398R_1238735_Ditton Trust (Kennedy Wilson Europe).pdf Page 1 of 59

From: Craig Pettit < > Sent: 13 December 2019 19:40 To: BLP Subject: BLP Representations on Behalf of Ditton Trust (Kennedy Wilson Europe) - Land at Ditton Park, Slough Attachments: 30276 A3 19 12 13 Representations Form.pdf; 30276 - Ditton Park - Vision Document A013.pdf; 30276 A3 GW 19 12 13 - RBWM Reps Final.pdf

Caution: External email. Think before clicking links or opening attachments.

Dear Sir/Madam,

Please find enclosed our representations in respect of land at Ditton Park, Slough, submitted on behalf of Ditton Trust (part of Kennedy Wilson Europe), which comprise the following:  Representations covering letter  Representations form  Vision Document for the wider development

I would be grateful please if you could confirm by return that these representations have been received and therefore duly made, before the advised deadline of 23:59 hrs on 15/12/2019.

Yours sincerely

Craig Pettit Planning Associate

W: www.bartonwillmore.co.uk The Blade, Abbey Square, Reading, Berkshire, RG1 3BE Consider the Environment, Do you really need to print this email? The information contained in this e-mail (and any attachments) is confidential and may be privileged. It may be read, copied and used only by the addressee, Barton Willmore accepts no liability for any subsequent alterations or additions incorporated by the addressee or a third party to the body text of this e-mail or any attachments. Barton Willmore accepts no responsibility for staff non-compliance with our IT Acceptable Use Policy.

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Royal Borough of Windsor & Maidenhead Borough Local Plan (2013 – 2033) (For official Representation Form use only)

Please use a separate sheet for each representation

Borough Local Plan (2013–2033) Name of the Local Plan to which this Submission Version Incorporating representation relates: Proposed Changes, October 2019

Completed forms must be received at our offices by midnight Sunday 15 December 2019

We encourage you to respond online using the consultation portal: http://consult.rbwm.gov.uk/portal

Alternatively, you may scan and email forms to: [email protected] or send them by post to: FREEPOST RBWM PLANNING POLICY

PlPARTease Anote – CONTACT that representations DETAILS must be attributable to named individuals or organisations. They will be available for public inspection and cannot be treated as confidential. Please also note that all comments received will be available for the public to view and cannot be treated as confidential. Data will be processed and held in accordance with the Data Protection Act 2018 and the General Data Protection Regulations 2018.

1. Personal Details 2. Agent Details (if applicable)

Title Mr

First Name Craig

Last Name Pettit Job title Planning Associate (where relevant) Organisation Barton Willmore LLP (where relevant) Address Line 1 The Blade

Address Line 2 Abbey Square

Address Line 3 Reading

Address Line 4

1

398R_1238735_Ditton Trust (Kennedy Wilson Europe).pdf Page 3 of 59 Postcode RG1 3BE Telephone number Email address

(where relevant)

PART B – YOUR REPRESENTATION (Please use a separate sheet for each representation)

Name or Barton Willmore Organisation

To which part of the Proposed Changes to the Borough Local Plan 3. Submission Version does this representation relate? Paragraph Policy HO1 Policies Map

Do you consider the Proposed Changes to the Borough Local Plan 4. Submission Version would make it: (please tick as appropriate)

4.1 Legally Compliant Yes No

4.2 Sound Yes No X

Please give details of why you consider the Proposed Changes to the Borough Local Plan Submission Version are not legally compliant or are unsound. Please be as precise as possible. If you wish to support the legal compliance or soundness of the Proposed 5. Changes to the Borough Local Plan Submission Version, please also use this box to set out your comments.

(Continue on separate sheet/expand box if necessary)

Please see attached covering letter for further details.

2

398R_1238735_Ditton Trust (Kennedy Wilson Europe).pdf Page 4 of 59 Please set out what modification(s) you consider necessary to the Proposed Changes to make the Borough Local Plan Submission Version Incorporating Proposed Changes legally compliant or sound, having regard to the Matter you have identified at Section 5 (above) where this relates to legal compliance or soundness.

6. You will need to say why this modification will make the Borough Local Plan Submission Version Incorporating Proposed Changes legally compliant or sound. It will be helpful if you are able to put forward your suggested revised wording of any policy or text. Please be as precise as possible.

(Continue on separate sheet/expand box if necessary)

Please see attached covering letter for further details.

Please note your representation should cover succinctly all the information, evidence and supporting information necessary to support/justify the representation and the suggested modification, as there will not normally be a subsequent opportunity to make further representations based on the original representation at later stages.

After this stage, further submissions will be only at the request of the Inspector, based on the matters and issues she identifies for examination.

If your representation is seeking a modification, do you consider it necessary 7. to participate at the examination hearings stage when it resumes?

3

398R_1238735_Ditton Trust (Kennedy Wilson Europe).pdf Page 5 of 59 No, I do not wish to Yes, I wish to participate at participate at the X the examination hearings examination hearings

If you wish to participate at the examination hearings stage once it resumes, 8. please outline why you consider this to be necessary:

We wish to participate in the Public Examination of the Borough Local Plan on behalf of Ditton Park Trust (part of Kennedy Wilson Europe).

Our response takes into consideration our understanding of the relevant site issues and technical experience in delivering development projects in sensitive areas and it is important that the context of the wider site is understood.

Our collective experience will be of relevance and benefit to the discussion of the key issues arising from Borough Local Plan, in particular the issues relating to the delivery of development and in relation to the provision of housing and economic development across RBWM.

Please note the Inspector will determine the most appropriate procedure to adopt to hear those who have indicated that they wish to participate at the examination hearings stage once it resumes.

Signature Craig Pettit Date 13/12/2019

4

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Vision Document On Behalf of Ditton Park Trust 1 And 2

November 2019

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All plans are reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown copyright Reserved. Licence No. AR152684. Barton Willmore The Blade, Abbey Square, Reading Berkshire RG1 3BE T: 0118 943 0000 E: [email protected] Desk Top Publishing and Graphic Design by Barton Willmore Graphic Communication This artwork was printed on paper using fibre sourced from sustainable plantation wood from suppliers who practice sustainable management of forests in line with strict international standards. Pulp used in its manufacture is also Elemental Chlorine Free (ECF). Barton Willmore Copyright The contents of this document must not be copied or reproduced in whole or in part without the written consent of Barton Willmore. J:\30000 - 30999\30200 - 30299\30276 - Land at Ditton Park, Slough\A5 - Reports & Graphics\Graphic Design\ Documents\Vision Document

Document Status: Final Revision: A13 Author: Various Checked by: KM/NC Authorised by: KM/NC Issue Date: Nov 19

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Contents 1. Introduction 4

1.1 KEY ISSUES...... 5 1.2 Objectives and Process...... 6

2. Site Analysis 9

2.1 Location & Surroundings...... 10 2.2 planning context...... 12 2.3 ditton park heritage...... 14 2.4 Ditton Park today...... 16 2.5 current uses on the site...... 18 2.6 Landscape & green belt...... 20 2.7 Constraints & Opportunities...... 22

3. Ditton Park Vision 25

3.1 The Vision...... 26 3.2 Manor House - Hotel, conference and spa...... 28 3.3 Office...... 30 3.4 The Glade, Ditton Park...... 32 3.5 Vision summary...... 34 3.6 The Park...... 36 3.7 Key Features...... 38

4. Process & Programme 41

4.1 Summary & Next Steps...... 42

5. Appendices 45

5.1 Kennedy Wilson...... 46

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1. INTRODUCTION

Barton Willmore is instructed by our client Ditton Park Trust 1 and 2 as the listed freeholder, to prepare a Vision for Ditton Park, Slough (hereafter referred to as ‘the Site’. Ditton Park Trust 1 and 2 have recently acquired the site, which extends to a total of 200 acres and includes a landmark headquarters office building; a grade II listed manor house; ancillary buildings; and surrounding parkland (Grade II listed Registered Park and Garden).

The Site is in a key strategic location The Site is a blend of heritage; immediately adjacent Junction 5 historic landscape; and high-quality of the M4; within 2 and 2.5 miles office space which are currently of Slough and Windsor rail stations largely separate in their functions. respectively; and within 3.5 miles The recent acquisition of the Site of Heathrow. The Site is therefore presents a significant opportunity well placed to benefit from excellent to review the Site, how it functions and direct links to Central London, and to enhance and bring together the M25 and the wider motorway the component parts so that a network, as well as the arrival of the comprehensive scheme is created Elizabeth Line/Cross Rail in 2020; which presents key benefits from the future construction of the third a social, economic, environmental runway at Heathrow Airport; and and heritage perspective. the development of the Western Access to Heathrow which will take rail passengers from Slough to Heathrow airport in 8 minutes.

