Borough Local Plan
Edge of Settlement
Part 1 Green Belt Purpose Assessment
July 2016
Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 Contents
1 Introduction 6
Purpose of the study 6
Edge of Settlement: Part 2 Constraints, Opportunities and Delivery Assessment 7
Housing and Economic Land Availability Assessment 7
History of the Metropolitan Green Belt 7
2 Policy context and best practice 11
National Planning Policy Framework 11
National Planning Practice Guidance 12
Ministerial statements 12
Planning Advisory Service guidance 13
Other local planning authority experience 14
Borough Local Plan Preferred Options Consultation (January 2014) 16
Summary: policy context and best practice 16
3 Methodology 18
Stage 1: Identification of parcels and approach to assessment 19
Stage 2: The five purposes of Green Belt 23
1. To check the unrestricted sprawl of large built-up areas 23
2. To prevent neighbouring towns from merging 25
3. To assist safeguarding the countryside from encroachment 27
4. To preserve the setting and special qualities of historic towns 28
5. To assist in urban regeneration by encouraging the recycling of derelict and other urban land 29
4 Conclusions 30
Stage 3: Presenting the assessment and recommendations 30
Appendicies
A Glossary 39
B Maps of constraints 42
C Consultation statement 47
D Parcel Assessments 66
Ascot group 66
A1 - Land north east of Winkfield Road, North Ascot 67
A2 - Ascot Racecourse, High Street, Ascot 71
A3 - Heatherwood Hospital, London Road, Ascot 75
A4 - Land south of Police station, including stables, High Street, Ascot 79 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 Contents
A5 - Land south of High Street, west of Station Hill, Ascot 83
A6 - Land including Ascot railway station car park, Station Hill, Ascot 87
A7 - Land south of Hermitage Parade, High Street, Ascot 91
A8 - Land west of St George's Lane, including Shorts Recycling, Ascot 95
A9 - Land east of Cheapside Road, Ascot 99
A10 - Land south of London Road, including Victory Field, Sunninghill 103
A11 - Land around Church Lane including Ashurst Park, Sunninghill 107
A12 - Land south of London Road, north of Larch Avenue, Sunningdale 111
A13 - Land enclosed by London Road, Whitmore Lane and Silwood Road, including Tittenhurst 115
A14 - Land south of Rise Road, including Lynwood, Sunningdale 119
A16 - Wardour Lodge, Dry Arch Road, Sunningdale 123
A17 - Land north of Cedar Drive, Sunningdale 127
A18 - Land enclosed by London Road, Broomhall Lane, Church Road & Bedford Lane, Sunningdale 131
A19 - Land north of Bedford Lane, Sunningdale 135
A20 - Sacred Heart Church, London Road, Sunningdale 139
A21 - Land east of Bagshot Road including Broadlands Farm, Ascot 143
Cookham group 147
C1 - Land east of Grange Road, Cookham Rise 148
C2 - Land west of Grange Road including Grange Farm, Cookham Rise 152
C3 - Land north of Dean Lane, Cookham, Rise 156
C4 - Land west of Whyteladyes Lane comprising Cookham Dean Cricket Club & paddocks 160
C7 - Land west of Whyteladyes Lane, south of Kennel Lane track, Cookham Rise 164
C9 - Land between Southwood Road and Lower Mount Farm, Long Lane, Cookham Rise 169
C10 - Land between Long Lane Cookham & Kingshorn Park M'head including Cannon Court Farm 173
C11 - Land between Long Lane, Cookham and Hungerford Drive, Maidenhead 177
C12 - Land east of Strande Park Caravan Park, Cookham Rise 181
C13 - Land south of School Lane, Cookham 185
C14 - Sutton Road Allotments, Sutton Road, Cookham 189
C15 - Land south of Mill Lane, Cookham 193
Datchet group 197
D1 - Datchet Road Allotments, Datchet Road, Datchet 198
D2 - Land north of Eton Rd & south of Slough Rd, west of St Augustines Church, Datchet 202 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 Contents
D3 - Land north of Eton Road, adjacent to St Augustine's Church, Datchet 206
D4 - Land between Slough Road and the M4, south east of allotments, Datchet 210
D5 - Land north and east of Churchmede Secondary School, Priory Road, Datchet 214
D6 - Land enclosed by London Rd, the M4 and Riding Court Road, Datchet 218
D7 - Land south of Austin Way, Langley 222
Eton group 226
E1 - Land north of Common Road including Bell Farm, Eton 227
E2 - Land south of Haywards Mead comprising Eton Wick Recreation Ground, Eton 231
E3 - Land north of Eton Wick Road including Crown Farm, Eton 235
E4 - Land south of Eton Wick Road, comprising Eton College sports ground, Eton 239
Horton group 243
H1 - Land south of Moorland Avenue and Pope Close, Colnbrook 244
H2 - Land west of Crown Meadow, Brands Hill 248
Maidenhead group 252
M1 - Land north of Furze Platt Road, Maidenhead 253
M2 - Land known as Spencer's Farm, north of Lutman Lane, Maidenhead 257
M3 - Land west of Maidenhead Court Park, Maidenhead 261
M4 - Land east of Lower Cookham Road, north of Whitebrook Park, Maidenhead 265
M5 - Land east of Whitebrook Park, Lower Cookham Road, north of Islet Park Drive, Maidenhead 269
M6 - Land west of Sheephouse Road, Maidenhead 273
M7 - Maidenhead Sailing Club, Summerleaze Road, Maidenhead 277
M8 - Summerleaze Office and Workshop, Summerleaze Road, Maidenhead 281
M9 - Land including North Town Moor, Maidenhead 285
M10 - Land west of Cannon Lane, Maidenhead 289
M11 - Land north of Breadcroft Lane, north of the railway line, Maidenhead 293
M12 - Land north of Breadcroft Lane and south of the railway line, Maidenhead 297
M13 - White Waltham Airfield, Waltham Road, Maidenhead 301
M14 - Land south of Woodlands Park Village Cetntre and Woodlands Park Primary School 306
M15 - Land east of Woodlands Business Park, Woodlands Park Avenue, Maidenhead 310
M16 - Land east of Woodlands Park Avenue and north of Woodlands Business Park, Maidenhead 314
M17 - Land south of Woodlands Park Road comprisng the Lillibrooke Manor, Maidenhead 318
M18 - Land south of Ockwells Road, between Lillibrooke Manor and Ockwells Manor, Maidenhead 322 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 Contents
M19 - Land south of Ockwells Road and west of A404(M), Maidenhead 326
M20 - Land south of Manor Lane including Shopenhangers Manor and Manor House, Maidenhead 330
M21 - Land enclosed by Kimbers Lane, Harvest Hill Road, A308(M) and A404(M), Maidenhead 334
M22 - Triangle enclosed by M4, A308(M) and Ascot Road, Maidenhead 338
M23 - Maidenhead Golf Course, Shoppenhangers Road, Maidenhead 342
M24 - Braywick Park extending to Hibbert Road, Maidenhead 346
M25 - Land south of Stafferton Way, Maidenhead 350
M28 - Land north of Hibbert Road, Maidenhead 354
M29 - Land south of Hibbert Road and west of Jesus Hospital High Street, Bray 358
M30 - Land between The Binghams and Upper Bray Road, Maidenhead 362
M31 - Land between Upper Bray Road, Bray, and the M4 366
M34 - Land between Ascot Road and Holyport Road, south west of Aysgarth Park, Holyport 370
M35 - Land between Windsor Road and Bray Lake, south of Maidenhead 375
M36 - Land south of Windsor Road and west of Fifiled Road, including Stroud Farm 379
M38 - Land west of Monkey Island Lane, including water treatment works, Maidenhead 383
M39 - Land east of Monkey Island Lane, north of Windsor Road, Water Oakley 387
Old Windsor group 391
OW1 - Land east of Datchet Road, north of Old Windsor 392
OW2 - Land north of Church Road Allotments, Church Road, Old Windsor 396
OW4 - Land west of William Ellis Close and Tyle Place, Old Windsor 400
OW5 - Land north of Crimp Hill, west of Hartley Copse and St Andrews Close,Old Windsor 404
OW6 - Land south of Crimp Hill, south west of Burfield Road, Old Windsor 408
OW7 - Beaumont House, Burfield Road, Old Windsor 412
Windsor group 416
W1 - Land north of A308, south of Maidenhead Road, Windsor 417
W2 - Land south of A308, north of Dedworth Road, Windsor 422
W3 - Land south of Dedworth Road, west of Broom Farm, Windsor 426
W4 - Land west of Windsor including Lower Farm and St Leonard's Farm 430
W5 - Land south of Dower Park, Fairview Park, Gratton Drive & Chestnut Drive, Windsor 434
Wraysbury group 438
WR1 - Land south of The Drive, Wraysbury 439
WR2 - Land south of Old Ferry Drive, Wraysbury 443 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 Contents
WR3 - Land south and west of St Andrew's Church, Wraysbury 447
WR4 - Land south of The Grange, Windsor Road, Wraysbury 451
WR5 - Land including Tithe Farm, Title Lane, Wraysbury 455 6 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 1 Introduction
INTRODUCTION
1.1 The Royal Borough of Windsor and Maidenhead is preparing a new Borough Local Plan. This will set out the vision and framework for future development, addressing needs and opportunities in relation to housing, the economy, community facilities and infrastructure – as well as a basis for safeguarding the environment, adapting to climate change and securing good design.
1.2 It is important that the Borough Local Plan is based on a good understanding of future development needs and opportunities. The National Planning Policy Framework (NPPF) says that:
1. Plans should positively seek opportunities to meet development needs, and 2. Plans should meet objectively assessed needs unless: - the impact of doing so would significantly and demonstrably outweigh the benefits when assessed against the NPPF as a whole, or - specific policies in the NPPF indicate that development should be restricted.(1)
1.3 Accordingly the Council is taking the detailed step of reviewing existing planning designations (for example employment land, retail need and Green Belt). It should be understood that the act of reviewing a designation does not in itself indicate that the designation will change, that is a review can find the existing designation remains valid.
Purpose of the study
1.4 This assessment is the first half of a two stage process which considers the suitability of land on the edge of settlements which are themselves excluded from the Green Belt for development. This process superseded that undertaken in 2014.(2)
1.5 The purpose of this Part 1 assessment is to specifically consider how land currently designated Green Belt performs against the purposes of Green Belt as defined in the NPPF.(3) In doing this the assessment builds upon the previous strategic level Green Belt Purpose Analysis (November 2013) which comprehensively considered all land designated Green Belt within the Royal Borough.
1.6 With reference to the strategic level study, the options of establishing a new settlement and the significant expansion of an existing settlement that would alter the existing settlement hierarchy were both rejected by the Council through the sustainability appraisal process as unreasonable. This assessment thus provides an in depth analysis of how land performs in the locations considered to be reasonable and comparatively sustainable compared to other Green Belt options.
1.7 In broad terms this Part 1 assessment will:
Assess how individual parcels of land performs against the purposes of including land in the Green Belt; and Identify those parcels which perform least well against the purpose of including land in the Green Belt.
1.8 It is very important to note that this Part 1 assessment does not allocate land for development nor does it imply that land is suitable for development. The Framework makes it clear that in order to make changes to the Green Belt boundary there have to be "exceptional circumstances."(4) Such a consideration must be informed by a number of other documents and reports including those on future housing and economic development needs, other environmental constraints, decisions on spatial strategy and public consultation, in addition to this assessment.
1 NPPF, paragraph 14. 2 Edge of Settlement Analysis January 2014. 3 NPPF, paragraph 80. 4 NPPF, paragraph 83. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 7 Introduction 1
Study purpose at a glance
What it will do What it wont do
Analyse how parcels of land perform against the Set future development requirements defined purposes of including land in the Green Belt Amend the boundary of the Green Belt
Identify those parcels of land which perform least Indicate whether exceptional circumstances exist well against the purposes of including land in which support the alteration to the boundary of the Green Belt the Green Belt
Indicate whether land is suitable for development
Allocate land for development
Edge of Settlement: Part 2 Constraints, Opportunities and Delivery Assessment
1.9 Having identified those parcels of land which perform least well against the purpose of the Green Belt, the process will continue to consider further indicators of their suitability. This second part of the process is detailed in the Edge of Settlement: Part 2 Constraints, Opportunities and Delivery Assessment. The outcome of the second part will identify those areas which are more or less suitable for development.
Housing and Economic Land Availability Assessment
1.10 The outcome of the Edge of Settlement: Part 1 and Part 2 studies will feed into the Council's Housing and Economic Land Availability Assessment (HELAA). The HELAA is a technical study of all potential housing, economic and retail sites. It performs the following functions:
identifies potential sites for housing, employment and retail from a variety of different sources; gives an indication of the potential overall scale of land that may be available for development; looks at their suitability for housing, employment and retail use, with likely timescales for deliverability; and does not make policy decisions or allocate sites but informs plan making.
1.11 The requirement for a HELAA is set out in paragraph 159 of the NPPF and in the Department for Community and Local Government (DCLG) Planning Practice Guidance (PPG) under the section ‘Housing and Economic Land Availability Assessment’, which provides detailed guidance on how to carry out a HELAA. The HELAA presents a strategic picture of the availability and suitability of land for development, providing a key component of the evidence base to inform the preparation of the new Local Plan. It attempts to establish realistic assumptions about the number of homes, employment and retail floorspace that this land could yield and the timeframe within which this might come forward.
History of the Metropolitan Green Belt
1.12 The Green Belt in the Royal Borough forms part of the Metropolitan Green Belt. The reasons for designating a Green Belt were first set out by the Ministry of Housing and Local Government in 1955, when they were stated to be:
To check the further growth of a large built up area; To prevent neighbouring towns from merging into one another; or To preserve the special character of a town.
1.13 The Metropolitan Green Belt was the first to be established in the 1950s and the 1960s to cover an area extending as far west as Wokingham. At this time almost all of the Green Belt in Berkshire was not “Approved Green Belt” – Green Belt which had been formally approved in development plans by the Minister of Housing and Local Government, but “Proposed Green Belt” which was treated (with the agreement of the government) as if it had been approved pending a final decision by the Minister. 8 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 1 Introduction
1.14 The area of Proposed Green Belt in east Berkshire, including the land in the Royal Borough, received the formal approval of the Secretary of State for the Environment(5) in 1974, along with areas in Buckinghamshire and Surrey.
1.15 The area of Proposed Green Belt in central Berkshire remained so on an interim basis pending consideration by the Secretary of State. In 1980, the Secretary of State chose not to confirm a newly promoted Green Belt extension to Reading and not to give formal approval to those areas in central Berkshire which had been treated as Proposed Green Belt.(6)
1.16 Within Berkshire, detailed boundaries to the Green Belt were confirmed in the Green Belt Local Plan for Berkshire (1985). The Royal Borough of Windsor and Maidenhead Local Plan (1999) made a small number of minor adjustments to provide more rational and defensible boundaries. In addition, at Sunningdale the boundary was rationalised following the transfer of land from the neighbouring Surrey Heath Borough Council and Runnymede Borough Council to the Royal Borough.
5 Berkshire County Development Plan, 1974. 6 Central Berkshire Structure Plan, 1980. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 9 Introduction 1
Map 1 Green Belt - sub-regional context 10 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 1 Introduction
Map 2 Green Belt - local area context Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 11 Policy context and best practice 2
POLICY CONTEXT AND BEST PRACTICE
National Planning Policy Framework
2.1 In England, the National Planning Policy Framework (NPPF) sets out the government’s policy on planning including the context in which Local Plans must be prepared. Being consistent with national policy is one of the tests against which Local Plans are examined.
2.2 At the heart of the NPPF is a presumption in favour of sustainable development which for plan making means that local planning authorities should positively seek opportunities to meet the development needs of their area. Local Plans should meet objectively assessed needs, with sufficient flexibility to adapt to rapid change, unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole; or specific policies in the NPPF indicate development should be restricted.(7) Examples of specific policies in the NPPF which restrict development include land designated Green Belt.(8)
2.3 The NPPF outlines 12 core planning principles. Amongst these principles is that planning should take account of the different roles and character of different areas, promoting the vitality of our main urban areas, protecting the Green Belts around them, recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it.(9)
2.4 The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence.(10) Green Belt is identified to serve five purposes:
1. To check the unrestricted sprawl of large built-up areas; 2. To prevent neighbouring towns merging into one another; 3. To assist in safeguarding the countryside from encroachment; 4. To preserve the setting and special character of historic towns; and 5. To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.(11)
2.5 Once Green Belts have been defined, local planning authorities should plan positively to enhance the beneficial use of the Green Belt, for example looking for opportunities to provide access; to provide opportunities for outdoor sport and recreation; to retain and enhance landscapes, visual amenity and biodiversity; or to improve damaged and derelict land.(12)
2.6 The NPPF sets out that once Green Belt boundaries have been established they should only be altered in exceptional circumstances, through the preparation or review of the Local Plan.
2.7 Importantly the NPPF acknowledges the permanence of Green Belt boundaries and the need for them to endure beyond the plan period.(13) The need to promote sustainable patterns of development is also acknowledged.(14)
2.8 When defining boundaries, local planning authorities should:
ensure consistency with the Local Plan strategy for meeting identified requirements for sustainable development; not include land which it is unnecessary to keep permanently open; satisfy themselves that Green Belt boundaries will not need to be altered at the end of the development plan period; and define boundaries clearly, using physical features that are readily recognisable and likely to be permanent.(15)
7 NPPF, paragraph 14. 8 NPPF, footnote 9. 9 NPPF, paragraph 17. 10 NPPF, paragraph 79. 11 NPPF, paragraph 80. 12 NPPF, paragraph 81. 13 NPPF, paragraph 83. 14 NPPF, paragraph 84. 15 NPPF, paragraph 85. 12 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 2 Policy context and best practice
2.9 Local planning authorities may also identify areas of “safeguarded land” in order to meet longer-term development needs beyond the plan period.
National Planning Practice Guidance
2.10 The government has published National Planning Practice Guidance (the Guidance) to expand and clarify policy within the Framework. The Guidance is an online resource and subject to being updated. The following boxes contain paragraphs from the guidance note “Housing and economic land availability assessment” which are considered to be relevant; however the Guidance does not provide any specific advice on how to undertake Green Belt analysis.
Do housing and economic needs override constraints on the use of land, such as Green Belt?
The National Planning Policy Framework should be read as a whole: need alone is not the only factor to be considered when drawing up a Local Plan.
The NPPF is clear that local planning authorities should, through their Local Plans, meet objectively assessed needs unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole, or specific policies in the NPPF indicate development should be restricted. Such policies include those relating to sites protected under the Birds and Habitats Directives, and/or designated as Sites of Special Scientific Interest; land designated as Green Belt, Local Green Space, an Area of Outstanding Natural Beauty, Heritage Coast or within a National Park or the Broads; designated heritage assets; and locations at risk of flooding or coastal erosion.
The NPPF makes clear that, once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan.
ID 3-044-20141006
Do local planning authorities have to meet in full housing needs identified in needs assessments?
Local authorities should prepare a Strategic Housing Market Assessment to assess their full housing needs.
However, assessing need is just the first stage in developing a Local Plan. Once need has been assessed, the local planning authority should prepare a Strategic Housing Land Availability Assessment to establish realistic assumptions about the availability, suitability and the likely economic viability of land to meet the identified need for housing over the plan period, and in so doing take account of any constraints such as Green Belt, which indicate that development should be restricted and which may restrain the ability of an authority to meet its need.
ID 3-045-20141006
Ministerial statements
2.11 Letters from the Department for Communities and Local Government to the Planning Inspectorate or general statements from ministers have clarified or reaffirmed aspects of national Green Belt policy.
2.12 Nick Boles MP, Parliamentary Under Secretary of State (Planning), in a letter to the Planning Inspectorate in March 2014 reaffirmed the government’s commitment to maintaining key protections for the countryside and, in particular, for the Green Belt. The letter draws attention to the NPPF being clear that a Green Belt boundary may be moved only in exceptional circumstances and reiterates the importance and permanence of the Green Belt, that the special role of Green Belt is recognised in the framing of the presumption in favour of sustainable development, and that a local planning authority could adjust the Green Belt boundary through a review of the Local Plan. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 13 Policy context and best practice 2
2.13 Brandon Lewis MP, Minister of State for Housing and Planning, in a letter to the Planning Inspectorate in December 2014 reinforced the importance of Green Belt in setting housing targets by indicating that councils will need to consider Strategic Housing Market Assessment evidence carefully and take adequate time to consider whether there are environmental and policy constraints, such as Green Belt, which will impact on their overall final housing requirement.
Planning Advisory Service guidance
2.14 The Planning Advisory Service published guidance “Planning on the Doorstep: The Big Issues – Green Belt” in January 2014, updated February 2015. The guidance highlights that any analysis of Green Belt should involve an assessment of how the land still contributes to the five Green Belt purposes. It also acknowledges that there are planning objectives that are not addressed in the five Green Belt purposes, for example landscape value, accessibility and environmental assets.
2.15 The guidance sets out a number of considerations which should be taken into account when undertaking any analysis. These are set out in the following boxes.
To check the unrestricted sprawl of large built up areas
The terminology of ‘sprawl’ comes from the 1930s when Green Belt was conceived. Has this term changed in meaning since then? For example, is development that is planned positively through a local plan, and well designed with good masterplanning, sprawl?
To prevent neighbouring towns from merging into one another
Green Belt is frequently said to maintain the separation of small settlements near to towns, but this is not strictly what the purpose says. This will be different for each case. A ‘scale rule’ approach should be avoided. The identity of a settlement is not really determined just by the distance to another settlement; the character of the place and of the land in between must be taken into account. Landscape character assessment is a useful analytical tool for use in undertaking this type of assessment.
To assist in safeguarding the countryside from encroachment
Presumably all Green Belt does this, making the purpose difficult to use to distinguish the contribution of different areas. The most useful approach is to look at the difference between urban fringe – land under the influence of the urban area - and open countryside, and to favour the latter in determining which land to try and keep open, taking into account the types of edges and boundaries that can be achieved.
To preserve the setting and special qualities of historic towns
This purpose is generally accepted as relating to very few settlements in practice. In most towns there already are more recent development between the historic core and the countryside between the edge of the town.
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land
With this one, it must be the case that the amount of land within urban areas that could be developed will already have been factored in before identifying Green Belt land. If Green Belt achieves this purpose, all Green Belt does to the same extent and hence the value of various land parcels is unlikely to be distinguished by the application of this purpose. 14 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 2 Policy context and best practice
2.16 In summary the guidance suggests that the type of areas that might be seen to make a relatively limited contribution to the overall Green Belt, or which might be considered for development through a review of the Green Belt according to the five Green Belt purposes, would be where:
It would effectively be 'infill,' with the land partially enclosed by development. The development would be well contained by the landscape, e.g. With rising land. There would be little harm to the qualities that contributed to the distinct identity of separate settlements in reality. A strong boundary could be created with a clear distinction between 'town' and 'country.'
2.17 In addition to the above, the guidance reinforces that Green Belt is a strategic policy and hence a strategic issue in terms of the Duty to Cooperate and that in order to make a change to the Green Belt boundary in the Local Plan there have to be “exceptional circumstances.”(16) It further draws attention to the level of housing which a Local Plan needs to plan for is determined, in part, by whether there is an unmet requirement from a neighbouring authority.(17)
Other local planning authority experience
2.18 This assessment only considers land within the Royal Borough, but, as noted in the Planning Advisory guidance, Green Belt is a strategic policy. It is important therefore to understand how nearby local planning authorities are approaching Green Belt issues, and the methodologies employed in any analytical work.
2.19 The boxes below provide a summary of completed or emerging studies undertaken since the release of the NPPF in 2012 for the Metropolitan Green Belt.
Dacorum Borough Council, St Albans City and District Council and Welwyn Hatfield Borough Council
Green Belt Review Purposes Assessment (November 2013) (Sinclair Knight Merz)
Assessed strategic parcels against the first four Green Belt purposes:
1. To check the unrestricted sprawl of large built-up areas; 2. To prevent neighbouring towns merging into one another; 3. To assist in safeguarding the countryside from encroachment; and 4. To preserve the setting and special character of historic towns.
The fifth purpose of assisting urban regeneration, by encouraging the recycling of derelict and other urban land was not assessed.
The strategic parcels were defined using physical features.
A series of questions were defined and used to assess the contribution of parcel to each Green Belt purpose and local Green Belt objectives. The level of contribution is summarised as significant, partial and limited/no contribution. Each Green Belt purpose was considered equally significant.
The assessment was undertaken in two stages: a desk-top review and on-site inspections. The consideration of contribution focuses on urban form, landscape characteristics and urbanising influences.
Parcels contributing least to the Green Belt are identified and recommended for further analysis including wider issues such as infrastructure capacity, sustainability and landscape.
Runnymede Borough Council
Green Belt Review: Methodology and Assessment (December 2014) (Arup)
Phase 1 assessed general parcels against the first four Green Belt purposes:
16 NPPF, paragraph 83. 17 NPPF, paragraph 182. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 15 Policy context and best practice 2
Runnymede Borough Council
1. To check the unrestricted sprawl of large built-up areas; 2. To prevent neighbouring towns merging into one another; 3. To assist in safeguarding the countryside from encroachment; and 4. To preserve the setting and special character of historic towns.
The fifth purpose of assisting urban regeneration, by encouraging the recycling of derelict and other urban land was not assessed.
The general parcels will be defined across all land designated Green Belt using physical features.
A series of criteria were defined and used to assess the contribution of each parcel to each Green Belt purpose. The level of contribution is scores from 1 (weak or very weak) to 5 (strong or very strong). Each Green Belt purpose was considered equally significant.
The consideration of contribution focuses on urban form, the nature of boundaries, landscape characteristics including the level of built-form and urbanising influences.
Phase 2 considered absolute constraints to development (constraints that are likely to be a significant impact on the potential for development), and non-absolute constraints (constraints that are likely to limit or influence the type, form or location of development).
Following consideration of constraints the strategic parcels were redefined.
Parcels contributing least to the Green Belt and not unreasonably affected by constraints are identified.
Aylesbury Vale District Council, Chiltern District Council, South Bucks District Council, Wycombe District Council and Buckinghamshire County Council
Buckinghamshire Green Belt Assessment (Arup)
The following description is based on a methodology paper published in August 2015. The full study has not been published at the time of writing.
Phase 1 assessed general parcels against the first four Green Belt purposes:
1. To check the unrestricted sprawl of large built-up areas; 2. To prevent neighbouring towns merging into one another; 3. To assist in safeguarding the countryside from encroachment; and 4. To preserve the setting and special character of historic towns.
The fifth purpose of assisting urban regeneration, by encouraging the recycling of derelict and other urban land was reviewed with no land in the Green Belt considered to inhibit planned urban regeneration schemes.
The general parcels will be defined across all land designated Green Belt using physical features.
A series of criteria were defined and used to assess the contribution of each parcel to each Green Belt purpose. The level of contribution is scores from 1 (weak or very weak) to 5 (strong or very strong). Each Green Belt purpose was considered equally significant.
As a "rule of thumb" parcels which performed strongly against one of the assessment criteria will be judged as unsuitable for further consideration. 16 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 2 Policy context and best practice
Borough Local Plan Preferred Options Consultation (January 2014)
2.20 The Council undertook the Borough Local Plan Preferred Options Consultation from January to March 2014. Consultees were not specially asked to comment on the methodology used to assess the suitability of areas in the Green Belt for housing. The consultation nonetheless provided an opportunity for interested parties to submit comments. A summary of comments is provided below:
greater clarity is needed on the methodology a common methodology should be used across all local authorities the assessment of Green Belt should consider all land in the borough not just land on the edge of excluded settlements the methodology should consider how land contributes to creating sustainable patterns of development the release of land on the edge of some settlements (e.g. Maidenhead) should be favoured over others land owned by the Crown Estate should not be considered a strategic constraint; Crown land should be considered like other ownerships support for heritage assets being a strategic constraint more work is required to assess potential impacts on heritage assets land in the function floodplain should be rejected all land that floods should be rejected locations within Flood Zone 3a and 2 should not be excluded from further consideration and should be considered through the application of the sequential and exceptions tests the assessment of Green Belt is not comprehensive of all purposes of including land in the Green Belt the assessment of gaps should take into account the visibility and function of the gap, not just its size the assessment of gaps should consider those between all settlements and not just excluded settlements the application of constraints appears inconsistent the assessment should consider access to services and facilities.
2.21 Comments regarding the treatment of the Crown Estate and the assessment of how land contributes to the purposes of the Green Belt are addressed in this assessment. The remaining comments addressed in the Edge of Settlement Analysis: Part 2 Constraints, Opportunities and Delivery Assessment.
2.22 In response to comments the Council has amended the methodology, notably:
clarity and transparency of the methodology has been improved. ownership by the Crown Estate is no longer viewed as a constraint to the delivery of development. the first four purposes of including land in the Green Belt are now assessed. the separation of all settlements is considered, noting whether they are excluded or within (washed over by) the Green Belt. the separation of settlements considers qualitative measures.
Summary: policy context and best practice
2.23 The NPPF emphasises the importance and permanence of Green Belt. Five purposes of Green Belt are clearly defined with the Local Plan process confirmed as the only opportunity for boundaries to be reviewed. Neither the NPPF nor the Guidance detail how a review process should be conducted. Each local authority is thereby required to establish a methodology which is appropriate to the local context.
2.24 The Planning Advisory Service published guidance is helpful in setting out key parameters to consider in any methodology. The key points to note are:
the assessment should consider each of the purposes of Green Belt. the assessment should utilise clear definitions. the assessment should use qualitative measures. few settlements are likely to meet the definition of historic towns. the purpose of the Green Belt to assist urban regeneration is unlikely to distinguish between land parcels. there are planning objectives that are not addressed by Green Belt policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 17 Policy context and best practice 2
2.25 As Green Belt is a strategic issue it should be considered collaboratively with other local authorities. Whilst the alignment of plan programmes means some authorities might not be looking to undertake such work, engagement under the Duty to Cooperate will enable studies undertaken at different times to be broadly consistent. 18 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 3 Methodology
METHODOLOGY
3.1 An overview of the overall methodology used to assess the suitability of land for development is set out in the figure below. The following section sets out the approach used in Stages 1 to 3.
3.2 The methodology used in Stages 4 and 5 can be found within the Edge of Settlement: Part 2 Constraints, Opportunities and Deliverability Assessment. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 19 Methodology 3
Stage 1: Identification of parcels and approach to assessment
Identification of parcels
3.3 The scope of the assessment was to consider all land on the edge of those settlements which are themselves excluded from the Green Belt.(18) To ensure a comprehensive assessment all areas of land were considered regardless of whether it has been promoted by the landowner as being available for development.
3.4 The starting point for the assessment was to identify parcels of land. Green Belt policy states that when defining boundaries local planning authorities should define these using physical features which are readily recognisable and likely to be permanent.(19) On this basis parcels were identified through a desk-based exercise using the following criteria:
1. Boundaries should be aligned to physical features. 2. Boundaries should not split woodland or other significant areas of trees, or existing settlements or other areas of housing.
3.5 To improve efficiency, parcels were not identified within areas where national policy or legislation indicates development would be unsuitable in principle, or where the nature of the land indicates development would not be feasible or deliverable. A list of these exclusion criteria or "hard constraints" which are relevant to the Royal Borough is set out in Table 1 below. A map showing their extent (excluding existing developed areas and education facilities) and the identified parcels can be found below. Maps showing the extent of individual constraints can be found in Appendix B.
3.6 Parcels were originally identified via a desk based exercise. Refinements to the definition of parcels were subsequently made following on-site inspections. In total, 95 individual parcels were identified.(20)
Table 1 Hard constraints
Constraint Reasoning Application
Special Area of The Conservation of Habitat Potential parcels which would be wholly within Conservation and Species Regulations 2010. the extent of the SAC have not been defined. (SAC) Parcels which extend partly into the SAC are National Planning Policy defined with its presence noted in subsequent Framework paragraph 118. analysis.
Special Protection The Conservation of Habitat Potential parcels which would be wholly within Area (SPA) and Species Regulations 2010. the extent of the SPA have not been defined. Parcels which extend partly into the SPA are National Planning Policy defined with its presence noted in subsequent Framework paragraph 118. analysis.
Land within 400m National Planning Policy Potential parcels which would be wholly within of the Thames Framework paragraph 118. the extent of the 400m buffer around the TBH Basin Heaths SPA have not been defined. Special Protection Parcels which extend partly into the extent of the Area 400m buffer around the TBH SPA are defined with its presence noted in subsequent analysis.
18 Alternative theoretical approaches such as the establishment of a new settlement or proposing development that would alter the existing settlement hierarchy were rejected as being unreasonable alternatives through the sustainability appraisal process. 19 NPPF, paragraph 85. 20 It should be noted that the refinement of parcels has resulted in reference numbers not being fully consecutive which is due to amalgamation or deletions. 20 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 3 Methodology
Table 1 Hard constraints
Sites of Special Wildlife and Countryside Act Potential parcels which would be wholly within Scientific Interest 1981. the extent of the SSSI have not been defined. (SSSI) Parcels which extend partly into the SSSI are National Planning Policy defined with its presence noted in subsequent Framework paragraph 118. analysis.
Wetlands of National Planning Policy Potential parcels which would be wholly within International Framework paragraph 118. the extent of the Ramsar site have not been Importance defined. (Ramsar sites) Parcels which extend partly into the Ramsar site are defined with its presence noted in subsequent analysis.
Flood Zone 3B Technical Guidance for the Potential parcels which would be wholly within (functional National Planning Policy the extent of the functional floodplain have not floodplain) Framework, Table 1. been defined. Parcels which extend partly into the functional floodplain are defined with its presence noted in subsequent analysis.
Airport public Development is unlikely to be Potential parcels which would be wholly within safety zones suitable due to safety the extent of the safety zone have not been concerns. defined. Parcels which extend partly into the safety zone are defined with its presence noted in subsequent analysis.
Strategic priority Development is unlikely to be Potential parcels which would be wholly within transport projects deliverable. the extent of a strategic priority transport project have not been defined. Parcels which extend partly into the extent of a strategic priority transport project are defined with its presence noted in subsequent analysis.
