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ARBORFIELD GARRISON
STRATEGIC DEVELOPMENT
LOCATION
SUPPLEMENTARY PLANNING DOCUMENT
MAY 2011
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Foreword
Our approved Core Strategy sets out the broad vision The Core Strategy identifies four Strategic Over recent months, work on this document has
for how the Borough of Wokingham will develop in the Development Locations (SDL). These are continued and we have now added a Sustainable
period to 2026 and how the Council aims to protect Arborfield Garrison, South of the M4, North and Environmental Appraisal (SEA). So, we are re-
and enhance the very good quality of life enjoyed in South Wokingham. Separate masterplans called consulting on this document with its SEA We have
the Borough. The adoption of our Masterplans further Supplementary Planning Documents (SPD) have been incorporated more detailed explanations on two areas
secures our control over development over that produced for each SDL along with an overarching where there are particular sensitivities. .
period. Infrastructure Delivery SPD which covers all of the
SDLs (5 SPDs in all). The Infrastructure Delivery As our suite of planning policies are forming, we
The Core Strategy is a vitally important document SPD evolved from work undertaken in preparing are increasingly concentrating on good design and
that sets out the local policies we need to ensure the the Core Strategy and is aimed at delivering a attention to the character of areas where we are
provision of the new roads we will drive on, the new viable infrastructure rich solution to support the new encouraging further development. We will continue
homes we will live in, the new schools our children will developments. The key message is that I expect a to challenge developers to not only meet but exceed
go to, the new parks they will play in, the new shops high level of new infrastructure of the highest possible current design standards.
and doctors’ surgeries we will visit – in short, the way design quality.
our communities will look across the Borough.
This document has been subject of extensive
It takes forward the views of the community for high previous public consultation which is summarised in
quality development concentrated in a few locations the statement of consultation.
with all necessary infrastructure delivered.
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
As we said before adopting other Masterplan SPD’s In summary, this guidance aims at enabling
last year, where possible we need to integrate infrastructure rich, high quality design solutions for our
developments with existing communities and ensure SDLs which I believe we will, in due course be proud
that they are in keeping with the area in which they of. Your comments and suggestions are still being
will be located. We will expect developers to give actively sought and will be carefully considered before
particularly careful attention to this. Provision of this document is adopted.
community hubs within the new areas will help ‘kick-
start’ the sense of community with the benefits that Councillor Angus Ross.
can bring to new and current residents. Executive Member for Strategic Highways and
Planning. Wokingham Borough Council.
I confirm that these Masterplans and other policies June 2011
will provide the framework for developers to submit
planning applications. These applications will be
tested against this guidance and those found wanting
will be re-negotiated in order to find the right solution.
If we fail to agree fully satisfactory proposals, then
they are likely to be refused by the Borough Council’s
Planning Committee.
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Contents
Section 1:
Section 1: Introduction
Introduction
Arborfield Garrison is a major 1.1 Background 1.1.2 The identification of four Strategic Development
opportunity to deliver an infrastructure Locations (SDLs) within Wokingham Borough
rich and high quality new community 1.1.1 Regard has also been taken to the revocation represents a major and unprecedented
on predominantly brownfield land. of the Regional Spatial Strategy (The South opportunity to plan for new development in
The location is identified in the East Plan) by the Secretary of State in July a comprehensive manner, to ensure that the
Wokingham Borough Core Strategy 2010. Notwithstanding the revocation, the development of new homes goes hand in
as being capable of accommodating Council continues to regard the approach set hand with the provision of essential physical
3,500 new homes with associated out in the adopted Core Strategy as robust. and community infrastructure. The objective
new employment development and is not simply to meet housing targets, but to
necessary community infrastructure. plan for the long-term delivery of sustainable
The existing character of the location urban communities, and to avoid the need for
and its rural context lends itself to a piecemeal small scale housing development
development in which the landscape is which may harm the character of well-
a dominant and influential feature. established communities. The four SDLs are:
• Arborfield Garrison;
• North Wokingham.