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1.1 KEY ISSUES

Green Belt Grade II listed Registered Park Office Residential The Site is entirely washed over by Manor House and Garden Ditton Park comprises a Grade Following consideration of Heritage the Green Belt, falling within National The Site contains three The Ditton Park Registered Park A ‘headquarters’ office building, and Landscape advice a discrete Character Area 115, and is therefore listed buildings: and Garden (ref: NHLE 1001290) extending to approximately 194,565 pocket of land in the north- protected by national and local policy is Grade II listed and is protected sq.ft and occupying approximately eastern corner of the Site, has been • NHLE 1319354 – Main from ‘inappropriate development’ by the provisions in the NPPF. It 14 hectares of the Site. Whilst the identified as a potential site for Building, Courtyard Walls, except in ‘exceptional circumstances’. also forms part of the immediate office building is of good quality, an future residential development. It Stable and Gatehouse opportunity exists to enhance this is noted that within this area there Any proposals will address this point, and wider setting of the Grade Blocks, Admiralty offer further, by extending the office is no meaningful experience of the by way of considering exceptional II listed Manor House. Compass Observatory at building complex and improving its Manor House; there is the presence circumstances; use of previously Ditton Park, Grade II The proposals set out in this relationship to the Manor House and of previous impacts from buildings developed land, and the level of document are informed by and parkland. It is considered that the associated with the Admiralty’s contribution the Site or any parts • NHLE 1117628 – Main respect the heritage context office is well screened from the Park use of the Site; and evidence of of the Site make to the Green Belt Gatehouse and Bridge which includes the Registered and the historic buildings therein, quarrying. It is therefore concluded when assessed against the five at Admiralty Compass Park and Garden. The setting and does not seem to impact any that past activities have eroded the purposes of the Green Belt as set Observatory, at Ditton provided by the Park is sensitive key approach to the Site. There parkland character in this area and out in paragraph 133 of the National Park, Grade II to change and proposed changes is also a listed building at Riding there is a very limited contribution Planning Policy Framework (NPPF). • NHLE 1319355 – Garden to the Park will carefully consider Court Farm (the farmhouse, which to the Registered Park and view of Walls and Summer any potential impacts on the is Grade II listed, NHLE 1135898), the Manor House; or to the Green Flood risk House at Admiralty significance of the buildings. Key however this is also well-screened Belt function of the overall Site. The majority of Ditton Park is located Compass Observatory at elements such as views and vistas by a substantive tree belt and an There is therefore an opportunity within Flood Zone 1. However Ditton Park, Grade II to and from the main house and intervening quarry. Proposals for to support small-scale residential within the south-west of the Site, The listed buildings are afforded a interrelationships between buildings, the office building will be developed development, immediately south of incorporating the moat around the high degree of protection and their have therefore been considered. holistically and will integrate the Slough administrative boundary. Manor House and various water fabric and settings are protected The proposals seek to enhance positively with the heritage assets. courses surrounding the current by primary legislation by the 1990 the Registered Park and Garden office building, elements of Flood (Listed Buildings and Conservation and maximise its relationship to Zone 2 and 3 are present. The Areas) Act (Section 66) as well both the listed Manor House and Manor House and office proposals as by provisions for designated the office building. There is also will therefore be designed to take heritage assets, as set out in the substantial opportunity to increase account of the limitations that National Planning Policy Framework public access to the Park, and to Flood Zones 2 and 3 present. (NPPF) at paragraphs 193 – 196. enhance the public benefit. The Manor House is currently underutilised, being used as a wedding venue on the ground floor and within the adjacent gardens, with the upper floors now disused having previous been partially used as office space. There is therefore a significant opportunity to establish a long-term viable use for the Manor House as a centre piece for a comprehensive and integrated scheme.

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1.2 Objectives and Process

Objectives: Process: • To secure a long-term This document provides a vision viable use for the Grade for the Site which seeks to achieve II listed Manor House the identified objectives • Create a new vibrant, The proposals are based upon Park e e on sta sustainable and mixed- technical advice provided by p itt t use ‘campus’ planning, architectural, landscape D e h and heritage consultants, which • Provide greater opportunities a e has been analysed and presented to create new connections c in Section 2 of this document r with the wider community s Section 3 sets out the vision and i • To enable a critical mass of proposals, focusing on a holistic t uses and opportunities; and d ‘campus approach’, while carefully to achieve a commercially a considering each element and how and environmentally n Residential it contributes both individually sustainable design g and as part of the whole a • Introduce a new element of The vision proposed can be described e sustainable residential living L as a well-informed concept which responds positively which will allow further detailed to the context of the Site discussions to take place with the • To re-establish the current local authority and key stakeholders office building as a leading manor This document will inform headquarters offer, attractive manor discussions at the pre-application house to major local stakeholders office house stage, and subsequent stakeholder office hotel, engagement and forms the campus hotel conference starting point of a process of & spa collaborative working to realise a & spa vision for this key landmark site

co l m m ercia

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e p h a e c r s i d t a n g a

e

L

Figure 1. 3D Base Map of Site illustrating massing, levels and landscape. P. 7 | DITTON PARK | VISION DOCUMENT | NOVEMBER 2019 398R_1238735_Ditton Trust (Kennedy Wilson Europe).pdf Page 13 of 59

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2

2. SITE ANALYSIS

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2.1 Location & Surroundings

Ditton Park is situated in eastern Berkshire, to the south-east of Slough and to the north-east of Windsor. The Site therefore benefits from the east-west train link running through Slough into central London, offering direct connections to London Paddington in 23 minutes. Langley and Slough will benefit from the arrival of the Elizabeth Line in 2020 that will provide a direct connection to London Bond Street in 28 minutes.

The Elizabeth Line is one of the largest infrastructure projects in England in recent times and is estimated to bring an additional £42bn to the UK economy. Junction 5 of the M4 motorway is immediately east of the Site offering excellent and direct road links to Central London, the M25 and wider motorway networks to the east and west. Ditton Park also benefits from being in close proximity to Heathrow airport, offering national and international connections. Within the immediate vicinity, residential development boarders the Site to the east, north and north-west, with the M4 motorway bordering the site to the south and west. Datchet Quarry is situated between the site boundary and the M4 motorway to the west. The Site is located across two local authority areas; Slough Borough and the Royal Borough of Windsor and Maidenhead. The majority of the Site is located within the Royal Borough of Windsor and Maidenhead, with Figure 2. Aerial Site Boundary a small western portion of the Site located within Slough Borough, as demonstrated via the map at Figure 2.

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The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - -

SLOUGH STATION SLOUGH

LONDON CHALVEY

M4 READING LANGLEY

5

M4 LONDON 6

WINDSOR Ditton Park

M4 WINDSOR & ETON RIVERSIDE STATION QUEEN MOTHER WINDSOR & ETON DATCHET CENTRAL STATION RESERVOIR

N Figure 3. Site Location plan LONDON 20 60 100m 0 40 80 WATERLOO Project Ditton Park LPA Boundary Line Site Boundary Drawing Title Red Line Plan

Date Scale Drawn by Check by 18.07.19 1:2500 @A1 AW XXX

P. 11 | DITTON PARK | VISION DOCUMENT | NOVEMBER 2019 Project No Drawing No Revision 30276 A - E10 - 001 -

Planning ● Master Planning & Urban Design ● Architecture ● Landscape Planning & Design ● Environmental Planning ● Graphic Communication ● Public Engagement ● Development Economics

bartonwillmore.co.uk

Certificate FS 29637 Offices at Birmingham Bristol Cambridge Cardiff Ebbsfleet Edinburgh Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279. J:\30000 - 30999\30200 - 30299\30276 - Land At Ditton Park, Slough\A2 - Consultants\Base Mapping\eMapSite\OS_MasterMap_556183_739504_OS_Mastermap BW Edit.dwg - A1 Leeds London Manchester Newcastle Reading Southampton 398R_1238735_Ditton Trust (Kennedy Wilson Europe).pdf Page 17 of 59