Common Land The Commons Act 2006. Potential parcels which would be wholly within the extent of common land have not been identified. Parcels which extend partly into areas of common land are defined with its presence noted in subsequent analysis.
Historic Parks and National Planning Policy Potential parcels which would be wholly within Garden Framework paragraphs 126 the extent of the Historic Park and Garden have and 132. not been defined. Parcels which extend partly into the Historic Park and Garden are defined with its presence noted in subsequent analysis.
Scheduled National Planning Policy Potential parcels which would be wholly within Monument Framework paragraphs 126 the extent of the Scheduled Monument ave not and 132. been defined. Parcels which extend partly into the Scheduled Monument are defined with its presence noted in subsequent analysis. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 21 Methodology 3
Table 1 Hard constraints
Conservation Area Planning (Listed Buildings and Potential parcels which would be wholly within Conservation Area) Act 1990. the extent of the Conservation Area have not been defined. Development is unlikely to be Parcels which extend partly into the Conservation suitable. Area are defined with its presence noted in subsequent analysis.
National Trust Development is unlikely to be Potential parcels which would be wholly within ownership or deliverable.(21) areas owned by the National Trust or where the covenant interest organisation holds a convenient restricting development have not been defined. Parcels which extend partly into these areas are defined with its presence noted in subsequent analysis.
Woodland Development is unlikely to be Woodland and other significant treed areas have feasible. been excluded from potential parcels. Its edge would be considered for the boundary National Planning Policy for adjoining parcels. Framework paragraph 118 (ancient woodland).
UK Biodiversity Action Plan (BAP) priority habitats includes: broadleaved, mixed and yew woodland and coniferous woodland.
Waterbody Development is unlikely to be Water bodies have been excluded from potential feasible. parcels. Its edge would be considered for the boundary for adjoining parcels.
Developed area Development is unlikely to be Existing developed areas which do not afford a deliverable. realistic opportunity for planned further development have been excluded from potential parcels. Its edge would be considered for the boundary for adjoining parcels.
Education facility Development is unlikely to be Parcels which contain education facilities with no deliverable. plans for their relocation or do not form part of a recognised wider redevelopment opportunity have not been defined. Its edge would be considered for the boundary of adjoining parcels.
21 The National Trust has the benefit of restrictive covenants on land at Ockwells Manor, Ockwells Road, Maidenhead. The covenant prevent development without their consent. The National Trust actively defend the covenant. 22 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 3 Methodology
Combined extent of hard constraints (excluding water bodies, developed areas and education facilities) and identified parcels
Approach to assessment
3.7 Building upon the Planning Advisory Service guidance and other local planning authority experience, the Council has sought to establish a draft methodology which is appropriate to the local context. For each purpose criteria were developed against which each parcel could be considered.
3.8 The Council published the draft methodology in October 2015. Responses were received from sixteen organisations were received, seven from local planning authorities and nine from the development industry. A summary of the key issues raised is provided in Appendix C.
3.9 The following sections set out the final assessment methodology.
3.10 Each parcel was assessed against four of the five Green Belt purposes via a combination of a desk based review and on-site inspections. Observations were recorded relating to regeneration initiatives which links to the fifth Green Belt purpose. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 23 Methodology 3
3.11 The results of the assessment for each Green Belt purpose has been categorised as:
none or limited contribution lower contribution moderate contribution strong contribution very strong contribution
3.12 It should be noted that each of the Green Belt purposes is considered of equal weight and that aggregation is not appropriate, that is, parcels which are assessed as performing a role in fewer of the Green Belt purposes are not automatically less important than those which perform a role in greater number. In general, parcels which are assessed as performing a stronger role against any of the Green Belt purposes are deemed unsuitable for further consideration through the Edge of Settlement: Part 2 Constraints, Opportunities and Delivery Assessment.
Stage 2: The five purposes of Green Belt
1. To check the unrestricted sprawl of large built-up areas
3.13 The first Green Belt purpose seeks to protect against the uncontrolled expansion of large built up areas. What constitutes a large built up area is not defined.
3.14 The Green Belt in the Royal Borough forms part of the Metropolitan Green Belt which surrounds London. There is no doubt that London constitutes a large built up area. Avoiding the outward sprawl of London is achieved not simply by constraining the growth of London at its margins but equally by constraining settlements in the Green Belt themselves growing so that they progressively erode the countryside around London (and possibly join up with London).
3.15 The assessment considered large built up areas to comprise all settlements which are excluded from the Green Belt and similar settlements located beyond the outer boundary of the Green Belt. This reflects both the extent of the Green Belt as approved and the built characteristics of settlements which was taken into account in designation. A list of relevant settlements within the Royal Borough and those in surrounding authorities is provided in Table 2. Settlements are only listed where they are within 5km of a defined parcel.
Table 2 Large Built up areas
RBWM Neighbouring Local Authorities
Ascot / North Ascot / South Bagshot (Surrey Heath BC) Ascot Bourne End / Cores End / Well End / Wooburn (Wycombe DC) Cookham Bracknell (Bracknell Forest BC) Coookham Rise Brands Hill (Slough BC) Datchet Chavey Down (Bracknell Forest BC) Eton Egham / Englefield Green (Runnymede BC) Eton Wick Flackwell Heath (Wycombe DC) Maidenhead / Cox Green / Langley (Slough BC) Braywick Lightwater (Surrey Heath BC) Old Windsor Martins Heron (Bracknell Forest BC) Sunningdale Marlow (Wycombe DC) Sunninghill Newell Green/Hayley Green (Bracknell Forest BC) Windsor Stanwell (Spelthorne BC) Wraysbury Stanwell Moor (Spelthorne BC) Slough / Burnham (Slough BC and South Bucks DC) Staines-upon-Thames (Runnymede BC and Spelthorne BC) Trumps Green (Runnymede DC) Virginia Water (Runnymede BC) 24 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 3 Methodology
Table 2 Large Built up areas
Windlesham (Surrey Heath BC) Wooburn Green / High Wycombe (Wycombe DC)
3.16 The assessment has adopted the definition of sprawl to be “spread out over a large area in an untidy or irregular way.” The assessment of this purpose considers two matters:
1. The parcels relationship with the adjoining settlement and any others in proximity 2. The extent to which the parcel serves as a barrier to development
3.17 The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open.(22) However the extent to which land contributes to this aim is dependant on its relationship with the wider settlement:
1. A parcel which protrudes into the open Green Belt, or extends an existing protrusion, makes a strong contribution to preventing sprawl by preventing the untidy and inefficient spread of the built up area. 2. A parcel which is largely enclosed by the existing settlement so that it has a limited connection to the wider Green Belt would make a lesser contribution to preventing sprawl as development could retain a compact and efficient form of settlement.
3.18 In addition to the parcel's relationship to the wider settlement, Green Belt policy states that when defining boundaries local planning authorities should define these using physical features which are readily recognisable and likely to be permanent.(23) A strong boundary makes a strong contribution to preventing sprawl compared to weaker boundary. Readily recognisable boundaries which are likely to be permanent include built features such as roads, railway lines and property enclosures, and landform features such as rivers and streams, woodland. Softer boundaries which lack durability might include field boundaries and tree lines. Boundary features such as tree belts or private roads generally lack durability but not to the same extent.
3.19 Notwithstanding the issue of permanence, boundary features can influence the visual impact of development. Features which restrict views from the wider countryside act to reduce the impact of development. The impact of development is not reduced where boundary features afford unrestricted or largely unrestricted views.
Table 3 Assessment criteria at a glance To check the unrestricted sprawl of large built up areas
Consideration Comment
The degree to which the land A parcel which is important to the separation of settlements or developed prevents the irregular spread areas, or is poorly related to the wider settlement is assessed as making a of the built up area very strong contribution to this Green Belt purpose.
A parcel which is well related to the wider settlement but which retains a strong connection to the wider countryside and Green Belt is assessed as making a strong or moderate contribution to this Green Belt purpose.
A parcel which is well related and visually contained, or is enclosed by the settlement is assessed as making a lower or none / limited contribution to this Green Belt purpose.
In making the assessment consideration has been given to the relationship with the countryside and other land in the Green Belt, the relationship to the adjoining settlement (and any nearby where relevant), the presence of built
22 NPPF, paragraph 79. 23 NPPF, paragraph 85. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 25 Methodology 3
Table 3 Assessment criteria at a glance To check the unrestricted sprawl of large built up areas
development (including sporadic and ribbon development) within and beyond the parcel, and the visibility of the parcel from within the countryside (and any relevant roads).
The strength of the existing A parcel which provides a clearly defined boundary is assessed as making boundary and that which could a strong contribution to this Green Belt purpose. be achieved should the boundary be amended A parcel which provides a weak boundary is assessed as making a limited contribution to this Green Belt purpose.
In making this assessment consideration has been given to the durability or permanence of the feature defining the existing boundary and that which might be achieved.
2. To prevent neighbouring towns from merging
3.20 The second Green Belt purpose is to protect the identity of places through the prevention of coalescence. Green Belt policy does not define what is meant by towns or whether the gap between smaller settlements should equally be considered.
3.21 The Royal Borough is characterised by a number of separate and distinct settlements, each with their own identity and character but related by an attractive countryside setting which includes royal parkland, forests and woodlands, the Thames river valley and farmland. There has been a degree of coalescence between settlements particularly along major transport routes.
3.22 The assessment of this purpose considered the separation of all settlements, thereby reflecting the extent of the Green Belt as approved. The assessment notes whether the separation relates to:
1. Settlements which are excluded from the Green Belt (Excluded Settlements); 2. Settlements which are beyond the outer edge of the Green Belt; or 3. Settlements which are washed over by the Green Belt (Green Belt Settlements).
3.23 The extent to which land contributes to separation has been assessed. All land between settlements makes some contribution to preventing towns from merging, with parcels which are clearly visible making the most significant contribution. It should be noted that the presence of built form within a gap may increase the contribution of the parcel, as further development would act against separation. Parcels which are enclosed by the existing settlement would make a lesser contribution to separation.
3.24 A list of excluded settlements and Green Belt settlements within the Royal Borough and those referenced in surrounding authorities is provided in Table 4 and 5. Settlements are only listed where they are within 5km of a defined parcel.
Table 4 Excluded Settlements and Settlements Beyond the Green Belt
RBWM Neighbouring Local Authorities
Ascot / North Ascot / South Bagshot (Surrey Heath BC) Ascot Bourne End/Cores End/Well End/Wooburn (Wycombe DC) Cookham Bracknell (Bracknell Forest BC) Cookham Rise Brands Hill (Slough BC) Datchet Chavey Down (Bracknell Forest BC) Eton Colnbrook (Slough BC) 26 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 3 Methodology
Table 4 Excluded Settlements and Settlements Beyond the Green Belt
Eton Wick Egham/Englefield Green (Runnymede BC) Maidenhead / Cox Green / Flackwell Heath (Wycombe DC) Braywick Langley (Slough BC) Old Windsor Lightwater (Surrey Heath BC) Sunningdale Martins Heron (Bracknell Forest BC) Sunninghill Marlow (Wycombe DC) Windsor Myrke (Slough BC) Wraysbury Newell Green/Hayley Green (Bracknell Forest BC) Poyle (Slough BC) Stanwell (Spelthorne BC) Stanwell Moor (Spelthorne BC) Slough/Burnham (Slough BC and South Bucks DC) Staines-upon-Thames (Runnymede BC and Spelthorne BC) Trumps Green Runnymede DC) Virginia Water (Runnymede BC) Windlesham (Surrey Heath BC) Wooburn Green /High Wycombe(Wycombe DC)
Table 5 Green Belt Settlements (washed over by Green Belt)
RBWM Neighbouring Local Authorities
Bisham Bishopsgate (Runnymede DC) Bray Cranbourne (Lovel Road) (Bracknell Forest BC) Burchett’s Green Dorney (South Bucks DC) Cheapside Hare Hatch (Wokingham BC) Cookham Dean Richings Park (Slough BC) Fifield Taplow (South Bucks DC) Holyport Woodside (Woodside Road) (Bracknell Forest BC) Horton Hurley Hythe End Knowl Hill Littlewick Green Shurlock Row Waltham St Lawrence Warren Row White Waltham
Table 6 Assessment criteria at a glance To prevent neighbouring towns from merging into one another
Consideration Comment
The degree to which the land A parcel which is important to the separation of settlements, where prevents the coalescence of development would lead the merging of settlements or would significantly settlements, including reduce the perceived or actual distance between settlements, is assessed as making a very strong contribution Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 27 Methodology 3
Table 6 Assessment criteria at a glance To prevent neighbouring towns from merging into one another
consideration of ribbon and A parcel which is important to the separation of settlements, where sporadic development development would reduce the perceived or actual distance between settlements, is assessed as making a strong or moderate contribution to this Green Belt purpose.
A parcel which does not contribute to the separation of settlements or where development is likely to be possible without a rick of settlements merging, is assessed as making lower or none/limited contribution to this Green Belt purpose.
In making this assessment consideration has been had to the physical distance between the settlements, the visual perception to which the land contributes to the separation of settlements (including the visibility of the land), and the character of the land and the level of openness (including the presence of built form).
3. To assist safeguarding the countryside from encroachment
3.25 The third Green Belt purpose considers the impact on the countryside. What constitutes countryside is not defined.
3.26 The note issued by the Planning Advisory Service suggests all land in the Green Belt contributes to this purpose. They advise the most useful approach is to look at the difference between urban fringe (land under the influence of the urban area) and open countryside, taking into account the type of edges and boundaries that can be achieved.
3.27 On this basis the assessment considered the openness of the Green Belt and the extent to which land has resisted encroachment from past development. Openness refers to the extent to which land can be considered open from the absence of built development and urbanising influences rather than from a landscape character perspective where openness might be defined through topography and the presence/absence of woodland, hedgerows and built development.
1. A parcel which displays a strong or largely rural character makes a significant contribution to preventing safeguarding the countryside by preventing encroachment. 2. A parcel which displays an urban character or urban fringe character makes a more comparatively lower contribution to safeguarding the countryside.
3.28 In addition to the parcel's character, Green Belt policy states that when defining boundaries local planning authorities should define these using physical features which are readily recognisable and likely to be permanent.(24) A strong boundary makes a strong contribution to preventing encroachment compared to weaker boundary. The approach to boundaries is set out under the first Green Belt purpose of presenting the unrestricted sprawl of large built-up areas.
Table 7 Assessment criteria at a glance To assist in safeguarding the countryside from encroachment
Consideration Comment
The strength of the existing A parcel which displays a strong rural character is assessed as making countryside character, including a very strong contribution to this Green Belt purpose. consideration of sporadic
24 NPPF, paragraph 85. 28 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 3 Methodology
Table 7 Assessment criteria at a glance To assist in safeguarding the countryside from encroachment
development and other urbanising A parcel which displays a largely rural character in spite of the influence influences of some urbanising features is assessed as making a strong or moderate contribution to this purpose.
A parcel which displays an urban or urban fringe character is assessed as making a none / limited or lower contribution to this Green Belt purpose.
In making the assessment consideration has been given to the strength of character and urban influences (including the presence/ absence of built development, the visual connection between the parcel and the countryside beyond, and the type of uses found within and adjoining the parcel).
The strength of the existing A parcel which provides a clearly defined boundary is assessed as boundary and that which could be making a strong contribution to this Green Belt purpose. achieved should the boundary be amended A parcel which provides a weak boundary is assessed as making a limited contribution to this Green Belt purpose.
In making this assessment consideration has been given to the durability or permanence of the feature defining the existing boundary and that which might be achieved.
4. To preserve the setting and special qualities of historic towns
3.29 The fourth Green Belt purpose seeks to protect the setting of historic settlements by retaining the surrounding undeveloped land or the landscape context. Green Belt policy does not define what is meant by towns or whether the smaller historic places should equally be considered.
3.30 As advised in the note issued by the Planning Advisory Service, this purpose is relevant to few places in practice as in many instances more recent development is likely to have occurred between the historic core area and the Green Belt.
3.31 Within the Royal Borough there are a number of historic places where land in the Green Belt makes a strong contribution to their setting. This most notably includes the towns of Windsor and Eton.
3.32 The assessment of this purpose considered the setting of all historic settlements as defined by conservation area designation, noting whether the setting relates to settlements which are excluded from the Green Belt (Excluded Settlements) or settlements which are washed over by the Green Belt (Green Belt Settlements). Whether a conservation area represents a historic settlement is informed by whether it relates to the core area. Conservation areas relating to a non-core area are not considered relevant to the assessment. The extent to which land contributes to setting has been assessed with regard to both the immediate context and longer distance views.
3.33 A list of historic places within Royal Borough and those referenced in surrounding authorities is provided in Table 8 and Table 9. Places are only listed where they are within 2km of a defined parcel.
3.34 For the avoidance of doubt, the assessment of this purpose has not considered the setting of individual listed buildings, scheduled ancient monuments and historic parks and gardens. The impact of development on these features is considered under detailed constraints, alongside impacts on conservation areas which do not relate to the core area of a settlement. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 29 Methodology 3
Table 8 Historic Places: Excluded Settlements
RBWM Neighbouring Local Authorities
Cookham Englefield Green (Runnymede BC) Datchet Marlow (Wycombe DC) Eton Windsor
Table 9 Historic Places: Green Belt Settlements
RBWM Neighbouring Local Authorities
Bray Dorney (South Bucks DC) Burchetts Green Little Marlow (Wycombe DC) Cookham Dean Taplow (South Bucks DC) Holyport Littlewick Green Waltham St Lawrence White Waltham
Table 10 Assessment criteria at a glance To preserve the setting and special qualities of historic towns
Consideration Comment
The degree to which land A parcel which has a clearly demonstrable connection to the historic contributes to the setting of a settlement or its setting is assessed as making a strong contribution to historic place this Green Belt purpose.
A parcel which has no demonstrable connection to a historic settlement or its setting is assessed as making no contribution to this Green Belt purpose.
In making the assessment consideration has been given to views from and to the settlement (including whether they are unspoilt or unobstructed), the character of the land and the level of openness.
5. To assist in urban regeneration by encouraging the recycling of derelict and other urban land
3.35 The fifth Green Belt purpose is to assist in urban regeneration by restricting the availability of land in other areas. The note issued by the Planning Advisory Service suggests that land in the Green Belt will achieve this purpose to the same extent. Any assessment will not therefore enable a distinction between different land parcels. On this basis no assessment has been made of parcels with regard to this purpose.
3.36 Notwithstanding the above, for reason of transparency the study highlights parcels which are relevant to regeneration initiatives supported in existing development plan policy, namely those at Maidenhead town centre and Ascot High Street. The relevance of these initiatives to whether land is suitable for development is considered in the Edge of Settlement Analysis: Part 2 Constraints, Opportunities and Delivery Assessment. 30 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 4 Conclusions
CONCLUSIONS
Stage 3: Presenting the assessment and recommendations
4.1 Sixty years after the original designation of the Metropolitan Green Belt, it continues to perform an important role in checking the unrestricted sprawl of large built-up areas, preventing neighbouring settlements from merging, safeguarding the countryside from encroachment and preserving the setting and special character of historic places. It also assists urban regeneration.
4.2 Green Belt covers the majority of land within the Royal Borough (83%) and thus has a significant influence on the areas character and development potential. Although there are a number of smaller settlements within the Green Belt(25) the majority of land exhibits openness and a low level of built form which are considered key characteristics of Green Belt.
4.3 This study specifically considers how land currently designated Green Belt performs against the purposes of Green Belt as defined in the Framework. The focus on the performance of land on the edge of settlements which are themselves excluded from the Green Belt. In doing this the study builds upon the previous Green Belt Purpose Analysis (November 2013) which comprehensively considered all land designated Green Belt within the Royal Borough. The focus on the edge of settlements has enabled this study to be undertaken at a finer grain than studies undertaken. A finer scale approach better reveals the variation in how land performs against the purposes of the Green Belt and as such is more likely to reveal opportunities that might reasonably be considered further compared to assessments undertaken at a strategic scale.
4.4 The study found that all land on the edge of settlements performs a role towards achieving at least one of the four purposes of the Green Belt which were assessed.(26) The level of performance of individual parcels to each of the specific purposes of the Green Belt varied, as did the number of purposes an individual parcel might contribute towards.
4.5 Table 11 found at the end of this Chapter presents a summary of the assessments against the purposes of Green Belt for each parcel. Colour coding has been used as a visual aid:
Red = performances assessed as being very strong or strong Amber = performances assessed as being moderate No shading = performance assessed as none / limited or lower Green = indicates where a parcel is identified as relevant to regeneration initiatives
4.6 The parcels assessed as performing least well against the purposes of Green Belt are set out below. It is recommended that these fifteen parcels proceed to further consider indicators of their suitability under the Edge of Settlement Analysis: Part 2 Constraints, Opportunities and Delivery Assessment.
A3 - Heatherwood Hospital, London Road, Ascot A20 - Sacred Heart Church, London Road, Sunningdale C12 - Land east of Strande Park Caravan Park, Cookham Rise D3 - Land north of Eton Road, adjacent to St. Augustine's Church, Datchet D4 - Land between Slough Road and the M4, south east of allotments, Datchet D7 - Land south of Austin Way, Langley H2 - Land west of Crown Meadow, Brands Hill M5 - Land east of Whitebrook Park, Lower Cookham Road, north of Islet Park Drive, Maidenhead M7 - Maidenhead Sailing Club, Summerleaze Road, Maidenhead M8 - Summerleaze office and workshop, Summerleaze Road, Maidenhead M12 - Land north of Breadcroft Lane and south of the railway line, Maidenhead M20 - Land south of Manor Lane including Shoppenhangers Manor and Manor House, Maidenhead M23 - Maidenhead Golf Course, Shoppenhangers Road, Maidenhead M25 - Land south of Stafferton Way, Maidenhead WR5 - Land including Tithe Farm, Tithe Lane, Wraysbury
25 See Table 5. 26 The fifth Green Belt purpose of assisting in urban regeneration by encouraging the recycling of derelict and other urban land as not assessed. For further information see paragraphs 3.33 to 3.34. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 31 Conclusions 4
4.7 Whilst being assessed as performing an important role, it is recommended that those land parcels which provide opportunities to support existing regeneration initiatives or community initiatives in adopted development plan policy also proceed for further consideration. This will allow the opportunities to be fully explored. Accordingly the following three additional parcels are also recommended to proceed.(27)
A6 - Land including Ascot Railway Station car park, Station Hill, Ascot A7 - Land south of Hermitage Parade, High Street, Ascot A8 - Land west of St George's Lane, including Shorts Recycling, Ascot
4.8 Depending on the assessment of housing and employment need and land supply, in line with a sustainable development approach it may be appropriate to consider land which make a moderate performance to one or more purposes of Green Belt. Development within these parcel would have a comparatively greater impact on the purposes of Green Belt and thereby its integrity. This is particularly true for those parcels which made a moderate contribution to more than one purpose. The following fifteen parcels were assessed as making a moderate performance to one or more purposes of Green Belt.
Moderate performance for one purpose of the Green Belt:
E4 - Land south of Eton Wick Road, comprising Eton College sports ground, Eton M2 - Land known as Spencer's Farm, north of Lutman Lane, Maidenhead M16 - Land east of Woodlands Park Avenue and north of Woodlands Business Park, Maidenhead M24 - Braywick Park extending to Hibbert Road, Maidenhead M35 - Land between Windsor Road and Bray Lake, Maidenhead M38 - Land west of Monkey Island Lane, including water treatment works, Maidenhead WR1 - Land south of The Drive, Wraysbury
Moderate performance for two purposes of the Green Belt:
D5 - Land north and east of Churchmede Secondary School, Priory Road, Datchet D6 - Land enclosed by London Road, the M4 and Riding Court Road, Datchet M21 - Land enclosed by Kimbers Lane, Harvest Hill Road, A308(M) and A404(M) M22 - Triangle enclosed by M4, A308(M) and Ascot Road WR2 - Land south of Old Ferry Drive, Wraysbury
Moderate performance for three purposes of the Green Belt:
C9 - Land between Southwood Road and Lower Mount Farm, Long Lane, Cookham Rise W1 - Land north of A308, south of Maidenhead Road, Windsor W2 - Land south of A308, north of Dedworth Road, Windsor
4.9 All remaining parcels have been assessed as very strongly or strongly contributing to the purposes of the Green Belt. It is vital that these areas and their functions are protected and maintained.
4.10 It is important to note that the recommendations reached in this study do not automatically result in the release of this land from the Green Belt. All parcels have been assessed as performing a role towards the purposes of the Green Belt. Performing less well is not in itself a reason to release land from the Green Belt. In accordance with the Framework the boundary of the Green Belt should only be amended in exceptional circumstances. This must rightly have regard to the wider suitability of land for development and the future development strategy for the Royal Borough.
27 Parcel M23 and M25 would also be recommended to proceed under this basis but is already recommended to proceed as a lower performing parcel. 32 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 4 Conclusions
Table 11 Assessment Summary
Parcel Sprawl Merging Encroachment Historic Regeneration
A1 Very strong Very strong Very strong None / limited -
A2 Very strong Very strong Strong None / limited -
A3 None / limited Lower None / limited None / limited -
A4 Very strong Strong Lower None / limited -
A5 Very strong Very strong Lower None / limited -
A6 Strong Strong None / limited None / limited Yes
A7 Moderate Strong Lower None / limited Yes
A8 Moderate Strong Lower None / limited Yes
A9 Very strong Very strong Very strong None / limited -
A10 Very strong Very strong Lower None / limited -
A11 Very strong Moderate Strong None / limited -
A12 Very strong Lower Moderate None / limited -
A13 Very strong Lower Strong None / limited -
A14 Very strong Very strong Lower None / limited -
A16 Very strong Strong Moderate None / limited -
A17 Very strong Strong Very strong None / limited -
A18 Very strong Very strong Very strong Strong -
A19 Very strong Very strong Very strong Moderate -
A20 Lower None / limited Lower None / limited -
A21 Very strong Strong Very strong None / limited -
C1 Moderate Strong Very strong None / limited -
C2 Very strong Strong Very strong None / limited -
C3 Very strong Very strong Very strong Very strong -
C4 Very strong Very strong Very strong Very strong -
C7 Very strong Very strong Very strong Very strong -
C9 Moderate Moderate Moderate None / limited -
C10 Very strong Very strong Very strong None / limited -
C11 Very strong Very strong Very strong None / limited -
C12 Lower None / limited Lower None / limited -
C13 Very strong Very strong Very strong Very strong - Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 33 Conclusions 4
Table 11 Assessment Summary
Parcel Sprawl Merging Encroachment Historic Regeneration
C14 Strong Very strong Strong None / limited -
C15 Very strong Very strong Very strong Strong -
D1 Very strong Very strong Lower None / limited -
D2 Very strong Very strong Very strong None / limited -
D3 Lower None / limited Lower None / limited -
D4 None / limited Lower Lower None / limited -
D5 Moderate Lower Moderate Lower -
D6 Moderate Lower Moderate None / limited -
D7 Lower Lower Lower None / limited -
E1 Strong Moderate Strong Lower -
E2 Strong Lower Strong Strong -
E3 Very strong Very strong Lower Lower -
E4 Lower Lower Lower Moderate -
H1 Very strong Very strong Strong None / limited -
H2 Lower Lower Lower None / limited -
M1 Strong Very strong Very strong None / limited -
M2 Lower Lower Moderate None / limited -
M3 Very strong Strong Very strong None / limited -
M4 Very strong Strong Very strong None / limited -
M5 Lower Lower Lower None / limited -
M6 Moderate None / limited Strong None / limited -
M7 Lower None / limited Lower None / limited -
M8 Lower None / limited Lower None / limited -
M9 Strong None / limited Strong None / limited -
M10 Strong Moderate Very strong None / limited -
M11 Very strong Strong Very strong None / limited -
M12 None / limited None / limited Lower None / limited -
M13 Very strong Very strong Lower Lower -
M14 Very strong Very strong Very strong Lower -
M15 Very strong None / limited Moderate None / limited - 34 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 4 Conclusions
Table 11 Assessment Summary
Parcel Sprawl Merging Encroachment Historic Regeneration
M16 Lower None / limited Moderate None / limited -
M17 Strong None / limited Strong None / limited -
M18 Very strong None / limited Very strong None / limited -
M19 Very strong Lower Strong None / limited -
M20 Lower None / limited Lower None / limited -
M21 Moderate Lower Moderate None / limited -
M22 Moderate Lower Moderate None / limited -
M23 None / limited None / limited Lower None / limited Yes
M24 Lower Moderate Lower None / limited -
M25 Lower None / limited Lower None / limited Yes
M28 Very strong Very strong Strong Strong -
M29 Very strong Very strong Strong Very strong -
M30 Very strong Very strong Very strong Very strong -
M31 Very strong Strong Moderate Moderate -
M34 Very strong Very strong Strong Very strong -
M35 None / limited None / limited Moderate None / limited -
M36 Very strong Very strong Very strong Lower -
M38 Moderate None / limited Lower None / limited -
M39 Very strong Very strong Very strong None / limited -
OW1 Very strong Strong Very strong Very strong -
OW2 Strong None / limited Very strong Very strong -
OW4 Strong Moderate Very strong Very strong -
OW5 Strong None / limited Very strong Strong -
OW6 Strong None / limited Very strong Strong -
OW7 Very strong Strong Strong Strong -
W1 Moderate Moderate Moderate None / limited -
W2 Moderate Moderate Moderate None / limited -
W3 Strong Moderate Strong None / limited -
W4 Very strong None / limited Very strong Lower -
W5 Very strong None / limited Lower Lower - Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 35 Conclusions 4
Table 11 Assessment Summary
Parcel Sprawl Merging Encroachment Historic Regeneration
WR1 Moderate None / limited Lower None / limited -
WR2 Moderate None / limited Moderate None / limited -
WR3 Strong None / limited Strong None / limited -
WR4 Strong None / limited Strong None / limited -
WR5 Lower None / limited Lower None / limited - 36 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 4 Conclusions
Map 3 Parcels assessed as performing last well against the purpose of Green Belt and parcels which provided an opportunity to support regeneration initiatives. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 37 Conclusions 4
Map 4 Parcels assessed as making a moderate performance to one or more purposes of Green Belt. - Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 38 Glossary A Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 39 Glossary A
GLOSSARY
Term Definition
Durable boundary A readily recognisable boundary which is likely to be permanent. Durable boundary features include built features such as roads, railway lines and property enclosures, and landform features such as rivers and streams, woodland.
Enclosed Almost entirely contained or surrounded by built form.
Excluded Settlement A settlement which is within the general extent of the Green Belt but that has been excluded from it, that is the Green Belt designation does apply to the land within the settlement.
Green Belt Settlement A settlement which is washed over by the Green Belt designation, that is the Green Belt designation applies to land within the settlement.
Large built-up areas Area defined to correspond to all settlements within the Royal Borough and adjoining local authorities which are excluded from the Green Belt.
Parcel An area of land. Defined by using physical features.
Purposes of Green Belt Defined in paragraph 80 of the National Planning Policy Framework as:
1. To check the unrestricted sprawl of large built-up areas; 2. To prevent neighbouring towns from merging into one another; 3. To assist in safeguarding the countryside from encroachment; 4. To preserve the setting and special character of historic towns; and 5. To assist urban regeneration, by encouraging the recycling of derelict and other urban land.
Metropolitan Green Belt The name given to the Green Belt surrounding London. The Royal Borough is wholly located within the extent of the Metropolitan Green Belt.
Openness The extent to which land might be considered open from the absence of built form and urbanising influences rather than open from a landscape perspective.
Rural Land which is characterised by rural land uses and an absence of built form. Rural land uses include agricultural land, forestry, woodland, shrub land / scrub land and open fields.
Settlement Beyond the Green A settlement which is located beyond the extent of the Green Belt. Belt
Sprawl The outward spread of a large in an untidy or irregular way.
Urban area Land which is characterised by urban land uses, including housing and business properties. 40 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 A Glossary
Term Definition
Urban Fringe The transitional area between the urban area and the countryside. The character of the land is under significant influence of the urban area. - Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 41 Maps of constraints B 42 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 B Maps of constraints Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 43 Maps of constraints B 44 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 B Maps of constraints Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 45 Maps of constraints B - Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 46 Consultation statement C Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 47 Consultation statement C
CONSULTATION STATEMENT
Respondent (agent):
A. Berkeley Strategic Land (Carter Jonas) B. Berkeley Strategic Land (Savills) C. Bloor Homes (Woolf Bond Planning) D. Bracknell Forest Borough Council E. Landhold Capital (Boyer Planning) F. Runnymede Borough Council G. Slough Borough Council H. South Bucks District Council I. Spelthorne Borough Council J. Surrey County Council K. The Crown Estate (CRBE) L. The Emerson Group (Nexus Planning) M. The Hughes Family (Boyer Planning) N. Webbpaton (McLoughlin Planning) O. Wokingham Borough Council P. Wycombe District Council
Please note that references by respondents to pages, paragraph numbers and tables relate to the consultation draft methodology and may not correspond to those in this report. References within the Council Response column are correct to this report.
Summary of comment Respondent Council Response
General
No comments. F; J Comment noted.
Support the need to review the Green Belt. N; C; H Comment noted.
Notes that the study is not a P A comprehensive strategic level Green Belt comprehensive review of the Green Belt Purpose Analysis was undertaken and published such as that being undertaken in in November 2013. The current study builds Buckinghamshire. upon this previous study providing an in-depth assessment of how land performs against the purposes of including land in the Green Belt on the edge of settlements. Such locations are considered to be reasonable and comparatively sustainable compared to other Green Belt options.
It is noted that this assessment has been undertaken at a much finer scale than that commissioned by the Buckinghamshire local authorities.
It is further noted that the Buckinghamshire authorities Housing and Economic Land Availability Assessment (HELAA) Methodology 2015 excludes land for consideration of suitability for development which is not adjoining a settlement. Whilst the Buckinghamshire 48 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 C Consultation statement
Summary of comment Respondent Council Response
authorities have assessed land designated Green Belt which is not on a settlement edge, their decision to exclude such land in principle and not consider its suitability would lead to broadly similar outcomes.