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Caption... Caption...
1.1.3 Each SDL is the subject of a separate 1.2 The Purpose of this Document 1.2.2 The SPD relates to the area of land identified in
Supplementary Planning Document (SPD) and red on Figure 2.1. The SPD does not include
an overarching Infrastructure Delivery SPD, 1.2.1 This SPD has been produced by WBC as new policies for the SDL but builds on the
which sets out how and when infrastructure a guide for future development of the SDL Wokingham Core Strategy (WCS), in particular
is to be provided and the mechanisms for and to establish the Borough Council’s Policy CP18 and the Arborfield Garrison
expectations on masterplanning, design quality Concept Statement contained in Appendix 7.
securing this.
and infrastructure requirements. It does not It should be read in conjunction with the WCS,
1.1.4 The Arborfield Garrison SDL lies to the south including the Wokingham Local Plan saved
contain detailed proposals for the SDL but,
policies and the Infrastructure Contributions
west of Wokingham Town and comprises the once adopted, will be a material consideration
and Delivery SPD for the SDLs.
current Garrison site, Hogwood Farm and in determining the appropriateness of planning
Industrial Estate and land immediately to the applications and in moving forward through 1.2.3 The SPD has been prepared in accordance
south. implementation. The document has been with the provisions of the Town and Country
prepared on the assumption that an Outline Planning (Local Development) (England)
application accompanied by an Infrastructure Regulations 2004 (as amended).
Delivery Plan will be submitted followed by
Reserved Matters applications as appropriate. 1.2.4 The SPD has been prepared through a
process involving the public, stakeholders,
For the avoidance of doubt, any standards or
representatives from public sector agencies,
requirements set out in this document will also
the current development consortium,
apply to submission of Full applications.
landowners, Officers and Members of the
Council. It aims to balance the aspirations
and objectives of all of these groups with
acknowledged best practice principles for the
2 design and development of sustainable, high
quality places.
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Section 1: Introduction
Caption... Caption...
1.2.5 Extensive up-front consultation has taken place 1.2.6 As part of the Council’s commitment under
and views have been taken into account in the Section 13 Part 2 of the Planning and
Previous stages:
formulation of this document as summarised in Compulsory Purchase Act 2004, to keep
Section 2 and set out in a separate Statement under review the matters which may be • February-March 2010 - First
of Community Views (SCV). In February and expected to affect the development of their statutory consultation.
March 2010, this SPD was subject to a formal area or the planning of its development, which
6-week consultation in accordance with includes the purposes for which land is used • October 2010 - Adoption of North
Regulation 18 Town and Country Planning in the area. Legislation requires an SA/SEA to and South Wokingham SPDs and
(Local Development) (England) Regulations support a draft SPD. The Council has taken adoption of Infrastructure Delivery
2004. this opportunity to up date and produce new and Contributions SPD.
SPDs that form part of a six week consultation
period. • November-December 2010 –
Second statutory consultation of
South of the M4 SPD.
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
1.2.7 The SPD is accompanied by a Draft (b) sets the framework for future 1.2.9 Wokingham Borough Council has considered
Sustainability Appraisal/Strategic Environmental development consent of projects listed in whether the Masterplan SPDs are likely to
Assessment (SA/SEA), which is also subject Annex I or II to Council Directive 85/337/ require an SA/SEA as the SPDs are required
to consultation. The guidance from both the EEC on the assessment of the effects of in the form of development briefs and
European Commission and the Government certain public and private projects on the masterplans by the Core Strategy and will
indicates how local authorities can comply with environment, as amended by Council set the framework for the future development
the requirements of Directive 2001/42/EC and Directive 97/11/EC. consent of EIA projects. Taking account of its
the subsequent “Environmental Assessment of conclusion that an SEA was required for the
Plans and Programmes Regulations 2004” (the 1.2.8 The SPD falls under criterion (a) of Regulation Masterplan SPDs, the Council has produced a
SEA Regulations) which amplify its operation 5(2), being a plan prepared for town and Draft SA/SEA, which details the likely significant
within England. Under the SEA Regulations, country planning or land use. In respect of sub- effects on the environment of implementing
local authorities must, where appropriate, paragraph (b) the SPD will amplify policy within the Masterplan SPDs and the reasonable
carry out a SEA of land-use and spatial plans. the Adopted Core Strategy, providing further alternatives considered, taking into account the
Regulation 5 (2) of the Regulations describes guidance on the requirements in respect of a objectives of the Masterplan SPDs.
that an environmental assessment should be spatial framework plan which should form the
undertaken for a plan or programme which - starting point for master planning the SDL. 1.2.10 Regard will also be had to the Equality Act
2010 by Wokingham Borough Council in
(a) is prepared for agriculture, forestry, delivering the SDLs.
fisheries, energy, industry, transport,
waste management, water
management, telecommunications,
tourism, town and country planning or
4
land use, and
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Section 1: Introduction
1.3 The Role of the SPD: Establishing 1.3.3 The key elements of the SPD are: 1.3.4 It should be read in conjunction with other
Good Design and Delivery Government policy documents relating to
• a spatial framework plan which should form large-scale development, sustainability, and
1.3.1 This SPD sets out the minimum design the starting point for masterplanning the design, in particular:
standards which should be achieved to SDL;
deliver the new development. Developers will • Planning Policy Statement (PPS) 1 including
• design principles aimed at delivering a high
be encouraged to exceed these standards Planning and Climate Change Supplement;
quality scheme;
where possible and will be expected to apply
• Planning Policy Statement (PPS) 3;
new standards that arise during the life of the • requirements for addressing sustainable
document. design; • By Design (DETR);
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
1.3.5 These documents collectively promote a • An integrated landscape – a place which • Quality within the public realm –
consensus view of good design principles responds to its landscape setting and promoting routes and spaces which are
which should lie at the heart of the design of draws green space and infrastructure into attractive, safe and uncluttered;
the SDL, comprising: the heart of the development;
• Continuity and enclosure – promoting
• Character – somewhere with a sense of • Human scale – the arrangement of building the continuity of the street frontage and the
place and local distinction; forms which are easy for the human eye definition of public and private space;
to read and provide a sense of scale and
• Legibility – a place which is easy to • Adaptability, robustness and
perspective;
understand and navigate; sustainability – the layout of the SDL and
• Secure, natural surveillance – creating individual buildings should all contribute
• Permeability – achieving a form of layout places which are properly overlooked towards the minimisation of resources from
which makes for efficient pedestrian, and make for effective passive and active the design stage; and,
vehicular movement and public transport policing;
provision ensuring places connect with • Diversity – promoting diversity and choice
each other; • Detailing, richness and interest – through a mix of developments and uses,
promoting ornamentation, rhythm, responding to local need.
• An articulated townscape – creating consistent vernacular, richness, and intrigue
an interesting, contextually responsive to the built environment;
townscape utilising building height, scale
and massing, all of which should be related
to human scale;
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Section 1: Introduction
1.3.6 The remainder of this SPD covers the following: • Delivery (Section 6): A summary of 1.3.9 The overarching consideration here is
the expectations for Outline application achievement of a sustainable community. In
• Location, Context and Policy (Section 2): submissions, conditions and planning this, it differs somewhat from the other SDL’s
A summary of the location, characteristics, obligations, strategic phasing and which are essentially extensions to existing
planning policy framework and consultation management and maintenance. communities. Achievement of this will be
events. dependant on all components of the SDL
1.3.7 The guidance provided in this SPD is intended
• Vision and objectives for Arborfield coming forward within the Core Strategy
as part of an ongoing design process. WBC
Garrison (Section 3): A summary of the period. As such planning permission for
will require the preparation of design codes and
overall concept and the vision for the SDL development of any part of the SDL will not
development briefs in advance of Reserved
and the key development principles. be granted unless this can be conclusively
Matters applications in order to build upon the
demonstrated.