2.2 planning context

As noted in the previous section, Notwithstanding the above, the b) The positive contribution Ditton Park is situated within Green Belt main office building further benefits Heritage that conservation of heritage two local authority areas, Slough The entire Site is washed over from an allocation within the The definition of conservation for assets can make to sustainable Borough and the Royal Borough by the Green Belt and therefore emerging Local Plan under Policy heritage policy purposes, provided communities including their of Windsor and Maidenhead. local and national Green ED2 (Established Employment Sites at page 65 of the National Planning economic vitality; and Belt policy is applicable. in the Green Belt). In relation to Policy Framework, is ‘The process of The planning policy context for c) The desirability of new emerging Policy ED2 the new Local maintaining and managing change to the Site comprises the following: Paragraph 143 of the National development making a positive Plan states at paragraph 8.7.3 that “… a heritage asset in a way that sustains Planning Policy Framework sets out contribution to local character • National Planning Policy the Council will look to apply at least and, where appropriate, enhances that inappropriate development is, and distinctiveness.’ Framework (February 2019) its significance’. A heritage asset by definition, harmful to the Green ‘nil net loss’ principle when managing is further defined at page 67 of the Section 11 of the Windsor and • Windsor and Maidenhead Belt and should not be approved the portfolio of sites identified in National Planning Policy Framework Maidenhead emerging Local Plan Adopted Local Plan except in very special circumstances. policy ED2, with a preference to details the Council’s approach in (altered 2002) increase the business use class as ‘A building, monument, site, The ability to demonstrate very floorspace” [sic]. Within emerging place area of landscape identified relation to the historic environment. • Windsor and Maidenhead special circumstances requires Policy ED2 the office building is as having a degree of significance Paragraph 11.2.6 notes that the Borough Local Plan (2013- the applicant to outline the listed at Section 6 d. ‘Ditton Park, meriting consideration in planning Council ‘encourage pre-application 2033) Submission Version exceptional nature of the proposal, Riding Court Lane, for B1 uses’. decisions, because of its heritage discussions’ for works to heritage Incorporating Proposed or the significant social and/or interest. It includes designated assets and these discussions Changes (October 2019) economic benefits to the wider Residential heritage assets and assets identified should be ‘accompanied by full community resulting from the • Slough Core Strategy Given the Green Belt designation by the local planning authority details of existing and proposed proposal, which outweigh the harm Development Plan Document on Site any future residential (including local listing)’. Paragraphs works and a heritage statement’. to the Green Belt caused by the 2006-2026 (December 2008) development proposals would be 193 – 196 of the National Planning Policy HE 1 of the Council’s emerging ‘inappropriate development’. It is promoted through the Local Plan Policy Framework states that great Local Plan dictates the following: • Slough Issues and Option the responsibility of the Applicant process, as the mechanism for weight should be given to the Consultation (January 2017) to demonstrate such benefits, 1) The historic environment will releasing land for residential uses asset’s conservation and any harm whilst demonstrating that the be conserved and enhanced The key planning designations from the Green Belt. It is identified to, or loss of, the significance of a proposal also complies with all other in a manner appropriate to its and considerations include: through the preparation of the designated heritage asset should relevant policies of the Local Plan. significance. Development Chiltern and South Berks, Slough require clear and convincing • The Site is entirely washed proposals should seek to Whilst it anticipated that much of and Windsor and Maidenhead justification. The listed buildings over by the Green Belt conserve and enhance the the proposed additional floorspace emerging Local Plans, that there are therefore afforded a high degree within the Datchet locality character, appearance and would occupy ‘previously developed is a significant housing need of protection, with their fabric • An area of the Site to the function of heritage assets land’ (pdl) utilising the current most notably associated with, but and settings protected by primary south-west, around but (whether designated or non- hardstanding areas, development not limited to, Slough Borough. legislation and national policies. not including the existing designated) and their settings, on pdl must be proven to not Moreover, there is therefore a For the determination of planning office building, falls within and respect the significance impact the openness of the requirement for neighbouring applications affecting heritage Flood Zones 2 and 3 of the historic environment. Green Belt. For the remainder of authorities to assist with any unmet assets, paragraph 192 of the National • There are three listed development that is proposed not need under the Duty to Cooperate Planning Policy Framework states: 2) Heritage assets are an irreplaceable buildings on the Site in within pdl, this will be treated as new mechanism. Given the Site’s location resource and works which would ‘In determining applications, total, including the Grade development within the Green Belt. at the boundary of Slough Borough cause harm to the significance of a local planning authorities II listed Ditton Manor, as and the Royal Borough of Windsor heritage asset (whether designated should take account of: noted within Section 1.1 and Maidenhead, it is noted that or non-designated) or its setting, the residential element of the Site a) The desirability of sustaining will not be permitted without a proposals could contribute positively and enhancing the significance clear justification in accordance to the current housing need position. of heritage assets and putting with legislation and national policy. them to viable uses consistent 3) The loss of heritage assets with their conservation; will be resisted. Where this is proven not to be possible, recording in accordance with best practice will be required P. 12 | DITTON PARK | VISION DOCUMENT | NOVEMBER 2019 398R_1238735_Ditton Trust (Kennedy Wilson Europe).pdf Page 18 of 59

KEY

Flood Zone 1

Ditton Park Flood Zone 2

SLOUGH BOROUGH COUNCIL Flood Zone 3

LPA Boundary

Green Belt

Registered Park & Garden Boundary

Site Boundary Ditton Manor

ROYAL BOROUGH OF WINDSOR Existing & MAIDENHEAD COUNCIL Office

Figure 4. Planning Context 4) Applications for works within The Council’s emerging Local Plan archaeologically sensitive areas Other is accompanied by a Strategic Flood will be required to include a desk- considerations Risk Assessment (Level 1 SFRA) top archaeological assessment. The majority of the site is situated June 2017 (Revision 07). Appendix B to this document provides 5) Applications for works to heritage within Flood Zone 1, however ‘Fluvial Flood Maps’ and the Site assets will only be considered elements of the Site surrounding is shown on ‘Figure 4’ confirming if accompanied by a heritage the main office building are within that the south-west corner of statement which includes an Flood Zones 2 and 3. Whilst it is the Site is, in parts, designated assessment of significance, a not proposed that development as Zone 2 (medium probability) heritage impact assessment and, will affect these areas, due and Zone 3a (high probability). where appropriate, information consideration will be had of national on marketing and viability. and local policy in this regard.

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2.3 ditton park heritage

Over the 76 years during which the Much work has already been carried Although described as a campus, History of Site was under the ownership of the out to the house by the previous Ditton Park today Ditton Park currently operates Ditton Park Admiralty, a number of temporary owners of the Site, to make it suitable Ditton Park is an 81 hectare (200 within separate parcels, as the dual The Site is partially within the Grade buildings were constructed and later for use as a conference centre, acres) office campus in South East use of the Manor House and the II listed Ditton Park Registered removed, and a number of masts are including the installation of a kitchen England, consisting of 195,000 sq.ft office building has declined over Park and Garden (NHLE 1001290). recorded in the historic OS mapping facility, dining area in the courtyard (18,100 sq.m) of Class A offices within the last 5-10 years. Similarly, whilst The Park also contains three for the Site. During this time the and modern locks and electrics. a ‘headquarters’ style main office the Park is inevitably utilised, it listed buildings, as follows: Site was used for radio research and Notwithstanding this, much of the building and a 44,000 sq.ft (4,100 does not appear closely linked with research into ionospheric theory, upper floors of the house have been sq.m) Grade II listed Manor House, set the use of the Site as a whole. • NHLE 1319354 – Main becoming a key research facility in partially re-worked. A Statement of within a Registered Park and Garden. Building, Courtyard Walls, the 20th century. The majority of Significance has been prepared to The campus is well located in the Stable and Gatehouse the physical evidence of this activity fully understand the internal heritage M4 corridor, close to the M25 and Blocks, Admiralty has now been removed from the context of the house and consider Heathrow Airport, between Slough Compass Observatory at Site, although this activity resulted in how they can be rejuvenated. and Windsor and with excellent links Ditton Park, Grade: II several impacts to the internal fabric to Central London, set to further • NHLE 1117628 – Main of the house and other buildings. benefit from transport improvements with the opening of Crossrail in 2020. Gatehouse and Bridge The key approach to the main at Admiralty Compass house is from the east, with the Ditton Park was previously owned and Observatory, at Ditton Grade II listed Gatehouse and near- occupied by Computer Associates, Park, Grade II symmetrical buildings either side as its UK headquarters, prior to the • NHLE 1319355 – Garden providing an entrance framing the company’s sale to Broadcom, a global Walls and Summer main elevation. The key facades of technology supplier. Broadcom House at Admiralty the house are the east facing frontage listed the site for sale in March 2019, Compass Observatory at and the south facing elevation. The before it was purchased by Kennedy Ditton Park, Grade II experience of the house from the Wilson Europe in June 2019. The wider landscape park to the north is main office building is currently Ditton Park was held by the Montagu also important, and it is evident that largely vacant, whilst plans for its family until 1917, when it was sold to the house was designed with long improvement are progressed. The the Admiralty, who held the Site until views from within the landscaped Manor House similarly remains vacant 1993, when it was left and eventually park to the north in mind. whilst plans are also progressed sold on to become a “company for its refurbishment, although the headquarters” according to the grounds of the Manor House are still list entry on the National Heritage utilised for weddings in the interim. List for England (ref: 1001290).

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to the less significant elevations of the Registered Park and Garden whilst respecting the Site’s sensitive Future the building. Views to the Manor and the listed buildings therein, and context. Exploration has focused on development House would also be preserved by will not therefore affect any key pockets of the Park within the north Although described as a campus, ensuring that any extensions did approach to the Park. It has been eastern corner of the Site, which are Ditton Park currently operates not extend beyond two storeys. identified that in order to achieve heavily screened from the rest of this, any proposed office buildings the Park and views to and from the within separate parcels and would Regarding the current office building will be designed to the equivalent Manor House. The Heritage advice benefit from a transition into a within the south-western corner of height of the existing building. received concluded that there is no vibrant mixed-use campus. the Site, consideration has been given meaningful experience of the Manor to whether this area could facilitate From a campus perspective the For the Manor house, it is proposed House from the identified parcels further buildings, whilst respecting proposed future uses and associated that the most suitable and sensitive and imperatively, negative impacts the heritage content of the wider development on the Site, will future use is as a hotel venue. from buildings associated with the Site. The current office building and encourage a transition from the The sensitive uses of the space, Admiralty use of the Site are also indeed much of the adjacent land, separate entities that are visible the limited need for subdivision present within these areas, as well as does not sit within the Registered currently, to a vibrant mixed-use and the sensitive renovation of evidence of some historic quarrying. Park and Garden boundary. As a campus where it is envisaged the upper floors, would both All of these elements in combination result, focus is therefore centred on that the uses will compliment protect and enhance the building’s have eroded the parkland character how any proposed buildings would and overlap each other. conservation from an internal and in the north-eastern corner of the interact with views into and out of the external perspective. Any extensions An area of the Site has been Site which as a consequence is now heritage designation. It is concluded proposed to the Manor House to identified which it is considered considered to function separately, that any proposed additional office facilitate this future use would be could accommodate an element of from the Registered Park and Garden. units would be well-screened from architecturally sensitive and located residential development in the future,

Ditton Park Evolution

Park e ark & rk & rk & Park on st P ga Pa ga Pa ga n es t a n r n r n r to ta it t to d o d o d t t e t e t e t e i e D i n it n it n D D D D

Residential

manor manor Radio Admiraltymanor manor manor house house research compasshouse house house office office hotel, hotel station observatoryhotel hotel manor & chapel conference manor & spa & spa & spa house & spa office house office hotel, campus hotel conference & spa & spa

- 1066 1813 1920 1997 2020

Figure 5. Evolution Timeline

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2.4 Ditton Park today

Ditton Park

5

Ditton Park Office

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2

9

1

7 3

4

8

Ditton Park Manor

Entrance to Ditton Manor 1 from Ditton Park Road

2 Existing surrounding residential (Slough Borough Council) 3 Ditton Manor Chapel 4 Existing Wedding Venue

5 Office Entrance and east/ 6 west pedestrian access 6 Office entrance from M4 (via junction 5) 7 Existing conference facilities

8 Original moat around Manor House

9 Former dairy site

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2.5 current uses on the site

offices AREAS manor house The current Grade A office building Ditton Manor House is a Grade II listed building enclosed by a moat and set benefits from excellent on-site amenities Demise sq ft sq m within landscaped gardens. The main house is built in early Gothic Revival style of including tennis courts, sports pitches, Ground north 33,321 3,095.63 rendered brick buildings, including a chapel and two gate houses, which now house an on-site gymnasium and restaurant. Ground south 35,366 3,285.61 classrooms and conferencing facilities. The Manor benefits from extensive and mature parkland of circa 55 acres (22 ha), of designated Registered Park and Garden. The main office building totals First north 29,283 2,720.48 approximately 194,565 sq ft of office first south 33,330 3,096.46 Available evidence suggests that the Manor House has most recently been used for accommodation arranged over second north 30,950 2,875.35 offices and training spaces, ancillary to the main office building to the west. In addition, ground, first and second floors, set on some of the rooms have been used as part of a wedding venue offer, along with the second south 32,339 3,004.39 approximately 34.82 acres (14 hectares). large marquee in the grounds to the western elevation of the Manor House. The existing TOTAL 194,589 18,077.92 lawful use is considered to be a mixture of D1 for the non-residential education and The property has a good training centre elements (if applicable) and D2 for the assembly and leisure elements specification which includes: consisting of the wedding venue elements. It is also considered that the upper floors of • 4-Pipe Fan Coil & VAV the Manor House benefit from B1 use, given their most recent use was as office spaces. Air Conditioning The house and grounds lie within the Green Belt and the Registered Park • Raised access floors and Garden. Ditton Park Manor represents an exceptional opportunity for • Suspended metal tiled ceilings continued office use, hospitality use or a number of alternative uses. • 4 x 13 person passenger lifts AREAS • 24 hour access and security • Car parking provision of 1:250 sq ft Demise Approximate Approximate sq ft (GIA) sq m (GIA) • EPC rating ‘E’, further Manor 28,270 2,626 details on request Chapel 1,027 95.41 Granary 858 79.71 South Gate 8,832 820.54 North Gate 4,736 439.99 TOTAL 43,723 4,062

Existing office entrance Existing manor house entrance

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Ditton Park The Registered Park and Garden associated with the current development extends to approximately 94 acres. The landscape setting immediately surrounding the main house comprises the remains of an early 18th century gardens, with the wider landscape parkland to the north of the Manor House suspected of being laid out by Lancelot (Capability) Brown in 1762 – 74. The landscape parkland to the north of the moated area offers an experience of the House from the wider landscape and it is considered that the house may have been designed with long views from within the landscape parkland in mind. The ground floor of the north facing elevation is dominated by service entrances, however the upper floors of the northern elevation are consistent with the east and south elevations purposefully, so it can be appreciated from a distance within the landscape parkland. Whilst the majority of the landscape parkland is open in nature, the north- eastern part of the site is heavily wooded and provides a limited experience of the House, as well as limited evidence of parkland features. In addition, the western part of the Site, where the main office building is situated, provides no experience of the Manor House, but does provide an experience of some limited remnant elements of parkland, including occasional oak trees and the moat.

AREA Ditton park 200 acres

Existing Ditton Park

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2.6 Landscape & green belt

Overview Registered Park Green Belt The Site is entirely located within and Garden Paragraph 134 of the National the Green Belt and much of the Site In general, the parkland exhibits a Planning Policy Framework also sits within the Grade II listed declining character with fencing, prescribes that designated Green Registered Park and Garden, except lighting buildings and other Belts serve five purposes: for the main office building area. structures that do not reflect the 1) To check the unrestricted The Registered Park and Garden local vernacular. Additionally, the sprawl of large built-up areas; is bounded by existing residential Site is heavily influenced by audible 2) To prevent neighbouring towns development to the north-west, north intrusion from the high levels of merging into one another; and east, with the southern boundary traffic on the M4 to the south, separated from the highway estate and air traffic passing overhead. 3) To assist in safeguarding the of the M4 by Riding Court Road. countryside from encroachment; Much of the Registered Park and Ditton Park occupies an area of Garden has an open parkland setting 4) To preserve the setting landscape on the southern edge of and allows some longer views, and special character of Slough’s urban area, separating it some of which relate strongly to historic towns; and from the M4 corridor and Queen the Main House and may have been 5) To assist in urban regeneration, Mother Reservoir and the settlement planned views as part of the designed of Datchet further south. The Main by encouraging the recycling of parkland. However, the north- derelict and other urban land. House of Ditton Park is set within eastern corner of the Site is less well formal grounds that are surrounded related to the wider designation of The southern part of the parkland, by a moat and mature ornamental the RPG, as well as the Main House between the Manor House and vegetation in the centre of the due to its high level of enclosure. the M4, is heavily enclosed on Site. Formal lawns associated with The woodland vegetation in the three sides by wide belts of the Main House are laid out to the north-eastern corner provides this mature vegetation with the moat south with the more open area of part of the Site with an element of marking the northern extent of parkland landscape to the north. separation from the wider parkland this distinct area of the parkland. Ditton Park office complex is situated that is further compounded by the To the west of the main building, in the western part of the Site, set physical features of roads, that are and the southern parkland, an area within a landscape provision that readily recognisable on the ground, that partially falls within the RPG relates to the offices including and considered to be permanent. is characterised by the large 20th sports provision. Further west of the century office complex development, offices beyond the Site boundary associated car parking and access is an area of land disturbed by routes. The office complex is set extraction works; Datchet Quarry. within an area of flat open parkland to the west of the moat and tree belts that isolate it from the rest of the parkland, leaving the tree lined driveway leading to the Main House as the principle link which maintains the relationship between the office complex and Ditton Park. Land to the west of the office complex is heavily disturbed by extraction works at Datchet Quarry.

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The northern part of the Site and more intimate areas of parkland merging, and safeguarding the exhibits an open and flat part of the between the moat and Ditton Park countryside from encroachment. parkland where the lower levels of Road, are divided and enclosed by The parcel does not contribute to enclosure allow longer views and the less formal arrangements of tree preserving the setting or special a visual relationship between the belts that occupy land in this part qualities of a historic place.” main buildings. The open parkland of the Site, where the boundary of As discussed throughout this is scattered with individual parkland the RPG is less formally defined. document, the north-eastern corner trees and elements of woodland, The Windsor and Maidenhead of the Site is less well related to the however views are available towards Green Belt Edge of Settlement wider designation of the RPG and the the Manor House; some glimpsed Analysis: Part 1 Green Belt Purpose Manor House due to its high level of views of the office complex; and Assessment (2016), is the latest enclosure. The woodland vegetation views of the residential development available document which assesses in the north-eastern corner provides within Slough to the north of the Borough in this regard. Whilst this part of the Site with an element the RPG and Site boundaries. no area of the Site is included within of separation from the wider parkland To the east of Conduit Lane, the Green Belt Purpose Assessment, that is further compounded by the land within the parkland is much land South of Austin Way, Langley physical features of roads, which are more enclosed by the established (immediately south-east of the readily recognisable on the ground, vegetation and tree belts that divide Site) was assessed as ‘Parcel D7’. and considered to be permanent. areas into small pockets of land with The assessment concluded that: As a result this area of the Site is a much higher sense of intimacy. The considered to have potential for “The parcel makes a lower northern and eastern boundaries residential development and has contribution to: preventing the of this part of the Site are lined by been assessed against the criteria unrestricted sprawl of a built up a palisade fence. Similarly, to the of a Green Belt in the table below. area, preventing settlements from south of Creak Cottage, the smaller

Assessment of North East potential development parcel(s) against identified Green Belt criteria

Criteria Discussion Contribution to Green Belt Purpose Check the unrestricted a. Whilst the Site is adjacent the existing settlement, this area does not comprise open land. The high level vegetation in this part of the Limited sprawl of large Site constitutes a significant amount of enclosure and the land does not separate the settlement of Slough from open land within the built-up areas parkland. b. Development to the east of this part of the Site extends further south than the land that is heavily enclosed by woodland with the tree Limited lined route of Conduit Lane and Creak Cottage forming defensible boundaries that would prevent sprawl. Prevent nearby towns from This part of the Site does not extend further south than existing development immediately adjacent the eastern boundary, or existing Limited merging into one another development to the east of the RPG. As such, it would not extend development within the settlement of Slough any closer to the settlement of Datchet than is already the case. Furthermore, the significant corridor of the M4 forms a definite and obvious boundary between the settlements of Slough and Datchet that is readily recognisable on the ground and will endure beyond the plan period. Assist in safeguarding This part of the Site is not open and is visually distinct from the open areas of parkland further to the west, and is already subject to the Limited the countryside from influences of the existing residential development adjacent the parkland, particularly by the properties north and east. encroachment Preserve the setting The enclosed area of the RPG is not adjacent to an historic town and bears no visual relationship with the main house. However, this part Limited and special character of the Site does bear a visual relationship to more recent development both within and adjacent the RPG. of historic towns

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The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - -

2.7 Constraints & Opportunities Figure 6. Access and Noise

Information identified in this chapter has been condensed into three constraints and opportunities plans. The analysis of these will inform the ideas, principles and constraints to developing a campus vision for Ditton Park. This ongoing process of site analysis and appraisal will be focused by Ditton the pre-app process and allow Park the clear vision for Ditton Park to be developed moving forward.