Terminology should be clearly defined (no H A glossary of terms has been added. examples offered).
A glossary of terms should be added to P A glossary of terms has been added. assist clarity.
Wish to understand how the study fits in O A sub-section explaining the relationship to the with the emerging Housing and Economic HELAA has been added to the Introduction Land Availability Assessment chapter. See paragraph 1.9 - 1.10. Methodology.
Need to revisit the strategic Green Belt G Disagree. The Green Belt Purpose Analysis Analysis 2013 in light of the need for November 2013 considered how land performs housing. against the purpose of including land in the Green Belt. How land performs against the purpose of including land in the Green Belt is independent from development requirements.
As submitted by the respondent in another comment recorded under introduction, Green Belt analysis is one of a number of technical exercises and cannot be used on its own to inform the suitability of land for development.
The methodology paper should be L The report has been updated. amended to reflect the updated PAS guidance “Planning on the Doorstep” February 2015.
There is no mention of site visits being P The report has been updated to clarify that site carried out. visits have been undertaken to inform both the identification of land parcels and in the assessment of how land performs against the purposes of including land in the Green Belt. See paragraphs 3.6 and 3.10.
General approach
Broadly similar in approach to Green Belt F; I Comment noted. studies.
General support for the methodology / K; M; E Comment noted. process being undertaken. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 49 Consultation statement C
Summary of comment Respondent Council Response
Consideration of the methodology followed D Comment noted. by other authorities is a pragmatic approach.
A bottom up study to see how land G Comment noted. As outlined in Chapter 1, the performs in Green Belt is not necessarily scope of the study is to consider how land the best way to decide the most performs against the purpose of including land sustainable locations for development. in the Green Belt.
As submitted by the respondent in another comment recorded under introduction, Green Belt analysis is one of a number of technical exercises and cannot be used on its own to inform the suitability of land for development. The study does not therefore do what the respondent suggests.
Agrees the assessment should assess the C; D Comment noted. varying degrees to which parcels of land contribute to the purpose of including land in the Green Belt.
By not assessing the whole of the Green H A comprehensive strategic level Green Belt Belt the proposed approach confuses the Purpose Analysis was undertaken and published purpose of a Green Belt Assessment with in November 2013. The current study builds the consideration of the suitability of land upon this previous study providing an in-depth for development. assessment of how land performs against the purposes of including land in the Green Belt on the edge of settlements. Such locations are considered to be reasonable and comparatively sustainable compared to other Green Belt options.
It is noted that this assessment has been undertaken at a much finer scale than that commissioned by the Buckinghamshire local authorities.
It is further noted that the Buckinghamshire authorities Housing and Economic Land Availability Assessment (HELAA) Methodology 2015 excludes land for consideration of suitability for development which is not adjoining a settlement. Whilst the Buckinghamshire authorities have assessed land designated Green Belt which is not on a settlement edge, their decision to exclude such land in principle and not consider its suitability would lead to broadly similar outcomes.
Any land that is considered not meet a H Agree. Paragraph 1.8 clearly states that land Green Belt purpose or which performs parcels which perform least well against the weakly should be considered for further purpose of including land in the Green Belt will assessment. proceed for further assessment. 50 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 C Consultation statement
Summary of comment Respondent Council Response
Concerned that the study does not N Disagree. How land performs against the recommend parcels that should be purposes of including land in the Green Belt is released from the Green Belt. only one factor that should be considered when assessing the suitability of land for development. Recommending the release of sites is beyond the scope of the study and could not be robustly undertaken without regard to a full range of factors.
It is unclear how RBWM has been working E Comments from local authorities were invited with other local planning authorities across as part of the consultation process. This the Housing Market Area in the included those considered to be within the development of the methodology. relevant functional geography for both housing and employment. Representations were received from seven local planning authorities. See paragraphs 3.7 - 3.8.
Introduction
It should be made clear that the EoS work G Agree. Clarification has been provided in is one of a number of technical exercises paragraph 1.8. and cannot be used on its own to determine whether land should be released from the Green Belt.
The relationship between the Green Belt E; H; M Agree. Clarification has been provided in Purpose Analysis 2013 and the Edge of paragraphs 1.5 and 1.6. Settlement Part 1 study should be more clearly explained.
Paragraph 2.21 appears to acknowledge H Incorrect. The paragraph is referring to the Edge that there were flaws in the previous 2013 of Settlement Analysis January 2014 and not Green Belt Purpose Analysis. the Green Belt Purpose Analysis November 2013.
The term “least well” should be defined H; O Disagree. The phrase is considered appropriate (paragraph 1.4) to the introduction chapter. The Conclusion chapter will clearly set out those land parcels considered to be performing least well and any others that will proceed to consider further indicators of their suitability for development.
It is noted that the Buckinghamshire Green Belt Assessment (August 2015) also uses the phrase "performs least well" within the Introduction and Methodology chapters. The use of the phrase is therefore consistent with the respondent's own work. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 51 Consultation statement C
Summary of comment Respondent Council Response
Comments that the relationship of the E; M Agree. Clarification has been provided in study against the previous 2014 Edge of paragraph 1.4. Settlement work should be clearly set out, e.g. if it is reassessment or an additional assessment?
Policy context and best practice
The history of the Green Belt should C Disagree. The sub-section relates to the history recognise that the spatial policy of needs of the Metropolitan Green Belt including its being met in central Berkshire no longer designation and changes in extent. Reference exists. to a change in spatial policy is considered misleading. The National Planning Policy Framework indicates that development should be restricted on land designated Green Belt.
Considers the reference to unmet need for K Agree. Text deleted. housing as a consideration of very special circumstances within decision taking to be irrelevant and unnecessary (methodology, page 7).
Suggest the approach taken by the A Comment noted. Oxfordshire authorities is reviewed within the Policy Context and Best Practice chapter.
The Buckinghamshire Green Belt H Corrected made. Assessment was also commissioned by Buckinghamshire County Council (paragraph 2.18).
Correct “strategic parcels” to “general H Correction made. areas” (paragraph 2.18). Add the study is comprehensive and considers all Green Belt across the county.
The methodology paper should be L Corrected made. amended to reflect the updated PAS guidance “Planning on the Doorstep” February 2015.
Methodology
Flow diagram is difficult to read. H Agree. The resolution of the diagram has been improved.
Openness of the Green Belt is the most G Whilst the NPPF confirms in paragraph 79 that important characteristic but does not the fundamental aim of Green Belt policy is to specifically appear in the methodology. prevent urban sprawl by keeping land 52 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 C Consultation statement
Summary of comment Respondent Council Response
permanently open and that the essential characteristics of Green Belts are their openness and their permanence, openness in itself if not one of the five defined purposes of Green Belt. Notwithstanding this, the openness of the land is an important attribute and forms part of the assessment process for each of the defined purpose of including land in the Green Belt.
It is considered that appropriate regard has been had to openness throughout the study methodology and its application.
Comments that the approach would E; M Disagree. To ensure the robustness of the study reasonably vary depending on the size of it is considered important that the assessment site. Clarification to address this point of how land performs against the purposes of should be provided. including land in the Green Belt is consistently applied to all land parcels regardless of their individual size.
Stage 1 Identification of parcels
Parcels of land which form extensions to G Agree. The identification of parcels has settlements beyond RBWM should have considered those on the edge of settlements been identified in Stage 1. situated in adjoining local authorities. Two such parcels are identified on the edge of the respondents administrative area.
Agree that ancient woodland is a hard G Comment noted. constraint to development.
Unclear why general woodland is a hard G UK Biodiversity Action Plan priority habitats constraint to development. include broadleaved, mixed and yew woodland and deciduous woodland. The felling of a woodland to provide development is not supported by national policy.
Agrees that land ownership by The Crown K Comment noted. Estate is not a constraint to development and that such land should be assessed as any other land ownership.
Supports the identification of the parcel to N Disagree. The boundaries of land parcels have the west of Old Windsor but considers that been aligned to physical features to create it should be refined to exclude the land logical areas. Amending boundaries to exclude adjacent to the listed building. individual buildings is not appropriate and unnecessary. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 53 Consultation statement C
Summary of comment Respondent Council Response
Paragraph 3.32 confirms that the impact of development on individual listed buildings will be considered under detailed constraints within the Edge of Settlement Part 2: Constraints, Opportunities and Delivery Assessment.
Support the general approach to defining A Comment noted. land parcels which strikes balance between keeping the exercise manageable and not identifying too larger parcels.
Support the initial sieving exercise to A; L Comment noted. exclude from consideration areas where national policy or legislation indicates development would be unsuitable or where the nature of the land indicates development would not be feasible or deliverable.
Object to the initial sieving exercise to D ; H; P The exclusion of land where national policy of exclude areas subject to hard constraints. legislation indicates development would be All land in the Green Belt should be unsuitable in principle has been used to improve assessed. Constraints are an allocation the efficiency pf the project. Such an approach issue. does not undermine the robustness of the study.
It is noted that the Buckinghamshire authorities Housing and Economic Land Availability Assessment (HELAA) Methodology 2015 excludes land for consideration of suitability for development where it is subject to national environmental constraints such as flooding, SSSI, SAC, SPA and SAM. In addition land which is not adjoining a settlement is also excluded. Whilst the Buckinghamshire authorities have assessed land designated Green Belt which is not on a settlement edge, their decision is to exclude such land and not consider its suitability would lead to broadly similar outcomes.
The initial excluding land where national policy of legislation indicates development would be unsuitable in principle is considered to be reasonable, proportionate and broadly consistent with approach of nearby local authorities.
Supports parcels not being excluded from A Comment noted. further consideration where hard constraints apply to part of the site only. 54 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 C Consultation statement
Summary of comment Respondent Council Response
Comments that the methodology must A Comment noted. allow for disaggregation of the land parcels as the appraisal process proceeds.
Clarification is requires to as to the D The draft methodology proposed the meaning of “each parcel of land should identification of parcels utilising three criteria: 1) exhibit similar characteristics” and that they should be of similar use or exhibit “boundaries should be aligned to natural similar characteristics; 2) boundaries should be physical features wherever possible” aligned to natural physical features wherever (paragraph 34). possible and 3) boundaries should not split woodland or other significant areas of trees or existing settlements or other areas of housing. The first was proposed to assist the assessment process, that is ensure against numerous sub-division to reflect different characteristics.
Notwithstanding the intention,the first criteria proved unnecessary due to the fine scale of the assessment. The criteria has therefore been deleted from the confirmed methodology.
The second criteria has been amended to delete the reference to natural. Referring simply to physical features conforms to NPPF paragraph 85.
The identification of parcels which “exhibit L The draft methodology proposed the similar characteristics” is not reflected in identification of parcels utilising three criteria: 1) the NPPF. Concerned that this criterion that they should be of similar use or exhibit might exclude possible parcels from similar characteristics; 2) boundaries should be assessment. aligned to natural physical features wherever possible and 3) boundaries should not split woodland or other significant areas of trees or existing settlements or other areas of housing. The first was proposed to assist the assessment process, that is ensure against numerous sub-division to reflect different characteristics.
Notwithstanding the intention,the first criteria proved unnecessary due to the fine scale of the assessment. The criteria has therefore been deleted from the confirmed methodology.
The definition of parcels should not solely H The report has been updated to clarify that site be a desk base exercise but include visits have been undertaken to inform both the refinement through site visits (paragraph identification of land parcels and in the 3.4). assessment of how land performs against the purposes of including land in the Green Belt. See paragraphs 3.6 and 3.10.
Permanent man-made physical features H Agree. The criteria has been amended to delete should also be used to define parcels the reference to natural. Referring simply to (paragraph 3.4). This is supported by the physical features conforms to NPPF paragraph NPPF, paragraph 85. 85. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 55 Consultation statement C
Summary of comment Respondent Council Response
All sites promoted through the “call for L Disagree. The scope of the study is to provide sites” exercise should be assessed as part in-depth assessment of how land performs of the study. against the purposes of including land in the Green Belt on the edge of settlements. In doing this, the study builds upon a a comprehensive strategic level Green Belt Purpose Analysis was undertaken and published in November 2013.
Considering all land promoted through the "calll for sites" exercise goes beyond the scope of this study.
Object to parcels being excluded due to L Agree in part. The report has been amended being developed areas or education at Table 1 to clarify that land parcels comprising facilities. Developed areas have already education facilities which might form part of a caused harm to the Green Belt and may wider redevelopment should be considered. not represent areas which are necessary Excluding land parcels comprising education “to keep permanently open” (NPPF Para facilities with no intention to relocate or might 85). Such areas might provide form part of a wider redevelopment is considered regeneration opportunities. reasonable and proportionate.
Unclear how the extent of parcels defined E; M The defining of parcels has been refined to having regard to the boundaries previously ensure that they are bound by physical features promoted. rather than having regard to impressive boundaries or the extent of constraints.
Stage 2 The five purpose of Green Belt
To restrict the unrestricted sprawl of large built up areas
Sprawl is an unhelpful concept. G The NPPF defined the checking of the unrestricted sprawl of large built-up areas as one of the defined purposes of the Green Belt. The assessment must therefore consider how land performs against this specific purpose.
Support for the consideration of the degree A Comment noted. to which the land prevents the irregular spread of the built up area.
Support for the consideration of whether A Comment noted. a parcel (or part of a parcel) has a weak connection to the wider Green Belt, and also the strength of the existing boundary and that which could be achieved, should the boundary be amended. 56 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 C Consultation statement
Summary of comment Respondent Council Response
Paragraph 3.9 should include a third C Disagree. The issue of boundaries is considered matter: to be adequately covered by the second bullet: "The extent to which the parcel serves as a “3 The extent to which there are defensible barrier to development." boundaries precluding unrestricted sprawl.”
Paragraph 3.10 should be amended so C Disagree. The proposed amendment is that the second factor reads: considered unnecessary with paragraph 3.18 already refers to the types of boundary and their “A parcel which is largely enclosed by the relevance on restricted sprawl. existing settlement or other recognised visual permanent and defendable features It is not considered that defensible boundary so that a limited connection to the wider would as a rule limit a parcels connection to the Green Belt would make a lesser wider countryside or Green Belt. An additional contribution to preventing sprawl as paragraph 3.19 has been inserted relating to development could retain a compact form how boundary features relate to the visual of settlement,” impact of development.
Table 3 should be amended so that the C Disagree. The proposed amendment is second comment reads: considered unnecessary with Table 3 already referring to the types of boundary and their “A parcel which has a weak connection to relevance on restricted sprawl. wider Green Belt, for example by virtue of being largely enclosed by the existing It is not considered that defensible boundary settlement or other recognisable, would as a rule limit a parcels connection to the permanent and visual defendable wider countryside or Green Belt. An additional boundaries, is assessed as making a paragraph 3.19 has been inserted relating to limited contribution to this Green Belt how boundary features relate to the visual purpose.” impact of development.
Query as to how “large built up areas” D Large built-up areas have been defined as have been defined and the meaning of comprising all settlements which are excluded “excluded.” Comment that there may be from the Green Belt. Excluded is commonly other large settlements which are outside used terminology. A definition has been added of the Green Belt but where Green Belt to the glossary. serves to check unrestricted sprawl.
Agree Bracknell is a large built up area. D Comment noted.
Query whether North Ascot is identified as D North Ascot is considered to constitute a large a large built up area. built-up area. See Table 2.
There does not appear to be any H 5km is considered to be a reasonable distance justification for the 5km cut off for the over which to consider the presence of consideration of settlements. settlements. The figure was reached with regard to the settlement pattern found within the local sub-region. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 57 Consultation statement C
Summary of comment Respondent Council Response
Do not consider all areas listed in Table 2 H Disagree. The definition of large built-up areas to be large built up areas. The approach comprising excluded settlements is considered should be based on a settlement hierarchy robust. These areas have been excluded from in an adopted Local Plan. the Green Belt on the grounds of their built character.
The alternative approach of reference to a settlement hierarchy to define large built-up areas is noted. This approach is considered no more robust. Settlement hierarchy are defined with regard to a wide range of factors beyond built form such as services and facilities. No settlement hierarchy is defined within the Royal Borough of Windsor and Maidenhead Local Plan.
Question whether sprawl needs to be H The definition of sprawl has been taken from the spread out over a large area as suggested. Oxford English Dictionary and is considered to be an reasonable definition.
Reference to roads is not consistent with H Comment noted. In response to another paragraph 3.4. comment paragraph 3.4 has been amended so that it refers to all readily recognisable features. The paragraphs are now consistent.
Key terms and criteria should be defined H A glossary of terms has been added. (Table 3).
There is little justification for treating all P Disagree. The definition of large built-up areas non-Green Belt settlements as “large comprising excluded settlements is considered built-up areas.” The Buckinghamshire robust. These areas have been excluded from approach considers top tier settlements the Green Belt on the grounds of their built as defined in local plans. character.
The alternative approach of reference to a settlement hierarchy to define large built-up areas is noted. This approach is considered no more robust. Settlement hierarchy are defined with regard to a wide range of factors beyond built form such as services and facilities. No settlement hierarchy is defined within the Royal Borough of Windsor and Maidenhead Local Plan.
To prevent neighbouring towns from merging into one another
Brands Hill (not Brans Hill), Colnbrook, G Corrections made. Poyle and the Myrke should be listed as Excluded Settlements not “washed over” settlements (Table 5). 58 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 C Consultation statement
Summary of comment Respondent Council Response
Support for the consideration of the degree A Comment noted. to which parcels of land prevent the coalescence of settlements, the strength of the existing separation between the settlements and that which could be achieved should development occur.
It would be helpful if the approach to A Paragraph 3.22 refers to the aspects that will assessing ‘qualitative measures’ could be be considered in the assessment, i.e. visibility, clarified in the methodology, with a view the existence of built form and the level of to ensuring consistent consideration of the enclosure / containment. issues.
It is unclear what definition of town has D The approach is outlined in paragraph 3.21. been used. Chavey Down (Chavey Down The assessment considered the performance Road/Locks Ride), Chavey Down (Church of land in preventing the merging of all Road/North Road) may need to be settlements noting whether settlements were included. excluded from the Green Belt, beyond the outer edge of the Green Belt or Green Belt settlements. The consideration of all settlements is consistent with the study being undertaken by the Buckinghamshire authorities and that undertaken by Runnymede Borough Council.
Bracknell is not an excluded settlement D Comment noted. Table 4 has been amended but is outside of the Green Belt. to refer to excluded settlements and settlements beyond the Green Belt.
There is no Winkfield within Bracknell D Agree. The list of settlements has been review Forest (Table 7). and corrected.
Bracknell Forest Borough contains a D Corrections made. number of Green Belt villages, namely:
Brock Hill Cheapside (crosses the Borough boundary with RBWM) Cranbourne (Lovel Road) Maidens Green/Winkfield Street North Street (Cranbourne) Prince Consort Drive Church Road Winkfield Woodside (Woodside Road/Kiln Lane) (crosses the Borough boundary with RBWM)
Key terms such as “clearly demonstrable H Comment noted. The comment relates to the role,” “no demonstrable role” and “Assessment criteria at a glance” Table. “significantly” should be defined. Throughout the methodology, these tables provide an accessible summary of the approach. Fuller detail is provided in the supporting text. The approach is outlined in Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 59 Consultation statement C
Summary of comment Respondent Council Response
paragraph 3.22, i.e. visibility, the existence of built form and the level of enclosure / containment. The level of performance will be interpreted and justified through the individual assessments.
It is noted that the Buckinghamshire Green Belt Assessment (August 2015) also uses the terminology such as “significantly reduce” without specific definition. The use of such phrases is therefore consistent with the respondent’s own work.
The assessment should make a qualitative L Comment noted. The methodology supports a assessment of the character of place to qualitative assessment. See paragraph 2.22 reflect PAS guidance that two places which and Table 6. are close to each other but have distinctive characteristics may be joined but not loose their individual identity.
To assist in safeguarding the countryside from encroachment
Considers reference to “unspoilt” N Disagree. Whilst acknowledging that PAS countryside (methodology, Table 7) to be guidance refers simply to urban fringe and open introducing a landscape quality test which countryside, it is considered that consideration is not supported by the PAS guidance of the strength of countryside character will which focuses on the difference between assist in distinguishing the performance of urban fringe and open countryside. individual land parcels to this purpose.
The methodology should also consider the A Disagree. The National Planning Policy opportunities for a new, defensible Framework states that local planning authorities boundary to be created through extensive should defined boundaries clearly, using tree planting or the creation of a new physical features that are readily access road which defines the boundary of the newly developed land, in addition to recognisable and likely to be permanent. It is existing features. not considered appropriate at this stages to have regard to features that do not exist.
Notwithstanding the above, should land be proposed for release from the Green Belt associated site development principles could suitably address the nature of the boundary to be created.
Agree that it is useful to look at the C Comment noted. difference between urban fringe and open countryside, taking account of the type of boundaries that can be achieved. 60 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 C Consultation statement
Summary of comment Respondent Council Response
Table 7 should include a third matter: C Disagree. The proposed amendment is considered unnecessary with the existing text “A parcel which is related visually and already referring to the character of the parcel physically more to the adjoining settlement and its relationship with the wider countryside. than the wider, more open countryside beyond is assessed as making a limited contribution to this Green Belt purpose.”
Table 7 should be amended so that the C Disagree. The proposed amended is considered second comment reads: unnecessary with the existing existing criterion referring to both the existing boundary and that “A parcel which provides a weak boundary which could be achieved should the boundary relative to a new outer boundary is be amended. assessed as making a limited contribution to this Green Belt purpose.”
Reference to NPPF paragraph 85 on the D Agree. A new paragraph 3.28 has been inserted definition of boundaries should be made. which makes reference to NPPF, paragraph 85.
Noted that the assessment approach is H Comment noted. similar to the Buckinghamshire Green Belt Assessment.
Key terms should be defined (3.19 and H A glossary of terms has been added. Table 7).
Definitions should be provided of the terms L A glossary of terms has been added. “rural character” and “semi-urban character.”
To preserve the setting and special qualities of historic towns
Welcome the clarification in paragraph A Comment noted. 3.25 that this criterion does not refer to the assessment of the site against the setting of individual listed buildings, scheduled ancient monuments and historic parks and gardens.
An explanation of how historic towns have D The approach is outlined in paragraph 3.30. been identified should be included. The assessment considered historic settlements to be defined by the presence of a conservation area designation relating to the settlements core area.
There does not appear to be any H 2km is considered to be a reasonable distance justification for the 2km cut off for the over which to consider the presence of consideration of historic places. settlements. The figure was reached with regard to the pattern of historic settlements found within the local sub-region. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 61 Consultation statement C
Summary of comment Respondent Council Response
The assessment should only consider the H; P Disagree. The approach of only considering historic core of a place abuts the Green land parcels which directly abut the boundary Belt, i.e. the Green Belt relates directly to of a conservation area is considered flawed. the historic core of a settlement. Guidance by Historic England on setting within Comments that the proposed approach is their publication “The Setting of Historic Assets” more wide ranging considering places (Historic England, July 2015), advises that land such as Dorney, Taplow and Little Marlow. beyond the immediate context can make a significant contribution to setting through its character or use, and in views. By way of illustration, Windsor Castle is surrounded by parkland and other areas of open space. The historic landscape is considered to be an important aspect in the setting of Windsor.
Key terms should be defined (Table 10). H Comment noted. The comment relates to the “Assessment criteria at a glance” Table. Throughout the methodology, these tables provide an accessible summary of the approach. Fuller detail is provided in the supporting text. The approach is outlined in paragraph 3.30. The level of performance will be interpreted and justified through the individual assessments.
To assist urban regeneration by encouraging the recycling of derelict and other urban land
Agree that it is not necessary to assess A; D; G Comment noted. the 5th purpose of including land in the Green Belt (to assist with urban regeneration).
Support the reference to Ascot High Street C Comment noted. and its role in urban regeneration.
Sites on the edge of Maidenhead may also C Comment noted. assist the regeneration of Maidenhead town centre.
Stage 3 Presenting the assessment
Do not agree that each of the 5 purposes G Comment noted. The National Planning Policy of including land in the Green Belt is of Framework in defining the purposes of Green equal ranking. Belt does not rank their importance or confirm their equality.
It is not clear how the performance of sites G The assessment of how land performs against can be assessed until the need for the purpose of Green Belt is independent from development is known. development requirements. 62 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 C Consultation statement
Summary of comment Respondent Council Response
As submitted by the respondent in another comment recorded under introduction, Green Belt analysis is one of a number of technical exercises and cannot be used on its own to inform the suitability of land for development.
Comments that only land which is A Comment noted. considered to make a very strong contribution to the purposes of the Green Belt should be excluded from further consideration.
The absence of scoring performance will H Disagree. The performance of land parcels to result in the assessment being heavily each purposes of Green Belt will be categorised reliant on judgement with the into five categories ranging from none/limited consequential risk that assessments will contribution to a very strong contribution. This not be consistent. categorisation is effectively scoring the performance. The use of a numeric system is not considered suitable as it can mislead interested parties into thinking that adding how land performs against the Green Belt purposes together is a suitable way to interpret results. The use of descriptive categories is considered more robust.
It is noted that the Buckinghamshire Green Belt Review methodology (August 2015) details scores both numerically and descriptively, e.g. 1 = weak or very weak, 2 = relatively weak, 3 = moderate, 4 = relatively strong, and 5 = strong or very strong.
A finer grain approach than “strong” or H The approach outlined in paragraph 3.10 “limited” should be made based on clearly provides five assessment categories. defined terms.
There is no clear link between the result H Disagree. The methodology sets out the criteria categories and the assessment criteria. that will be used in the assessment. Notwithstanding this, additional detail has been inserted into the criteria to improve the transparency of the assessment process.
A scoring system should be used to assist P The performance of land parcels to each clarity. purposes of Green Belt will be categorised into five categories ranging from none/limited contribution to a very strong contribution. This categorisation is effectively scoring the performance. The use of a numeric system is not considered suitable as it can mislead interested parties into thinking that adding how land performs against the Green Belt purposes Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 63 Consultation statement C
Summary of comment Respondent Council Response
together is a suitable way to interpret results. The use of descriptive categories is considered more robust.
It is noted that the Buckinghamshire Green Belt Review methodology (August 2015) details scores both numerically and descriptively, e.g. 1 = weak or very weak, 2 = relatively weak, 3 = moderate, 4 = relatively strong, and 5 = strong or very strong.
Unclear how each parcel will be E; M The performance of land parcels to each categorised in the absence of a numerical purposes of Green Belt will be categorised into scoring system. five categories ranging from none/limited contribution to a very strong contribution. This categorisation is effectively scoring the performance. The use of a numeric system is not considered suitable as it can mislead interested parties into thinking that adding how land performs against the Green Belt purposes together is a suitable way to interpret results. The use of descriptive categories is considered more robust.
The pro-forma should be amended as L Comment noted. Paragraph 3.26 clarifies that follows: parcels which display a strong or largely rural character will be assessed as making a Under purpose (3) ‘To assist safeguarding significant contribution. Correspondingly, the countryside from encroachment’ – The parcels displaying an urban or urban fringe use of the term “strength of the existing character will be assessed as making a countryside character” is unclear. It is comparatively lower contribution. recommended that it clear made clear that land parcels which display an ‘unspoilt rural’ character will be assessed as making a ‘strong’ contribution, and, those which display an ‘urban’ or ‘semi-urban’ character will be assessed as making a ‘limited’ contribution.
Typing errors
Part 1 page 18 Table 2 – delete I Correction made. “Standwell” insert “Stanwell” and note that all references in this, and other tables, to “Spelthorne DC” should read “Spelthorne BC”
Paragraph 2.18, the Buckinghamshire H Correction made. Green Belt Assessment. Add “each” to “assess the contribution of each parcel to each Green Belt purpose.” 64 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 C Consultation statement
Summary of comment Respondent Council Response
Table 3 and Table 7. Misspelling of H Correction made. contribution with construction. - Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 65 Parcel Assessments D 66 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
Ascot group
CONTEXT MAP Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 67 Parcel Assessments D
A1 - Land north east of Winkfield Road, North Ascot
Description
Parcel A1 is situated to the north of the excluded settlement of North Ascot and is bound by Windsor Road, Winkfield Road, Hodge Lane and the boundary of properties on Kiln Lane and Fydlers Close. The parcel large;y comprises open land but contains a number of farm complexes and a small number of residential properties. 68 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built up area of North Ascot and developed areas to the north including the Green Belt settlements The strength of the existing of Woodside (Woodside Road) and Cranbourne (Lovel Road). boundary and that which could be Development would create a stronger linkage increasing the impression achieved should the boundary be of sprawl. amended The parcel is well related to the built-up area. Notwithstanding this the land is not enclosed by the built-up area nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel.
The parcel is bound by a mix of features some of which lack durability such as private roads. Private roads are considered to be of a moderate level of durability. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a narrow gap between the excluded development settlements of North Ascot and the Green Belt settlements of Woodside (Wooodside Road) and Cranbourne (Lovel Road). The gap is approximately 0.7km and 0.5km. The gap includes sporadic development.
The parcel itself is largely open in character albeit with some built form including residential properties and stabling. It is highly visible from Winkfield Road.
Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 69 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character. The land is largely in agricultural / pasture use. The strength of the existing boundary and that which can be achieved should the The land is highly visible from beyond the parcel, providing a boundary be amended strong connection to the wider countryside an Green Belt and increasing the sense of rurality.
The parcel is bound by a mix of features some of which lack durability such as private roads. Private roads are considered to be of a moderate level of durability. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel does not contribute to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel does not adjoin or provide direct views of an identified historic settlement. Whilst the landscape retains some characteristics of the nearby Windsor Great Park, for example mature trees, the degree of contribution are on balance not considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 70 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 71 Parcel Assessments D
A2 - Ascot Racecourse, High Street, Ascot
Description
Parcel A2 is located to the north of Ascot and to the south east of North Ascot. It is bound by the High Street, Windsor Road and Winkfield Road. The parcel comprises Ascot Racecourse. The grandstands and other built forms concentrated to the southern section with the remaining majority of the land being open. 72 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up areas of Ascot and North Ascot. Development would act to reduce the separation The strength of the existing increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is well connected to the built-up areas. Notwithstanding, the amended land is not enclosed by them nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The boundaries of the parcel are durable consisting predominantly of public roads and well defined property boundaries. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a gap between the two excluded settlements development of Ascot and North Ascot. The gap is approximately 0.1km at its narrowest point extending to 1.5km at its most distant. The gap contains built development to the southern section associated with the racecourse use with the remainder of the land being open in character. Views into and out of the parcel are available from Windsor Road and Winkfield Road.
Further development would significantly reduce the physical and perceived separation of the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel is characterised by its use as a racecourse. Whilst the racecourse may not be thought as a rural use, such facilities can be expected in a countryside setting. The grandstands and other built Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 73 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary form is concentrated to the south of the parcel. Beyond these areas and that which can be achieved should the racecourse comprises of substantial open areas, including the boundary be amended scrubland.
The land is highly visible from beyond the parcel providing a strong connection to the wider countryside and Green Belt.
The boundaries of the parcel are durable consisting predominantly of public roads and well defined property boundaries. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel does not contribute to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel does not adjoin or provide direct views of an identified historic settlement. Whilst the landscape retains some characteristics of the nearby Windsor Great Park, for example mature trees, the degree of contribution are on balance not considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 74 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 75 Parcel Assessments D
A3 - Heatherwood Hospital, London Road, Ascot
Description
Parcel A3 is situated to the west of the excluded settlement of Ascot and to the south of the excluded settlement of North Ascot. It is bound by London Road. Kings Ride and woodland edge. The parcel comprises a hospital campus across which there is extensive development. 76 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents the The parcel does not contribute to preventing the unrestricted irregular spread of the built-up area sprawl of a built-up area.
The parcel is not contained by the built-up areas and forms a The strength of the existing boundary and poorly related distinct protrusion. Notwithstanding this, the that which could be achieved should the parcel contains significant built form across the full extent of boundary be amended the land. Redevelopment would be unlikely to increase the extent of development to a degree considered relevant to this assessment of this purpose.
Conclusion None / limited
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a lower contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel is located between the excluded settlements of Ascot and North Ascot, and Ascot and South Ascot but contains significant levels of development across its full extent. Due to the developed nature of the land, the parcel makes only a low contribution to the separation of settlements in spite of its location.
Conclusion Lower
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel does not contribution to safeguarding the character, including consideration of sporadic countryside from encroachment. development and other urbanising influences The parcel displays an urban character, comprising of The strength of the existing boundary and that hospital facilities with associated residential accommodation. which can be achieved should the boundary Significant built form occurs across the full extent of the land. be amended The boundaries of the parcel are durable comprising public roads an woodland edge. The existing boundary of the Green Belt is durable, consisting of roads.
Conclusion None / limited
To preserve the setting and special qualities of historic towns
Criteria Assessment Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 77 Parcel Assessments D
To preserve the setting and special qualities of historic towns
The degree to which land contributes to The parcel does not contribute to preserving the setting or special the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of the nearby Windsor Great Park.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 78 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 79 Parcel Assessments D
A4 - Land south of Police station, including stables, High Street, Ascot
Description
Parcel A4 is situated to the south west of the excluded settlement of Ascot and is bound by the High Street, Heatherwood Hospital and woodland edge / tree belts. The parcel largely comprises open land, however stabling and associated accommodation is situated within the southern area. 80 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up areas of scot and South Ascot. Development would act to reduce the separation increasing The strength of the existing the impression of sprawl. boundary and that which could be achieved should the The parcel is poorly related to the built-up area, joining the excluded boundary be amended settlement of Ascot in proximity to the race course rather then the commercial centre or residential areas. Whilst not contained by the built-up area, mature woodland and a mature tree belt to the south and south west boundaries provides some sense of visual containment and act to reduce the relationship with the wider countryside.
The boundaries of the parcel are durable comprising woodland edge and a tree belt. The latter is considered to be of moderate strength. The existing boundary of the Green Belt is durable, consisting of public roads and well defined property boundaries.
On balance, the parcel makes a very strong contribution. Whilst the woodland and tree belt act to restrict views, the land is makes an important contribution to the separation of settlements which would increase the impression of sprawl.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a strong contribution to preventing settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of a gap between the two excluded settlements of development and existing Ascot and South Ascot, extending almost the full distance between the sporadic development settlements. The gap is approximately 0.45km and contains only limited built development.
The parcel self is largely open. The police station buildings front the High Street while stabling associated with Ascot Racecourse is found to the southern of the parcel. Mature parkland trees are found across the parcel. A small woodland is found to the southern boundary.
Notwithstanding that a large part of the parcel is not visible from the High Street, should development occur within the parcel, built form would effectively straddle the gap, significantly reducing the actual and perceived distance between the settlements.
Conclusion Strong Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 81 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The area is characteristic of a transition between an urban and parkland environment, with the open area incorporating a strong The strength of the existing boundary framework of mature parkland trees. The parcel is highly visible and that which can be achieved should from the High Street which forms the northern boundary. The the boundary be amended parcel does not have a visual relationship to the wider countryside. On balance the parcel displays an overall urban fringe character.
On balance, the parcel makes a very strong contribution. Whilst the woodland and tree belt act to restrict views, the land is makes an important contribution to the separation of settlements which would increase the impression of sprawl.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel does not contribute to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel does not adjoin or provide direct views of an identified historic settlement. Whilst the landscape retains some characteristics of the nearby Windsor Great Park, for example parkland trees, the degree of contribution are on balance not considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 82 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 83 Parcel Assessments D
A5 - Land south of High Street, west of Station Hill, Ascot
Description
Parcel A5 is situated to the south of the excluded settlement of Ascot and is bound by the High Street, Station Hill and a tree belt. The parcel comprises open land. 84 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up areas of Ascot and South Ascot. Development would act to reduce the separation The strength of the existing increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is poorly related to the built-up area. Development would amended create a protrusion leading to ribbon or linear development along Station Road. The parcel is not contained by the built-up area. Boundary trees and shrubs do partly restrict views views into and out of the parcel.
The parcel is bound by a mix of features some of which lack durability such as a tree belt. Tree belts are considered to be of moderate strength. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing The parcel contributes to a narrow gap between the excluded settlements sporadic development of Ascot and South Ascot, extending the full distance between the settlements. The gap is approximately 0.5km and contains only limited built development in the form of hardstanding to northern section and buildings associated with the railway station and garage in the southern section.
Development would be visible from Station Hill, although views into and out of the parcel are restricted in part by boundary trees and shrubs.
The parcel plays an important role in preventing ribbon development along Station Hill. Development would significantly reduce the physical and perceived separation between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a lower contribution to safeguarding the countryside countryside character, including from encroachment. consideration of sporadic development and other urbanising influences Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 85 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary The parcel is characteristic of a transition between an urban and and that which can be achieved should parkland environment. The northern area is used for car parking the boundary be amended (gravel rather than hardstanding) with the southern area being an open grassed field .
The parcel is highly visible from the High Street which forms the northern boundary and Station Road although views are restricted in part by boundary trees. There is no visual relationship to the wider countryside. On balance the parcel displays an urban fringe character.
The parcel is bound by a mix of features some of which lack durability such as a tree belt. Tree belts are considered to be of moderate strength. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel does not contribute to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel does not adjoin or provide direct views of an identified historic settlement. Whilst the landscape retains some characteristics of the nearby Windsor Great Park, for example mature trees, the degree of contribution are on balance not considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 86 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 87 Parcel Assessments D
A6 - Land including Ascot railway station car park, Station Hill, Ascot
Description
Parcel A6 is situated to the north of the excluded settlement of South Ascot and is bound by Station Road and the railway line. The parcel comprises Ascot railway station and associated car park. The parcel also accommodates a number of other commercial properties including a public house / restaurant and a car showroom. 88 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a moderate contribution to preventing the the irregular spread of the built-up unrestricted sprawl of a built-up area. area The parcel is poorly connected to the built-up area of South Ascot being separated by the railway line. This provides a severance The strength of the existing boundary effect. Notwithstanding this, the land contains a moderate level of and that which could be achieved built form and hard standing. On balance the land is more strongly should the boundary be amended associated with the urban area than the wider countryside and Green Belt. Intensification would reinforce an impression of sprawl.
The boundaries of the parcel are durable comprising a public road. The existing boundary of the Green Belt is durable consisting of well defined and regular property boundaries.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a strong contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel contributes to a narrow gap between the excluded settlements of Ascot and South Ascot. The gap is approximately 0.5km and contains only limited development, mostly within this parcel.
Whilst built form already exists, further development would be visible from Station Hill and would reinforce the visual impact on the gap between the settlements.
Development would significantly reduce the perceived separation between the settlements.
Conclusion Strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel does not contribution to safeguarding the character, including consideration of sporadic countryside from encroachment. development and other urbanising influences The parcel displays an urban character. Built form and The strength of the existing boundary and that hardstanding occurs across a large extent of the land. which can be achieved should the boundary be amended The boundaries of the parcel are durable comprising a public road. The existing boundary of the Green Belt is durable consisting of well defined and regular property boundaries. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 89 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
Conclusion None / limited
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes to The parcel does not contribute to preserving the setting or special the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of the nearby Windsor Great Park.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative The parcel forms part of the Ascot Station Site project as identified in supported in adopted development the Ascot, Sunninghill and Sunningdale Neighbourhood Plan. The plan policy boundary of the project encompasses the majority of the parcel.
The neighbourhood plan requests that the boundary of the Green Belt is redrawn to encourage a mixed development that would reflect the station’s position as a gateway to Ascot, improved pedestrian, cyclist and car parking arrangements. 90 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 91 Parcel Assessments D
A7 - Land south of Hermitage Parade, High Street, Ascot
Description
Parcel A7 is situated to the south of the excluded settlement of Ascot and is bound by Station Hill, High Street, St Georges Lane and woodland edge. The parcel largely comprises open land although two clusters of development exist within the parcel to its northern and southern boundaries. 92 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a moderate contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up areas of Ascot and South Ascot. Development would act to reduce the separation increasing The strength of the existing the impression of sprawl. boundary and that which could be achieved should the boundary The parcel is well related to the built-up area. Whilst not contained by the be amended built-up area, the woodland situated beyond the southern boundary of the parcel provides a sense of visual containment and acts to reduce the lands relationship with the wider countryside.
The boundaries are the parcel are durable comprising of public roads, woodland edge and well defined property boundaries. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
On balance the parcel makes a moderate contribution. Whilst contributing t the separation of built-up areas, the mature woodland which separates the areas constitutes a strong visual separation. The durable boundaries would guard against further development.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a strong contribution to preventing settlements from the coalescence of settlements, merging. including consideration of ribbon development and existing sporadic The parcel contributes to a narrow gap between the excluded settlements development of Ascot and South Ascot. The gap is approximately 0.5km and contains only limited development, mostly within this parcel. The north of the parcel is visible from Station Hill which connects the two settlements.
Whilst built form already exists, further development would be visible from Station Hill and would reinforce the visual impact on the gap between the settlements. The woodland to the south of the parcel would act to restrict merging, however the physical separation would be significantly reduced in distance.
Development would significantly reduce the physical and perceived separation between the settlements.
Conclusion Strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 93 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel is characteristics of a transition between an urban and parkland environment, with the open area incorporating a strong The strength of the existing boundary framework of mature parkland trees. The parcel is highly visible and that which can be achieved should from the High Street which forms the northern boundary. The parcel the boundary be amended does not have a visual relationship to the wider countryside. On balance the parcel displays an urban fringe character.
The boundaries are the parcel are durable comprising of public roads, woodland edge and well defined property boundaries. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel does not contribute to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel does not adjoin or provide direct views of an identified historic settlement. Whilst the landscape retains some characteristics of the nearby Windsor Great Park, for example parkland trees, the degree of contribution are on balance not considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative The parcel forms part of the Ascot High Street project as identified in the supported in adopted Ascot, Sunninghill and Sunningdale Neighbourhood Plan. The boundary development plan policy of the project encompasses the majority of the parcel.
The neighbourhood plan requests that the boundary of the Green Belt is redrawn to encourage a mixed development that would create a sustainable residential and retail centre in the heart of Ascot that reflects the world renowned standing of its racecourse and delivers a community hub, a vibrant and prosperous daytime and evening economy and a safe, attractive, thriving High Street for residents and visitors. 94 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 95 Parcel Assessments D
A8 - Land west of St George's Lane, including Shorts Recycling, Ascot
Description
Parcel A8 is situated to the south of the excluded settlement of Ascot and if bound by the High Street, St George's Lane and a woodland edge. The parcel comprises a recycling transfer station. 96 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a moderate contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up areas of Ascot and South Ascot. Development would act to reduce the separation increasing The strength of the existing the impression of sprawl. boundary and that which could be achieved should the By itself the parcel is poorly related to the built-up area. The parcels boundary be amended relationship would be better should the adjoining Parcel A7 be deemed suitable for development. Whilst not contained by the built-up area, the woodland situated beyond the southern boundary of the parcel provides a sense of visual containment and acts to reduce the lands relationship with the wider countryside.
The parcel is bound by a mix of features some of which lack durability. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
On balance the parcel makes a moderate contribution. Whilst contributing t the separation of built-up areas, the mature woodland which separates the areas constitutes a strong visual separation. The durable boundaries would guard against further development.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a strong contribution to preventing settlements from the coalescence of settlements, merging. including consideration of ribbon development and existing sporadic The parcel contributes to a narrow gap between the excluded settlements development of Ascot and South Ascot. The gap is approximately 0.5km and contains only limited development, mostly within this parcel. The north of the parcel is visible from Station Hill which connects the two settlements.
Whilst built form already exists, further development would be visible from Station Hill and would reinforce the visual impact on the gap between the settlements. The woodland to the south of the parcel would act to restrict merging, however the physical separation would be significantly reduced in distance.
Development would significantly reduce the physical and perceived separation between the settlements.
Conclusion Strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 97 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel is characterised by its use as a recycling transfer station. Built form and hardstanding are concentrated to the The strength of the existing boundary and north of the land with waste material distributed wider. Whilst that which can be achieved should the not necessarily an urban use, on balance the parcel displays boundary be amended an urban fringe character.
The parcel is bound by a mix of features some of which lack durability. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes to The parcel does not contribute to preserving the setting or special the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of the nearby Windsor Great Park.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 98 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 99 Parcel Assessments D
A9 - Land east of Cheapside Road, Ascot
Description
Parcel A9 is situated to the east of the excluded settlement of Ascot and is bound by London Road, Cheapside Road, the boundaries of properties on Silwood Close and woodland edge. The parcel comprises open land. 100 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up areas. Development would act to reduce the separation increasing the The strength of the existing boundary impression of sprawl. and that which could be achieved should the boundary be amended The parcel is well related to the built-up area of Ascot. Whilst not contained by the built-up area, the adjoining woodland provides an increased a sense of visual containment although the size of the parcel means that the land retains a sense of openness.
The boundaries of the parcel are durable comprising well defined and regular property boundaries and woodland edge. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a narrow gap between the excluded development settlements of Ascot and Sunninghill. The gap is approximately 0.3k and contains sporadic development. The presence of wider built form within the gap increases importance of open areas, making gap sensitivity to further development.
The parcel is one of only a few open spaces within the gap and is visible from Cheapside Road which connects the two settlements.
Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding character, including consideration of the countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character. The land is in agriculture / pasture use and contains no built form. The The strength of the existing boundary and land is highly visible from Cheapside Road providing a clear that which can be achieved should the transition from town to countryside. boundary be amended Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 101 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The boundaries of the parcel are durable comprising well defined and regular property boundaries and woodland edge. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel does not contribute to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel does not adjoin or provide direct views of an identified historic settlement. Whilst the landscape retains some characteristics of the nearby Windsor Great Park, for example mature trees, the degree of contribution are on balance not considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 102 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 103 Parcel Assessments D
A10 - Land south of London Road, including Victory Field, Sunninghill
Description
Parcel A10 is situated to the west of the built up area of Sunninghill and is bound by London Road, Coombe Lane track, woodland edge and the boundaries of properties on Oriental Road. The parcel largely comprises open land used as a recreation ground. Several residential properties are located towards the north western boundary. 104 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up areas. Development would act to reduce the separation increasing the The strength of the existing boundary impression of sprawl. and that which could be achieved should the boundary be amended The parcel is well related to the built-up area. Notwithstanding the parcel is not contain by the built-up area, nor does any surrounding feature provide a sense of visual containment.
The parcel displays an important connection to the wider countryside and Green Belt.
The parcel is bound by a mix of features some of which lack durability such as the track. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a narrow gap between the excluded development settlements of Ascot and Sunninghill. The gap is approximately 0.3k and contains sporadic development. The presence of wider built form within the gap increases importance of open areas, making gap sensitivity to further development.
The parcel is one of only a few open spaces within the gap and is visible from Cheapside Road which connects the two settlements.
Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of sporadic countryside from encroachment. development and other urbanising influences The parcel has a mixed character comprising areas of open The strength of the existing boundary and space and development associated with the recreation that which can be achieved should the ground. On balance the land has an urban fringe character. boundary be amended Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 105 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The parcel is bound by a mix of features some of which lack durability such as the track. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel does not contribute to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel does not adjoin or provide direct views of an identified historic settlement. Whilst the landscape retains some characteristics of the nearby Windsor Great Park, for example mature trees, the degree of contribution are on balance not considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 106 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 107 Parcel Assessments D
A11 - Land around Church Lane including Ashurst Park, Sunninghill
Description
Parcel A11 is situated to the north of the excluded settlement of Sunninghill and is bound by London Road and woodland edge. The parcel largely comprises open land, but a manor house, church and associated properties are situated centrally. 108 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built up area of Sunninghill and Ascot and developed areas to the north the Green Belt settlements The strength of the existing of Cheapside. Development would create a stronger linkage increasing boundary and that which could be the impression of sprawl. achieved should the boundary be amended The parcel is poorly related to the main built-up area of Sunninghill. Whilst the parcel is not contained by the built-up area, the adjoining woodland provides an increased a sense of visual containment although the size of the parcel means that the land retains a sense of openness. Development would result in a protrusion away from the built-up area on to what is largely open land.
The boundaries of the parcel are durable features comprising public roads and woodland edge. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a moderate contribution to preventing settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of gaps between three settlements, the excluded development and existing settlements of Ascot and Sunninghill, and the Green Belt settlement of sporadic development Cheapside. The parcel itself comprises a number of large residential properties and an office clustered around a central church.
The gaps between Ascot and Sunninghill and Sunningdale and Sunninghill are approximately 0.3k and 0.4km. Both contain sporadic development. The presence of wider built form within the gaps increases importance of open areas, making gap sensitivity to further development. The western and eastern sections of the parcel are two of only a few open spaces within the gap. Whilst views into this section of the parcel are limited by boundary trees and shrubs, development in these sections would significantly reduce the actual and perceived distance between the settlements.
The gap between Sunninghill and Cheapside is approximately 1km and contains sporadic development. The land beyond the parcel to the north heavily wooded providing a strong visual separation between the settlements. Given the partially developed nature of the land and the strong visual separation, there may be scope for some development without the risk of these settlements merging.
Conclusion Moderate Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 109 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural comprising of a manor house, church and associated properties set within managed parkland The strength of the existing boundary grounds. Whilst not in a countryside use, such properties could and that which can be achieved should be expected in a countryside setting. The house, church and the boundary be amended associated built form is largely located centrally within the parcel. Much of the remainder of the land consists of open fields.
The boundaries of the parcel are durable features comprising public roads and woodland edge. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel does not contribute to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel does not adjoin or provide direct views of an identified historic settlement. Whilst the landscape retains some characteristics of the nearby Windsor Great Park, for example mature parkland trees, the degree of contribution are on balance not considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 110 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 111 Parcel Assessments D
A12 - Land south of London Road, north of Larch Avenue, Sunningdale
Description
Parcel A12 is situated to the north of the excluded settlement of Sunninghill and is bound by the London Road, Silwood Road and the boundaries of properties on Larch Avenue. The parcel comprises large residential properties within substantial grounds and paddocks. 112 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the prevention of ribbon or linear development along London Road. Whilst the parcel itself comprises large residential The strength of the existing properties within substantial grounds including paddocks, the boundary and that which could be spaciousness and mature trees this affords is important to reducing the achieved should the boundary be impression of sprawl. amended The parcel is well related to the built-up area and contains some development. Notwithstanding this additional development would create a stronger linkage between the built-up area and developed areas situated within the parcel and beyond the boundary of the parcel to the north, increasing the impression of sprawl.
The boundaries of the parcel are durable comprising public roads and well defined property boundary. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a lower contribution to preventing settlements from the coalescence of settlements, merging. including consideration of ribbon development and existing sporadic The parcel contributes to a gap between the excluded settlement of development Sunningdale and the Green Belt settlement of Cheapside. The gap is approximately 1.3km and contains sporadic development including the Silwood Park estate.
The parcel itself comprises large residential properties within substantial grounds including paddocks.
Due to the topography and wooded character of the land, including that beyond the parcel to the north, reducing the visual impact, development would be unlikely to lead to be to the detriment of separation of the settlements.
Conclusion Lower
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a moderate contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 113 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary The parcel displays a largely rural character. The area is and that which can be achieved should characteristics of a transitional area between an urban and the boundary be amended countryside environment, with the properties being in spacious, mature landscaping, before giving way to countryside uses. Due to the spaciousness and mature trees the areas is not typically characteristic of an urban fringe context but more of properties within a countryside setting.
The boundaries of the parcel are durable comprising public roads and well defined property boundary. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Moderate
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel does not contribute to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel does not adjoin or provide direct views of an identified historic settlement. Whilst the landscape retains some characteristics of the nearby Windsor Great Park, for example mature trees and parkland trees, the degree of contribution are on balance not considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 114 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 115 Parcel Assessments D
A13 - Land enclosed by London Road, Whitmore Lane and Silwood Road, including Tittenhurst
Description
Parcel A13 is situated to the north of the excluded settlement of Sunningdale and is bounded by London Road, Whitmore Lane and Silwood Road. The parcel comprises the Tittenhurst estate. Built form including the manor house and a cluster of residential properties is located to the north western boundary. 116 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel is poorly related to the built-up area and would create a protrusion into what is largely open land. In addition, development The strength of the existing boundary would create a stronger linkage between the built-up area and and that which could be achieved developed areas situated beyond the boundary of the parcel to the should the boundary be amended north, increasing the impression of sprawl. Whilst visually contained the parcel has an important connection to the wider Green Belt. Development would act to all but enclose the Green Belt area located to the south west.
The boundaries of the parcel are durable comprising public roads. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring tobounddaries of the parcel are durable wns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a lower contribution to preventing settlements from the coalescence of settlements, merging. including consideration of ribbon development and existing sporadic The parcel contributes to a gap between the excluded settlement of development Sunningdale and the Green Belt settlement of Cheapside. The gap is approximately 1.6km and contains sporadic development including the Silwood Park estate.
The parcel itself comprises the Tittenhurst Estate which is set substantial landscaped grounds.
Due to the topography and wooded character of the land, including that beyond the parcel to the north, reducing the visual impact, development would be unlikely to lead to be to the detriment of separation of the settlements.
Conclusion Lower
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural comprising of a manor house and associated properties set within managed parkland grounds. Whilst not in a countryside use, such properties could be expected Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 117 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary in a countryside setting. The house and associated built form is and that which can be achieved should largely located to the northern perimeter of the parcel. Much of the boundary be amended the remainder of the land consists of parkland including areas of woodland, grassland / lawn and a lake.
The boundaries of the parcel are durable comprising public roads. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel does not contribute to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel does not adjoin or provide direct views of an identified historic settlement. Whilst the landscape retains some characteristics of the nearby Windsor Great Park, for example mature woodland and parkland trees, the degree of contribution are on balance not considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 118 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 119 Parcel Assessments D
A14 - Land south of Rise Road, including Lynwood, Sunningdale
Description
Parcel A14 is situated between excluded settlements of Sunninghill and Sunningdale. It is bound by Rise Road, the boundaries of properties on Lynwood Close and Tendy Drive, and the railway line. The parcel comprises a residential care facility and surrounding by grounds. 120 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up areas. Development would act to reduce the separation increasing the The strength of the existing boundary impression of sprawl. and that which could be achieved should the boundary be amended The parcel is well related to the built-up area. Whilst largely contained by the two built-up areas, this demonstrated the importance of the land in providing separation. The parcel is highly visible from beyond the parcel, assisted by the gently sloping topography.
The boundaries of the parcel are durable comprising a public road, a railway line and well defined and regular property boundaries. The existing boundary of the Green Belt is durable, consisting of public roads and well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel provides a narrow gap between the excluded settlements development of Sunninghill and Sunningdale. The gap is approximately 0.07km to the north of Rise Road and 0.4km to the south of Rise Road. The gap contains a significant level of development clustered centrally to the parcel. The parcel also includes the only open spaces within the gap. Further development on the open areas would significantly reduce the physical and perceived separation of the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of sporadic countryside from encroachment. development and other urbanising influences Whilst the parcel includes grassed fields and woodland, the The strength of the existing boundary and level of built form within and adjacent to the parcel creates an that which can be achieved should the urban fringe character. boundary be amended Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 121 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The boundaries of the parcel are durable comprising a public road, a railway line and well defined and regular property boundaries. The existing boundary of the Green Belt is durable, consisting of public roads and well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes to The parcel does not contribute to preserving the setting or special the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of the nearby Windsor Great Park.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 122 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 123 Parcel Assessments D
A16 - Wardour Lodge, Dry Arch Road, Sunningdale
Description
Parcel A16 is situated between the two excluded settlements that form Sunningdale. It is bound by Dry Arch Road, Rise Road, a recreation field and the railway line. The parcel comprises a number of residential properties within managed grounds. 124 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up areas. Development would act to reduce the separation increasing the The strength of the existing impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is well related to the built-up area. Whilst not contained by amended the built-up area mature woodland screening provides an increased sense of visual containment.
The parcel is bound by a mix of features some of which lack durability such as a tree belt. Tree belts are considered to be of moderate strength. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
On balance the parcel makes a very strong contribution. Whilst the land has a moderate level of containment, it plays a key role in separating built-up areas.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a makes a strong contribution to preventing settlements prevents the coalescence of from merging. settlements, including consideration of ribbon The parcel contributes to a gap between the two excluded settlements development and existing which form Sunningdale. The gap is approximately 0.6km to the south sporadic development of Broomhall Lane and 0.3km to the north of Broomhall Lane. The gap contains a limited level of development including residential properties within the managed estate which form the parcel.
Whilst the excluded settlement extends to a similar distance as the parcel boundary and the views into the parcel are largely restricted by woodland boundary planting, this is not on balance sufficient to overcome the lands strong contribution to separation given the small scale of the gap. Development would significantly reduce the physical and perceived separation of the settlements.
Conclusion Strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 125 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing countryside The parcel makes a moderate contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The area is characteristics of a transitional area between an urban and countryside environment, with the properties being in set within The strength of the existing boundary a spacious, mature landscaping, before giving way to countryside and that which can be achieved should uses. Due to the spaciousness and mature trees the areas is not the boundary be amended typically characteristic of an urban fringe situation but more of properties within a countryside setting.
The parcel is bound by a mix of features some of which lack durability such as a tree belt. Tree belts are considered to be of moderate strength. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Moderate
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes to The parcel does not contribute to preserving the setting or special the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of the nearby Windsor Great Park.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 126 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 127 Parcel Assessments D
A17 - Land north of Cedar Drive, Sunningdale
Description
Parcel A17 situated between the two excluded settlements that form Sunningdale. It is bound by Broomhall Lane, the boundaries of properties on Cedar Drive and a tree belt. The parcel comprises open land. 128 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up areas. Development would act to reduce the separation increasing the The strength of the existing boundary impression of sprawl. and that which could be achieved should the boundary be amended The parcel is well related to the built-up area. Whilst not contain by the built-up area, the tree belt and boundary tree lines provide a moderate level of visual containment. The parcel is however visible from Broomhall Lane.
The parcel is bound by a mix of features some of which lack durability such as a tree lines and a tree belt. Tree belts are considered to moderate strength. The existing boundary of the Green Belt is durable, consisting of public roads and well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a strong contribution to preventing settlements from the coalescence of settlements, merging. including consideration of ribbon development and existing sporadic The parcel contributes to a gap between the two excluded settlements development which form Sunningdale. The gap is approximately 0.6km to the south of Broomhall Lane and 0.3km to the north of Broomhall Lane. The gap contains a moderate level of development including residential properties.
The parcel is one of only a few open spaces within the gap. Whilst the parcel is only visible through mature planting, the views are considered important.
Further development would significantly reduce the physical and perceived separation of the settlements.
Conclusion Strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of sporadic countryside from encroachment. development and other urbanising influences The parcel displays a largely rural character. The land is in agricultural use and contains no built form. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 129 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary and The parcel is bound by a mix of features some of which lack that which can be achieved should the durability such as a tree lines and a tree belt. Tree belts are boundary be amended considered to moderate strength. The existing boundary of the Green Belt is durable, consisting of public roads and well defined and regular property boundaries.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes to The parcel does not contribute to preserving the setting or special the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of the nearby Windsor Great Park.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 130 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 131 Parcel Assessments D
A18 - Land enclosed by London Road, Broomhall Lane, Church Road & Bedford Lane, Sunningdale
Description
Parcel A18 is situated between the two excluded settlements that form Sunningdale. It is bound by Broomhall Lane, the boundaries of properties on London Road, Bedford Lane and Church Lane. The parcel comprises open land. The Broomhall Farm complex is located within the parcel to towards the western boundary. 132 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up areas. Development would act to reduce the separation increasing the The strength of the existing impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is well related to the built-up areas. Notwithstanding this the amended parcel is not contain by the built-up area, nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape. Development would act to all but enclose the Green Belt area located to the south west.
The boundaries of the parcel are durable comprising roads and well defined and regular property boundaries. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a narrow gap between the two excluded development settlements which form Sunningdale. The gap is approximately 0.3km to the north of Broomhall Lane. The gap to the south of Broomhall Lane contains a moderate level of development including residential properties. This parcel, which lies to north of Broomhall Lane contains development in the form of a farm complex only. The land is highly visible from adjoining roads. Development would significantly reduce the actual and perceived distance between the settlement areas.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural character. The land is in agricultural use and containing only built form associated with a farm complex. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 133 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary and The land is highly visible from beyond the parcel providing a that which can be achieved should the strong visual connection to the wider countryside and Green Belt boundary be amended and increasing the sense of rurality.
The boundaries of the parcel are durable comprising roads and well defined and regular property boundaries. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a strong contribution to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel adjoins the identified historic settlement of Sunningdale which is excluded from the Green Belt. While boundary tree and shrub cover restrict views into and out of the parcel, the land which comprises open space plays an important role in maintaining the setting of the historic area.
The Sunningdale Conservation Area abuts the parcel at its north western boundary. The open spaces surrounding the conservation area are recorded as important to the character and appearance of the designation.
Conclusion Strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 134 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 135 Parcel Assessments D
A19 - Land north of Bedford Lane, Sunningdale
Description
Parcel A19 is situated between the two excluded settlements that form Sunningdale. It is bound by Whitmore Lane, Bedford Lane, the boundaries of properties on Coworth Close, London Road and Church Lane track. The parcel largely comprises open land, however linear residential development has occurred along the southern boundary. 136 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up areas. Development would act to reduce the separation increasing the The strength of the existing impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is poorly related to the built-up areas and would create a amended protrusion almost linking them. In addition, no surrounding feature provides a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the gently rising topography. Development would act to all but enclose the Green Belt area located to the south west.
The parcel is predominantly boarded by features lacking durability such as tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a very strong contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a narrow gap between the two excluded settlements which form Sunningdale. The gap is approximately 0.5km to the south of Bedford Lane. The gap contains the compact residential estate Coworth Close. Ribbon development in the form of substantial residential properties are situated along Bedford Lane. Development would significantly reduce the actual and perceived distance between the settlement areas.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural character. The land is in agricultural use and containing only limited built form. The strength of the existing boundary and that which can be achieved should the boundary be amended Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 137 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The land is highly visible from beyond the parcel, and long distance views are possible across the parcel itself, assisted by the gently rising topography. This provides a strong connection to the wider countryside and Green Belt and increases the sense of rurality.
The parcel is predominantly boarded by features lacking durability such as tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a moderate contribution to preserving the setting or special contributes to the setting of qualities of a historic place. a historic place The parcel adjoins the identified historic settlement of Sunningdale which is excluded from the Green Belt. While boundary tree and shrub cover restrict views into and out of the parcel, the land which comprises open space plays an important role in maintaining the setting of the historic area. A higher level of contribution is localised to the west of the parcel due to the presence of built-form restricting the contribution from the eastern section.
The Sunningdale Conservation Area abuts the parcel at its western boundary. The open spaces surrounding the conservation area are recorded as important to the character and appearance of the designation.
Conclusion Moderate
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 138 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 139 Parcel Assessments D
A20 - Sacred Heart Church, London Road, Sunningdale
Description
Parcel A20 is situated to the north of the excluded settlement of Sunningdale and is bound by Lawson Way, the boundaries of properties on Redwood Drive and Shrubbs Hill Lane. The parcel comprises a place of worship within landscaped ground. 140 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a lower contribution to preventing the unrestricted the irregular spread of the built-up area sprawl of a built-up area.
The parcel is well related to the built-up area of Sunningdale. Whilst The strength of the existing boundary not enclosed by the built-up area, the surrounding land is also and that which could be achieved developed and provides a sense of visual containment and reduces should the boundary be amended any relationship with the wider countryside and Green Belt. On balance the land is characteristic of the urban fringe.
The boundaries of the parcel are durable being public roads and well defined and regular property boundaries. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of sporadic countryside from encroachment. development and other urbanising influences The parcel is characterised by its use as a place of worship The strength of the existing boundary and that set within landscaped grounds. On balance the parcel has which can be achieved should the boundary an urban fringe character. be amended The boundaries of the parcel are durable being public roads and well defined and regular property boundaries. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 141 Parcel Assessments D
To preserve the setting and special qualities of historic towns
The degree to which land contributes to The parcel does not contribute to preserving the setting or special the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of the nearby Windsor Great Park.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 142 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 143 Parcel Assessments D
A21 - Land east of Bagshot Road including Broadlands Farm, Ascot
Description
Parcel A21 is situated to the south of the excluded settlement of Sunninghill and is bound by Begshot Road, the boundaries of properties on Earley Dene and a woodland edge. The parcel largely comprises open land. The Broadlands Farm complex is situated to the western boundary. 144 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel is poorly related to the built-up area and would create a protrusion into open land. In addition, development would extend The strength of the existing boundary ribbon development along Bagshot Road linking the existing built-up and that which could be achieved area to small areas of development situated beyond the boundary of should the boundary be amended the parcel to the south, increasing the impression of sprawl.
The parcel displays a strong connection to the wider countryside and Green Belt.
The boundaries of the parcel are predominantly durable comprising of a public road, woodland edge and well defined property boundaries. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a strong contribution to preventing settlements from the coalescence of settlements, merging. including consideration of ribbon development and existing sporadic The parcel contributes to a gap between the excluded settlements of development Sunninghill and Sunningdale. The gap is approximately 0.5km. The parcel itself is largely open with only a small farm complex to its western boundary. Views into and out of the parcel from Bagshott Road are screened by mature trees shrubs along the boundary.
Notwithstanding the above, the land beyond the parcel to the east includes further farm complexes. Should development occur within the parcel, built form would effectively straddle the gap, significantly reducing the actual and perceived distance between the settlements.
Conclusion Strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding character, including consideration of sporadic the countryside from encroachment. development and other urbanising influences The parcel displays a strong rural character. The land is in The strength of the existing boundary and agricultural / pasture use and contains only built form that which can be achieved should the associated with a farm complex. boundary be amended Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 145 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The boundaries of the parcel are predominantly durable comprising of a public road, woodland edge and well defined property boundaries. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes to The parcel does not contribute to preserving the setting or special the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of the nearby Windsor Great Park.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 146 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 147 Parcel Assessments D
Cookham group
CONTEXT MAP 148 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
C1 - Land east of Grange Road, Cookham Rise
Description
Parcel C1 is situated to the north of the excluded settlement of Cookham Rise and is bound by the railway line, Terrys Lane, Grange Road and the boundaries of properties on Burnt Oak. The parcel comprises largely open land although there is a cluster of residential properties to the northern boundary. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 149 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a moderate contribution to preventing the the irregular spread of the built-up unrestricted sprawl of a built-up area. area The parcel is well related to the built-up area of Cookham Rise. Notwithstanding this the parcel is not contained by the built-up area The strength of the existing boundary nor does any surrounding feature provide a sense of visual and that which could be achieved containment. should the boundary be amended The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the rising topography and open landscape.
The boundaries of the parcel are durable being public roads and the railway line. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a strong contribution to preventing settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of a gap between three settlements, the excluded development and existing settlements of Cookham and Cookham Rise and the Green Belt settlement sporadic development of Cookham Dean. The gap is varies in extent but is generally narrow at less than 0.5km. The gap contains a moderate level of built form in the form of residential properties, stabling and farm buildings.
The majority of the parcel is generally open with dispersed built form. Built form exists to the north of the parcel. The remainder is open. Ribbon development has occurred along Terry Lane. The presence of wider built form within the gap increases importance of open areas, making gap sensitivity to further development.
Views into and out of the parcel are generally restricted by boundary hedgerows. Development would be highly visible by virtue of extending above the hedgerows.
The scale of the gap is important to restricting the merging of the three settlements. Development would significantly reduce both the perceived and actual distance between the settlements.
Conclusion Strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment 150 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural character. The majority of the land is in use for agriculture and paddocks. There is some built The strength of the existing boundary and form to the north of the parcel in the forms of residential properties. that which can be achieved should the boundary be amended The land is highly visible from beyond the parcel, providing a strong link to the wider countryside and Green Belt and increasing the sense of rurality.