• Key Design Principles (Section 4): An guidance, themes and principles set out in this
explanation of what will be required in the document. Section 6 contains further advice on
development proposals in order to meet the how design excellence will be carried through
key design principles for the Location. the planning and construction process.
• Climate change and sustainability 1.3.8 For the avoidance of doubt, areas not
(Section 5): The development expectations shown as having specific designation will
for the SDL regarding sustainable design be subject to policies contained within the
and construction. Managing Development Delivery Development
Plan Document, scheduled for adoption in
December 2012.
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown
Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham
Section 2: Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made.
Context
2.1 Location
0m 500m
8
Figure 2.1: Strategic Development Location Boundary
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown
Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham
Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made.
0m 500m
10
Figure 2.2: Constraints Plan
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
• focusing on appropriate mix of uses • accounting for the setting of the Listed Planning guidance
including convenience retail, nursery, Buildings and Scheduled Ancient
primary and secondary education, primary Monuments within the SDL and integrating 2.3.7 There are other SPDs and other Supplementary
health care and community facilities in new them carefully with new development. Planning Guidance produced by WBC which
district and neighbourhood centres; should be read in conjunction with this SPD.
2.3.6 Policy CP18 of the adopted Core Strategy These include:
• responding to the attractive rural setting emphasises the importance of maintaining
ensuring that development is absorbed separation of Arborfield from from Arborfield Supplementary Planning Documents
into the landscape maintaining physical Cross, Barkham Hill and Finchampstead
separation with Arborfield Cross, Barkham North settlements which is illustrated by the • Village Design Statements.
Hill and Finchampstead North; Core Strategy’s Key Diagram below. This
• Infrastructure Delivery and Contributions for
commitment reflects the Core Strategy’s
• providing strategic and local transport Strategic Development Locations 2010 also
Spatial Issues and Spatial Vision together
linkages and enhancements including a subject to first review.
with the adopted Bracknell Forest Core
public transport interchange facility;
Strategy (policies CS4 and CS9 together with • Wokingham Borough Design Guide 2007
• integrating existing residential development paragraph 123). The study of Gaps and Green (currently under review).
on the periphery of the SDL to provide safe Wedges in the Borough has also found that it
• Sustainable Design and Construction SPD
and convenient access to new services and is essential to maintain them and this reflects
2010.
facilities; the Community Strategy and Audit Report. As
such the SPD should include measures that
• enhancing local employment opportunities
maintain the separation from Arborfield Cross,
to provide scope for people who wish to live
Barkham Hill and Finchampstead North.
and work in close proximity; and,
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Community Workshop 1 (20th June • Environment; in terms of environmental Community Workshop 2 (25th July
2009 Arborfield Parish Hall): quality, such as reduced impacts from 2009, WBC Offices, Wokingham)
flooding and noise.
2.4.4 The workshop was held in conjunction with 2.4.7 This workshop provided another opportunity
the consideration of South of the M4 SDL. The • Character; so that new development fits for those unable to attend Workshop 1 to
morning session involved a discussion of the well with the existing context. be involved in the process and a further
key issues and a visit to the SDL. Clear themes • Economy; to preserve and enhance opportunity for the previous attendees to
emerged from the workshop which can be employment opportunities. comment and ask questions. Notably, two
summarised within broad headings: strategic options were produced and displayed
• Delivery and Funding; in terms of developing for comment. In addition, views were sought
• Traffic and Travel; in relation to residential a suitable phasing strategy to ensure over the character and form of development.
amenity, road capacity and movement adequate infrastructure is put in place in the Key points included:
choices. early stages of development.
2.4.5 The afternoon session involved a site planning • the need to reflect the existing character
• Community and Social Infrastructure;
exercise in which tiles could be plotted on of the Arborfield and Barkham areas and
in relation to open space provision and
a map showing locational preferences for to make the most of existing buildings and
availability of services for all ages.
development on the SDL. The results of the retain and enhance the landscape structure;
exercise are recorded in the SCV.