Access and Noise as shown on Fig.6

OPPORTUNITIES • Good pedestrian and vehicle access to the north, east and south; • Good opportunities for internal pedestrian and cycle links, to improve connectivity across the Site; and • Each element of the Site can be accessed separately, reducing cumulative traffic impacts.

CONSTRAINTS

• Noise generated by the M4 Entrance motorway to the south; Noise • Existing residential M4 development to the Footpath north requires careful Primary Road thought for improved N 20 60 100m Secondary Road access to the Site; and 0 40 80 Project • Secondary roads may Ditton Park

require improvement. Drawing Title Red Line Plan

Date Scale Drawn by Check by 18.07.19 1:2500 @A1 AW XXX

Project No Drawing No Revision 30276 A - E10 - 001 -

Planning ● Master Planning & Urban Design ● Architecture ● Landscape Planning & Design ● Environmental Planning ● Graphic Communication ● Public Engagement ● Development Economics

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Certificate FS 29637 Offices at Birmingham Bristol Cambridge Cardiff Ebbsfleet Edinburgh Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279. J:\30000 - 30999\30200 - 30299\30276 - Land At Ditton Park, Slough\A2 - Consultants\Base Mapping\eMapSite\OS_MasterMap_556183_739504_OS_Mastermap BW Edit.dwg - A1 Leeds London Manchester Newcastle Reading Southampton 398R_1238735_Ditton Trust (Kennedy Wilson Europe).pdf Page 28 of 59 The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - -

The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - -

Figure 7. Landmarks and Vistas Figure 8. Environmental and Landscape

SLOUGH BOROUGH COUNCIL

Ditton Park Residential Ditton Park

Ditton Ditton Manor Manor

Office WINDSOR ROYAL BOROUGH AND MAIDENHEAD

Office N N E20ntrance60 100m 20 60 100m 0 40 80 0 Entrance40 80

Project ProjectAccess Flood Zone 1 Ditton Park Ditton Park

Views to the site DrawingPark Title Boundary Drawing Title Red Line Plan RedVistas Line Plan Flood Zone 2 Date Scale Drawn by Check by Date M4 Scale Drawn by Check by 18.07.19 1:2500 @A1 AW XXX 18.07.19 1:2500 @A1 AW XXX Landscape Buffer ProjectF Nolood ZoneDrawing 3No Revision Project No Drawing No Revision 30276 A - E10 - 001 - 30276Listed BuildingsA - E10 - 001 - LPA Boundary Gatehouse M4

Planning ● Master Planning & Urban Design ● Architecture ● Landscape Planning & Design ● Environmental Planning ● Graphic Planning ● Master Planning & Urban Design ● Architecture ● Communication ● Public Engagement ● Development Economics Landscape Planning & Design ● Environmental Planning ● Graphic Communication ● Public Engagement ● Development Economics Landmarks and Vistas as shown on Fig.7 Environmental and Landscape as shown on Fig.8 bartonwillmore.co.uk

bartonwillmore.co.uk Certificate FS 29637 Offices at Birmingham Bristol Cambridge Cardiff Ebbsfleet Edinburgh Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279. J:\30000 - 30999\30200 - 30299\30276 - Land At Ditton Park, Slough\A2 - Consultants\Base Mapping\eMapSite\OS_MasterMap_556183_739504_OS_Mastermap BW Edit.dwg - A1 Leeds London Manchester Newcastle Reading Southampton Certificate FS 29637 Offices at Birmingham Bristol Cambridge Cardiff Ebbsfleet Edinburgh OPPORTUNITIES CONSTRAINTS Leeds London Manchester Newcastle Reading Southampton OPPORTUNITIES CONSTRAINTS Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279. J:\30000 - 30999\30200 - 30299\30276 - Land At Ditton Park, Slough\A2 - Consultants\Base Mapping\eMapSite\OS_MasterMap_556183_739504_OS_Mastermap BW Edit.dwg - A1 • Significant hard and • Views into and across the • The Site sits between • Entire Site is located soft landscape buffers Site to be respected; two Local Authorities, within the Green Belt; to the south; providing benefits • Main vistas across the Site • Much of the Site is for each; • Improvement to be maintained; and within the Registered opportunities in relation • Majority of the Site is Park and Garden; and • Development to be to listed buildings; and within Flood Zone 1; and sensitive to the setting • South-west corner of • Underutilised land of the listed buildings. • Ability to improve access the Site is located within within the north-east to and use of the wider Flood Zones 2 and 3. corner of the Site. landscaped parkland.

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3

3. DITTON PARK VISION

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3.1 The Vision

Ditton Park As part of the wider vision for Ditton Park, each of the potential uses will be interlinked using the green space more effectively as a positive way to create a holistic campus and public realm structure. The use of enhanced public space and new connections both within the Site and wider community will help secure the future of Ditton Park as a destination for work, leisure and living. (Please refer to pages 36-37 for further details)

Ditton Park Office The location, existing office building and setting allow the opportunity to create a future world class office campus set within the rich landscape and heritage of Ditton Park. Through potential refurbishment, extension and enhanced public realm connections to all new facilities across the Park, the office will be able to exceed the current market expectations for office wellbeing and sustainability. (Please refer to pages 28-29 for further details)

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“The Glade”, DItton Park Beyond the main DItton Park landscape lie a series of secondary open and wooded sites that sit beyond the main green space with its views back to the Manor House (the main opening being linked to the historic dairy site). Several of these locations include areas of existing residential use. Potential exists for the existing north-east ‘Glade’ to offer a new residential opportunity linking to the existing residential locations within and adjacent the Site and Ditton Park beyond. (Please refer to pages 32-33 for further details).

Ditton Park Manor Hotel, conference, spa and chapel Conversion, refurbishment and extension of existing 17th Century Grade II listed Manor House to create a luxury hotel. Maximising leisure, business and general well- being potential via the creation of a new contemporary spa and conference facility. Situated centrally within the Site it will complement the other elements of the Site and utilise the amenity that the setting provides.

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3.2 Manor House - Hotel, conference and spa

The existing Grade II Manor House was built in the early 17th Given the history, location and provided within the adjacent areas. appearance of the Manor House, its The existing wedding venue and century on the site of an earlier House probably dating back use as a new hotel would provide chapel could also become formalised to early 1600s which was taken down due to a fire in 1812. the opportunity to reinvigorate the and associated with the Manor House existing building and open it up to a hotel complex, to complement its More recently the Manor House has been used as additional wider range of visitors. In order for existing conference facilities. this to be successful, operators would meeting room facilities ancillary to the main modern office require a minimum level of hotel and as a wedding location. These uses are primarily located rooms and additional facilities (e.g. spa, gymnasium etc), which would on the ground floor which has been partially refurbished with require additional built form to be upper floors in a poorer condition generally.

Existing Pedestrian Route to Office C

Existing Ditton Park Wedding Venue (Temporary) A

Manor House and Gardens B B

B

Main Entrance to Manor House

Figure 9. Potential Manor house Figure 10. Potential Manor house Figure 11. Potential Manor house extension & spa - Massing model extension & spa - Massing model extension & spa - Massing model location A - 1,446 m2 / 15,565ft2 location B - 1,171 m2 / 12,605 ft2 location C - 1,144 m2 / 12,314 ft2

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Draw on the heritage, location and 1 landscape setting of Ditton Manor to refurbish the existing Manor and surrounding buildings into a luxury hotel with contemporary conference and spa facilities. Create further connections between the Manor and Ditton Park to maximise its use for staff and visitors alike.

2 To create a hotel which will be successful in attracting a luxury hotel operator, there would be the requirement for additional hotel rooms to provide both the level 1 and space standards required. The potential exists to create an extension to the north of the existing Manor to accommodate further hotel rooms.

3 A possible new extension to the 2 north of the Manor House will 4 also provide the opportunity to establish a new series of active public realm spaces around the existing Manor to replace the current extensive areas of open parking. 4 As part of the future Manor House hotel proposals, the existing wedding 3 venue located to the west of the Manor House could become a formal conference or spa facility to further compliment the offer of the Manor House hotel. The design could become a contemporary ‘glasshouse’ to compliment the existing Ditton Manor within its woodland setting. Figure 12. Illustrative Sketch Looking South - Manor House

The Benefits Continuing the historic evolution of uses for DItton Manor. The refurbishment and extension of the existing complex of Manor buildings to create a luxury manor hotel and conference facility will help to attract a new, viable and vibrant use and operator on the Site. This use will not only draw on the benefits of the heritage and surrounding setting but also enhance the existing conference facilities previously created, formalise the current wedding venue and bring the existing chapel into use, to create a contemporary spa and wedding destination. P. 29 | DITTON PARK | VISION DOCUMENT | NOVEMBER 2019 398R_1238735_Ditton Trust (Kennedy Wilson Europe).pdf Page 35 of 59

3.3 Office

The existing 198,000 sq.ft office building is located in the SW Despite the existing office There is currently a minor already being let to multiple application pending corner of Ditton Park, with access from the M4 (via junction 5 tenants, the original design consideration with the Council and Riding Court Road) and currently comprises a single three concept reflects a bespoke for small additions to enhance head office designed around the attractiveness of the storey built form in terms of massing. The existing office was a single large scale central building in the immediate entrance atrium with central term. Future aspirations for built in 1999 with a layout and design primarily derived from facilities. This limits future the building will complement its original use as a bespoke single occupier head office for subdivision and is less efficient and build on this approval. than typical modern office Computer Associates (CA Technologies). layouts. Any future vision to create diversity within the office area of the Park could include potential expansion of the office areas to resolve these issues and create a best in class commercial environment.