The boundaries of the parcel are durable being public roads and the railway line. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 151 Parcel Assessments D 152 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
C2 - Land west of Grange Road including Grange Farm, Cookham Rise
Description
Parcel C2 is situated to the north of the excluded settlement of Cookham Rise and is bound by Terrys Lane, Grange Road, the boundaries of properties on Grange Road and Lower Road, Bradcutts Lane and a field edge. The land largely comprises open land. The Grange Farm complex is located centrally. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 153 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area Development would create a stronger linkage between the built-up area and developed areas of Cookham Dean situated beyond the boundary The strength of the existing of the parcel to the north west, increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is well related to the built-up area of Coookham Rise. amended Notwithstanding this the parcel is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the rising topography and open landscape.
The parcel is predominantly boarded by durable features in the form of public roads, however the important western boundary lack durability being defined by a hedgerow. The existing boundary of the Green Belt is durable, consisting of a well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a strong contribution to preventing settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of a gap between three settlements, the excluded development and existing settlements of Cookham and Cookham Rise and the Green Belt settlement sporadic development of Cookham Dean. The gap is varies in extent but is generally narrow at less than 0.5km. The gap contains a moderate level of built form in the form of residential properties, stabling and farm buildings.
The majority of the parcel is generally open. A farm complex is located centrally. Ribbon development has occurred along Terry Lane. The presence of wider built form within the gap increases importance of open areas, making gap sensitivity to further development.
Views into and out of the parcel are generally restricted by boundary hedgerows. Development would be highly visible by virtue of extending above the hedgerows.
The scale of the gap is important to restricting the merging of the three settlements. Development would significantly reduce both the perceived and actual distance between the settlements.
Conclusion Strong 154 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character. The land is in agricultural use and contains no built form beyond the farm The strength of the existing boundary complex. and that which can be achieved should the boundary be amended The land is highly visible from beyond the parcel, providing a strong link to the wider countryside and Green Belt and increasing the sense of rurality.
The parcel is predominantly boarded by durable features in the form of public roads, however the important western boundary lack durability being defined by a hedgerow. The existing boundary of the Green Belt is durable, consisting of a well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 155 Parcel Assessments D 156 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
C3 - Land north of Dean Lane, Cookham, Rise
Description
Parcel C3 is situated between the excluded settlement of Cookham Rise and the Green Belt settlement of Cookham Dean. It is bound by Bradcutts Lane, Dean Lane and a woodland edge. The parcel comprises open land. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 157 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up area of Cookham Rise with the Green Belt settlement of Cookham Dean. Development The strength of the existing would act to reduce the separation increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is poorly related to the built-up area. Development would amended form a protrusion way from this. The parcel is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the rising topography and open landscape.
The boundaries of the parcel are durable features being public roads and woodland edge. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a narrow gap between the excluded settlements development of Cookham Rise and the Green Belt settlement of Cookham Dean. The gap is approximately 0.25km at its closest point. The gap is largely open in character.
The parcel is open land containing no built form. While mature hedgerows and trees form the southern boundary the parcel is highly visible from Dean Lane. Ribbon development has occurred along Dean Lane which would be continued should development occur in this parcel.
Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences 158 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary and The parcel displays a strong countryside character. The land is that which can be achieved should the in agricultural use and contains no built form. boundary be amended The land is highly visible from beyond the parcel, assisted by the rising topography, providing a strong visual connection with the wider countryside and Green Belt increasing the sense of rurality.
The boundaries of the parcel are durable features being public roads and woodland edge. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a very strong contribution to preserving the setting or contributes to the setting of a special qualities of a historic place. historic place The parcel adjoins the identified historic settlement of Cookham Dean. While boundary tree and shrub restrict views, the parcel provides some unspoilt views towards the historic settlement and the land comprises open space which plays an important role in maintaining the setting of the historic settlement.
The Cookham Dean Conservation Area is situated just beyond the parcels north western western boundary. The open space surrounding the conservation area is recorded as important to the character and appearance of the area.
Conclusion Very strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 159 Parcel Assessments D 160 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
C4 - Land west of Whyteladyes Lane comprising Cookham Dean Cricket Club & paddocks
Description
Parcel C4 is situated to the north west of the excluded settlement of Cookham Rise. It is bound by Whyteladyes Lane, Dean Lane, the boundaries of properties off of Hills Lane and Kennel Lane track. The parcel largely comprises open land. A section to the east is used as a cricket pitch. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 161 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up area of Cookham Rise with the Green Belt settlement of Cookham Dean. Development The strength of the existing would act to reduce the separation increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is poorly related to the built-up area forming a distinct amended protrusion that would continue up rising land. In addition to not being contained by the built-up area, no surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the rising topography and open landscape.
The boundaries of the parcel predominantly lack durability comprising fencing and hedgerows. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a narrow gap between the excluded settlements development of Cookham Rise and the Green Belt settlement of Cookham Dean. The gap is approximately 0.25km at its closest point. The gap is largely open in character.
The parcel is largely open land containing only limited built form. While mature hedgerows and bound the parcel it is highly visible from Dean Lane and Whyteladyes Lane. Ribbon development has occurred along Dean Lane which would be continued should development occur in this parcel.
Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment 162 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural characeter. The land is predominantly in agricultural use with other parts being used as The strength of the existing boundary and paddocks and a cricket ground which includes a small club house. that which can be achieved should the boundary be amended The land is highly visible from beyond the parcel, providing a strong visual connection to the wider countryside and Green Belt and increasing the sense of rurality.
The boundaries of the parcel predominantly lack durability comprising fencing and hedgerows. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a strong contribution to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel is situated in proximity to the historic settlement of Cookham Dean. While boundary tree and shrub restrict views, the parcel provides views towards the historic settlement and the land comprises open space which plays an important role in maintaining the setting of the historic settlement.
The Cookham Dean Conservation Area is situated just beyond the parcels north and western boundaries. The open space surrounding the conservation area is recorded as important to the character and appearance of the area.
Conclusion Strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 163 Parcel Assessments D 164 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
C7 - Land west of Whyteladyes Lane, south of Kennel Lane track, Cookham Rise
Description
Parcel C7 is situated to the west of the excluded settlement of Cookham Rise and is bound by Kennel Lane track, the boundaries of properties on Whyteladyes Lane and Lesters Road, a tree belt, Long Lane and a field edge. The parcel comprises open land. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 165 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread sprawl of a built-up area. of the built-up area The parcel contributes to the separation of the built-up area of Cookham Rise with the Green Belt settlement of Cookham Dean. Development would The strength of the existing act to reduce the separation increasing the impression of sprawl. boundary and that which could be achieved should the The parcel is poorly related to the built-up area forming a distinct protrusion boundary be amended that would continue up rising land. In addition to not being contained by the built-up area, no surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the rising topography and open landscape.
Internally a hedgerow towards the eastern boundary defines a sub-area. This local area might be interpreted as making a lower contribution to preventing sprawl due to its limited depth and visibility of the urban edge. Notwithstanding this, the parcel is not visually contained with the land retaining a strong connection to the wider countryside and Green Belt.
The parcel is predominantly bordered by features lacking durability such as hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a very strong contribution to preventing settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of a narrow gap between the excluded settlements of development and existing Cookham Rise and the Green Belt settlement of Cookham Dean. The gap sporadic development is approximately 0.7km. The gap is largely open in character. The parcel is open land containing no built form. While mature hedgerows bound the parcel it is highly visible from surrounding areas, assisted by the rising topography as you move from east to west and the absence of mature trees of other vegetation within the parcel itself.
Internally a hedgerow towards the eastern boundary defines a sub-area. This local area might be interpreted as making a lower contribution to preventing the merging of settlements as a substantial area would remain. The limited depth also means that development would primarily be seen against the backdrop of the existing residential properties in Cookham Rise. Notwithstanding this the limited depth of the parcel would inhibit regular development, particularly within the northern section.
Development would significantly reduce the actual and perceived distance between the settlements. 166 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To prevent neighbouring towns from merging
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a very strong contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a strong countryside character. The land is in influences agricultural use and contains little built form associated with the agricultural use. The strength of the existing boundary and that which can be The land is highly visible from beyond the parcel, assisted by the rising achieved should the boundary be topography. This also provides a strong visual connection to the wider amended countryside and Green Belt and increasing the sense of rurality. Internally a hedgerow towards the eastern boundary defines a sub-area. This local area might be interpreted as making a lower contribution to preventing encroachment due to its limited depth. Notwithstanding this, the parcel is not visually contained with the land retaining a strong connection to the wider countryside and Green Belt.
The parcel is predominantly bordered by features lacking durability such as hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a very strong contribution to preserving the setting or contributes to the setting of a special qualities of a historic place. historic place The parcel adjoins the identified historic settlement of Cookham Dean. While boundary tree and shrub restrict views, the parcel provides some unspoilt views towards the historic settlement and the land comprises open space which plays an important role in maintaining the setting of the historic settlement.
The Cookham Dean Conservation Area is situated just beyond the parcels north and western boundaries. The open space surrounding the conservation area is recorded as important to the character and appearance of the area.
Conclusion Very strong Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 167 Parcel Assessments D
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 168 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 169 Parcel Assessments D
C9 - Land between Southwood Road and Lower Mount Farm, Long Lane, Cookham Rise
Description
Parcel C9 is situated to the south of the excluded settlement of Cookham Rise and is bound by Cannondown Road, Long Lane, a tree belt and the boundaries of properties on Lesters Road, The Shaw, Whyteladyes Lane and Southwood Road. The parcel largely comprises open land. Built form exists to the south eastern corner. 170 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a moderate contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel is well related to the built-up area. Whilst not concealed the land has a moderate visual containment as a result of the small farm The strength of the existing complex / industrial area preventing views to the south and a tree belt boundary and that which could be and boundary planting restricting views to the west and east. achieved should the boundary be amended The parcel is bordered by a mix of features some of which lack durability such as a tree belt. Tree belts are considered to have moderate strength. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
On balance the parcel is considered to make a moderate contribution. Development would extend the built-up area of Cookham Rise on to open land, however the land has a moderate sense of visual containment. The largely durable boundaries would guard against further development and unrestricted sprawl.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a moderate contribution to preventing settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of a gap between the two excluded settlements of development and existing Cookham Rise and Maidenhead. The gap is largely open and affords long sporadic development distance views. The parcel is also largely open containing only a few buildings to the south eastern corner.
Views into and out of the parcel from the south are restricted by the presence of the small farm complex / industrial area. Views from Cannondown Road and Switchback Road North, which connects the two settlements, are restricted in part by the presence of boundary planting. The settlement area beyond the parcel to the east extends a similar distance than the parcel.
Notwithstanding the parcel being within a gap, the degree of screening and the presence of settlement t the east, act to reduce the contribution made to the separation of settlements.
Conclusion Moderate
To assist in safeguarding the countryside from encroachment
Criteria Assessment Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 171 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing The parcel makes a moderate contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a largely rural character. The land is used for rural influences purposes and contains only limited built form. Notwithstanding this views into and out of the parcel to the wider countryside and Green Belt The strength of the existing are largely restricted by a tree belt, the adjoining small farm complex / boundary and that which can be industrial area (which is itself well concealed by mature boundary trees), achieved should the boundary be and boundary planting. amended The parcel is bordered by a mix of features some of which lack durability such as a tree belt. Tree belts are considered to have moderate strength. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
On balance the parcel is considered to make a moderate contribution. Development would extend the built-up area of Cookham Rise on to open land, however the land has a moderate sense of visual containment. The largely durable boundaries would guard against further development and encroachment.
Conclusion Moderate
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 172 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 173 Parcel Assessments D
C10 - Land between Long Lane Cookham & Kingshorn Park M'head including Cannon Court Farm
Description
Parcel C10 is situated between the two excluded settlements of Cookham Rise and Maidenhead. It is bound by Long Lane, Switchback Road North, Nightingale Lane and a field edge. The parcel comprises open land. 174 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up areas of Cookham Rise and Maidenhead. Development would act to reduce the separation The strength of the existing increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is well connected to the built-up areas. Notwithstanding this amended the parcel is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the rising topography and open landscape.
The parcel is bound by a mix of features. Whilst the eastern boundary if durable comprising a public road, the important western boundary lacks durability being a field edge. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a gap between the two excluded settlements development of Cookham Rise and Maidenhead. The gap is approximately 0.7km in distance. The gap is largely open and affords long distance views including into and out of the parcel.
The parcel is also largely open containing only a few buildings to the north eastern boundary. The parcel is highly visible from Switchback Road North which connects the two settlements.
Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character. The land is in agricultural use and contains very limited built form. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 175 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary The land is highly visible from beyond the parcel, assisted by the and that which can be achieved should rising topography. This provides a strong visual connection to the the boundary be amended wider countryside and Green Belt and increasing the sense of rurality.
The parcel is bound by a mix of features. Whilst the eastern boundary if durable comprising a public road, the important western boundary lacks durability being a field edge. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 176 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 177 Parcel Assessments D
C11 - Land between Long Lane, Cookham and Hungerford Drive, Maidenhead
Description
Parcel C11 is situated between the two excluded settlements of Cookham Rise and Maidenhead. It is bound by Long Lane, Switchback Road North, the boundaries of properties on Hungerford Drive and Maidenhead Road. The parcel comprises open land. The parcel comprises open land. 178 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up areas of Cookham Rise and Maidenhead. Development would act to reduce The strength of the existing the separation increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is well connected to the built-up area. Notwithstanding this amended the parcel is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography open landscape.
The boundaries of the parcel are durable comprising public roads. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a gap between the two excluded settlements development of Cookham Rise and Maidenhead. The gap is approximately 0.7km in distance. The gap is largely open and affords long distance views including into and out of the parcel.
The parcel is also open containing no built form. The parcel is highly visible from Switchback Road North and Maidenhead Road which connect the two settlements. The urban edge of both settlements is clearly visible.
Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character. The land is in agricultural use and contains very limited built form. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 179 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary and The land is highly visible from beyond the parcel, assisted by the that which can be achieved should the rising topography. This also provides a strong visual connection boundary be amended to the wider countryside and Green Belt and increasing the sense of rurality.
The boundaries of the parcel are durable comprising public roads. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 180 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 181 Parcel Assessments D
C12 - Land east of Strande Park Caravan Park, Cookham Rise
Description
Parcel C12 is situated to the south of the excluded settlement of Cookham Rise and is bound by the Strande Lane, the Strande Park Caravan Park and field edges. The parcel comprises open space associated with the adjoining caravan park. 182 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a lower contribution to preventing the unrestricted the irregular spread of the built-up area sprawl of a built-up area.
The parcel is well related to the built-up area. The parcel is not The strength of the existing boundary contained by the built-up area, however this in combination with the and that which could be achieved adjoining mature tree screens act to provide an increased sense of should the boundary be amended visual containment.
The parcel adjoins open countryside however on balance the land is more closely associated with the urban fringe.
The boundaries of the parcel lack durability comprising of hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel comprises an open space associated with the adjoining caravan park. The land visually contained by mature The strength of the existing boundary and tree lines / copse and has only a limited visual connection with that which can be achieved should the the wider countryside. On balance the land is more closely boundary be amended associated with the urban areas.
The boundaries of the parcel lack durability comprising of hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 183 Parcel Assessments D
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 184 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 185 Parcel Assessments D
C13 - Land south of School Lane, Cookham
Description
Parcel C13 is situated between the excluded settlements of Cookham and Cookham Rise. It is bound by Suttton Road, the boundaries of properties on School Lane, Strande / Fleet Ditch and a private track. 186 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up area of Cookham and Cookham Rise. Development would act to reduce the separation The strength of the existing increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is well related to built-up area of Cookham. Notwithstanding amended this the parcel is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The parcel is predominantly boarded by features lacking durability such as hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a very strong contribution to preventing coalescence of settlements, including settlements from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a narrow gap between the two excluded settlements of Cookham and Cookham Rise. The gap is approximately 0.3km at its closest point.
The land is highly visible from the adjoining Sutton Road. It is also highly visible from a number of public rights of way some of which go through the parcel.
Development would significantly reduce the actual and perceived distance between the settlement areas.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character. The land is in agricultural use and contains limited built form. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 187 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary and The land is highly visible from beyond the parcel, assisted by the that which can be achieved should the flat open topography. This also provides a visual connection to boundary be amended the wider countryside and Green Belt and increases the sense of rurality.
The parcel is predominantly boarded by features lacking durability such as hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a very strong contribution to preserving the setting or contributes to the setting of a special qualities of a historic place. historic place The parcel adjoins the historic settlement of Cookham, providing unspoilt views towards the historic settlement. Whilst the parcel is internally divided by lines of trees, these only soften rather than block views. The land comprises open space which plays an important role in maintaining the setting of the historic settlement.
The Cookham High Street Conservation Area adjoins the parcel at its northern boundary. The open space surrounding the conservation area is recorded as important to the character and appearance of the area.
Conclusion Very strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 188 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 189 Parcel Assessments D
C14 - Sutton Road Allotments, Sutton Road, Cookham
Description
Parcel C14 is situated to the east of the excluded settlement of Cookham and is bound by Sutton Road, the boundaries of properties on Sutton Close and field edges. The land comprises allotments. 190 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a strong contribution to preventing the unrestricted prevents the irregular spread of the sprawl of a built-up area. built-up area Development would create a stronger linkage between the built-up area and existing built within the Green Belt along Sutton Road, increasing The strength of the existing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is well related to the built-up area. Notwithstanding this the amended parcel is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The is highly visible from beyond the parcel, assisted by the flat topography and open landscape. The land as a strong connection to the wider countryside and Green Belt.
The boundaries of the parcel predominantly lack durability consisting of hedgerows. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a gap between the two excluded settlements development of Cookham and Maidenhead. The gap is approximately 1km in size and provides largely open providing long distance views across the wide countryside. The low level of built form including farm complexes and residential properties.
The parcel is largely open in character albeit with low structures associated with the existing use as allotments. The land is highly visible from Sutton Road which directly connects the two settlements.
Development would significantly reduce both the perceived and actual distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 191 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary and The is characterised by its use as allotments. Whilst alloyments that which can be achieved should the are not necessarily a rural use the parcel is not visually contained boundary be amended and has a strong visual relationship with wider farmland situated to the south and east of the parcel. On balance the land retains a rural character.
The boundaries of the parcel predominantly lack durability consisting of hedgerows. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
Whilst the parcel adjoins the historic settlement of Cookham and the Cookham High Street Conservation Area, the land is used as allotments. The parcel is not considered to play an important role in the wider landscape setting of Cookham.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 192 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 193 Parcel Assessments D
C15 - Land south of Mill Lane, Cookham
Description
Parcel C15 is situated to the south east of the excluded settlement of Cookham and is bound by Sutton Road, Mill land and field edges. The parcel comprises open land. 194 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel is poorly related to the built-up area of Cookham. Development would form a protrusion away from the built-up area. In The strength of the existing boundary addition the parcel is not contained by the built-up area nor does any and that which could be achieved surrounding feature provide a sense of visual containment. should the boundary be amended The land is highly visible from beyond the parcel assisted by the flat topography and open landscape. The parcel as a strong connection to the wider countryside and Green Belt.
The boundaries of the parcel are mixed but predominantly lack durability such as hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a very strong contribution to preventing coalescence of settlements, including settlements from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a gap between the excluded settlements of Cookham and Maidenhead. The gap is largely open and affords long distance views including into and out of the parcel.
Development would be highly visible from Sutton Road. It would also be highly visible from a number of adjoining public rights of way.
Development would significantly reduce the actual and perceived distance between the settlement areas.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character. The land is in agricultural use and contains no built form. The strength of the existing boundary and that which can be achieved should the The land is highly visible from beyond the parcel, assisted by boundary be amended the flat topography and open landscape, increasing the sense of rurality. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 195 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The boundaries of the parcel are mixed but predominantly lack durability such as hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a strong contribution to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel adjoins the identified historic settlement of Cookham which is excluded from the Green Belt. While boundary tree and shrub cover soften and restrict views into and out of the parcel, the land comprises open space which plays an important role in maintaining the setting of the historic settlement.
The Cookham High Street Conservation Area is situated a short distance beyond the parcel to the north. The open spaces surrounding the conservation area are recorded as important to the character and appearance of the designation.
Conclusion Strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 196 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 197 Parcel Assessments D
Datchet group
CONTEXT MAP 198 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
D1 - Datchet Road Allotments, Datchet Road, Datchet
Description
Parcel D1 is situated to the north west of the excluded settlement of Datchet and is bound by Datchet Road, a private road and the M4. The parcel comprises allotments. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 199 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up area of Datchet and area of Myrke/Slough. Development would act to reduce the separation The strength of the existing and reinforce existing linear development along Datchet Road increasing boundary and that which could the impression of sprawl. be achieved should the boundary be amended The parcel is poorly related too the main built-up area of Datchet. Development would create an illogical extension. In addition to not being contained by the built-up area, no surrounding feature provides a sense of visual containment.
The land is highly visible from beyond the parcel, including the M4 motorway. The land has a strong relationship with the wider countryside and Green Belt.
The boundaries of the parcel are predominantly durable comprising public roads. The important north western boundary lacks durability comprising a private road. Whilst not fully durable private roads are considered to me of moderate strength. The existing boundary of the Green Belt is durable comprising public roads and well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a narrow gap between the excluded development settlements of Datchet and Myrke / Slough. The gap is approximately 0.4km at its closest point. The parcel is largely open in character albeit with low structures associated with the existing use as allotments. Development would be visible. Ribbon development has occurred along Datchet Road and would be continued should development occur in this parcel. Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences 200 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary The parcel is characterised by its use as allotments. Whilst and that which can be achieved should alllotments are not are not necessarily an urban use, on balance, the boundary be amended the use combined with the traffic noise from the adjoining M4 results in the parcel having an urban fringe character.
The boundaries of the parcel are predominantly durable comprising public roads. The important north western boundary lacks durability comprising a private road. Whilst not fully durable private roads are considered to me of moderate strength. The existing boundary of the Green Belt is durable comprising public roads and well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / Limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 201 Parcel Assessments D 202 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
D2 - Land north of Eton Rd & south of Slough Rd, west of St Augustines Church, Datchet
Description
Parcel D2 is situated to the north west of the excluded settlement of Datchet and is bound by Slough Road, Eton Road and a tree line which runs parallel to the River Thames. The parcel comprises open land. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 203 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up area of Datchet and area of Myrke/Slough. Development would act to reduce the The strength of the existing separation and reinforce existing ribbon development along Datchet Road boundary and that which could increasing the impression of sprawl. be achieved should the boundary be amended The parcel is poorly related to the main built-up area of Datchet. In addition the parcel is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The land is highly visible from beyond the parcel, assisted by the flat topography and open landscape. The land has a strong relationship with the wider countryside and Green Belt.
The boundaries of the parcel are predominantly durable consisting of public roads. Whilst the tree line which forms the north west boundary lacks durability, the River Thames lies just beyond. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a very strong contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a narrow gap between the excluded settlements of Datchet and Myrke / Slough. The gap is approximately 0.4km at its closest point. The parcel is largely open in character and development would be visible. Ribbon development has occurred along Datchet Road and would be continued should development occur in this parcel. Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character. The land is in agricultural and containing no built form. 204 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary The land is highly visible rm beyond the parcel, assisted by the flat and that which can be achieved should topography and open landscape, providing a strong visual the boundary be amended connection to the wider countryside and Green Belt and increasing the sense of rurality.
he boundaries of the parcel are predominantly durable consisting of public roads. Whilst the tree line which forms the north west boundary lacks durability, the River Thames lies just beyond. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 205 Parcel Assessments D 206 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
D3 - Land north of Eton Road, adjacent to St Augustine's Church, Datchet
Description
Parcel D3 is situated to the north west of the excluded settlement of Datchet and is bound by Eton Road, the rear boundaries of properties on Slough Road and a field edge. The Parcel comprises a place of worship, associated hall and residential home alongside an open field. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 207 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a higher lower contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel is well related to the built-up area of Datchet. Whilst not contained by the built-up area, the existing built form acts in combination The strength of the existing with the built-up area to provide some sense of visual containment and boundary and that which could be reduce the lands relationship with the wider countryside and Green Belt. achieved should the boundary be amended The parcel is bound by a mix of features around half of which lack durability such as a hedgerow. The existing boundaries of the Green Belt are durable consisting of public roads and well defined and regular property boundaries.
On balance the parcel makes a low contribution. Development would extend the built-up area on to open land, however moderate built form already exists within the south western section which acts to visually contain the open area which is situated to the north west.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a mixed character. The southern section comprises a place of worship, associated hall and residential The strength of the existing boundary and homes. The northern section comprises an open field. Views that which can be achieved should the into and out of the parcel are restricted in part by the presence of boundary be amended the built form. On balance the parcel displays an urban fringe character.
The parcel is bound by a mix of features around half of which lack durability such as a hedgerow. The existing boundaries of the Green Belt are durable consisting of public roads and well defined and regular property boundaries. 208 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 209 Parcel Assessments D 210 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
D4 - Land between Slough Road and the M4, south east of allotments, Datchet
Description
Parcel D4 is situated to the north west of the excluded settlement of Datchet and is bound by the boundaries of properties on Slough Road, Whites Lane and the M4. The parcel comprises open land. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 211 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel does not contribute to preventing the unrestricted sprawl the irregular spread of the built-up area of a built-up area.
The parcel whilst not enclosed by the built-up area of Datchet, The strength of the existing boundary residential properties which are within the Green Belt enclosed and that which could be achieved enclose the land providing a sense of visual containment as a result. should the boundary be amended The boundaries of the parcel are durable consisting of regular and well defined property boundaries and public roads. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
On balance the parcel does not made a discernible contribution to this Green Belt purpose.
Conclusion None / limited
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a lower contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a gap between the excluded settlements of Datchet and Slough. The gap is largely open and development would be visible. Notwithstanding this M4 motorway dissects the gap providing a strong severance effect. Given the severance effect and undeveloped area north of the M4, development could be accommodated without the risk of the settlements merging.
Conclusion Lower
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a rural character comprises an open field / scrubland with no built form. Notwithstanding the parcel is The strength of the existing boundary and enclosed by built form which restricts views into and out of the that which can be achieved should the parcel. On balance the land has an urban fringe character. The boundary be amended sense of rurality is further diminished by intrusive traffic noise from the adjacent M4.
The boundaries of the parcel are durable consisting of regular and well defined property boundaries and public roads. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries. 212 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 213 Parcel Assessments D 214 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
D5 - Land north and east of Churchmede Secondary School, Priory Road, Datchet
Description
Parcel D5 is situated to the north of the excluded settlement of Datchet and is bound by the boundaries of properties on Whites Lane, Slough Road and Deepfield, Churchmede Secondary School, Riding Court Road and the M4. The parcel largely comprises open land. The southern area is used for outdoor sports and recreation. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 215 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a moderate contribution to preventing the unrestricted prevents the irregular spread of sprawl of a large built-up area. the built-up area The parcel is well related to the built-up area of Datchet and as such it would be a logical extension. Whilst not contained by the built-up area, The strength of the existing adjoining development within the Green Belt acts in combination with the boundary and that which could adjoining built-up area to provide an increased a sense of visual be achieved should the boundary containment although the size of the parcel means that the land retains be amended a sense of openness. The parcel is highly visible from the adjoining M4.
The boundaries of the parcel are durable consisting of public roads and well defined and regular property boundaries. The existing boundary of the Green Belt is durable, consisting of public roads and well defined property boundaries.
On balance the parcel makes a moderate contribution. Development would extend the built-up area of Datchet onto highly visible open land. Visibility is from the M4 and not the wider countryside. The durable boundary would guard against further development and sprawl.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a lower contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a gap between the excluded settlements of Datchet and Slough. The gap is largely open and development would be visible. Notwithstanding this M4 motorway dissects the gap providing a strong severance effect. Given the severance effect and undeveloped area north of the M4, development could be accommodated without the risk of the settlements merging.
Conclusion Lower
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a moderate contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a rural character comprising largely open land. influences Past encroachment has occurred to the southern area which is used for outdoor sports and recreation. 216 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing Notwithstanding this, the sense of rurality is reduced by intrusive traffic boundary and that which can be noise arising from the adjacent M4. This also acts to reduce any achieved should the boundary be connection with the wider countryside and Green Belt. The land is amended highly visible from the M4.
The boundaries of the parcel are durable consisting of public roads and well defined and regular property boundaries. The existing boundary of the Green Belt is durable, consisting of public roads and well defined property boundaries.
On balance the parcel makes a moderate contribution. Development would extend the built-up area of Datchet onto highly visible open land. Visibility is from the M4 and not the wider countryside. The durable boundary would guard against further development and encroachment.
Conclusion Moderate
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a lower contribution to preserving the setting or special qualities contributes to the setting of a historic place. of a historic place The parcel provides some long distance views of Windsor Castle, although views are restricted by mature boundary trees and built form. The parcel more strongly relates to the settlement of Datchet which adjoins the parcel and is located between it and Windsor.
The parcel adjoins the identified historic settlement of Datchet which is excluded from the Green Belt. The land which comprises open space makes a contribution to maintaining the setting of the historic area, however the role is considered limited due to the presence of the M4 motorway and existing built form.
The Datchet Conservation Area abuts the parcel at its southern boundary, where the land is used for outdoor sport and leisure uses. A higher level of contribution is localised in this southern part of the parcel which is visible on an approach to the historic core of Datchet.
Conclusion Lower
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 217 Parcel Assessments D 218 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
D6 - Land enclosed by London Rd, the M4 and Riding Court Road, Datchet
Description
Parcel D6 is situated to the north of the excluded settlement of Datchet and is bound by London Road, including property boundaries, Riding Court Road and the M4. The parcel comprises open land. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 219 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a moderate contribution to preventing the unrestricted prevents the irregular spread of the sprawl of a large built-up area. built-up area The parcel is well related to the built-up area of Datchet and as such it would be a logical extension. Notwithstanding this the parcel is not The strength of the existing contained by the built-up area nor does any surrounding feature provide boundary and that which could be a sense of visual containment. The parcel is highly visible from the achieved should the boundary be adjoining M4. amended The boundaries of the parcel are durable consisting of public roads and well defined and regular property boundaries. The existing boundary of the Green Belt is durable, consisting of public roads and well defined property boundaries.
On balance the parcel makes a moderate contribution. Development would extend the built-up area of Datchet onto highly visible open land. Visibility is not from the wider countryside. The durable boundary would guard against further development and sprawl.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a lower contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a gap between the excluded settlements of Datchet and Slough. The gap is largely open and development would be visible. Notwithstanding this M4 motorway dissects the gap providing a strong severance effect. Given the severance effect and undeveloped area north of the M4, development could be accommodated without the risk of the settlements merging.
Conclusion Lower
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a moderate contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a rural character comprising largely open land. influences Notwithstanding this, the sense of rurality is reduced by intrusive traffic noise arising from the adjacent M4. This also acts to reduce any The strength of the existing boundary connection with the wider countryside and Green Belt. The land is and that which can be achieved highly visible from the M4. should the boundary be amended 220 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The boundaries of the parcel are durable consisting of public roads and well defined and regular property boundaries. The existing boundary of the Green Belt is durable, consisting of public roads and well defined property boundaries.
On balance the parcel makes a moderate contribution. Development would extend the built-up area of Datchet onto highly visible open land. Visibility is not from the wider countryside. The durable boundary would guard against further development and encroachment
Conclusion Moderate
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 221 Parcel Assessments D 222 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
D7 - Land south of Austin Way, Langley
Description
Parcel D7 is situated to the south of the built-up area of Sough / Brands Hill and is bound by Ditton Park Road, Kinds Court Road and a private road south of Austin Way. The parcel comprises a number of properties including Ditton Farm. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 223 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a lower contribution to preventing the unrestricted the irregular spread of the built-up area sprawl of a built-up area.
The parcel is well related to the built-up area of Brands Hill. Whilst The strength of the existing boundary not contained by it, the existing built form acts reduce the lands and that which could be achieved connection with the wider countryside and Green Belt. should the boundary be amended The boundaries of the parcel are durable consisting of public roads and well defined and regular property boundaries. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
On balance the parcel makes a low contribution. Development would intensify an existing developed area in a highly visible location.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a lower contribution to preventing settlements from coalescence of settlements, including merging. consideration of ribbon development and existing sporadic development The parcel forms part of a gap between the excluded settlements of Datchet and Slough Brands Hill. The gap is characterised by the embankment of The Queen Mother Reservoir to the south of the M4 and contains moderate levsl of built form to the north of the M4 where further development would be visible. Notwithstanding this M4 motorway provides a strong severance effect. Given this, development could be accommodated without the risk of the settlements merging.
Conclusion Lower
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of sporadic countryside from encroachment. development and other urbanising influences The parcel is has a mixed character as a result of the uses The strength of the existing boundary and found across the land and the level of built form. On balance that which can be achieved should the the parcel is considered to display any urban fringe character. boundary be amended The boundaries of the parcel are durable consisting of public roads and well defined and regular property boundaries. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries. 224 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 225 Parcel Assessments D 226 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
Eton group
CONTEXT MAP Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 227 Parcel Assessments D
E1 - Land north of Common Road including Bell Farm, Eton
Description
Parcel E1 is situated to the north of the excluded settlement of Eton Wick and is bound by Bell Lane, Common Road and field edges. The parcel largely comprises open land but it also contains a farm complex and allotments. 228 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a strong contribution to preventing the unrestricted the irregular spread of the built-up area sprawl of a built-up area.
The parcel is well related to the main built-up area of Eton Wick. The strength of the existing boundary Notwithstanding this the parcel is not contained by the built-up area and that which could be achieved nor does any surrounding feature provide a sense of visual should the boundary be amended containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is visible beyond the parcel, assisted by the flat topography and open landscape.
The boundaries of the parcel lack durability comprising of fencing and tree lines. The existing boundary of the Green Belt is durable, consisting of a road and well defined and regular property boundaries.
Conclusion Strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a moderate contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a gap between the excluded settlements of Eton Wick and Slough. The gap is largely open and development would be visible. Notwithstanding this Jubilee River and the M4 motorway dissect the gap providing a strong severance effect. Given the severance effect and character and scale of the gap, some development could be accommodated without the risk of the settlements merging.
