions on lead-in / application in relation to access principle. build-out rates would indicate that Utilites - promoter claims all major utilites would only around 58 units could potentially be available on site be delivered in first 5 years. Repromoted in 2019 CFS: Site shapefile (51dph) promoted does not contain the 'works' north section of the 00221 parcel. Promoted site area of 1ha, with approx 10 houses, 80 flats and offers potential for mix uses/community centre and hotel. The 90 housing units are estimated to be completed by year 5. Would involve loss of employment which is contrary to Policy Map - issue is with capacity, without loss of employment the site's potential for housing is doubtful according to DM. Planning application received (08/02/2017) (17/00482/FULL) for 83 flats. Decision was refusal (23/06/2017) - Scheme refused due to loss of community facility and harm caused to protected trees. For info - 16/02737/FULL was approved in adjacent parcel 0310 - as such, it may be difficult to justify additional housing in 00221 which would result in any loss of employment floorspace or community facility 384 0.73 0.73 47 Potentially Available 47
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Ownership - Currently long lease hold, looking at option of transfer from NHS Property Services to a local NHS Foundation Trust (both NHS organisations). This is unlikely to be Berkshire Healthcare NHS Trust but will be an adjoining Trust NHSPS is a company wholly owned by the 47 flats would equate to 64dph. Secretary of State, DHSC. This would comply with StudioReal All NHS organisations with ownership and lease density assumptions. King hold are committed to redevelopment of the Lichfields build out rate assumptions Edward site. would indicate that around 58 units VII The principles are generally agreed by the could potentially be delivered in first Hospital, Windso Call for Sites stakeholders, NHS and local authorities, but 5 years, St r 2019 there is a great deal of detail to be understood however, in this case the indication Leonards before the service model, and therefore the is that the site would be available Road, accommodation needed, is finalised. Potentially from 2021 at the earliest. Therefore Windsor Suitable the ability of the site to deliver units Heritage - Main building within the site area is within the first five years would be Grade II Listed - this would need to be questionable. redeveloped Trees - Several individual TPO trees Achievable Phasing - Promoter claims site could be delivered within first 5 years. However, this would be dependant on reconfiguration of services. 190 14.2 5.79 127 Potentially Available 54 73
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Ownership - Site has been repromoted in 2019 by the sole landowner Tenancies - No details given on the site Potentially Suitable Flooding - 8.41ha of the site is excluded as it is in the functional flood plain Hythe 8.41ha must be excluded from the (Zone 3b). The remainder of the site is Principally End Farm available area due to its location approximately half in flood zone 3a and half in promoted for , within flood zone 3b. zone 2. housing but Hythe No figure has been given in the Green Belt - Entirety of the site is in an Call for Sites also End proforma but given the surroundings unclassified section within the green belt Wraysb 2017 promoted for Road, of the site, constraints and mixed-use TPO - Small strip of land on the eastern edge of ury Call for Sites employment Wraysbur aspect of development, only a the site is designated TPO 2019 use, although y, minimum density of 22dph could be area. no floorspace Middlese justifiable, allowing for 127 units. This Potentially Achievable estimate was x, TW19 may have to be lowered further at a Access - Good access onto the site as it is provided 5AW later stage. surrounded by several side roads Utilities - All infrastructure is available on site, apart from mains gas which is currently unknown Viability - Promoter claims that the site is viable Phasing - Build out rates suggest the site would be completed within the six to ten year time frame
00187a 0.68 0.68 23 Availability Unknown 23
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Ownership - Site was last promoted in the 2017 CFS, on behalf of the sole landowner Tenancies - No information given Potentially Suitable Green Belt - The site is entirely within the Green Belt and is within a parcel of land considerd to offer a lower contribution to the purposes of the Green Part of the Belt as per the EoS Assessment. site is Flooding - Site borders flood zone 3b and should currently be careful when considering this. Approximately used for small 0.1ha of the land is flood zone 3a, with the scale remainder all located in zone 2 employment Tithe SPA - Protection Area within 5m to the south of purposes. Farm the site, and any effects Call for Sites Assuming around 35dph from site This use could Tithe would have to be considered Wraysb 2015 proforma for medium/large style be expanded Lane Heritage - Listed building to the north-east ury Call for Sites houses. This would equate to a further across Wraysbur approximately 20m away from 2017 capacity of 23 units. the site, but y the site this would Staines TPO - Individual trees and a TPO area border the require site to the north-west Protected Species - Barn additional Owls, Bats (Pipistrelle), Grass snakes, Stag development beetles all located on the site to Achievable accommodat Access - Reasonable access via a dirt road e such uses. immediatly off of a main road. The site would have reasonable access as well into areas of Wraysbury and Old Windsor for services Utilities - Promoter claims all are available to the site Viability - Promoter claims that the site is viable Phasing - The proforma states the site would be completed within five years, which is backed by the used build-out rates
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
193 Land at Wraysb Call for Sites 1.42 0.53 18 This parcel of land previously Potentially available - previously promoted. 18 Wraysbur ury 2015 promoted for housing (25 units), Green Belt - Entire site is within the Green Belt. y Call for sites RealStudio dph assumption would FZ - Parts of the site to the north east and south Hall 2017 have such a site at 35dph would allow are within FZ3b (0.57ha). The remainder of the (Wraysbu for 18 units. site is located within FZ3a (0.32ha) and FZ2. ry Previously promoted for 25 units, Airfield safeguarding - All buildings, structures, Hall And now wider site of 20ha including erections and works exceeding 45m in height. Land neighbouring waste site and lake Adjacent promoted for 250. For the purposes To The of the HELAA, only the redlined part North of the site owned by the promoter Ferry has been assessed (around 1.42ha). Lane Wraysbur y Staines)
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5850 Draft v1.0
Constraints Flow Diagram
Condition 1: Site Size
0.025 ha - <0.025 ha or 0.15 ha >0.15 ha
Failed Passed
Condition 2: Flood Zone
1 2 or 3
Passed Failed
Condition 3: Capacity
30dph to 65 >30 dph or dph <65 dph
Passed Failed
Condition 4: Availabiltiy
Planning Permission Available within last 5 years or pending planning application
Passed Failed
Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB