Punch Partnerships (PML) Ltd Jolly Gardeners, 92-94 St Luke’s Road, Old Windsor, Windsor, SL4 2QJ Planning, Design & Access Statement CPC Planning Consultants Limited Contact: Ms. Lauren Parsons Email: [email protected] Telephone: 01243 697707 Planning, Design & Access Statement Document Control Applicant: Punch Partnerships (PML) Limited Project: Jolly Gardeners, Old Windsor Agent: Neve Thomson – CPC Planning Consultants Limited Reference Number: 00079 Document Checking: Prepared by: Neve Thomson Signed by: NT Checked by: Lauren Parsons Signed by: LP Issue Date Status 1 09/02/2021 Draft 2 12/03/2021 Second Draft 3 15/03/2021 Submission Version P a g e | 2 Planning, Design & Access Statement Contents 1.0 Introduction 2.0 Application Site and Surroundings 3.0 Planning History 4.0 Planning Policy Context 5.0 Key Development Considerations 6.0 Design 7.0 Access 8.0 Conclusion P a g e | 3 Planning, Design & Access Statement 1.0 Introduction 1.1 CPC Planning Consultants Limited (“CPC” or the “Agent”) has produced this Planning, Design and Access Statement, on behalf of Punch Partnerships (PML) Limited (“Punch” or the “Applicant”), in support of the planning application at the proposal site (the “Property”): The Jolly Gardeners, 92-94 St Luke’s Road, Old Windsor, Windsor, SL4 2QJ Proposal 1.2 The “Application” seeks full planning permission, from the Royal Borough of Windsor and Maidenhead (the “Council” or the “LPA”) for the following development: 1.3 “Conversion and extension of the public house (Sui Generis) to create two dwellings and the erection of one dwelling (C3), alterations to the existing parking layout, and associated hard and soft landscaping” 1.4 A schedule of the proposed accommodation is given below: • House 1 – 3b 5p – 84 sqm (GIA) • House 2 – 2b 3p – 80 sqm (GIA) • House 3 – 3b 5p – 93 sqm (GIA) 1.5 Each dwelling will have two car parking spaces on their own front drives. 1.6 This Planning, Design and Access Statement has been informed by, and should be read in conjunction with the following documentation: • Application Forms • CIL Forms • Topographical and Measured Building Plans – prepared by Encompass • Existing and Proposed Plans (site layout, elevations, street scene, location / block) – prepared by Cordage Design • Flood Risk Statement – prepared by Aqua Callidus • Transport Statement – prepared by TPA • Viability Report – prepared by JAB • Bat Survey – prepared by Hampshire Ecological Services 1.7 The Proposed Site Layout and Street Scene Elevations are given below for illustrative purposes only. P a g e | 4 Planning, Design & Access Statement Proposed Site Layout Street Scene Elevations (conversion/erection of dwellings) P a g e | 5 Planning, Design & Access Statement 2.0 Application Site and Surroundings 2.1 Old Windsor is a large village and civil parish, in the Royal Borough of Windsor and Maidenhead, in Berkshire, England. It is bounded by the River Thames to the east and Windsor Great Park to the west. Old Windsor is located near the M25 and M4 which connects to areas such as Reading and Guilford. The Property is currently used as a public house. 2.2 Old Windsor is located 2.4 miles south-east of Windsor, 4.1 miles south of Slough and 8.5 miles south- east of Maidenhead. The site is within the settlement boundary of the town. The area is highly sustainable and is predominantly residential. There are several small retail outlets including convenience stores such as a Co-op, a couple of takeaways, café, restaurants and three hairdressers/beauty parlours and various pubs. 2.3 The materials of the immediate locale typically consists of brickwork, painted render or cladding. 2.4 The Property is classified as a Structure of Character according to the Old Windsor Neighbourhood Plan. 2.5 According to the Flood Risk Assessment, the Property is in Flood Zone 1. Further details of the flood risk are discussed in chapter 5. 2.6 The Site is located nearby to the Windsor Forest and Great Park SPA (c.968m west) and South West London Waterbodies SAC (c.1883m east). These areas have been considered during the design process of the proposals. The application is also accompanied with a Bat Survey which discusses mitigation measures to ensure biodiversity is not disturbed. P a g e | 6 Planning, Design & Access Statement 3.0 Planning History 3.1 The following planning applications relate to the site itself; • 03/83629/FULL Erection of single storey side extension – Refused 28/07/2003 • 97/76301/FULL Erection of a single storey rear extension to the Jolly Gardeners Public House to provide additional toilet accommodation – Permitted 23/12/1997 • 89/01522/FULL Single storey rear extension and internal alterations to alter bar areas, create dining room and improve trade kitchen – Permitted 9/11/1989 3.2 The following planning applications relate to the surrounding area of the site; • 18/02380/LBC Proposed 1no. two bedroom dwelling and 1no. four bedroom dwelling with associated