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
• some concerns about traffic issues relating Options Exhibition • a clear difference of opinion over the
to extensions of the Hogwood Industrial location of the district centre, with some
Estate but recognition of employment 2.4.8 Following the workshops, an exhibition was respondents preferring the centre of the
benefits; and, held to display three strategic options and SDL to maximise pedestrian accessibility
to seek views on the overall options and the across all neighbourhoods and others
• an emphasis should be placed on various components of the options. The suggesting it should be located off Nine
sustainable construction measures, options were not mutually exclusive; different Mile Ride Extension for residents of
especially regarding utilities and water components from each were taken forward to Finchampstead North and beyond;
resources. the preferred option. The main boards were
displayed at WBC offices and brochures at • a divergence of views about whether Nine
various other venues throughout the Borough. Mile Ride should form a primary route in/
The exhibition and questionnaire were out of the SDL, with some concerned about
available in electronic form on the Council’s impact upon residents of Finchampstead
web site. The exhibition ran for six weeks North and others concerned that
during September and October 2009 and downgrading the road would lead to greater
questionnaires and comments were collated, traffic levels on less suitable roads in the
recorded and analysed. The key issues arising Barkham area;
from the consultation included: • mixed feelings about extending Hogwood
Industrial Estate, with some concerned
about traffic implications whereas others
supported the idea of more jobs in close
proximity to the new homes;
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
• strong support for Suitable Alternative Statutory Consultation very concerned about the practical implications
Natural Greenspace (SANG) located to the of this amount of development. In particular
south of the SDL, and for the retention of 2.4.9 As part of an iterative masterplanning they were concerned how the developments
the existing green infrastructure at Arborfield approach, feedback from the workshops and and their associated infrastructure would be
Garrison; exhibition event was used by the consultant delivered in accordance with the SPDs and the
team to help inform the generation of optimum Core Strategy. Not surprisingly, the majority of
• support for further neighbourhood design solutions – sensitive to views expressed responses were concerned with issues of traffic
centres, for example off Biggs Lane, and at the community engagement events – for and highway safety but the greater majority of
the co-location of schools with district/ each of the SDLs. responses also reflected a number of detailed
neighbourhood centres; and,
concerns or issues of which the headlines
• a general acceptance of a north-south 2.4.10 The outcomes of the series of informal were:
spine route but concern about primary consultations were a significant part of the
routes accessing Langley Common Road. process and were influential in preparation • Loss of open/green land/trees and threats
of the draft Masterplan SPDs which were to wildlife. Comments relating to these
subject of the statutory consultation which issues reflect one of the impacts of the
took place between the 9th February and 23rd choice made in pursuing SDLs as the
March 2010. The consultation produced 877 main delivery mechanism for the growth
written responses and these are considered of Wokingham rather than in a piecemeal
in the Statement of Consultation. Very few of manner in the existing urban area. In the
the consultation responses questioned the case of Arborfield there was considerable
principle of development; although many were concern that ‘greenfield’ land would be
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
• Ability of services and infrastructure (e.g. • Delivery of high quality development. This • Transport issues. The SDLs have been
flooding and education etc) to handle the is a key concern of the Council and the traffic modelled and the outputs show
new development. Detailed consultation original suite of documents and plans was that the SDL package once delivered will
was undertaken with the widest possible put together with this express objective. achieve a nil detriment scenario in 2026.
range of service providers and statutory The documents have been further tested A more detailed assessment of North
undertakers as part of the formulation of via a detailed legal checking process and Wokingham has confirmed this is the
the SPDs. The requirements identified it is considered that they are as robust case, based upon the Council’s preferred
by them and set out in the Core Strategy as possible in the context of the type of transport option modelling work is ongoing.
are therefore robustly carried forward into document that they are. These matters will Residents wanted specific details of road
subsequent planning applications and be dealt with in more detail through the alignments, routes or junction details.