Potential Potential C Parking Deck B Parking Deck Existing Parking

A Potential Parking Deck Potential for Parking Existing Parking

Existing Route To Manor M4 Entrance House

Figure 13. Potential office Figure 14. Potential office Figure 15. Potential office extension extension - Massing Model location extension - Massing Model location - Massing Model location C A circa - 10,869 m2 / 116,993 ft2 B circa - 8,460m2 / 91,0630 ft2 circa - 4,930 m2 / 5,3066 ft2

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Figure 16. Illustrative Sketch Looking North - Office

1 Potential for new offices to be located adjacent the existing office building forming a new Ditton 1 Park Office Campus within the wider Ditton Parkland setting. The existing linear building frontage 3 and cross axis link to Ditton Manor forms a strong precedence for the future location, form and massing of the new office buildings. Any development would be located within the existing car park areas with additional future parking being provided by green decked car park solutions. The new eastern office elevations 2 are linked through a new public realm ‘street’ which acts to link new and existing offices whilst integrating the existing hard office edge with the adjacent green 4 parkland. The existing water feature could include a staff amenity area either side of the entrance and 2 general seating areas to increase the amenity activity of this currently ignored main office frontage. Creation of a more prominent The existing southern area of visitor A 3 secondary entrance into the existing parking will be replicated to the office will allow for easier internal north of the central footpath axis C subdivision, connection to a potential to the Manor House to not only south facing rear public realm amenity increase office parking (where area whilst also allowing pedestrian required), but also to balance connections to new office buildings the parking either side of this key within the new campus arrangement. site east/west axis and further soften the edge to the parkland. B New central paved area to the rear of the existing office could include The centre point of the new public A 4 D feature seating and informal gathering realm at the eastern elevation of the spaces to promote wellbeing initiatives new office building, will provide a within the office campus and closer new amenity area for employees. connections to the wider Ditton Park. This will improve the activity towards the front of the office, deliver an B C Existing large scale areas of parking amenity space with views of the could be separated with the introduction Park and provide a focal point for Figure 17. Illustrative Sketch Amenity Space - Office of green corridors and additional the termination of the east/west tree planting to minimise impact. Any footpath to the Manor House. additional parking to the rear of the offices The Benefits to be provided within more efficient layout design or a decked car park solution. Moving beyond the existing HQ office building design, creation of a unique flexible office campus destination will be able D To further utilise the green campus setting to meet the requirements of future tenants aspirations in of the new office areas, feature external terms of class leading space, flexibility, sustainability, growth, seating or meeting pods could be created wellbeing and amenities all within the setting of the DItton to encourage flexible working and the Park within minutes of the M25 and Heathrow beyond. use of Ditton Park as an active amenity area for the office staff and visitors.

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3.4 The Glade, Ditton Park

In addition to potential linked areas of growth relating to the existing office and Manor House locations, the potential arc of new opportunities could be further extended from the north-west (office location) up towards the north-east of the Site (as the vision illustration within the summary of this document) to provide wider opportunities to directly connect inwards towards Ditton Park but also externally to the wider surrounding areas.

M4 Motorway Existing Office Building

Existing Manor Ditton House Park

Potential Opportunity

Existing Residential to North Existing Residential to East (Slough Borough (Slough Borough Council boundary) Council boundary)

Figure 18. Illustrative Aerial P. 32 | DITTON PARK | VISION DOCUMENT | NOVEMBER 2019 View - Residential 398R_1238735_Ditton Trust (Kennedy Wilson Europe).pdf Page 38 of 59

1 The existing access routes, residential units and open ‘glade’ areas to the north-east of Ditton Park create design opportunities for additional residential development. Any development would not only have the benefit of the wider Ditton Park as an amenity but draw on close connections to the existing areas of residential communities to the north and east. 2 2 Potential to use the former dairy site heritage to inform the location, layout and design principles of potential future residential development. Significant potential to use the 3 neighbouring heritage and previous land uses, such as the former diary uses in this particular area of the Site, to inform the location, layout and design principles 1 of potential future development.

3

Figure 19. Illustrative Sketch Proposals - Residential

The Benefits Introducing a residential element to the Site will provide for a number of benefits. The land in this area of the Site is relatively underutilised and sits amongst the residential dwellings to the north and the residential dwellings within the Site. Residential proposals in this area would therefore help to knit the community together and provide for increased access/ activity to the wider parkland for leisure and recreational purposes. This proposed element of the Site will help the new campus operate from both a corporate and leisure perspective at all times. Imperatively, residential proposals will also contribute to the acute housing need of the Royal Borough of Windsor and Maidenhead and Slough Borough.

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3.5 Vision summary

Ditton Office Park • Extended existing office building to provide increased corporate offer • East elevation will be enhanced with external seating and amenity areas to create a ‘public realm’ linking the office buildings with the wider parkland

Ditton Park Manor Hotel and Spa • Manor House to be restored and converted to a luxury hotel and spa to assist with its long-term conservation • All existing buildings will be utilised and restored, in combination with new small-scale extensions • The proposed hotel will receive activity due to its proximity to Heathrow Airport, the wider Thames Valley and the neighbouring office building

The Chapel • Existing Chapel to be refurbished and linked back to the Manor House via use as a potential wedding ceremony venue or potentially a residential property • Refurbished Chapel will enhance the wider area and imperatively the approach to the Manor House

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Existing wedding venue • Existing wedding business currently operates within the grounds of the Manor House and has limited use of the Manor House building • This use would therefore be complimented by both the conversion of the Manor House into a hotel and the re-establishment of the Chapel, providing an increased wedding venue offer

Ditton Park • Main areas of existing parkland to be retained to provide heritage context and amenity space for the proposed uses on Site • Public realm and landscape design proposals will ensure that this element of the Site serves the campus and the wider community in terms of enhanced physical and mental wellbeing

“The Glade” • Areas of residential use within the Site and to the north will be linked to provide an inclusive community • Underutilised areas of the Site will be enhanced to provide an increased landscape offer in line with the residential proposals • Residential proposals will contribute to the acute housing needs of Royal Borough of Windsor and Maidenhead and Slough Borough

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3.6 The Park

Although Ditton Park stands alone as a destination and setting for both Ditton Manor and the office development, it also forms part of a wider network of green spaces, which, whilst not directly inter- connected, assist in providing consistent access to amenity areas for residents of Slough and Windsor and Maidenhead. Viewing the parkland in the wider context gains an appreciation for both its value and for its relative underutilisation at present. Ditton Park has the ability to create a campus which uses the surrounding parkland as a focal point, whilst also drawing visitors to utilise the area more frequently, creating a better use of this amenity area.

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railway line

Lascelles herschel Park park Reading

Kedermister park

Upton Court Park

Slough Recreation

M 4 London M o t o r The Benefits w a The parkland at Ditton Park exists and y therefore does not need to be created in conjunction with development. The area is however relatively under-appreciated given the Site currently has a private feel to the grounds. In drawing the different uses of the Site together to create a campus feel and opening up access of the Site more obviously to the public, the parkland will enhance its corporate and community health and well-being offer.

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3.7 Key Features

Benefits Previous sections of this document have explained the vision for the office, heritage, residential and parkland uses on Site, however by virtue of these proposals, it is envisaged that the wider vision of creating a campus where all elements are interlinked can be realised. For example, security gates which currently separate the Manor House from the wider site will be removed so that visitors can appreciate the Manor House within its historic parkland setting. A café and seating offer outside the office building will provide outside activity and the introduction of a residential element will increase activity from the north and help knit the existing residential developments together. Improvements The Manor House will be improved and heritage sensitive areas restored. The introduction of a heritage sensitive use such as a hotel, will ensure the long-term management of the Manor House. The parkland will be made more accessible to the residents/employees of Ditton Park and imperatively residents from surrounding communities. Whilst the parkland benefits from retaining its natural state from a heritage perspective, increased access will feel like an improvement to the area. The existing office building will be enhanced via additions to the west and improved to the eastern elevations via amenity areas and a café offer, to encourage external activity. The proposed residential offer will enhance the community feel, landscape management and use of the Site, whilst also improving the position across both Borough’s in relation to housing need.

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4. PROCESS & PROGRAMME

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4.1 Summary & Next Steps

This Vision Document has been prepared on behalf of our client Ditton Park Trust 1 and 2 as the listed freeholder, to convey their aspirations for Site wide rejuvenation. Ditton Park is situated within a prime location as detailed within this document and our client considers that it is therefore imperative that the opportunities the Site presents, are released in order to provide social, physical and economic benefits to the local community. The extension and improvement to the office building (1) will therefore enhance the commercial offer of Ditton Park and attract large significant companies to the area. Moreover, our client is aware of the historical significance of the Site and considers their vision not only respects the Site’s heritage, but also provides for its long term management by proposing a hotel use for the Manor House (2). Imperatively it is noted that there is an acute housing need 1 arising from the Royal Borough of Windsor and Maidenhead and more significantly Slough Borough. With the proposal of a residential element on the Site (3), it is considered that the vision seeks to also address a portion of this need. Our client would welcome detailed discussion with Windsor and Maidenhead Borough Council, to understand their thoughts on the vision that is presented within this document. Consequently, the document forms the basis for a request for pre-application advice in relation to Ditton Park. Once the Council’s thoughts have been obtained, any comments will be digested and incorporated into draft proposals, before community engagement is undertaken. Following this, it is considered that further pre-application discussions will be required, before formal applications are submitted.