works following conversion of public house - The Red Lion, Oakley Green Road, Oakley Green, Windsor, SL4 4PZ – Application Permitted 21/12/2018 • 17/02530/LBC Consent for conversion of public house to form 2 x dwellings with associated works and external alterations - The Crispin, 56 Grove Road, Windsor, SL4 1HS – Permitted 18/12/2017 • 17/02911/FULL 10 flats with associated parking following the demolition of the existing Public House - The Queen, 282 Dedworth Road, Windsor, SL4 4JR – Appeal approved with Conditions 28/09/2018 - The planning application was refused on the 18th September 2017. The reasons were over- development, the design and the over-dominating impact. However, the application was permitted through appeal. • 16/02145/FULL Change of use from public house/restaurant (A3) to dwelling (C3) with associated works - The Silk Route, 32 Eton Wick Road, Eton Wick, Windsor, SL4 6JL – Permitted 28/10/2016 • 16/00043/FULL Erection of 6 x one bedroom flats with associated works and the creation of a new vehicular access, following demolition of public house - The Queen, 282 Dedworth Road, Windsor, SL4 4JR – Permitted 29/04/2016 • 15/02648/FULL Extension to dwelling with construction of poolhouse and gym and construction of gated access to site following demolition of existing public house - Harford Manor, Forest Green Road, Holyport, Maidenhead, SL6 2NN – Permitted 27/11/2015 P a g e | 7 Planning, Design & Access Statement • 15/01893/FULL Change of use of Public House with 4 bed residential accommodation to a 4 bed residential dwelling C3 - The Star, Broadmoor Road, Waltham, St Lawrence, Reading, RG10 0HY – Permitted 27/07/2015 • 14/04027/FULL Change of use from public house/restaurant to residential dwelling and associated works - 32 Eton Wick Road, Eton Wick, Windsor, SL4 6JL – Permitted 10/03/2015 • 14/01742/FULL Change of Use from public house (A4) to single residential dwelling (C3) - Sun And Stars, Forest Green Road, Holyport, Maidenhead, SL6 2NN – Permitted 25/09/2014 • 14/01084/FULL Conversion of public house to a detached dwelling, including demolition of extensions and rear store buildings - Three Horseshoes, 44 Eton Wick Road, Eton Wick, Windsor, SL4 6JL – Permitted 15/08/2014 • 13/02959/VAR Change of use from Public House to a single residential dwelling, including a single storey front extension and first floor side extension and rear dormer window as approved under planning permission 12/02011 confirming the extent of the residential curtilage - Queens Head, Windsor Road, Water Oakley, Windsor, SL4 5UJ – Permitted 09/01/2014 • 13/01492/FULL Construction of 4 terraced dwellings with associated parking following demolition of existing vacant public house - The Fawn, 140 St Leonards Road, Windsor, SL4 3DJ – Permitted 5/09/2013 • 13/01352/FULL Demolition of existing public house and the construction of a pair of semi detached houses - The Mitre, Oxford Road, Windsor, SL4 5DX – Permitted 5/09/2013 • 13/02514/DEM Demolition of public house and associated 3 bed flat - The Fawn, 140 St Leonards Road, Windsor, SL4 3DJ – Permitted 3/09/2013 • 12/02191/LBC Conversion of Coach House, Barn and Public House into 3 x 4 bed detached houses. Demolition of link between Public House and Coach House. New car parking and landscape area to site frontage - Seven Stars, Bath Road, Knowl Hill, Reading, RG10 9UR – Permitted 28/11/2012 P a g e | 8 Planning, Design & Access Statement 4.0 Planning Policy Context 4.1 Planning Policy Context Section 38(6) of the Planning and Compulsory Purchase Act (2004) requires that, in the determination of planning applications, decisions are made in accordance with the Statutory Development Plan of the District, unless material considerations indicate otherwise. 4.2 The Proposal Site is within the jurisdiction of the Royal Borough of Windsor and Maidenhead where the Development Plan comprises: The Royal Borough of Windsor and Maidenhead Local Plan 1999. 4.3 The emerging Borough Local Plan (2013 – 2033) was submitted for independent examination to the Planning Inspector in January 2018. At the end of 2020, there were hearing sessions to discuss the plan. The emerging plan carries some weight, but the existing policy remains in force, so it carries more weight. 4.4 The Old Windsor Neighbourhood Plan has been prepared by the community through the Old Windsor Neighbourhood Plan (OWNP) Group. The plan establishes a vision for the future of the parish and sets out how that vision will be realised through planning and controlling land use and development change over the plan period 2018 to 2033. The Old Windsor Neighbourhood Plan passed the referendum in 2019 with an overwhelming majority. It is now used alongside the Development Plan in determining planning applications. 4.5 The Borough Wide Design Guide was adopted in 2020 which supports the Local Plan policies by setting out in detail what the Council considers to be design excellence in the Royal Borough.