Conclusion Moderate
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural character. The land is largely in agricultural and pastoral use, and allotments. Built form within The strength of the existing boundary the parcel comprises of a farm complex. and that which can be achieved should the boundary be amended The land is highly visible from beyond the parcel, assisted by the flat topography and open landscape, providing a strong visual connection to the wider countryside and Green Belt and increasing the sense of rurality. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 229 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The boundaries of the parcel lack durability comprising of fencing and tree lines. The existing boundary of the Green Belt is durable, consisting of a road and well defined and regular property boundaries.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel makes a lower contribution to preserving the setting or to the setting of a historic place special qualities of a historic place.
The parcel provides long distance views of Windsor Castle, although views in places are restricted by mature boundary trees and built form. The parcel comprises open space which contributes to the wider landscape setting of Windsor and Eton.
Conclusion Lower
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 230 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 231 Parcel Assessments D
E2 - Land south of Haywards Mead comprising Eton Wick Recreation Ground, Eton
Description
Parcel E2 is located to the south of the excluded settlement of Eton Wick and is bound by Haywards Mead, the boundaries of properties on Princes Close, the Boveney Ditch and a field edge. The parcel comprises open land which is used as a recreation field. 232 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a strong contribution to preventing the unrestricted the irregular spread of the built-up sprawl of a built-up area. area The parcel is well related to the main built-up area of Eton Wick. Notwithstanding this the parcel is not contained by the built-up area The strength of the existing boundary nor does any surrounding feature provide a sense of visual and that which could be achieved containment. should the boundary be amended The parcel displays a strong connection to the wider countryside and Green Belt and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The parcel is bound by a mix of features of which around half lack durability in the form of fencing. The existing boundary of the Green Belt is durable, consisting of a public road and well defined and regular property boundaries.
Conclusion Strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a lower contribution to preventing settlements from the coalescence of settlements, merging. including consideration of ribbon development and existing sporadic The parcel forms part of a gap between the excluded settlements of development Eton Wick and Eton, and Eton Wick and Windsor. The gap is open and development would be visible. Notwithstanding this, the settlement of Eton Wick extends further east than the boundary of this land parcel. The character and scale of the gap are such that some development could be accommodated without the risk of the settlements merging. Furthermore, the different townscapes of Eton Wick and Eton and the physical effect of the River Thames separating Eton Wick and Windsor help to reinforce the separate identity of each settlement.
Conclusion Lower
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays an overall rural character, comprising largely open land. Whilst used as a recreation field the majority of the land The strength of the existing boundary us grassed and there is little built form or other urbanising features. and that which can be achieved should the boundary be amended Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 233 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The land is highly visible from beyond the parcel, providing a strong visual connection to the wider countryside and Green Belt and increasing the sense of rurality. The strength of this connection offsets any urbanising impact from the recreation use and urban edge.
The parcel is bound by a mix of features of which around half lack durability in the form of fencing. The existing boundary of the Green Belt is durable, consisting of a public road and well defined and regular property boundaries.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a strong contribution to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel provides unspoilt views of Windsor Castle which is the dominant feature of the identified historic settlement of Windsor. The parcel also provides views to some of the taller buildings of Eton College within the identified historic settlement of Eton. The parcel comprises open space which contributes to the wider landscape setting of Windsor and Eton.
Conclusion Strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 234 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 235 Parcel Assessments D
E3 - Land north of Eton Wick Road including Crown Farm, Eton
Description
Parcel E3 is situated to the west of the excluded settlement of Stonebridge Field, Eton Wick. The parcel is bound by Eton Wick Road, field edges and the boundaries of properties on Bunces Close. The majority of the parcel comprises open land, but a small business complex formed out of converted farm buildings is located towards the western and northern boundaries. 236 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up areas of Eton Wick. Development would act to reduce the separation increasing the The strength of the existing impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is poorly related to the main built-up area of Eton Wick, amended connecting only to the detached area of Stonebridge Field. In addition the parcel is not contained by the built-up area. Boundary trees and existing built form act to partly restrict views into and out of the parcel but do not provide a sense of visual containment.
The boundaries of the parcel lack durability comprising hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a very strong contribution to preventing coalescence of settlements, including settlements from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a narrow gap between the two excluded settlements which form Eton Wick, Eton Wick itself and the Stonebridge Field area. The gap is approximately 0.45km and contains a moderate level of development, including small business premises. The land is highly visible from Eton Wick Road. Development would significantly reduce the actual and perceived distance between the settlement areas.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a mixed character. The southern and central section is characterised by rural use comprising open fields with no The strength of the existing boundary built form. The northern section has been subject to past and that which can be achieved should development comprising converted farm buildings now in commercial the boundary be amended use. The southern and central section has a largely rural character, assisted by the land relationship with the common land found beyond the parcel to the south. On balance the land has an urban fringe character. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 237 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The boundaries of the parcel lack durability comprising hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel makes a lower contribution to preserving the setting or to the setting of a historic place special qualities of a historic place.
The parcel provides long distance views of Windsor Castle, although views in places are restricted by mature boundary trees and built form. The parcel makes a limited contribution to the wider landscape setting of Windsor and Eton.
Conclusion Lower
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 238 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 239 Parcel Assessments D
E4 - Land south of Eton Wick Road, comprising Eton College sports ground, Eton
Description
Parcel E4 is situated to the west of the excluded settlement of Eton and is bound by Eton Wick Road, a recreation ground and field edge. The parcel comprises a metalled sports ground. 240 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a lower contribution to preventing the unrestricted prevents the irregular spread of the sprawl of a built-up area. built-up area The parcel is well related to the main built-up area of Eton. The parcel is not contained by the built-up area, but mature boundary trees and The strength of the existing planting provide a moderate sense of visual containment by restricting boundary and that which could be views to the adjoining countryside and Green Belt. achieved should the boundary be amended The boundaries of the parcel lack durability comprising tree and shrub lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
On balance the parcel makes a low contribution. Whilst only moderately visually contained the limited size and depth of the parcel in combination with the developed nature of the land reduces the land contribution to restricting sprawl.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a lower contribution to preventing settlements from the coalescence of settlements, merging. including consideration of ribbon development and existing sporadic The parcel forms part of a gap between the excluded settlements of development Eton and Eton Wick. The gap is open and development would be visible although surrounding tree and shrub cover would soften the visual appearance. Notwithstanding this, the settlement of Eton extends further west than the boundary of this land parcel. The character and scale of the gap are such that development could be accommodated without the risk of the settlements merging. Furthermore, the different townscapes of Eton and Eton Wick help to reinforce the separate identity of each settlement.
Conclusion Lower
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays an urban fringe character, comprising of a metalled sports ground with high wire fencing. There is only The strength of the existing boundary and a moderate visual relationship to the adjoining countryside due that which can be achieved should the to mature boundary planting restricting views. boundary be amended Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 241 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The boundaries of the parcel lack durability comprising tree and shrub lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a moderate contribution to preserving the setting or contributes to the setting of a special qualities of a historic place. historic place The parcel adjoins the identified historic settlement of Eton. While boundary tree and shrub cover restrict views into and out of the parcel, the land comprises open space which is important to the setting of the historic area. The parcel also abuts the Eton Conservation Area at its northern and eastern boundaries.
Conclusion Moderate
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 242 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 243 Parcel Assessments D
Horton group
CONTEXT MAP 244 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
H1 - Land south of Moorland Avenue and Pope Close, Colnbrook
Description
Parcel H1 is situated to the south west of the excluded settlement of Colnbrook and is bound by Horton Road, Popes Close, the boundaries of properties on Moorland Avenue and field edges. The parcel comprises minerals workings. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 245 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up area of Brands Hill / Slough and the Green Belt settlement of Horton. Development would act The strength of the existing to reduce the separation and reinforce existing linear development along boundary and that which could Horton Road increasing the impression of sprawl. be achieved should the boundary be amended The parcel is poorly related to the main built-up area of Brands Hill / Slough. In addition the parcel is not contained by the built-up area. Earth mounds to the boundary of the parcel conceal the minerals working and acts restrict long distance views. These do not however provide a sense of visual containment.
The parcel displays a moderate relationship with the wider countryside and Green Belt. Restoration the land will return the parcel to displaying a strong relationship.
The boundaries of the parcel are not durable comprising of earth mounds and private tracks. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a very strong contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a gap between the excluded settlement of Brands Hill / Slough and the Green Belt settlement of Horton. The gap is approximately 1.1km in distance. The gap is largely open. Earth mounds to the boundary of the parcel conceal the minerals working and act restrict long distance views. The original ground condition as a flat topography.
Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences 246 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary The parcel comprises a minerals extraction site. Whilst this and that which can be achieved should currently reduces the rural character of the land, following the boundary be amended restoration, the land will return to displaying a strong rural character. Whilst earth mounds currently restrict long distance views, following restoration the flat topography and open landscape will allow views beyond the parcel increasing the sense of rurality.
The boundaries of the parcel are not durable, comprising earth mounds and private tracks. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 247 Parcel Assessments D 248 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
H2 - Land west of Crown Meadow, Brands Hill
Description
Parcel H2 is situated to south of the excluded settlement of Brands Hill and is bound by The Queen Mother Reservoir, Springfield Road, the boundaries of properties on Crown Meadow and Horton Road. The parcel largely comprises open land open which is used in associated with the adjoining reservoir and water based activities. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 249 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a lower contribution to preventing the unrestricted the irregular spread of the built-up sprawl of a built-up area. area The parcel is well related to the built-up area of Brands Hill. Whilst not contained by the built-up area, the parcel has a partial sense of The strength of the existing boundary visual containment as a result of the built-up area acting in and that which could be achieved combination with the reservoir embankment, and mature boundary should the boundary be amended planting acting to restrict or soften views to and from the wider countryside and Green Belt.
The boundaries of the parcel are predominantly durable consisting of the reservoir embankment and public road. The existing boundaries of the Green Belt are durable consisting of well defined and regular property boundaries.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a lower contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a gap between the excluded settlement of Brands Hill and Colnbrook. The gap is narrow at approximately 0.1km in distance. The gap is largely open.
The parcel extends only partly extends into the gap with the majority of it being well related to the existing settlement. In addition, the south eastern section of the parcel is heavily treed. Avoiding development in this area would allow some development without the risk of merging.
Conclusion Lower
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a mixed character comprising woodland and which is used in association with the adjoining reservoir. The strength of the existing boundary and that which can be achieved should Views into and out of the parcel are partly restricted by boundary the boundary be amended planting and the reservoir embankment, resulting in a weak visual connection to the wider countryside and Green Belt. On balance the land has an urban fringe character. 250 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The boundaries of the parcel are predominantly durable consisting of the reservoir embankment and public road. The existing boundaries of the Green Belt are durable consisting of well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 251 Parcel Assessments D 252 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
Maidenhead group
CONTEXT MAP Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 253 Parcel Assessments D
M1 - Land north of Furze Platt Road, Maidenhead
Description
The parcel is situated to the north of the excluded settlement of Maidenhead and is bound by Malders Lane and field edges. The parcel largely comprises open land. A quarry is located centrally. 254 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a strong contribution to preventing the unrestricted the irregular spread of the built-up sprawl of a built-up area. area The parcel is well connected to the built-up area of Maidehead. Notwithstanding this it is not contained by the built-up area nor does The strength of the existing boundary any surrounding feature provide a sense of visual containment. and that which could be achieved should the boundary be amended The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the rising topography and open landscape.
The boundaries of the parcel lack durability consisting of a private track, hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a very strong contribution to preventing settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of a gap between the excluded settlement of development and existing Maidenhead and the Green Belt settlement of Cookham Dean. The gap is sporadic development approximately 1.5km. The gap is largely open and affords long distance views including into and out of the parcel. The complexes of Mount Farm and Rutland Farm are located between the settlements. Development would be visible from the Furze Platt Road and adjoining lanes.
Development would reduce the actual distance between the settlements, extending further north than the settlement boundary found to the east of the parcel. The presence of wider built form within the gap increases importance of open areas and the gaps sensitivity to further development. The scale of the gap is therefore important to restricting the merging of the settlements.
Notwithstanding the settlement boundary to the west of the parcel, the land is highly visible and affords long distance views. Development would significantly reduce the perceived separation between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 255 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural character. The land is in agricultural use and containing very limited built form. The strength of the existing boundary and that which can be achieved should The land is highly visible from beyond the parcel, providing a strong the boundary be amended visual connection to the wider countryside and Green Belt increasing the sense of rurality. The parcel is highly visible from the busy Furze Platt Road, providing a clear transition from town to countryside.
The boundaries of the parcel lack durability consisting of a private track, hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 256 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 257 Parcel Assessments D
M2 - Land known as Spencer's Farm, north of Lutman Lane, Maidenhead
Description
Parcel M2 is situated to the north of the excluded settlement of Maidenhead and is bound by the railway line, a woodland edge and the York Stream. The largely parccel comprises open land. The south east corner is used as a sports pitch. 258 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a lower contribution to preventing the unrestricted prevents the irregular spread of the sprawl of a built-up area. built-up area The parcel is well related to the built-up area of Maidenhead, being bound on two sides. Whilst not contained by the built-up area, the The strength of the existing woodland copse to the north of the parcel provides some sense of visual boundary and that which could be containment, assisted by the tree line which runs parallel to the York achieved should the boundary be Stream which comprises the eastern boundary. amended Whilst not concealed the land has a moderate visual containment as a result of the woodland copse beyond the northern boundary. The tree line to the eastern boundary softens views to the wider countryside and Green Belt, reducing the relationship.
The boundaries of the parcel are durable comprising a woodland edge and a waterway. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a lower contribution to preventing settlements from the coalescence of settlements, merging. including consideration of ribbon development and existing sporadic The parcel forms part of a gap between the excluded settlements of development Maidenhead and Cookham Rise. The gap is generally open and development would be visible from Switchback Road North and Maidenhead Road which connect the settlements.
Notwithstanding this, the parcel is bounded by mature vegetation including a small copse to its north, restricting views into the parcel when views from the wider gap and associated roads. Further the settlement boundary to the west extends a similar distance north to that of the parcel. Both aspects act to reduce potential impacts on the perceived and actual separation of the settlements.
Conclusion Lower
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a moderate contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a largely rural character comprising an open influences agricultural field within which a small area is used as a sports pitch. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 259 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing Views into and out of the parcel are concealed from the north by the boundary and that which can be woodland copse. Views from the east are partly restricted by a mature achieved should the boundary be tree line which runs parallel to the York Stream. Development would amended however be visible. These in combination reduce the lands visual connection with the wider countryside and Green Belt.
The boundaries of the parcel are durable comprising a woodland edge and a waterway. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
On balance the parcel makes a moderate contribution. Development would extend the built-up area of Maidenhead on to open land, however the land benefits from a moderate sense of visual containment. The durable boundaries would guard against further development and encroachment.
Conclusion Moderate
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 260 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 261 Parcel Assessments D
M3 - Land west of Maidenhead Court Park, Maidenhead
Description
Parcel M3 is situated to the north of the excluded settlement of Maidenhead and is bound by field edges. The parcel comprises open land. 262 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up area of Maidenhead and Cookham Rise, and Maidenhead and Cookham. The strength of the existing Development would act to reduce the separation increasing the boundary and that which could be impression of sprawl. achieved should the boundary be amended The parcel is poorly related to the built-up area. In addition the parcel is not contained by the built-up area now does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The boundaries of the parcel lack durability comprising a private track, hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a strong contribution to preventing settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of two gaps, the one being between the two excluded development and existing settlements of Maidenhead and Cookham Rise and the second being sporadic development between the excluded settlements of Maidenhead and Cookham. The gaps are around 1 and 1.2 km wide and contain a limited level of built form including farm complexes and residential properties. The gap is largely open and affords long distance views.
The parcel is open and contains no built form. Views into and out of the parcel are restricted in part by lines of trees and shrubs.
Development would reduce the actual distance between the settlements, extending further west and north than the settlement boundary east of the parcel. The parcel also reduce perceived separation through being a protrusion from the existing settlement.
Conclusion Strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 263 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural character. The land comprises agricultural fields and contains no built form. The strength of the existing boundary and that which can be achieved should the The land is visible from beyond the parcel, assisted by the open boundary be amended landscape, providing a strong visual connection to the wider countryside and Green Belt and increasing the sense of rurality.
The boundaries of the parcel lack durability comprising a private track, hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 264 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 265 Parcel Assessments D
M4 - Land east of Lower Cookham Road, north of Whitebrook Park, Maidenhead
Description
Parcel M4 is situated to the north of the excluded settlement of Maidenhead and is bound by the Lower Cookham Road, a field edge and a woodland edge. The parcel comprises open land. 266 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up area of Maidenhead and Cookham. Development would act to reduce the The strength of the existing separation increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is well connected to the built-up area. Notwithstanding this amended it is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The boundaries of the parcel lack durability with the main boundary comprising a tree line. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a strong contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a gap between the two excluded settlements of Maidenhead and Cookham. The gap is approximately 1km in size and contains a low level of built form including farm complexes and residential properties.
The parcel is open and contains no built form. The land is highly visible from Lower Cookham Road which directly connects the two settlements.
Development would significantly reduce both the perceived and actual distance between the settlements.
Conclusion Strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural character. The land comprises agricultural fields and containing no built form. The open landscape allows for views beyond the parcel increasing the Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 267 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary and sense of rurality. The parcel is highly visible from the busy Lower that which can be achieved should the Cookham Road, providing a clear transition from town to boundary be amended countryside.
The boundaries of the parcel lack durability with the main boundary comprising a tree line. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 268 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 269 Parcel Assessments D
M5 - Land east of Whitebrook Park, Lower Cookham Road, north of Islet Park Drive, Maidenhead
Description
Parcel M5 is situated to the north of the excluded settlement of Maidenhead and is bound by the Whitebrook Park estate to the west, a field edge to the north and a woodland to the east. The parcel comprises open land used in association with Whitebrook Park. 270 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a lower contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel is well related to the built-up area of Maidenhead being bound on two sides. Whilst not contained by the built-up area the land has a The strength of the existing sense of visual containment as a result of the built-up area acting in boundary and that which could be combination with the woodland to the eastern boundary. achieved should the boundary be amended The parcel is bound by a mix of features around a third of which lack durability being a tree line. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
On balance the parcel makes a lower contribution. Development would extend the built-up area of Maidenhead on to open land, however the lands strongest association is with the adjoining employment area and adjoining residential properties, with only a weak connection with the wider countryside and Green Belt.
Whilst the boundary is not durable the existing tree line is mature and provides a sense of visual containment.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a lower contribution to preventing settlements from the coalescence of settlements, merging. including consideration of ribbon development and existing sporadic The parcel forms part of a gap between the excluded settlements of development Maidenhead and Cookham. The gap is largely open and development would be visible.
Notwithstanding this, the parcel is bounded by mature tree line to the north and a mature woodland to the east, restricting views into the parcel when views from the wider gap and the Thames Path. Further land is closely associated with the existing employment area to west which is contiguous with the parcels boundary. Both aspects act to reduce potential impacts on the perceived and actual separation of the settlements. Development could be accommodated without the risk of the settlements merging.
Conclusion Lower
To assist in safeguarding the countryside from encroachment
Criteria Assessment Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 271 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel is characterised by its use as grassed area no built form. Despite this, the site interacts with the adjoining The strength of the existing boundary and employment estate and has a relatively weak association with that which can be achieved should the the wider countryside. On balance the land has an urban fringe boundary be amended character.
The parcel is bound by a mix of features around a third of which lack durability being a tree line. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 272 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 273 Parcel Assessments D
M6 - Land west of Sheephouse Road, Maidenhead
Description
Parcel M6 is situated to the north of the excluded settlement of Maidenhead and is bound by the Sheephouse Road, Maidenhead Court Park and lake edge. The parcel largely comprises open land, but the northern section contains a moderate level of built form including a farm complex and small business complex. 274 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a moderate contribution to preventing the the irregular spread of the built-up area unrestricted sprawl of a built-up area.
The parcel is well connected to the built-up area of Maidenhead. The strength of the existing boundary Notwithstanding this it is not contained by the built-up area nor does and that which could be achieved any surrounding feature provide a sense of visual containment. should the boundary be amended Whilst the parcel contains a moderate level of built form it retains a rural character and connection to the wider countryside and Green Belt.
The boundaries of the parcel lack durability comprising a private track, hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural character. The land comprises agricultural fields although the northern parts of the parcel contains The strength of the existing boundary a moderate level of built form in the form of farm complex and and that which can be achieved should associated commercial activities. the boundary be amended The land is visible from beyond the parcel, providing a strong visual connection to the wider countryside and Green Belt and increasing the sense of rurality.
The boundaries of the parcel predominantly lack durability comprising a private track, hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Strong Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 275 Parcel Assessments D
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 276 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 277 Parcel Assessments D
M7 - Maidenhead Sailing Club, Summerleaze Road, Maidenhead
Description
Parcel M7 is located to the north of central Maidenhead, and excluded settlement, and is bounded by a gravel pit. The land comprises the Maidenhead Sailing Club facility which includes buildings and hard standing. 278 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a lower contribution to preventing the unrestricted prevents the irregular spread of the sprawl of a built-up area. built-up area The parcel is well connected to the built-up area. Whilst not contained by the built-up area, the woodland situated beyond the western The strength of the existing boundary of the parcel results provides an additional degree of visual boundary and that which could be containment. The degree of containment coupled with the existing achieved should the boundary be built form and the limited depth of the parcel means that on balance amended the land is more strongly association with the urban area over any connection with the wider countryside and Green Belt.
The parcel is bound by a mix of features with a small area lacking durability consistent of fencing and a tree line. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel has a mixed character comprising land uses for recreational activities but with extensible visual links to adjoining The strength of the existing boundary and areas, particularly across the gravel pit. There is limited built that which can be achieved should the form within the parcel but extensive hardstanding. On balance boundary be amended the parcel has an urban fringe character.
The parcel is bound by a mix of features with a small area lacking durability consistent of fencing and a tree line. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 279 Parcel Assessments D
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 280 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 281 Parcel Assessments D
M8 - Summerleaze Office and Workshop, Summerleaze Road, Maidenhead
Description
Parcel M8 is situated to the north of central Maidenhead, and excluded settlement, and is bound by a woodland and gravel pit edge and a private road. The parcel comprises a mineral processing works and associated office. 282 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a lower contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel is well related to the built-up area of Maidenhead. Although the parcel is not contained by the built-up area the land contains a The strength of the existing moderate about of built form associated with its use. Additionally the boundary and that which could woodland to the east provides a sense of visual containment when viewed be achieved should the boundary from that direction. The tree line which runs parallel with the private road be amended to the west acts to partly restricts views. The degree of containment coupled with the existing built form means that on balance the land is more strongly association with the urban area over any connection with the wider countryside and Green Belt.
The parcel is bound by a mix of features with around half the boundary lacking durability consisting of a of private road and tree line. Whilst not fully durable a private road is considered to be of moderate strength. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel is characterised by its use as minerals processing area associated with the workings beyond the parcel to the north. The strength of the existing boundary and Whilst minerals processing is not necessarily an urban use, on that which can be achieved should the balance the parcel has an urban fringe character. boundary be amended The parcel is bound by a mix of features with around half the boundary lacking durability consistent of private road and tree line. Whilst not fully durable a private road is considered to be of moderate strength. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 283 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 284 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 285 Parcel Assessments D
M9 - Land including North Town Moor, Maidenhead
Description
Parcel M9 is situated to the north of central Maidenhead, an excluded settlement, and is bound by Blackamoor Lane, Ray Mill Road West, North Town Moor, the rear of properties on North Town Road and a field edge. The parcel largely comprises open land, but also includes allotments and a former plant nursery. 286 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a strong contribution to preventing the unrestricted sprawl prevents the irregular spread of of a built-up area. the built-up area The parcel is well related to the built-up area of Maidenhead and is largely contained by it at its southern end. The northern end is not contained. The strength of the existing Notwithstanding this, the parcel displays a strong connection to the wider boundary and that which could countryside and Green Bet and is visible from beyond the parcel. This is be achieved should the particularly the case with the northern sections. boundary be amended Internally hedgerows define sub-areas. These local areas might be interpreted as making a lower contribution due to their limited depth and visibility of the urban edge. Notwithstanding this, these sub-areas are not visually contained.
The parcel is predominantly bound by durable features however the important northern boundaries lacks durability comprising of tree lines. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
On balance the parcel makes a strong contribution. Development would be largely contained by the built-up area, however the important northern boundaries are not durable and are insufficient to guard against further sprawl.
Conclusion Strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a strong contribution to safeguarding the countryside countryside character, including from encroachment. consideration of sporadic development and other urbanising The parcel displays a largely rural character. The land comprises influences open land, a plant nursery and allotments and contains little built form.
The strength of the existing boundary The land is visible from beyond the parcel, providing a strong visual and that which can be achieved connection to the wider countryside and Green Belt and increasing should the boundary be amended the sense of rurality This is particularly the case in the northern section of the parcel. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 287 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
Internally hedgerows define sub-areas. These local areas might be interpreted as making a lower contribution due to their limited depth and visibility of the urban edge. Notwithstanding this, these sub-areas are not visually contained.
The parcel is predominantly bound by durable features however the important northern boundaries lacks durability comprising of tree lines. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 288 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 289 Parcel Assessments D
M10 - Land west of Cannon Lane, Maidenhead
Description
Parcel M10 is situated to the west of the excluded settlement of Maidenhead and is bound by the private access road to Claires Court School, the school boundary itself and a field edge. The parcel comprises open land. 290 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a strong contribution to preventing the unrestricted sprawl prevents the irregular spread of of a built-up area. the built-up area The parcel contributes to the separation of the built-up area of Maidenhead and the Green Belt settlement of Woolley Green. Development would act The strength of the existing to reduce the separation increasing the impression of sprawl. boundary and that which could be achieved should the The parcel is well related to the built-up area. Notwithstanding this it is not boundary be amended contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
Internally a hedgerow towards the eastern boundary defines a sub-area. This local area might be interpreted as making a lower contribution to preventing sprawl due to its limited depth. Notwithstanding this, the parcel is not visually contained with the land retaining a strong connection to the wider countryside and Green Belt.
The boundaries of the parcel predominantly lack durability such as tree lines and fencing. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a moderate contribution to presenting settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of a gap between Maidenhead and Littlewick Green, development and existing and extends to the Woolley Green area. The gap is approximately 0.7km sporadic development to Woolley Green or 1.7km to Littlewick Green. The gap is largely open and affords long distance views including into and out of the parcel.
The land parcel is open and contains no built form. Development would significantly reduce the actual and perceived distance between the settlement areas.
Given the settlement boundary to the south of the parcel plus the mature woodland to the north, some development within the eastern part of the parcel may be possible without the risk of the settlements merging provided the overall scale and strength of the gap is maintained.
Conclusion Moderate Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 291 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a very strong contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a strong rural character. The land is in agricultural influences use and contains no built form.
The strength of the existing boundary The land is highly visible from beyond the parcel, assisted by the flat and that which can be achieved topography and open landscape. This provides a strong connection should the boundary be amended to the wider countryside and Green Belt and increases the sense of rurality.
Internally a hedgerow towards the eastern boundary defines a sub-area. This local area might be interpreted as making a lower contribution to preventing encroachment due to its limited depth. Notwithstanding this, the parcel is not visually contained with the land retaining a strong connection to the wider countryside and Green Belt.
The boundaries of the parcel predominantly lack durability such as tree lines and fencing. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 292 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 293 Parcel Assessments D
M11 - Land north of Breadcroft Lane, north of the railway line, Maidenhead
Description
Parcel M11 is situated to the west of the excluded settlement of Maidenhead and is bound by Breadcroft Lane to the south west and a field edges to other boundaries. The parcel comprises open land. 294 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up area of Maidenhead and the Green Belt settlement of Woolley Green. Development would The strength of the existing act to reduce the separation increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is poorly connected to the built-up area. Development would amended create an ill-defined protrusion from an employment area into the open land. The parcel is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The boundaries of the parcel lack durability comprising a private road, hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a strong contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a gap between Maidenhead and Littlewick Green, and extends to the Woolley Green area. The gap is approximately 0.75km to Woolley Green or 1.7km to Littlewick Green. The gap is largely open and affords long distance views including into and out of the parcel.
The land parcel is open and contains no built form. Development would significantly reduce the actual and perceived distance between the settlement areas.
Conclusion Strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural character. The land comprises agricultural fields and contains no built form. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 295 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary and The land is highly visible from beyond the parcel, providing a that which can be achieved should the strong visual connection to the wider countryside and Green Belt boundary be amended and increasing the sense of rurality. This is assisted by the flat topography and open landscape.
The boundaries of the parcel lack durability comprising a private road, hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion No contribution
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 296 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 297 Parcel Assessments D
M12 - Land north of Breadcroft Lane and south of the railway line, Maidenhead
Description
Parcel M12 is situated to the south west of the excluded settlement of Maidenhead and is bounded by the railway line to the north and Breadcroft Lane to the south west. The parcel comprises open land. 298 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel does not contribute to preventing the unrestricted sprawl the irregular spread of the built-up area of a built-up area.
The parcel is enclosed by the built-up area of Maidenhead. The The strength of the existing boundary land has a sense of visual containment as a result of this. and that which could be achieved should the boundary be amended The parcel is bound by a mix of features some of which lack durability in the form of a private road. Private roads are considered to be of a moderate level of durability. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
On balance the parcel does not made a discernible contribution to this Green Belt purpose.
Conclusion None / limited
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a rural character and comprises an open field / scrubland with no built form. The parcel is enclosed by built The strength of the existing boundary and form which restricts views into and out of the parcel, and on that which can be achieved should the balance the land has an urban fringe character. boundary be amended The parcel is bound by a mix of features some of which lack durability in the form of a private road. Private roads are considered to be of a moderate level of durability. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Lower Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 299 Parcel Assessments D
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 300 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 301 Parcel Assessments D
M13 - White Waltham Airfield, Waltham Road, Maidenhead
Description
Parcel M13 is situated to the south west of the excluded settlement of Maidenhead and is bound by Waltham Road, a field edge and Maidenhead Office Park. The parcel comprises a grassed airfield with associated structures. 302 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up area of Maidenhead and the Green Belt settlement of White Waltham. Development would The strength of the existing act to reduce the separation and reinforce existing linear development boundary and that which could be along Waltham Road increasing the impression of sprawl. achieved should the boundary be amended The parcel is poorly connected to the built-up area of Maidenhead. In addition, the parcel is not contained by the built-up area nor does any surrounding feature provides a sense of visual containment.
The flat topography and open landscape allows views beyond the parcel increasing the sense of connection to the wider countryside and Green Belt.
The boundaries of the parcel are predominantly durable however the important western boundary lacks durability comprising a private track. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a very strong contribution to preventing settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of a gap between the excluded settlements of development and existing Maidenhead and the Green Belt settlement of White Waltham. The gap is sporadic development approximately 0.7km at its closest point. The parcel is largely open in character albeit with structures around the perimeter associated with the existing use as an airfield. Maidenhead Office Park adjoins the northern boundary. Development would be visible from the Waltham Road which connects the settlements. Some ribbon development has occurred in this area.
Development would significantly reduce both the perceived and actual distance between settlements. Whilst the shape of the parcel and its relationship to the settlement boundary of Maidenhead and the Waltham Road result in a lower contribution being localised on the eastern section, there are no internal divisions which would act as a defensible boundary to ensure a gap of sufficient size and strength would be maintained.
Conclusion Very strong Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 303 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a lower contribution to safeguarding the countryside countryside character, including from encroachment. consideration of sporadic development and other urbanising The parcel displays a mixed character. Whilst largely comprising an influences open grassed area, the parcel comprises an airfield including associated structures. Built form within the site is concentrated to The strength of the existing boundary the southern and eastern boundaries. Just beyond the parcel to the and that which can be achieved north of Maidenhead Office Park. should the boundary be amended Views into and out of the parcel are restricted in part by boundary hedgerows however the land retains a connection to the wider countryside and Green Belt. On balance the parcel has an urban fringe character.
The boundaries of the parcel are predominantly durable however the important western boundary lacks durability comprising a private track. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a lower contribution to preserving the setting or special contributes to the setting of qualities of a historic place. a historic place The land which comprises open space albeit with structures around the perimeter associated with the existing use as an airfield.
As open space the parcel makes a contribution to maintaining the setting of the historic area of St Mary’s and Bury Court Conservation Area.
Notwithstanding this the land role in preserving setting is assessed as limited due to the presence of existing built form. Further the shape of the parcel and its relationship to the settlement boundary of Maidenhead and the Waltham Road result in a lower contribution being localised on the eastern section. Development here may be possible without harming the setting of the historic settlement provides that a gap of sufficient size and strength is maintained.
Conclusion Lower
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 304 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 305 Parcel Assessments D 306 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M14 - Land south of Woodlands Park Village Cetntre and Woodlands Park Primary School
Description
Parcel M14 is situated to the south west of the excluded settlement of Maidenhead and is bound by Waltham Road and field edges. The parcel comprises open land. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 307 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up area of Maidenhead and the Green Belt settlement of White Waltham. Development would The strength of the existing act to reduce the separation and reinforce existing linear development boundary and that which could be along Waltham Road increasing the impression of sprawl. achieved should the boundary be amended The parcel is poorly connected to the built-up area of Maidenhead. In addition the parcel is not contained by the built-up area nor does any surrounding feature provides a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The boundaries of the parcel lack durability consisting largely of fencing, hedgerows and shrubs lines. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a narrow gap between the excluded development settlements of Maidenhead and the Green Belt settlement of White Waltham. The gap is approximately 0.7km at its closest point. The parcel is open in character. Development would be visible. Ribbon development has occurred along Waltham Road and would be continued should development occur in this parcel. Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural character with the land comprising agricultural fields and containing no built form. 308 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary The land is highly visible from beyond the parcel, providing a strong and that which can be achieved should visual connection to the wider countryside and Green Belt and the boundary be amended increasing the sense of rurality. The parcel is particularly visible from the busy Waltham Road, providing a clear transition from town to countryside.