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2

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5. APPENDICES

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5.1 Kennedy Wilson

Kennedy Wilson (NYSE: KW) These four priorities come together One of Kennedy Wilson Europe’s Other significant projects which have are a leading global Real Estate in order to achieve the overall goal most notable projects is the Capital exhibited Kennedy Wilson Europe’s Investment company, founded in of ‘creating better places to live, Dock scheme in Dublin. This scheme heritage experience includes the 1977 and based in Beverly Hills, work and thrive’. Going beyond created 1.5 acres of new public realm; refurbishment of Clancy Quay and California with 17 global offices. good design is part of Kennedy revitalised an under-developed area Shelbourne Hotel in Dublin. The Wilson’s ‘Live, Work and Thrive’ of Dublin’s historic South Docks Clancy Quay renovation project Kennedy Wilson Europe is part initiative, and in order to create and was the largest mixed-use restored the former army barracks of the Kennedy Wilson Group great places, Kennedy Wilson are development in Dublin extending site into Ireland’s largest PRS scheme. and is responsible for owning, focusing on constructing offices over 5 acres. The development has The remaining buildings (situated developing, operating and managing and homes and designing public become a focal point with Grade A within the Clancy Quay development) the European investments of the open space to integrate with the offices; riverside apartments and a were extensively refurbished and Kennedy Wilson Group and its community and be places which landscaped plaza which has created converted into new residential use. partners. Kennedy Wilson Europe encourage social interaction. a vibrant city environment. The 1.5 The Shelbourne Hotel was restored are a bottom-up, value investor acres of new public open space are whilst retaining the important and operator of real estate in the Kennedy Wilson seeks to address situated along the waterside. The historic archaeological features. UK, Ireland, Spain and Italy. They the implications of climate change public art within the scheme was have been active in Europe since and to manage refurbishments and created to reflect the trading and 2011 and have undertaken more developments to ensure that they maritime history of the area and than £8 billion of acquisitions. are energy efficient and do not was, therefore, highly relevant to negatively impact the environment. Kennedy Wilson have designed their the Docklands cultural heritage. own ‘Responsibility Programme’, which focuses on four key elements:

i.Building Communities;

ii.Creating Great Places;

iii.Enhancing our Heritage; and

iv.Optimising Our Resources.

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CASE STUDY:

KENNEDY WILSON EUROPE RESPONSIBILITY REPORT 2017 ENHANCING OUR HERITAGE

KENNEDY WILSON EUROPE RESPONSIBILITY REPORT 2017 ENHANCING OUR HERITAGE SHELBOURNE HOTEL Shelbourne Hotel, Dublin The new Lord Mayor’s Lounge

Restoring, preserving and enhancing valuable heritage Award-winning results assets and architecturally stunning properties are Following our acquisition of the hotel in 2014, we have key parts of how we do business at Kennedy Wilson rolled out a long term, value-add asset management Europe. Shelbourne Hotel is a timeless landmark in programme with the aim of refurbishing the entire the heart of Dublin and one of our key heritage assets, hotel whilst maintaining and protecting the building’s celebrating nearly 200 years of history and tradition. original Georgian features. In 2015, we began carrying The hotel is the largest 5 star hotel in Dublin and out significant refurbishments to the exterior façade overlooks the city’s grandest square, St. Stephen’s whereby over 50 traditional craftsmen cleaned, Clancy Quay, Dublin Tarrant House dates back to the late 1700s and has served a number of uses £16M Green. It is also located within a few minutes’ walk from repaired and repointed over 99,000 bricks, restored over the years, including officers’ quarters, a hospital and a carriage house Dublin’s most famous landmarks and shopping parade. and repaired over 300 windows and 500 architectural Invested in redeveloping and refurbishing details. In addition, we renovated all suites, adjoining A hotel with history heritage buildings in 20171 corridors and the lobbies. Our second phase of the Originally founded in 1824, the building has played a refurbishment project involved extensively renovating significant role in the literary, social, political, culinary the main hotel staircase, a traditional Georgian feature and artistic traditions of Irish society for nearly two which is central to the building. In 2017 we were Our business strategy focuses on unlocking the inherent value of under-resourced real estate which centuries. In 1922, the Irish constitution was drafted awarded the Irish Georgian Society Conservation are often under-capitalised and under-managed. in the new Constitution Suite at Shelbourne Hotel and Award in recognition of our work to preserve and This includes reinvigorating assets by changing their two of the original copies have been kept on site for protectCASE one ofSTUDY: Dublin’s most valued heritage buildings. historical use or updating them in line with modern visitors to see. The hotel is comprised of 265 rooms, standards. At our Clancy Quay development in We aim to complete the full renovation project 12 meeting rooms, 2 bars, a fine dining restaurant Dublin we are restoring the former army barracks at Shelbourne Hotel by the end of 2019 and site into Ireland’s largest PRS scheme. Within the and a health club, which have all proved to be very remain committed to preserving the hotel’s scheme are numerous protected structures that were popular with locals and tourists. We recognised the ornate Georgian architecture to ensure it remains once the artillery stores, stables, soldiers’ quarters, importance of this building to the people of Dublin officers’ mess, hospital and clothing stores of Clancy an iconic landmark in Dublin city centre. Barracks at Islandbridge, dating from c.1720 to 1902. and its historical significance within Ireland, and SHELBOURNE HOTEL Shelbourne Hotel, Dublin have committed to protecting its history whilst These remaining buildings, located within the The new Lord Mayor’s Lounge restoring the building for future generations. Clancy Quay development, have undergone an extensive yet sensitive refurbishment and conversion into new residential use. When completed, the development will offer a range of Shelbourne Hotel, Dublin Clancy Quay, Dublin Shelbourne Hotel, Dublin Tarrant House has now been converted to residential public open spaces including a main landscaped Restoring, preserving and enhancing valuable heritage Award-winningThe new 1824 results Bar use while retaining its cultural heritage garden where Cambridge Square once stood, Guests arriving in 1880 assets and architecturally stunning properties are the former parade ground of the Barracks. Following our acquisition of the hotel in 2014, we have key parts of how we do business at Kennedy Wilson At Shelbourne Hotel in Dublin city centre we 26 rolled out a long term, value-add asset management 27 Europe. Shelbourne Hotel is a timeless landmark in have invested in modernising and conserving programme with the aim of refurbishing the entire the heart of Dublin and one of our key heritage assets, the heritage elements of this iconic historical hotel whilst maintaining and protecting the building’s celebrating nearly 200 years of history and tradition. hotel, bringing the total Kennedy Wilson Europe original Georgian features. In 2015, we began carrying The hotel is the largest 5 star hotel in Dublin and investment in redeveloping or refurbishing out significant refurbishments to the exterior façade heritage buildings to over £401 million to date. overlooks the city’s grandest square, St. Stephen’s whereby over 50 traditional craftsmen cleaned, Green. It is also located within a few minutes’ walk from As urbanisation continues, we believe that creating repaired and repointed over 99,000 bricks, restored Dublin’s most famous landmarks and shopping parade. and delivering quality places to live and work and repaired over 300 windows and 500 architectural within heritage sites will become increasingly details. In addition, we renovated all suites, adjoining important; enhancing our heritage presents a A hotel with history corridors and the lobbies. Our second phase of the unique opportunity to invest in the future. Originally founded in 1824, the building has played a refurbishment project involved extensively renovating significant role in the literary, social, political, culinary the main hotel staircase, a traditional Georgian feature and artistic traditions of Irish society for nearly two which is central to the building. In 2017 we were PRESERVING OUR centuries. In 1922, the Irish constitution was drafted awarded the Irish Georgian Society Conservation in the new Constitution Suite at Shelbourne Hotel and Award in recognition of our work to preserve and two of the original copies have been kept on site for protect one of Dublin’s most valued heritage buildings. visitors to see. The hotel is comprised of 265 rooms, We aim to complete the full renovation project 12 meeting rooms, 2 bars, a fine dining restaurant CULTURAL HISTORY at Shelbourne Hotel by the end of 2019 and and a health club, which have all proved to be very remain committed to preserving the hotel’s Shelbourne Hotel, Dublin popular with locals and tourists. We recognised the 1 GBP/EUR 1.13 as at 31 December 2017 ornate Georgian architecture to ensure it remains SHELBOURNERestored historic Georgian façade HOTEL, showcasingimportance extensive DUBLIN of this buildingrepointed to brickwork the people of Dublin an iconic landmark in Dublin city centre. and its historical significance within Ireland, and

24 have committed to protecting its history whilst 25 restoring the building for future generations.

Shelbourne Hotel, Dublin Shelbourne Hotel, Dublin The new 1824 Bar Guests arriving in 1880

26 27

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FREEPOST RBWM PLANNING POLICY The Royal Borough of Windsor and Maidenhead Council Town Hall, St Ives Road, Maidenhead. SL6 1RF

BY EMAIL & POST: [email protected] 30276/A3/GW/slh

13th December, 2019

Dear Sir/Madam,

ROYAL BOROUGH OF WINDSOR AND MAIDENHEAD LOCAL PLAN (2013-2033) PROPOSED CHANGES SUBMISSION VERSION REPRESENTATIONS SUBMITTED ON BEHALF OF DITTON PARK TRUST (ON BEHALF OF KENNEDY WILSON) (LAND AT DITTON PARK, SLOUGH)

We write on behalf of our client, the Ditton Park Trust (on behalf of Kennedy Wilson), which is the owner of land at Ditton Park, Slough. Set out below are the Trust’s representations to the Royal Borough of Windsor and Maidenhead (RBWM) Local Plan (2013-2033) Proposed Changes Submission Version (hereafter referred to as ‘the Draft Local Plan’).