associated legal agreements; later planning application processes and This was particularly the case in North
will be subject to further consultation and Wokingham in relation to the Northern
consideration at that time; Distributor Road/Ashridge Interchange
issue which has been subject to further
• Further development beyond the headline
modelling as recommended by the EiP
figures for each SDL. The numbers required
Inspector and in Arborfield particularly in
from the SDLs and the densities to be
relation to the by-pass and Park Lane.
achieved are set out by the Core Strategy
The EIP Inspector endorsed measures
and endorsed by the Inspector at the EiP
to relieve Arborfield Cross. Subsequent
and developers will be expected to work
within the policy framework;
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
2.4.13 Three workshops were held separately to • The importance of reflecting the needs of all
help gain a better understanding of the spatial users when locating different facilities.
needs of each local group to explore the size • Exploring alternative methods for managing
and requirements for new faith facilities and and controlling open spaces and playing
community centres. These included statutory fields through for example, community
consultees (session 1), local stakeholders North trusts.
and South Arbofield (session 2) and South of
the M4 (session 3), All the events took place • Reusing and revitalising underused buildings
at the Finchampstead. The key conclusions as part of establishing a new community.
that could be drawn from the three workshops • Bringing green infrastructure into new public
include: spaces and for public buildings to take a
lead role in promoting sustainable design.
• The role of centres in helping to foster
stronger ties within and between different • Centres and local facilities should be
communities. As such an approach that collocated thoughtfully with sustainable
considers the whole area should be used modes of transport and provide
when considering the location of new opportunities for walking and cycling.
facilities.
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Section 3:
3.1 Vision for Arborfield Garrison and Responding to the SDL site 3.1.3 In order to maximize this opportunity it will be
development concept essential for any development to achieve the
3.1.2 Set within an attractive landscape, Arborfield objectives outlined in this section, which are
3.1.1 Arborfield Garrison presents a rare opportunity Garrison’s large scale mature trees, central to the SDL Vision. The requirements
within Wokingham Borough to redevelop a watercourses and historic buildings provide of “Building for Life” should be taken into
previously used site for a new community. In an important context for a distinct settlement account in preparing applications for the SDL;
supporting the allocation of Arborfield Garrison which draws its character references from the Council’s aspiration is to achieve Silver
through its Core Strategy, the Council expects these natural and well established features, Standard at each SDL within the Borough.
to see a masterplan for a progressive and the retention of which are important. This
distinctive settlement with a unique local high quality setting provides an ideal physical
identity. framework for master planning. It requires an
equally high quality development response, and
the Council expects that the new settlement
at Arborfield Garrison will be a Twenty First
Century model of a sustainable, integrated
place. Integration with the existing residential
communities should be demonstrated.
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
A sustainable scheme should be evident, and the use of alternative 3.1.7 The scale of the development offers an
modes of travel should be made appealing opportunity for local energy generation, and
3.1.4 In addition to demonstrating a sensitive and attractive for local trips. The Local water and waste management schemes.
approach to the SDL through the masterplan, Planning Authority will need to be reassured These are seen as essential components of
the environmental performance of the SDL that incentives and innovations are in place to the development. In addition, proposals for
should be to very high standards. Carbon encourage residents to adopt sustainable travel local food production and composting should
neutrality should be seen as an objective for patterns from the scheme’s inception. be formulated. Long-term management of the
the SDL site’s owners and developers, and landscape should encompass such activities
their strategy and programme for delivering 3.1.6 New buildings at Arborfield Garrison will and plans to demonstrate how this will be
this should be clearly set out in any Outline demonstrate the use of sustainable building achieved will be required.
planning application. techniques to ensure high levels of energy
efficiency. Whilst the character of the
3.1.5 The development should be planned and architecture and the finishing materials used
developed to achieve a good degree of self- should draw on the local context, the style of
containment. The daily needs of its residents the buildings is expected to be contemporary in
should be catered for through provision of a so far as it reflects the influence of sustainable
mix of services and employment opportunities building design. The SDL should strive to
which are easily and safely accessible. Planning become an exemplar scheme where public
for efficient and convenient public transport for buildings demonstrate best practice in green
those undertaking journeys beyond the SDL building design.