The boundaries of the parcel lack durability consisting largely of fencing, hedgerows and shrubs lines. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel makes a lower contribution to preserving the setting or to the setting of a historic place special qualities of a historic place.
The land which comprises open space makes a contribution to maintaining the setting of the historic area of St Mary’s and Bury Court Conservation Area. Notwithstanding this the land role in preserving setting is assessed as limited due to the presence of existing built form.
Conclusion Lower
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 309 Parcel Assessments D 310 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M15 - Land east of Woodlands Business Park, Woodlands Park Avenue, Maidenhead
Description
Parcel M15 is situated to the south west of the excluded settlement of Maidenhead and is bound by field edges. The parcel largely comprises open land but the Alexander Devine Children's Hospice is currently under construction towards the northern boundary. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 311 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a very strong contribution to preventing the the irregular spread of the built-up unrestricted sprawl of a built-up area. area The parcel is poorly related to the built-up area of Maidenhead. In addition, the parcel is not contained by the built-up area nor does The strength of the existing boundary any surrounding feature provides a sense of visual containment. and that which could be achieved should the boundary be amended The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The boundaries of the parcel lack durability comprising fencing and tree lines. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a moderate contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel has a mixed character comprising both an area of open space and an area where a children's hospice is currently The strength of the existing boundary and under construction. that which can be achieved should the boundary be amended Views into and out of the parcel are largely unrestricted, resulting in strong connection to the wider countryside and Green Belt.
The boundaries of the parcel lack durability comprising fencing and tree lines. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Moderate 312 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 313 Parcel Assessments D 314 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M16 - Land east of Woodlands Park Avenue and north of Woodlands Business Park, Maidenhead
Description
Parcel M16 is situated to the south west of the excluded settlement of Maidenhead and is bounded by a tree belt from Lillibroke Manor and a field edge. The parcel comprises open land. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 315 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a lower contribution to preventing the unrestricted prevents the irregular spread of the sprawl of a built-up area. built-up area The parcel is well related to the built-up area of Maidenhead being bound on two sides. Whilst not contained by the built-up area, the tree belt to The strength of the existing the eastern boundary and the presence of the Woodlands Business boundary and that which could be Park, assisted by the tree line which completes the southern boundary, achieved should the boundary be provides some sense of visual containment. amended Whilst not concealed the land has a moderate visual containment as a result of the tree belt. The tree line to the southern boundary softens views to the wider countryside and Green Belt, reducing the relationship.
The boundaries of the parcel lack durability such as tree belts and tree lines. Tree belts are considered to be of a moderate level of durability. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a moderate contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a largely rural character comprising an open agricultural field. The strength of the existing boundary and that which can be achieved should the Views into and out of the parcel are concealed from the east by boundary be amended the tree belt. Views from the south are part;y restricted by a mature tree line and the presence of the Woodlands Business Park.
The boundaries of the parcel lack durability such as tree belts and tree lines. Tree belts are considered to be of a moderate level of durability. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries. 316 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
Conclusion Moderate
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 317 Parcel Assessments D 318 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M17 - Land south of Woodlands Park Road comprisng the Lillibrooke Manor, Maidenhead
Description
Parcel M17 is situated to the south west of the excluded settlement of Maidenhead and is bound by a tree belt and field edges. The parcel largely comprises open land, but the Lillibrooke Manor farm complex and complementary activities are located centrally. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 319 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a strong contribution to preventing the unrestricted prevents the irregular spread of the sprawl of a built-up area. built-up area By itself the parcel is poorly related to the built-up area of Maidenhead. Parcel M17 would only be well related to the built-up area in the event The strength of the existing boundary that Parcel M16 is deemed suitable for development. and that which could be achieved should the boundary be amended The parcel is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The boundaries of the parcel lack durability comprising fencing, tree lines and a tree belt. The existing boundary of the Green Belt is durable, consisting of a road.
Conclusion Strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character with the land comprising agricultural fields with a central farm complex and The strength of the existing boundary and complementary activities. that which can be achieved should the boundary be amended The flat open landscape allows for views beyond the parcel providing a strong sense of rurality. This sense is not diminished by the existing built form.
The boundaries of the parcel lack durability comprising fencing, tree lines and a tree belt. The existing boundary of the Green Belt is durable, consisting of a road. 320 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 321 Parcel Assessments D 322 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M18 - Land south of Ockwells Road, between Lillibrooke Manor and Ockwells Manor, Maidenhead
Description
Parcel M18 is situated to the south west of the excluded settlement of Maidenhead between Lillibrooke Manor and Ockwells Manor. The parcel is bound by field edges and comprises open land. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 323 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel is poorly connected to the built-up area of Maidenhead. In addition to not being contained by the built-up area, no surrounding The strength of the existing boundary feature provides a sense of visual containment. and that which could be achieved should the boundary be amended The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The boundaries of the parcel predominantly lack durability comprising fencing and tree lines. The southern boundary is considered durable comprising of a woodland. The existing boundary of the Green Belt is durable, consisting of a road.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character with the land comprising agricultural fields and containing no built form. The strength of the existing boundary and that which can be achieved should The land is highly visible from beyond the parcel, assisted by the the boundary be amended flat topography and open landscape, providing a strong connection to the wider countryside and Green Belt and increasing the sense of rurality.
The boundaries of the parcel predominantly lack durability comprising fencing and tree lines. The southern boundary is considered durable comprising of a woodland. The existing boundary of the Green Belt is durable, consisting of a road.
Conclusion Very strong 324 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 325 Parcel Assessments D 326 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M19 - Land south of Ockwells Road and west of A404(M), Maidenhead
Description
Parcel M19 is situated to the south of the excluded settlement of Maidenhead and is bound by the A404(M) and the M4 motorways to the east and south and a field boundary to the west. The land comprises farmland and a public park. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 327 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a very strong contribution to preventing the the irregular spread of the built-up area unrestricted sprawl of a built-up area.
The parcel is poorly related to the built-up area of Maidenhead. In The strength of the existing boundary addition to not being contained by the built-up area, no surrounding and that which could be achieved should feature provides a sense of visual containment. The parcel is highly the boundary be amended visible from the M4 and the A404(M).
The boundaries of the parcel are predominantly durable comprising major roads, however the important western boundary lacks durability, consisting of a tree line. The existing boundary of the Green Belt is durable, consisting of a road.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a lower contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a gap between the excluded settlement of Maidenhead and the Green Belt settlement of Holyport. The gap is largely open and development would be visible. Notwithstanding this M4 motorway dissects the gap providing a strong severance effect. Given the severance effect and undeveloped area south of the M4, development could be accommodated without the risk of the settlements merging.
Conclusion Lower
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a strong contribution to safeguarding the countryside countryside character, including from encroachment. consideration of sporadic development and other urbanising The parcel displays a rural character comprising largely open land, influences some of which is in agricultural use. The parkland area is split between more formal parkland to the north and natural areas to the south. The strength of the existing boundary and that which can be Whilst of rural character the sense of rurality is partly diminished by achieved should the boundary be intrusive traffic noise from the adjacent A404(M) and M4. These also amended act to reduce any relationship to the wider countryside south of the parcel (but not to the west). 328 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The boundaries of the parcel are predominantly durable comprising major roads, however the important western boundary lacks durability, consisting of a tree line. The existing boundary of the Green Belt is durable, consisting of a road.
On balance the parcel makes a strong contribution. Development would create an ill defined protrusion which would be highly visible. The urbanising influence of traffic noise and durable boundaries are not sufficient to overcome this.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 329 Parcel Assessments D 330 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M20 - Land south of Manor Lane including Shopenhangers Manor and Manor House, Maidenhead
Description
Parcel M20 is situated to the south of the excluded settlement of Maidenhead and is bound by the A404(M), Manor Lane and Kimbers Lane. The west of the parcel comprises open land to the south of the former Shoppenhangers Manor. The east of the parcel comprises Manor House. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 331 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a lower contribution to preventing the unrestricted prevents the irregular spread of the sprawl of a built-up area. built-up area The parcel is well connected to the built-up area and is partly contained by it. Mature trees along the boundary with the A404(M) acts to restrict The strength of the existing views however the rising topography generally results in only a moderate boundary and that which could be degree of visual containment. The eastern section of the parcel contains achieved should the boundary be a substantial dwelling. amended The boundaries of the parcel are durable comprising public roads. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
On balance, the parcel makes a moderate contribution. Development would be largely contained by the built-up area and would be moderately visually contained. The eastern section contains built form by way of a substantial dwelling.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel has a mixed character comprising both an area of open space and a substantial dwelling. Views into and out of the The strength of the existing boundary and parcel are partly restricted by boundary trees and hedges, that which can be achieved should the however the rising topography generally results in a lack of visual boundary be amended containment. On balance the parcel has an largely rural character but with urban fringe elements.
The boundaries of the parcel are durable comprising public roads. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Lower 332 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 333 Parcel Assessments D 334 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M21 - Land enclosed by Kimbers Lane, Harvest Hill Road, A308(M) and A404(M), Maidenhead
Description
The parcel is situated to the south of the excluded settlement of Maidenhead and is bound by Kimbers Lane, Harvest Hill Road, the A308(M) and the A404(M). The parcel comprises largely open land. A small number of dwellings are situated to the north western boundary. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 335 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a moderate contribution to preventing the unrestricted prevents the irregular spread sprawl of a built-up area. of the built-up area By itself the parcel would create an illogical extension of the built-up area. Development would act to all but enclose Parcel M23 which is situated to The strength of the existing the north. Parcel M21 would only be well related to the built-up area in the boundary and that which could event that Parcel M23 is deemed suitable for development. be achieved should the boundary be amended The parcel is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment. The parcel is highly visible from the adjoining A308(M) and A404(M) due to the rising topography.
The parcel displays a visual connection to the wider countryside and Green Belt, assisted by the rising topography providing views. Notwithstanding this severance effect of the M4 acts to reduce the strength of this connection.
The boundaries of the parcel are durable being major public roads. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
On balance the parcel makes a moderate contribution. Development would extend the built-up area of Maidenhead on to highly visible open land, however the land is bound by features with a the high degree of durability and permanence which could guard against further development beyond the parcel and unrestricted sprawl.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a lower contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a gap between the excluded settlement of Maidenhead and the Green Belt settlement of Holyport. The gap is largely open and development would be visible. Notwithstanding this M4 motorway dissects the gap providing a strong severance effect. Given the severance effect and undeveloped area south of the M4, development could be accommodated without the risk of the settlements merging.
Conclusion Lower
To assist in safeguarding the countryside from encroachment
Criteria Assessment 336 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing The parcel makes a moderate contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a largely rural character comprising largely open influences land. Past encroachment has occurred in the form of a small number of residential properties to the north western boundary. The strength of the existing boundary and that which can be Whilst of a largely rural character the sense of rurality is diminished by achieved should the boundary be the intrusive traffic noise arising from the adjacent M4. This also acts amended to reduce but not remove the relationship with the wider countryside and Green Belt. The parcel is highly visible from the A308(M) and the A404(M) to the rising topography.
The boundaries of the parcel are durable being major public roads. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
On balance the parcel makes a moderate contribution. Development would extend the built-up area of Maidenhead on to highly visible open land, however the land is bound by features with a the high degree of durability and permanence which could guard against further development beyond the parcel and encroachment.
Conclusion Moderate
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 337 Parcel Assessments D 338 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M22 - Triangle enclosed by M4, A308(M) and Ascot Road, Maidenhead
Description
Parcel M22 is situated to the south of the excluded settlement of Maidenhead and is bound by the M4, the A308(M) and the Ascot Road. The parcel comprises open land. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 339 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a moderate contribution to preventing the unrestricted prevents the irregular spread sprawl of a built-up area. of the built-up area By itself the parcel would create an illogical extension of the built-up area. Parcel M22 would only be well related to the built-up area in the event that The strength of the existing Parcel M21 is deemed suitable for development. boundary and that which could be achieved should the The parcel is not contained by the built-up area nor does any surrounding boundary be amended feature provide a sense of visual containment. The parcel is highly visible from the adjoining A308(M) and M4, and the nearby A404(M).
The severance effect of the M4 and its raised nature, acts to reduce the lands connection to the wider countryside and Green Belt to the south. Parcel M21 which is situated to the north is highly visible due to its rising topography.
The boundaries of the parcel are durable being major public roads. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
On balance the parcel makes a moderate contribution. Development would extend the built-up area of Maidenhead on to highly visible open land, however the land is bound by features with a high degree of durability and permanence which could guard against further development beyond the parcel and unrestricted sprawl.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a lower contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a gap between the excluded settlement of Maidenhead and the Green Belt settlement of Holyport. The gap is largely open and development would be visible. Notwithstanding this M4 motorway dissects the gap providing a strong severance effect. Given the severance effect and undeveloped area south of the M4, development could be accommodated without the risk of the settlements merging.
Conclusion Limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment 340 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing The parcel makes a moderate contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a largely rural character comprising open land. influences Whilst of a largely rural character the sense of rurality is diminished by intrusive traffic noise arising from the adjacent major roads. These The strength of the existing also act to reduce the relatiohsip with the wider counrtyside and Green boundary and that which can be Belt to the south. The land maintains a relationship with the land to achieved should the boundary be the north. amended The boundaries of the parcel are durable being major public roads. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
On balance the parcel makes a moderate contribution. Development would extend the built-up area of Maidenhead on to highly visible open land, however the land is bound by features with a high degree of durability and permanence which could guard against further development beyond the parcel and encroachment.
Conclusion Moderate
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 341 Parcel Assessments D 342 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M23 - Maidenhead Golf Course, Shoppenhangers Road, Maidenhead
Description
Parcel M23 is situated to the south of central Maidenhead, an excluded settlement. It is bound by Harvest Hill Road to the south and the boundaries of properties on Shoppenhangers Road, Rushington Avenue, Kingswood Court, Clifton Close and Walkers Road. The parcel comprises a golf course and is largely open. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 343 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel does not contribute to preventing the unrestricted sprawl the irregular spread of the built-up area of a built-up area.
The parcel is enclosed by the built-up area. The land has a sense The strength of the existing boundary of visual containment because of this and does not have a and that which could be achieved relationship with the wider countryside and Green Belt. should the boundary be amended The boundaries of the parcel are durable consisting of a public road and well defined and regular property boundaries. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
On balance the parcel does not made a discernible contribution to this Green Belt purpose.
Conclusion None / limited
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a largely rural character comprising the fairways and landscaping associated with the lands use as a golf course. The strength of the existing boundary Notwithstanding this the parcel is enclosed by built form which and that which can be achieved should restricts views into and out of the parcel. On balance the land has the boundary be amended an urban fringe character. The strength of this character is higher to the north as the influence of adjoining built form increases.
The boundaries of the parcel are durable consisting of a public road and well defined and regular property boundaries. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Lower 344 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative The parcel is in proximity to Maidenhead town centre which is a supported in adopted development plan recognised regeneration priority by the Maidenhead Town Centre policy Area Action Plan.
The boundary of the AAP abuts the parcel at its northern boundary. The parcel might offer opportunities to complement and reinforce existing town centre objectives and initiatives. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 345 Parcel Assessments D 346 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M24 - Braywick Park extending to Hibbert Road, Maidenhead
Description
Parcel M24 is situated to the south of central Maidenhead, an excluded settlement. It is bound by Braywick Road, Hibbert Road, the York Stream and the boundaries of properties on Stafferton Way and Greenfields. The parcel comprises the Braywick park which is used for a combination of outdoor sport and recreation use, a cemetery and natural open space. Built sports facilities and areas of hardstanding for car parking are concentrated centrally with the remaining area largely open. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 347 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a lower contribution to preventing the unrestricted the irregular spread of the built-up area sprawl of a built-up area.
The parcel is well related to the built-up area of Maidenhead and The strength of the existing boundary is partly enclosed by it. Whilst the parcel is not fully contained, and that which could be achieved should mature trees and buildings act to provide some sense of visual the boundary be amended containment although this is not uniform across the parcel.
The boundaries of the parcel are durable comprising pubic road, a stream and well defined property boundaries. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a moderate contribution to preventing settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of a gap between the excluded settlement of Maidenhead development and existing and the Green Belt settlement of Bray. The relationship between the sporadic development settlements is such that the contribution of the parcel to their separation is not uniform with the southern section making a very strong contribution to separation, where the gap is narrow at approximately 0.37km, and the northern section making a much lesser contribution.
Development across the parcel would reduce the actual distance between the settlements. The presence of wider built form within the gap increases importance of open areas and the gaps sensitivity to further development. The scale of the gap is therefore important to restricting the merging of the settlements.
Notwithstanding this, given the size of the parcel and the stronger relationship of the northern section to Maidenhead, some development in this area may be possible without the risk of the settlements merging provided the overall scale and strength of the gap is maintained. Development in the southern area would significantly reduce the actual and perceived distance between the settlements.
Conclusion Moderate
To assist in safeguarding the countryside from encroachment
Criteria Assessment 348 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a mixed character. The western section of the parcel is characterised by its use for formal sports and recreation, The strength of the existing boundary containing associated built form. The eastern section comprises and that which can be achieved should a natural area and as a as result has a largely rural character. the boundary be amended Views to the eastern section from beyond th parcel are largely restricted by mature trees. On balance, the parcel displays an urban fringe character.
The boundaries of the parcel are durable comprising pubic road, a stream and well defined property boundaries. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 349 Parcel Assessments D 350 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M25 - Land south of Stafferton Way, Maidenhead
Description
Parcel M25 is situated to the south of central Maidenhead, an excluded settlement. It is bound by the York Stream, the access road to the Maidenhead Sewerage Treatment Works and the boundaries of properties on Greenfields and Stafferton Way. The parcel comprises a mix of municipal and utility facilities and contains allotments. The northern part of the parcel has been granted planning permission for residential development. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 351 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a lower contribution to preventing the unrestricted prevents the irregular spread of the sprawl of a built-up area. built-up area The parcel is well related to the built-up area of central Maidenhead. Although the parcel is not contained by the built-up area, the land The strength of the existing boundary contains a moderate level of development including built form and that which could be achieved associated with municipal and utility facilities. Planning permission should the boundary be amended has been granted for residential development in the northern section which will significant increase the level of built form.
The parcel is bound by a mix of features some of which lack durability in the form of a private road. Private roads are considered to be of moderate strength. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a lower contribution to safeguarding the countryside countryside character, including from encroachment. consideration of sporadic development and other urbanising influences The parcel is not in a rural use and is characterised by municipal and utility facilities and allotment use. Built form is occurs across the The strength of the existing boundary parcel, however the larger buildings are located centrally. The and that which can be achieved should northern section which currently comprises hardstanding has planning the boundary be amended permission for residential redevelopment. The eastern section comprises an allotment across which there are associated structures, and an open field. On balance the land has an urban fringe character.
The parcel is bound by a mix of features some of which lack durability in the form of a private road. Private roads are considered to be of moderate strength. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower 352 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative The parcel is in proximity to Maidenhead town centre which is a supported in adopted development plan recognised regeneration priority by the Maidenhead Town Centre policy Area Action Plan.
The boundary of the AAP abuts the parcel at its northern boundary. The parcel might offer opportunities to complement and reinforce existing town centre objectives and initiatives. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 353 Parcel Assessments D 354 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M28 - Land north of Hibbert Road, Maidenhead
Description
Parcel M28 is situated between the excluded settlement of Maidenhead and the Green Belt settlement of Bray. It is bound by Hibbert Road, the York Stream a field edge and Bray Road. The parcel comprises open land. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 355 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up area of Maidenhead and the Green Belt settlement of Bray. Development The strength of the existing boundary would act to reduce the separation increasing the impression of sprawl. and that which could be achieved should the boundary be amended The parcel is poorly related to the built-up area, albeit in proximity. In additon to not being contained by the built-up area, no surrounding feature provide a sense of visual containment.
The parcel is bound by a mix of features. Whilst the majority are durable being a steam and public roads, the important northern boundary lacks durability being a tree line. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a narrow gap between the excluded settlement development of Maidenhead and the Green Belt settlement of Bray. The gap is narrow at approximately 0.37km along Hibbert Road. The gap contains a moderate level of development including a school and residential properties, increasing the important of open areas such as this parcel. The land is visible from adjoining roads, although views are restricted in part by boundary trees and shrubs. Development would significantly reduce the actual and perceived distance between the settlement areas.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character. The land comprises a grass field and contains no built form. There are no The strength of the existing boundary detracting urban influences in spite of being in proximity to the and that which can be achieved should settlement edges of both Maidenhead and Bray. The land is visible the boundary be amended from beyond the parcel, although views are partly restricted by boundary trees and shrubs. 356 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The parcel is bound by a mix of features. Whilst the majority are durable being a steam and public roads, the important northern boundary lacks durability being a tree line. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a strong contribution to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel adjoins the identified historic settlement of Bray. While boundary tree and shrub cover restrict views into and out of the parcel, the land comprises open space which plays an important role in maintaining the setting of the historic settlement.
The Bray Conservation Area lies just beyond the south east boundary of the parcel. The open space surrounding the conservation area is recorded as important to the character and appearance of the area acting as a buffer between Bray and Maidenhead.
Conclusion Strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 357 Parcel Assessments D 358 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M29 - Land south of Hibbert Road and west of Jesus Hospital High Street, Bray
Description
Parcel M29 is situated between the excluded settlement of Maidenhead and the Green Belt settlement of Bray. It is bounded by Hibbert Road, Bray Road and High Street including the boundaries of properties on them, the York Stream and The Cut. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 359 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up area of Maidenhead and the Green Belt settlement of Bray. Development would The strength of the existing act to reduce the separation increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is poorly related to the built-up area of Maidenhead, albeit amended in proximity. The parcel is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt and is highly visible from beyond the parcel.
The parcel is bound by durable features in the form of public roads, well defined and regular property boundaries and water courses. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a narrow gap between the excluded settlement development of Maidenhead and the Green Belt settlement of Bray. The gap is narrow at approximately 0.37km along Hibbert Road and 0.45km along Upper Bray Road. The gap along Hibbert Road contains a moderate level of development including a school and residential properties, increasing the important of open areas such as this parcel. The gap along Upper Bray Road is open.
The land is visible from adjoining roads, although views are restricted in part by boundary trees and shrubs. Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural character with the land comprising open fields and an area of grassed sports pitches. Whilst the sports pitches might be considered an urbanising feature, these are well 360 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary concealed from the wider parcel by mature trees and shrubs and and that which can be achieved should do not detract from the overall sense of rurality. Views beyond the the boundary be amended parcel are available from some locations increasing the sense of rurality.
The parcel is bound by durable features in the form of public roads, well defined and regular property boundaries and water courses. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a very strong contribution to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel adjoins the identified historic settlement of Bray. While boundary tree and shrub frame views the parcel provides unspoilt views into and out of the parcel and the land comprises open space which plays an important role in maintaining the setting of the historic settlement.
The Bray Conservation Area abuts the parcel along its eastern boundary. The open space surrounding the conservation area is recorded as important to the character and appearance of the area acting as a buffer between Bray and Maidenhead. Development would impact the approach to the historic core of Bray.
Conclusion Very strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 361 Parcel Assessments D 362 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M30 - Land between The Binghams and Upper Bray Road, Maidenhead
Description
Parcel M29 is situated between the excluded settlement of Maidenhead and the Green Belt settlement of Bray. It is bound by Upper Bray Road, the boundaries of properties on Cannon Hill Close, Cannon Hill Way, Cannon Hill Drive and The Binghams, and The Cut and York Stream. The parcel comprises open land. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 363 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up area of Maidenhead and the Green Belt settlement of Bray. Development would The strength of the existing act to reduce the separation increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is well connected to the built-up area. Notwithstanding this amended it is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The boundaries of the parcel are durable consisting of water courses and a public road. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a very strong contribution to preventing coalescence of settlements, including settlements from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a narrow gap between the excluded settlement of Maidenhead and the Green Belt settlement of Bray. The gap is narrow at approximately 0.45km along Upper Bray Road.
The gap is open and is visible from Upper Bray Road, although views are restricted in part by boundary trees and shrubs. Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong rural character with the land comprising agricultural fields and no built form. The strength of the existing boundary and that which can be achieved should The land is highly visible from beyond the parcel, assisted by the the boundary be amended flat topography and open landscape. This provides a strong visual connection to the wider countryside and Green Belt and increases 364 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
the sense of rurality. This sense is not diminished by the proximity of the settlement edge of Maidenhead to the south and west which is largely concealed by mature trees.
The boundaries of the parcel are durable consisting of water courses and a public road. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a very strong contribution to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel is situated in proximity to the identified historic settlement of Bray. While boundary tree and shrub cover restrict views into and out of the parcel, the land comprises open space which plays an important role in maintaining the setting of the historic settlement.
The Bray Conservation Area lies a short distance beyond the eastern boundary of the parcel. The open space surrounding the conservation area is recorded as important to the character and appearance of the area acting as a buffer between Bray and Maidenhead. Development would impact the approach to the historic core of Bray.
Conclusion Very strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 365 Parcel Assessments D 366 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M31 - Land between Upper Bray Road, Bray, and the M4
Description
Parcel M31 is situated between the excluded settlement of Maidenhead and the Green Belt settlement of Bray. It is bound by Upper Bray Road, the M4 and the York Stream. The parcel comprises a minerals workings. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 367 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up area of Maidenhead and the Green Belt settlement of Bray. Development The strength of the existing would act to reduce the separation increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is poorly connected to the built-up area of Maidenhead, amended albeit in proximity. The parcel is not contained by the built-up area, however, the land has a sense of visual containment as a result of the woodland screening to the boundaries and the M4 motorway restricting views to the wider countryside and Green Belt.
The boundaries of the parcel are durable consisting of public roads and a water course. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a strong contribution to preventing settlements from the coalescence of settlements, merging. including consideration of ribbon development and existing sporadic The parcel forms part of a narrow gap between the excluded settlement development of Maidenhead and the Green Belt settlement of Bray. The gap is narrow at approximately 0.45km along Upper Bray Road.
The gap is largely open and is visible from Upper Bray Road. Notwithstanding this, this parcel is well concealed by mature boundary planting, thereby reducing the visual perception of the parcels contribution to separation.
Whilst views into and out of the parcel are concealed, development would significantly reduce the actual distance between the settlements.
Conclusion Strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a moderate contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel is subject to minerals extraction which diminishes the influences traditional sense of rurality whilst works are being undertaken. Minerals works are not however an urban land use and can be anticipated in countryside locations. The traditional sense of rurality 368 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary will increase following the sites restoration. The parcel is well and that which can be achieved concealed from surrounding areas by mature boundary planting. should the boundary be amended This reduces any perceived relationship to the wider countryside and Green Belt. Traffic noise from the M4 an urbanising influence. On balance the land retains a countryside character.
The boundaries of the parcel are durable consisting of public roads and a water course. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Moderate
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a moderate contribution to preserving the setting or special contributes to the setting of qualities of a historic place. a historic place The parcel is situated in proximity to the identified historic settlement of Bray. While boundary tree and shrub cover conceal views into and out of the parcel, the land comprises open space which plays an important role in maintaining the setting of the historic settlement.
The Bray Conservation Area lies a short distance beyond the parcel to the north. The open space surrounding the conservation area is recorded as important to the character and appearance of the area acting as a buffer between Bray and Maidenhead. The significant tree and shrub cover conceal the parcel visually and would act protect the historic core of Bray from visual impacts.
Conclusion Moderate
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 369 Parcel Assessments D 370 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
M34 - Land between Ascot Road and Holyport Road, south west of Aysgarth Park, Holyport
Description
Parcel M34 is situated between the excluded settlement of Maidenhead and the Green Belt settlement of Holyport. It is bound by Ascot Road, the boundaries of public open space and properties on Aysgarth Park and Byland Drive, Holyport Road and field edges. The parcel largely comprises open land, but a cluster of residential properties is located centrally. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 371 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up area of Maidenhead and the Green Belt settlement of Holyport. Development would act to The strength of the existing reduce the separation increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is well related to the built-up area of Maidenhead. amended Notwithstanding this it is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The land is highly visible from beyond the parcel including the Ascot Road. The parcel displays an important connection to the wider countryside and Green Belt.
The parcel is bound by a mix of features some of which lack durability. Whilst the north western, north eastern and south eastern boundaries are durable comprising public roads and well defined and regular property boundaries, the important south western boundary lacks durability comprising hedgerows and tree lines.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a very strong contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing The parcel forms part of a gap between the excluded settlements of sporadic development Maidenhead and the Green Belt settlement of Holyport. The excluded settlement of Maidenhead extends along the south eastern side of Holyport Road to the edge of Holyport. The parcel provided a gap on the north western side of Holyport Road. The gap is approximately 0.35km.
The parcel is largely open in character albeit with some development towards the central area. Views into and out of the site from Holyport Road are restricted in part by a boundary hedge, however the parcel is highly visible from Ascot Road.
Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment 372 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing The parcel makes a strong contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a largely rural character with the land comprising influences agricultural fields. The centrally located residential properties do not detract from this character. The strength of the existing boundary and that which can be achieved Views into and out of the parcel are restricted in part from Holyport should the boundary be amended Road by a boundary hedge. Development would however be visible should this occur. The land is highly visible from Ascot Road. The parcel displays an important connection to the wider countryside and Green Belt.
The parcel is bound by a mix of features some of which lack durability. Whilst the north western, north eastern and south eastern boundaries are durable comprising public roads and well defined and regular property boundaries, the important south western boundary lacks durability comprising hedgerows and tree lines.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a very strong contribution to preserving the setting or special contributes to the setting of qualities of a historic place. a historic place The parcel adjoins the identified historic settlement of Holyport. While boundary tree and shrub cover restrict views into and out of the parcel, the land comprises open space which plays an important role in maintaining the setting of the historic settlement.
The Holyport Conservation Area abuts the parcel at its southern boundary. While development is continuous to the south eastern side of Holyport Road, the open expanse to the north western side provides a sense of approaching Holyport. Development would impact the approach to the historic core of Holyport.
The council is undertaking a review of the Holyport Conservation Area. The consultation draft statement proposes amendments to the conservation area boundary to incorporate an area within the parcel itself.
Conclusion Very strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 373 Parcel Assessments D 374 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 375 Parcel Assessments D
M35 - Land between Windsor Road and Bray Lake, south of Maidenhead
Description
Parcel M35 is situated to the south of the excluded settlement of Maidenhead and is bound by Windsor Road, the boundaries of properties on Court Close and the edge of Bray Lake. The parcel comprises open land. 376 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel does not contribute to preventing the unrestricted sprawl prevents the irregular spread of the of a built-up area. built-up area The parcel is enclosed by the built-up area of Maidenhead. Notwithstanding the extensive views across the lake, the land has a The strength of the existing boundary sense of visual containment because of the surrounding built form and that which could be achieved and as such is not considered to have a important relationship with should the boundary be amended the wider countryside and Green Belt.
The boundaries of the parcel are durable consisting of a public road, well defined and regular property boundaries and a lake edge. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
On balance the parcel does not made a discernible contribution to this Green Belt purpose.
Conclusion None / limited
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a moderate contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a largely rural character comprising an agricultural influences field and containing no built form. Extensive view are available across the adjoining Bray Lake providing an increased sense of openness. The strength of the existing boundary and that which can be Views into and out of the parcel are concealed by built form, however achieved should the boundary be the land is highly visible from Windsor Road and from Bray Lake. amended The boundaries of the parcel are durable consisting of a public road, well defined and regular property boundaries and a lake edge. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 377 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
On balance the parcel makes a moderate contribution. Development would extend the built-up area of Maidenhead on to open land, however whilst the land is visible and has a high degree of openness, it is enclosed by the built-up area. The durable boundaries would guard against further development and encroachment.
Conclusion Moderate
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 378 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 379 Parcel Assessments D
M36 - Land south of Windsor Road and west of Fifiled Road, including Stroud Farm
Description
Parcel M36 is situated to the south of the excluded settlement of Maidenhead and the Green Belt settlement of Fifield. It is bound by Fifield Road, Coningsby Lane, Green Lane, Gays Lane, and the boundaries of properties on Lindores Road, Trenchard Road, Reeve Road, Stompits Road, Bucklebury, Tithe Close, Springfield Park, Moore End and Windsor Road. The parcel comprises largely open land. The Stroud Farm complex is located towards the north western boundary. 380 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up area of Maidenhead and the Green Belt settlement of Fifield. Development would act to reduce The strength of the existing the separation increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is well related to the built-up area of Maidenhead. amended Notwithstanding this, development would reinforce the existing projection from the built-up area of Maidenhead. In addition, no surrounding feature provides a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The parcel is bound by a mixture of features some of which lack durability. The important south eastern boundary lacks durability comprising of a track. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a moderate contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms the gap between the excluded settlements of development Maidenhead and the Green Belt settlement of Fifield. The gap is approximately 0.5 to 0.8km. The parcel is largely open in character. Development would be visible from Fifield Road and several rights of way that cross the site.
Development would significantly reduce both the perceived and actual distance between settlements. Whilst the size of the parcel results in a lower contribution being localised in the northern section, there are no internal divisions which would act as a defensible boundary to ensure a gap of sufficient size and strength would be maintained.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 381 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character with the land comprising agricultural fields and containing only limited built form The strength of the existing boundary relating to the agricultural use. and that which can be achieved should the boundary be amended The land is highly visible from beyond the parcel, assisted by the flat topography and open landscape. This provides a strong visual connection to the sider countryside and Green Belt and increasing the sense of rurality.
The parcel is bound by a mixture of features some of which lack durability. The important south eastern boundary lacks durability comprising of a track. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a lower contribution to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel adjoins the identified historic settlement Green Belt settlement of Holyport, including the related Conservation Area, at its western boundary. The land which comprises open space makes a contribution to maintaining the setting of the historic area, however the role is considered limited as the importance is localised to the eastern area and the majority of the parcel more strongly relates to the excluded settlement of Maidenhead which also adjoins the parcel to the west and north.
Conclusion Lower
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 382 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 383 Parcel Assessments D
M38 - Land west of Monkey Island Lane, including water treatment works, Maidenhead
Description
Parcel M38 is situated to the south of the excluded settlement of Maidenhead and is bound by Monkey Island Lane, the York Stream and Bray Lake. The parcel comprises a minerals processing works, a water extraction plant and a grassed area. 384 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a moderate contribution to preventing the the irregular spread of the built-up area unrestricted sprawl of a built-up area.