Introduction

The Ditton Park Trust has begun a process whereby it is evaluating the future use and management of Ditton Park. As part of this process, the Trust is considering proposals which would involve the following:

i) The redevelopment of the existing office building in addition to a future extension; ii) The refurbishment of the Manor House to be used as a hotel (which includes permission for a marquee); and iii) The provision for some residential development.

The overall Vision of the scheme seeks to create a Campus which retains and refurbishes the existing Manor House to form a hotel which will serve and encourage visitors to Ditton Park, with proposals to extend the existing office building creating further opportunities for a future office campus and to increase the corporate offer. As part of this vision, the Site is proposed to include residential development in the north-eastern corner which will contribute to the housing need and will accommodate the wider campus with its additional facilities.

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Please find appended to this submission, a Vision Document identifying the long-term vision for the Site and the planning benefits, which also addresses some identified constraints in further detail (Appendix 1) and should therefore be read alongside these representations.

In seeking to deliver these proposals, the Trust requires the development of the north-eastern part of the wider parkland (hereafter referred to as the ‘Site’) for approximately 80-90 dwellings, as part of enabling development works.

As a result, the Trust wish to promote the Site through this consultation for either an allocation in the Draft Local Plan or to be safeguarded for consideration in subsequent reviews of the Local Plan following adoption.

In terms of Site history, we have not previously promoted the Site through the Call for Sites for consideration in the HELAA (2019) and we do not believe any other parties have previously promoted the Site. We also note that the Site does not appear to have been considered before by RBWM as a potential housing allocation (i.e. no reference is made to the Site in the Edge of Settlement analysis).

In terms of the wider vision proposed, Ditton Park Trust envisages that the Site could accommodate high-quality office development, the refurbishment of the existing Manor House as a hotel and the incorporation of residential development to create a comprehensive ‘Campus’ scheme. To that end, the project team are looking to submit a request for formal pre-application advice in early 2020, in order to present the vision and proposed plans to the Council for their review and consideration.

Site Location

The Site is situated in a sustainable location and is within the administrative boundary of RBWM, with the northern and eastern boundaries of the Site adjoining the existing built-up area and administrative boundary of Slough. The Site is located within the Green Belt and within the wider Ditton Park which is designated as a Registered Park and Garden (RPG) which itself is bounded to the north and east by residential development and to the south by the M4.

The Site is in close proximity to the A4 and also adjacent to Junction 5 of the M4. The Site is located within 2 and 2.5 miles of Slough and Windsor Railway stations and is in close proximity to Heathrow Airport (within 3.5 miles). Whilst parts of Ditton Park are within Flood Zones 2 and 3, the parcel of land subject to these representations benefits from being wholly located in Flood Zone 1.

The office development on the site is also designated as a protected employment site under policy ED 2 which is carried through to the emerging Borough Local Plan. Our client supports this policy allocation and intends to ensure the office development thrives, along with their wider aspirations for the Ditton Park site as an emerging campus.

Policy HO1 – Housing Development Sites

Ditton Park Trust is seeking to promote land within the north-eastern part of Ditton Park for 80-90 dwellings as shown on the indicative site plan within Section 3.4 of the accompanying Vision Document. The Trust consider that this Site is suitable, available and deliverable for residential development and could make an important contribution towards meeting the housing requirement of the Borough.

Therefore, subject to confirmation of the overall housing requirement for RBWM, the Trust wish to note that its Site should be considered for either allocation immediately in the adopted Local Plan (2033), or safeguarded for consideration in subsequent reviews of the Local Plan, to meet longer term housing requirements.

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Regarding the wider Ditton Park vision, introducing a residential element to Ditton Park will provide a number of benefits. The land in this area is relatively underutilised and sits amongst the residential dwellings to the north and the residential dwellings within Ditton Park. Residential proposals in this area will therefore help to knit the community together and provide for increased access to the wider parkland, helping the campus operate at a corporate and leisure perspective at all times and helping the long term management of Ditton Park.

The parcel of the Site which is proposed for residential development (circa 80-90 dwellings) will therefore adjoin the existing residential areas located in Slough and will seek to create an inclusive community whilst contributing as a logical extension to the settlement boundary. Whilst an approximate Site capacity is therefore provided, this will be investigated further via detailed masterplanning as pre-application discussions with RBWM progress.

The Site is considered to be in a sustainable location, situated to the south of an existing and established residential area and in immediate proximity to the M4 (Junction 5). The Site therefore benefits from being 3.5 miles from Heathrow Airport and 2.5 miles from Slough, Langley and Windsor Railway Stations.

Flood Zone 1

The Site is wholly located within Flood Zone 1, according to the Flood Map for Planning, indicating that the Site has the lowest probability of flooding; less than 1 in 1,000 annual probability of river or sea flooding.

Registered Park and Garden (RPG)

Section 2.3 of the accompanying Vision Document details the history of Ditton Park. In summary the wider Site has gone through multiple ownerships, the most notable of which being the Admiralty, who owned and occupied Ditton Park for 76 years until 1993. During this time Ditton Park was subjected to a number of buildings and uses, which impacted the historic fabric of the buildings and landscape.

The majority of Ditton Park is located within a RPG, which has been carefully considered during the preparation of the overall vision for the campus. Whilst initially the historic elements of Ditton Park were at risk following the Admiralty’s ownership, latter owners sought to re-establish these elements with relative success. However, currently, the RPG is in a declining state and contains fencing, lighting buildings and other structures which do not contribute to or enhance the character of the area; elements which the wider vision seeks to amend to make the parkland more accessible. Regarding the potential impact of the Site and associated proposals for residential development, the Site is contained within an area of high-enclosure, less related to the wider RPG and therefore visual impacts into the RPG would be limited. The proposed residential parcel is also bounded by vegetation and woodland and physical features such as roads, which increases the separation from the wider parkland.

It is therefore considered that residential development on the Site, in conjunction with the wider management of Ditton Park, would maintain and enhance the setting of the RPG which would otherwise be gradually deteriorating.

Green Belt

The Site is located within the Green Belt and as part of allocating the site for housing or safeguarding it for longer term development, the site should be removed from the Green Belt by the current Local Plan process.

In terms of attributes, the Site is bounded by mature vegetation, however the proposals will not result in a significant loss of trees, thereby retaining the openness of the Green Belt.

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The Council’s Edge of Settlement Green Belt Purpose Assessment (Part 1) consists of five stages and uses a methodology which identifies and assesses Parcels for removal against the Green Belt Purposes, before concluding on the relative performance and suitability of these parcels for development.

The Council’s ‘Edge of Settlement – Part 1 Green Belt Assessment (2016)’ assessed ‘Land South of Austin Way, Langley’ Parcel D7 for removal. This parcel is situated to the south of the Site and is considered to have a ‘limited’ contribution to the Green Belt purposes set out in Paragraph 134 of the NPPF (2019). We consider that the Site does not prejudice the five purposes of the Green Belt, as set out below: a) To check the unrestricted sprawl of large built-up areas

The development of the north-eastern part of the Site would not result in unrestricted sprawl of the existing built-up area. Instead, it would complement and be a logical extension to the existing settlements which are located to the north and east. b) To prevent neighbouring towns from merging into one another

The neighbouring towns of Slough and Windsor will not merge into one another as a result of the removal of this parcel from the Green Belt. c) To assist in safeguarding the countryside from encroachment

The existing use surrounding the Site is residential, so the Site is not considered to contribute to an area of countryside. d) To preserve the setting and special character of historic towns

The development of the Site would not result in a loss of setting or preservation of historic towns. Parcel D7 is proposed to be removed from the Green Belt which is located to the south of the Site, and the assessment of this parcel concluded that this Parcel had a ‘limited’ contribution to the Green Belt. e) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land

The development of the Site would not prejudice the reuse of derelict or other urban land which will be located in the main settlements in the Borough. The development of this parcel would be using land within the RPG which is considered to be derelict.

Summary

In summary, we are writing on behalf of our client, the Ditton Park Trust (on behalf of Kennedy Wilson) to promote Land at Ditton Park, Slough for the development of circa 80-90 dwellings as part of a wider comprehensive vision for Ditton Park, including an extension to the existing office development and the refurbishment and extension of the Grade II Listed Manor House. The Vision is to create a comprehensive ‘Campus’ scheme where all three elements are interlinked, whilst retaining and maintaining the upkeep of the Registered Park and Garden. We are therefore promoting the Site for removal from the Green Belt and either allocation in the emerging Local Plan or to be safeguarded for subsequent reviews of the Local Plan.

The housing requirement for the Borough is set as 14,240 new dwellings up until 2033, and whilst we understand that this has remained unchanged from the previous Submission Version of the Plan, we consider that the proposed Site would contribute positively to this housing need in RBWM, for

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the reasons identified above.

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We look forward to discussing the Site’s benefits further and welcome any queries that might assist in the Council’s consideration of the Site. We also look forward to the opportunity of discussing the wider proposals and the Site in greater detail, through the pre-application process with the Council next year.

We would be grateful for confirmation that these representations have been received and have been registered as being ‘duly made’. We trust that this submission is clear and helpful, but should you have any queries in relation to any of the enclosed, please do not hesitate to contact the writer on or by email -

Yours faithfully,

CRAIG PETTIT Planning Associate

Encs: Appendix 1 – Vision Document on behalf of Ditton Park Trust (November 2019)