The parcel forms a projection off from an existing projection from The strength of the existing boundary the built-up area of Maidenhead. The land is not contained by the and that which could be achieved built-up area nor does any surrounding feature provide a sense of should the boundary be amended visual containment. Whilst developed the land displays an important connection to the wider countryside and Green Belt.
The boundaries of the parcel are durable being a lake edge, water course and public road. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel is of a mixed character comprising of a minerals processing works, a water extraction plant and a grassed area. The strength of the existing boundary and There is moderate level of built form within the parcel, principally that which can be achieved should the grouped in the central area. On balance the parcel has an urban boundary be amended edge character.
The boundaries of the parcel are durable being a lake edge, water course and public road. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 385 Parcel Assessments D
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 386 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 387 Parcel Assessments D
M39 - Land east of Monkey Island Lane, north of Windsor Road, Water Oakley
Description
Parcel M9 is located to the south of the excluded settlement of Maidenhead between it and Windsor. It is bound by Monkey Island Lane, Bray Marina, the River Thames, a field edge and Windsor Road. The parcel comprises largely open land. 388 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up area of Maidenhead and Windsor. Development would act to reduce the The strength of the existing separation increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is poorly related to the built-up area and would extend the amended existing projection from the built-up area of Maidenhead. In addition, no surrounding feature provides a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The parcel is bound by a mix of features some of which lack durability. The important western boundary lacks durability comprising of fencing,m hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a very strong contribution to preventing settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of a gap between the two excluded settlements of development and existing Maidenhead and Windsor. The gap is relatively large at 2.4km however sporadic development the gap contains a moderate level of built form including a hotel, residential properties, medical facilities, and a cemetery.
The majority of the parcel is open and affords long distance views into and out of the parcel. Development would be visible. The presence of wider built form within the gap increases importance of open areas, making gap sensitivity to further development.
The scale of the gap is important to restricting the merging of Maidenhead and Windsor, the largest settlements within the borough. The parcel is adjacent too the busy A308 which directly connects the two settlements. Development would significantly reduce both the perceived and actual distance between the settlements.
Conclusion Very strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 389 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character with the land comprising agricultural fields and containing only limited built form. The strength of the existing boundary and that which can be achieved should The land is highly visible from beyond the parcel, assisted by the the boundary be amended flat topography and open landscape. This provides a strong visual connection to the wider countryside and Green Belt and increases the sense of rurality.
The parcel is bound by a mix of features some of which lack durability. The important western boundary lacks durability comprising of fencing,m hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 390 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 391 Parcel Assessments D
Old Windsor group
CONTEXT MAP 392 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
OW1 - Land east of Datchet Road, north of Old Windsor
Description
Parcel OW1 is situated to the north of the excluded settlement of Old Windsor and is bound by Datchet Road, the Battle Bourne, the River Thames and a field edge. The parcel largely comprises open land. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 393 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up areas of Old Windsor and Datchet. Development would act to reduce the separation The strength of the existing increasing the impression of sprawl. boundary and that which could be achieved should the boundary be The parcel is poorly related to the main built-up area of Old Windsor. amended In addition the parcel is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The flat topography and open landscape allows views beyond the parcel increasing the sense of rurality and providing a strong relationship with the wider countryside and Green Belt
The boundaries of the parcel lack durability consisting of hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the The parcel makes a strong contribution to preventing settlements coalescence of settlements, including from merging. consideration of ribbon development and existing sporadic development The parcel forms part of a gap between the two excluded settlements of Old Windsor and Datchet. The gap is approximately 1km in distance. The gap is largely open and affords long distance views including into and out of the parcel. Development would be visible from Datchet Road and Southlea Road which connect the two settlements.
Development would significantly reduce the actual and perceived distance between the settlements.
Conclusion Strong
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character. The land is in agricultural use and containing very limited built form clustered The strength of the existing boundary and to the western edge. that which can be achieved should the boundary be amended 394 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The land is highly visible from beyond the parcel, providing a strong visual connection to the wider countryside and Green Belt and increasing the sense of rurality.
The boundaries of the parcel lack durability consisting of hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a very strong contribution to preserving the setting contributes to the setting of a or special qualities of a historic place. historic place The parcel provides unspoilt views of Windsor Castle which is the dominant feature of the identified historic settlement of Windsor. The landscape is that of farmed parkland. This encompasses the landscapes of the wider historic Windsor Great Park which provides the setting for the town.
Conclusion Very strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 395 Parcel Assessments D 396 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
OW2 - Land north of Church Road Allotments, Church Road, Old Windsor
Description
Parcel OW2 is situated to the north of the excluded settlement of Old Windsor and is bound by farm tracks. The parcel largely comprises open land. The southern strip is used as allotments. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 397 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a strong contribution to preventing the unrestricted the irregular spread of the built-up sprawl of a built-up area. area The parcel is well related to the main built-up area of Old Windsor. Notwithstanding this the parcel is not contained by the built-up area The strength of the existing boundary nor does any surrounding feature provide a sense of visual and that which could be achieved containment. should the boundary be amended The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The boundaries of the parcel lack durability consisting of hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character. The land is in agricultural use and contains no built form. The strength of the existing boundary and that which can be achieved should the The land is highly visible from beyond the parcel, providing a boundary be amended strong visual connection to the wider countryside and Green Belt and increasing the sense of rurality.
The boundaries of the parcel lack durability consisting of hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong 398 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a very strong contribution to preserving the setting contributes to the setting of a or special qualities of a historic place. historic place The parcel provides unspoilt views of Windsor Castle which is the dominant feature of the identified historic settlement of Windsor. The landscape is that of farmed parkland. This encompasses the landscapes of the wider historic Windsor Great Park which provides the setting for the town.
Conclusion Very strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 399 Parcel Assessments D 400 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
OW4 - Land west of William Ellis Close and Tyle Place, Old Windsor
Description
Parcel OW4 is situated to the north west of the excluded settlement of Old Windsor and is bound by farm tracks and field edges. The parcel comprises open land. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 401 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel contributes to the separation of the built-up areas of Old Windsor and Windsor. Notwithstanding this, due to the width of the gap The strength of the existing and the strength of its open character, some development may be boundary and that which could be possible without the risk of the settlements merging. achieved should the boundary be amended The parcel is well related to the main built-up area of Old Windsor. Notwithstanding this the parcel is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the flat topography and open landscape.
The boundaries of the parcel lack durability consisting of a private track, hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a moderate contribution to preventing settlements the coalescence of settlements, from merging. including consideration of ribbon development and existing sporadic The parcel forms part of a gap between the two excluded settlements development of Old Windsor and Windsor. The gap is approximately 1.4km along the A308. The gap is largely open and affords long distance views including into and out of the parcel. Development would be visible.
Notwithstanding this, due to the width of the gap and the strength of its open character, some development may be possible without the risk of the settlements merging provided the overall scale and strength of the gap is maintained.
Conclusion Moderate
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character. The land is in agricultural use and contains no built form. 402 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary and The land is highly visible from beyond the parcel providing a that which can be achieved should the strong visual connection to the wider countryside and Green Belt boundary be amended and increasing the sense of rurality.
The boundaries of the parcel lack durability consisting of a private track, hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a very strong contribution to preserving the setting contributes to the setting of a or special qualities of a historic place. historic place The parcel provides unspoilt views of Windsor Castle which is the dominant feature of the identified historic settlement of Windsor. The landscape is that of farmed parkland. This encompasses the landscapes of the wider historic Windsor Great Park which provides the setting for the town.
Conclusion Very strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 403 Parcel Assessments D 404 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
OW5 - Land north of Crimp Hill, west of Hartley Copse and St Andrews Close,Old Windsor
Description
Parcel OW5 is situated to the west of the excluded settlement of Old Windsor and is bounded by Crimp Hill, St Peter's School and a farm track. The parcel largely comprises open land. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 405 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a strong contribution to preventing the unrestricted the irregular spread of the built-up area sprawl of a built-up area.
The parcel is well related to the main built-up area of Old Windsor. The strength of the existing boundary Notwithstanding this the parcel is not contained by the built-up area and that which could be achieved nor does any surrounding feature provide a sense of visual should the boundary be amended containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel.
The boundaries of the parcel lack durability consisting of hedgerows, tree lines and private tracks. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a very strong contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a strong countryside character. The land is in influences agricultural / pasture use and contains no built form.
The strength of the existing boundary The land is highly visible from beyond the parcel, providing a strong and that which can be achieved visual connection to the wider countryside and Green Belt and should the boundary be amended increasing the sense of rurality. Whilst the settlement edge of Old Windsor is visible to the west of the parcel and the presence of St Peter’s School adjacent to the parcel at its south western corner, the strong relationship between the parcel and the wider countryside results in the sense of rurality is not diminished.
The boundaries of the parcel lack durability consisting of hedgerows, tree lines and private tracks. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries. 406 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a strong contribution to preserving the setting or contributes to the setting of a special qualities of a historic place. historic place Whilst the parcel does not provide views of Windsor Castle, the dominant feature of the identified historic settlement of Windsor, the landscape is that of farmed parkland. This encompasses the landscapes of the wider historic Windsor Great Park which provides the setting for the town.
Conclusion Strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 407 Parcel Assessments D 408 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
OW6 - Land south of Crimp Hill, south west of Burfield Road, Old Windsor
Description
Parcel OW6 is situated to the south west of the excluded settlement of Old Windsor and is bound by Crimp Hill, Pelling Hill and field edges. The parcel largely comprises open land. A farm complex is situated towards the western boundary. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 409 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a strong contribution to preventing the unrestricted the irregular spread of the built-up area sprawl of a built-up area.
The parcel is well related to the main built-up area of Old Windsor. The strength of the existing boundary Notwithstanding this the parcel is not contained by the built-up area and that which could be achieved nor does any surrounding feature provide a sense of visual should the boundary be amended containment.
The parcel displays a strong connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel.
The parcel is bound by a mix of features of which around half lack durability such as hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a very strong contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a strong countryside character. The land is in influences agriculture / pasture use and contains no built form beyond farm buildings. The strength of the existing boundary and that which can be achieved The land is highly visible from beyond the parcel, proving a strong should the boundary be amended visual connection to the wider countryside and Green Belt and increasing the sense of rurality.
Whilst the settlement edge of Old Windsor is visible, the strong relationship between the parcel and the wider countryside means that the sense of rurality is not diminished. Notwithstanding there is a localised weaker countryside character to the north western boundary where the settlement boundary is most visible. 410 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The parcel is bound by a mix of features of which around half lack durability such as hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a strong contribution to preserving the setting or contributes to the setting of a special qualities of a historic place. historic place Whilst the parcel does not provide views of Windsor Castle, the dominant feature of the identified historic settlement of Windsor, the landscape is that of farmed parkland. This encompasses the landscapes of the wider historic Windsor Great Park which provides the setting for the town.
Conclusion Strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 411 Parcel Assessments D 412 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
OW7 - Beaumont House, Burfield Road, Old Windsor
Description
Parcel OW7 is situated to the south of the excluded settlement of Old Windsor and is bound by field edges and tree belts / woodland. The parcel comprises a manor house which is now used as a hotel and events centre. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 413 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel is poorly related to the main built-up area of Old Windsor. In addition, the parcel is not contained by the built-up area nor does The strength of the existing any surrounding feature provide a sense of visual containment. boundary and that which could be Development would result in a protrusion away from the built-up area achieved should the boundary be on to what is largely open land. amended The parcel displays a moderate connection to the wider countryside and Green Belt, and is highly visible from beyond the parcel, assisted by the rising topography.
The parcel is bound by a mix of features some of which lack durability such as hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents The parcel makes a strong contribution to preventing settlements from the coalescence of settlements, merging. including consideration of ribbon development and existing sporadic The parcel forms part of a gap between the two excluded settlements of development Old Windsor and Englefield Green. The gap is modest at 1.8km however the gap contains a high level of built form.
The parcel comprises of a historic manor surrounding by open grounds. Views into and out of the parcel are restricted in part by boundary trees and shrubs. The presence of wider built form within the gap increases importance of open areas, making gap sensitivity to further development.
The scale of the gap is important to restricting the merging of Old Windsor and Englefield Green. Development would significantly reduce both the perceived and actual distance between the settlements.
Conclusion Strong contribution
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays the character of a manor house set within managed grounds. Whilst not in a countryside use, such properties could be expected in a countryside setting. The house and 414 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing boundary associated built form is largely located within the north eastern and that which can be achieved should section of the parcel. Much of the remainder of the land consists of the boundary be amended open fields. These are screened in part from the main property by tree lines. On balance the parcel is considered to retain an overall countryside character.
The parcel is bound by a mix of features some of which lack durability such as hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel makes a strong contribution to preserving the setting or contributes to the setting of a special qualities of a historic place. historic place Whilst the parcel does not provide views of Windsor Castle, the dominant feature of the identified historic settlement of Windsor, the landscape is that of farmed parkland. This encompasses the landscapes of the wider historic Windsor Great Park which provides the setting for the town.
Conclusion Strong
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 415 Parcel Assessments D 416 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
Windsor group
CONTEXT MAP Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 417 Parcel Assessments D
W1 - Land north of A308, south of Maidenhead Road, Windsor
Description
Parcel W1 is situated to the west of the excluded settlement of Windsor and is bound by the Maidenhead Road, the A308, and residential property boundaries. The parcel is separated from existing boundary of the Green Belt by a number of residential properties and a garden centre. The parcel comprises open land. 418 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the The parcel makes a moderate contribution to preventing the unrestricted sprawl land prevents the irregular of a built-up area. spread of the built-up area By itself the parcel would create an illogical extension of the built-up area of Windsor. Development would form a distinct protrusion and act to extend and The strength of the existing reinforce linear development along the A308 and Maidenhead Road linking boundary and that which this to the built-up area of Windsor. Combining Parcel W1 and W2 so that they could be achieved should are considered in tandem would create a logical extension to the built-up area. the boundary be amended Parcel W1 and W2 would together be well related to the main built-up area of Windsor. Notwithstanding this the parcels are not contained by the built-up area.
Whilst not contained by the built-up area, residential properties beyond the Parcel W1 to the east and west, in combination with the residential caravan park to the north at to provide some sense of containment and reduce the lands connection with the wider countryside. Views to these properties are softened by mature trees, shrubs and hedgerows. Development would however be visible from the adjoining A308.
The boundaries of the parcel are durable comprising well defined and regular property boundaries and public roads. This existing boundary of the Green Belt is durable consisting of well defined and regular property boundaries.
On balance the parcel makes a moderate contribution when considered in tandem with Parcel W2. Development would extend the built-up area of Windsor on to open land, however the land is adjoined by developed areas on three sides. The durable boundary would guard against further development and unrestricted sprawl.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a moderate contribution to preventing settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of a gap between the two excluded settlements of development and existing Windsor and Maidenhead. The gap is relatively large at 2.4km however the sporadic development gap contains a moderate level of built form including a hotel, residential properties, medical facilities, and a cemetery. The presence of wider built form within the gap increases importance of open areas, making gap sensitivity to further development.
The parcel comprises open land. Notwithstanding this, the land is adjoined by developed areas on three side and views into and out of the parcel are restricted in part by the raised land level of the parcel compared to the A308 and by boundary trees and shrubs. This includes views from the A308 which connects the two settlements. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 419 Parcel Assessments D
To prevent neighbouring towns from merging
On balance the parcel makes a moderate contribution. The land contributes to separation, however the contribution is reduced by the land being adjoined by developed areas on three sides.
Conclusion Moderate
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a moderate contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a largely rural character comprising open scrubland influences with no built form.
The strength of the existing Notwithstanding this, the land is adjoined by developed areas on three boundary and that which can be side and views into and out of the parcel are restricted in part by the achieved should the boundary be raised land level of the parcel compared to the A308 and by boundary amended trees and shrubs. This includes views from the A308 which connects the two settlements. These act in combination to reduce the lands connection with the wider countryside.
The boundaries of the parcel are durable comprising well defined and regular property boundaries and public roads. This existing boundary of the Green Belt is durable consisting of well defined and regular property boundaries.
On balance, the parcel makes a moderate contribution. Development would extend the built-up area of Windsor on to open land, however the land is adjoined by developed areas on three sides which reduces the connection to the wider countryside. The durable boundary would guard against further development and encroachment.
Conclusion Moderate
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited 420 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 421 Parcel Assessments D 422 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
W2 - Land south of A308, north of Dedworth Road, Windsor
Description
Parcel W2 is situated to the west of the excluded settlement of Windsor and is bound by the A308, Oakley Green Road and Dedworth Road. The parcel largely comprises open land, but the southern section contains a moderate level of built form including a garden centre, medical facilities and a number of residential properties. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 423 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a moderate contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel is well related to the built-up area of Windsor. Whilst not contained by the built-up area, the land has some sense of visual The strength of the existing containment as a result of the built form found within the southern section boundary and that which could of the parcel (this is set within a green wooded environment which be achieved should the significantly reduces its visual impact) and the mature boundary trees to boundary be amended the north and west which act to reduce the lands connection to the wider countryside. Development would however be partly visible from the A308.
The boundaries of the parcel are durable comprising public roads. This existing boundary of the Green Belt is durable consisting of well defined and regular property boundaries.
On balance the parcel makes a moderate contribution. Development would extend the built-up area of Windsor on to open land, however the land is partly developed within the southern area and has a moderate sense of visual containment. The durable boundary would guard against further development and unrestricted sprawl.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a moderate contribution to preventing settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of a gap between the two excluded settlements of development and existing Windsor and Maidenhead. The gap is relatively large at 2.4km however the sporadic development gap contains a moderate level of built form including a hotel, residential properties, medical facilities, and a cemetery. The presence of wider built form within the gap increases importance of open areas, making gap sensitivity to further development.
The majority of the parcel comprises open land. Notwithstanding this, views into and out of the parcel are restricted in part by boundary trees and shrubs. This includes views from the A308 which connects the two settlements. The southern sections contain a range of built form including a garden centre, medical facilities and a number of homes.
On balance the parcel makes a moderate contribution. The land contributes to separation, but the contribution is reduced by the land being partly developed and benefiting from a moderate sense of visual containment.
Conclusion Moderate 424 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a moderate contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a largely rural character comprising open land. influences Past encroachment has occurred within the southern section of the parcel parallel to Dedworth Road. This is set within a green wooded The strength of the existing environment which significantly reduces its visual impact and any boundary and that which can be relationship with the urban area. Notwithstanding this, views into and achieved should the boundary be out of the parcel are restricted in part by boundary trees and shrubs. amended The boundaries of the parcel are durable comprising public roads. This existing boundary of the Green Belt is durable consisting of well defined and regular property boundaries.
On balance, the parcel makes a moderate contribution. Development would extend the built-up area of Windsor on to open land, but the land is partly developed and benefits from a moderate sense of visual containment. The durable boundary would guard against further development and encroachment.
Conclusion Moderate
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 425 Parcel Assessments D 426 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
W3 - Land south of Dedworth Road, west of Broom Farm, Windsor
Description
Parcel W3 is situated to the west of the excluded settlement of Windsor and is bound by Dedworth Road, Tarbay Lane, and the northern section contains a moderate level of built form including farm buildings, a number of residential properties and a restaurant. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 427 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a strong contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel is well related to the built-up area of Windsor but this the parcel is not contained by the built-up area nor does any surrounding feature The strength of the existing provide a sense of visual containment. In addition the parcel contributes boundary and that which could to preventing the built-up area of Windsor linking with the Green Belt area be achieved should the boundary of Oakley Green which is situated to the west. be amended The parcel displays a strong connection to the wider countryside and Green Bet and is visible from beyond the parcel. Internally hedgerows define sub-areas. These local areas might be interpreted as making a lower contribution due to their limited depth and visibility of the urban edge. Notwithstanding this, these sub-areas are not visually contained.
The boundaries of the parcel lack durability consisting of hedgerows, tree lines and a private road, the latter considered to be of a moderate level of durability. The existing boundary is durable consisting of well defined and regular property boundaries.
Conclusion Strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land The parcel makes a moderate contribution to preventing settlements from prevents the coalescence of merging. settlements, including consideration of ribbon The parcel forms part of a gap between the two excluded settlements of development and existing Windsor and Maidenhead. The gap is relatively large at 2.4km however sporadic development the gap contains a moderate level of built form including a hotel, residential properties, medical facilities, and a cemetery.
The majority of the parcel is open, however built form fronts the adjoining Dedworth Road and Oakley Green Road. Views into and out of the parcel are restricted in part by the built form and boundary trees and shrubs.
On balance, the parcel makes a moderate contribution. The land contributes to separation of Windsor and Maidenhead, but the contribution is reduced by the existing linear development to the north of the parcel parallel to Dedworth Road.
Conclusion Moderate
To assist in safeguarding the countryside from encroachment
Criteria Assessment 428 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
The strength of the existing The parcel makes a strong contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a strong countryside character comprising largely influences open land. Past encroachment has occurred in the form of linear development to the north of the parallel to Dedworth Road. This is The strength of the existing boundary set within a green environment, reducing any relationship with the and that which can be achieved urban area. should the boundary be amended Internally hedgerows define sub-areas. These local areas might be interpreted as making a lower contribution due to their limited depth and visibility of the urban edge. Notwithstanding this, these sub-areas are not visually contained.
The boundaries of the parcel lack durability consisting of hedgerows, tree lines and a private road, the latter considered to be of a moderate level of durability. The existing boundary is durable consisting of well defined and regular property boundaries.
Conclusion Strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel does not contribute to preserving the setting or special qualities contributes to the setting of a of a historic place. historic place The parcel does not adjoin or provide direct views of an identified historic settlement. The land scape of the majority of the parcel does not retain characteristics of a wider historic environment. The landscape in the south of the parcel retains some characteristics of the wider historic Windsor Great Park such as mature woodland and parkland trees.
On balance the degree of contribution is not considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 429 Parcel Assessments D 430 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
W4 - Land west of Windsor including Lower Farm and St Leonard's Farm
Description
Parcel W4 is situated to the south west of the excluded settlement of Windsor and is bound by field edges. The parcel comprises open land and contains two farm complexes to its western boundary and south western corner. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 431 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel parcel is overall poorly related to the built-up area of Windsor. Whilst the northern section appears well related there is a The strength of the existing rising topography from north to south. The southern section would boundary and that which could be create a protrusion into the countryside. The parcel is not contained achieved should the boundary be by the built-up area nor does any surrounding feature provide a sense amended of visual containment.
The rising topography allows views beyond the parcel increasing the sense of rurality and providing a strong relationship with the wider countryside and Green Belt.
The boundaries of the parcel lack durability consisting of hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a very strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a strong countryside character. The land is in agricultural / pasture use and containing very limited built form The strength of the existing boundary and beyond farm buildings. that which can be achieved should the boundary be amended The land is highly visible from beyond the parcel due to the rising topography, providing a strong visual connection to the wider countryside and Green Belt and increasing the sense of rurality.
The boundaries of the parcel lack durability consisting of hedgerows and tree lines. The existing boundary of the Green Belt is durable, consisting of roads and well defined and regular property boundaries. 432 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
Conclusion Very strong
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel makes a lower contribution to preserving the setting or to the setting of a historic place special qualities of a historic place.
The parcel provides some long distance views of Windsor Castle, although views are restricted by mature boundary trees and built form. The landscape retains some characteristics of the nearby Windsor Great Park, for example mature trees and parkland trees.
Conclusion Lower
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 433 Parcel Assessments D 434 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
W5 - Land south of Dower Park, Fairview Park, Gratton Drive & Chestnut Drive, Windsor
Description
Parcel W5 is situated to the south of the excluded settlement of Windsor and is bound by the Winkfield Road and the access road into Legoland Windsor. The parcel comprises open land within the Legoland Windsor park. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 435 Parcel Assessments D
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a very strong contribution to preventing the prevents the irregular spread of the unrestricted sprawl of a built-up area. built-up area The parcel contributes to the separation of the built-up area of Windsor with the near but currently distinct area of Legoland Windsor. The strength of the existing boundary Development would act to reduce the separation between these areas and that which could be achieved increasing the impression of sprawl. should the boundary be amended The parcel is well related to the built-up area. Notwithstanding this it is not contained by the built-up area nor does any surrounding feature provide a sense of visual containment.
The boundaries of the parcel lack durability comprising a private access road. This is considered to be of a moderate level of durability. The existing boundary of the Green Belt is durable comprising well defined and regular property boundaries.
Conclusion Very strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a weak countryside character. Whilst the land comprises open grassland and the adjoining residential properties The strength of the existing boundary located beyond the parcel to the north are concealed by mature and that which can be achieved should trees, the land is closely associated with Legoland Windsor. Whilst the boundary be amended the main developed area of the park is concealed by mature trees, the land forms part of the access route with traffic entering the site being highly visible.
The boundaries of the parcel lack durability comprising a private access road. This is considered to be of a moderate level of durability. The existing boundary of the Green Belt is durable comprising well defined and regular property boundaries. 436 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To assist in safeguarding the countryside from encroachment
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel makes a lower contribution to preserving the setting or to the setting of a historic place special qualities of a historic place.
The parcel provides some long distance views of Windsor Castle, although views are restricted by mature boundary trees and built form. The landscape retains some characteristics of the nearby Windsor Great Park, for example mature trees and parkland trees.
Conclusion Lower
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 437 Parcel Assessments D 438 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
Wraysbury group
CONTEXT MAP Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 439 Parcel Assessments D
WR1 - Land south of The Drive, Wraysbury
Description
Parcel WR1 is situated towards the northern end of the excluded settlement of Wraysbury and is bound by The Drive, Kingswood Creek and Old Ferry Drive. The parcel largely comprises open land, with a cluster of properties located towards the northern boundary. 440 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a moderate contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel is well related to the built-up area of Wraysbury and is partly contained by it. Further residential properties within the Green Belt acts The strength of the existing in combination with the adjoining built-up area and woodland to provide boundary and that which could some sense of visual containment and reduce the land connection with be achieved should the boundary the wider countryside. be amended The parcel is bound by a mix of features around half lack durability such as private roads. Private roads are considered to be of a moderate level of durability The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
On balance the parcel makes a moderate contribution. Development would extend the built-up area of Wraybury on to largely open land, however the land is adjoined by developed areas on three sides. Whilst not fully durable, the boundaries are considered to be of moderate strength of guard against further development and unrestricted sprawl.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel has a mixed character comprising of both areas of open land punctuated with small copse and individual mature trees, a The strength of the existing boundary cluster of dwellings focused to the northern section and some and that which can be achieved should interaction with the adjoining built-up area. the boundary be amended Views into and out of the parcel are restricted in part by built form and woodland, resulting in a weak visual connection to the wider countryside. On balance the parcel has an urban fringe character. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 441 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
The parcel is bound by a mix of features around half lack durability such as private roads. Private roads are considered to be of a moderate level of durability The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land The parcel does not contribute to preserving the setting or special contributes to the setting of a qualities of a historic place. historic place The parcel does not adjoin or provide direct views of an identified historic settlement. Whilst the landscape retains some characteristics of the nearby Windsor Great Park, for example mature trees, the degree of contribution are on balance not considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 442 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 443 Parcel Assessments D
WR2 - Land south of Old Ferry Drive, Wraysbury
Description
Parcel WR2 is situated to the west of the excluded settlement of Wraysbury and is bound by Old Ferry Drive, residential property boundaries and a woodland edge. The parcel largely comprises open land, and two dwellings are located within the north eastern corner. 444 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land The parcel makes a moderate contribution to preventing the unrestricted prevents the irregular spread of sprawl of a built-up area. the built-up area The parcel is well related to the built-up area of Wraysbury. Notwithstanding this the parcel is not contained by the built-up area. The strength of the existing Adjoining development acts in combination with woodland to provide some boundary and that which could sense of visual containment and reduce the lands connection with the be achieved should the boundary wider countryside. be amended Parcel is bound by mix of features some of which lack in durability. Whilst private roads are not considered to be fully durable they are considered to be of moderate level of durability. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
On balance the parcel makes a moderate contribution. Development would extend the built-up area of Wraybury on to open land, however the land has a moderate sense of visual containment. Whilst not fully durable, the boundaries are considered to be of moderate strength of guarding against further development and unrestricted sprawl.
Conclusion Moderate
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing The parcel makes a moderate contribution to safeguarding the countryside character, including countryside from encroachment. consideration of sporadic development and other urbanising The parcel displays a largely rural character comprising a combination influences of grassland, paddocks and scrubland. Some built form exists within the western section of the parcel including metal barns/sheds and The strength of the existing caravans. boundary and that which can be achieved should the boundary be Adjoining development acts in combination with woodland to provide amended some sense of visual containment and reduce the lands connection with the wider countryside. Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 445 Parcel Assessments D
To assist in safeguarding the countryside from encroachment
Parcel is bound by mix of features some of which lack in durability. Whilst private roads are not considered to be fully durable they are considered to be of moderate level of durability. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
On balance the parcel makes a moderate contribution. Development would extend the built-up area of Wraysbbury on to open land, however the land benefits from a moderate sense of visual containment. Whilst not fully durable, the boundaries are considered to be of moderate strength of guarding against further development and encroachment.
Conclusion Moderate
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 446 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 447 Parcel Assessments D
WR3 - Land south and west of St Andrew's Church, Wraysbury
Description
Parcel WR3 is situated to the south of the excluded settlement of Wraysbury and is bound by residential property boundaries and field edges. The parcel comprises open land. 448 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a strong contribution to preventing the unrestricted the irregular spread of the built-up area sprawl of a built-up area.
The parcel is well related to the main built-up area of Wraysbury. The strength of the existing boundary Notwithstanding this the parcel is not contained by the built-up area and that which could be achieved nor does any surrounding feature provide a sense of visual should the boundary be amended containment
The flat topography and open landscape provide uninterrupted views beyond the parcel providing a strong relationship with the wider countryside and Green Belt
The boundaries of the parcel lack durability comprising hedgerows. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel displays a largely rural character. The land comprises open fields and contains no built form. The strength of the existing boundary and that which can be achieved should the The land is highly visible from beyond the parcel, assisted by boundary be amended the flat open topography, providing a strong visual connection to the wider countryside and increasing the sense of rurality.
The boundaries of the parcel lack durability comprising hedgerows. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 449 Parcel Assessments D
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 450 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 451 Parcel Assessments D
WR4 - Land south of The Grange, Windsor Road, Wraysbury
Description
Parcel WR4 is situated to the south of the excluded settlement of Wraysbury and is bound by property boundaries and private drives. The parcel largely comprises open land. 452 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a strong contribution to preventing the unrestricted the irregular spread of the built-up area sprawl of a built-up area.
The parcel is well related to the main built-up area of Wraysbury. The strength of the existing boundary Notwithstanding this the parcel is not contained by the built-up area and that which could be achieved nor does any surrounding feature provide a sense of visual should the boundary be amended containment.
The flat topography and open landscape provide uninterrupted views beyond the parcel providing a strong relationship with the wider countryside and Green Belt.
The boundaries of the parcel lack durability comprising fencing and private driveways. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a strong contribution to safeguarding the character, including consideration of sporadic countryside from encroachment. development and other urbanising influences Whilst not in countryside use the parcel is open land and The strength of the existing boundary and displays a largely rural character. The lack of visual that which can be achieved should the containment resulting in a strong connection to the wider boundary be amended countryside and Green Belt.
The boundaries of the parcel lack durability comprising fencing and private driveways. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Strong Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 453 Parcel Assessments D
To preserve the setting and special qualities of historic towns
Criteria Assessment
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 454 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 455 Parcel Assessments D
WR5 - Land including Tithe Farm, Title Lane, Wraysbury
Description
Parcel WR5 is situated to the east of the excluded settlement of Wraysbury and is bound by a lake edge. The parcel comprises residential properties and a small business complex formed out of converted farm buildings. 456 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments
To check the unrestricted sprawl of large built-up areas
Criteria Assessment
The degree to which the land prevents The parcel makes a lower contribution to preventing the the irregular spread of the built-up area unrestricted sprawl of a built-up area.
The parcel is well related to the built-up area. Whilst not contained The strength of the existing boundary and by it, the existing built form acts in combination with the adjoining that which could be achieved should the built-up area to provide a sense of visual containment and reduce boundary be amended the lands connection with the wider countryside and Green Belt.
The boundaries of the parcel are durable consisting of a lake edge. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower
To prevent neighbouring towns from merging
Criteria Assessment
The degree to which land prevents the coalescence The parcel does not form or contribute to a gap of settlements, including consideration of ribbon between settlements and therefore makes no development and existing sporadic development discernible contribution to separation.
Conclusion None / limited
To assist in safeguarding the countryside from encroachment
Criteria Assessment
The strength of the existing countryside The parcel makes a lower contribution to safeguarding the character, including consideration of countryside from encroachment. sporadic development and other urbanising influences The parcel is not in rural use and is characterised by a mix of uses including residential properties and a small business The strength of the existing boundary and complex. Whilst the converted form buildings provide some that which can be achieved should the sense of rurality, on balance the parcel displays an urban fringe boundary be amended character.
The boundaries of the parcel are durable consisting of a lake edge. The existing boundary of the Green Belt is durable, consisting of well defined and regular property boundaries.
Conclusion Lower
To preserve the setting and special qualities of historic towns
Criteria Assessment Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 457 Parcel Assessments D
To preserve the setting and special qualities of historic towns
The degree to which land contributes The parcel does not contribute to preserving the setting or special to the setting of a historic place qualities of a historic place.
The parcel does not adjoin or provide direct views of an identified historic settlement. The parcel does not retain characteristics of a wider historic environment which is considered relevant to the assessment of this Green Belt purpose.
Conclusion None / limited
To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (OBSERVATION ONLY)
Criteria Observation
Proximity to regeneration initiative supported in The parcel is not in proximity to a regeneration project adopted development plan policy supported in existing development plan policy. 458 Edge of Settlement - Part 1 Green Belt Purpose Assessment 2016 D Parcel Assessments