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
3.1.10 The local needs of residents should be catered • Residential neighbourhoods scaled and
for through provision of a mix of services which designed in accordance with the principles
are easily and safely accessible on foot, bike or of walkable neighbourhoods, to provide an
by public transport. appropriate mix of housing to suit the needs
of the whole community. 23
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
24
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown
Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham
Notes
0m 500m
25
Figure 3.1: Preferred Spatial Framework Plan (exact development areas to be agreed through ongoing discussions with LPA)
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Section 4:
Key design
principles
Arborfield Garrison already benefits from a number
of high quality open spaces that are fronted
by development. These must be incorporated
into the landscape framework for the SDL.
4.1.1 This section takes each component of the 4.1.3 Reference is made to the WCS Appendix 7 1. Landscape Framework
Masterplan and provides a set of principles Concept Statement requirements and the
to guide the design of the SDL, both at Council’s Landscape Character Assessment The Core Strategy requires:
the Outline application stage and for any SPG. In evolving these, a list of development
subsequent Reserved Matters applications. requirements are grouped according to a • A clear landscape framework which
number of design and development principles. integrates the development with the
4.1.2 These principles are seen as a starting Applicants are required to respond directly landscape and shows how the urban
point for ongoing design, and are by no to these objectives and themes through their edge will be managed; and,
means exhaustive. Applicants are expected Design and Access Statements, in order to
• A positive response to the topography of
to develop and refine these ideas at the demonstrate and explain how they have been
the SDL and existing tree planting, which
Outline and Reserved Matters stages, and to taken into account.
should be incorporated into the layout.
demonstrate how they have taken account
of these principles through their Design & The following design principles build on this
Access Statements and applied these to the requirement:
development as a whole as well as individual
sites.
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
strong character providing and that which runs from the centre of the
SDL southwards), ponds, wetland areas,
Special Scientific Interest (SSSI) as well as the
California Country Park.
an enviable setting for grassland, footpaths and bridleways. A detailed
development. This in turn tree survey should be undertaken to inform
has significant potential the masterplanning exercise. The applicants
should demonstrate how all existing landscape
to enhance development features have influenced the masterplan,
values within the SDL. and how they will be incorporated into the
landscape framework and within proposed 27
development areas.
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Requirements
Design Principle 1b: The 1b(i): In seeking to retain and enhance the existing
Design Principle 1c: The
landscape framework landscape features, consideration should be landscape framework
should protect and given to the protection of all ecological habitat should introduce new
enhance ecological and biodiversity features of the SDL.
landscape and green
habitat and biodiversity 1b(ii): Any impact on the ecological habitat and infrastructure features
across the SDL. biodiversity of the SDL as a result of built to the SDL in order to
development should be mitigated against
in a manner which enriches and enhances
enhance and protect the
the overall habitat and biodiversity assets residential setting and
of the SDL. Applicants will be required to quality. Landscape design
demonstrate that proposals for the protection within the SDL should
and enrichment of habitat and biodiversity
across the SDL are capable of delivery and,
relate to place making
where necessary, ongoing maintenance, within at both the strategic
the wider landscape framework. and local level, in order
to create a living and
engaging landscape.
28
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown
Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham
Requirements
• wetland areas. 29
Figure 4.1: Landscape Framework Diagram
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Allotment gardens should form an integral Outdoor play space must be conveniently
part of the landscape framework. located close to residential areas.
1c(iii): New planting will be carried out across the SDL which illustrates the retention of mature trees 1c(vi): Provision for sports and play is essential to
to enhance the existing planting. New native surrounding the existing community hall and promote opportunities for healthy and active
woodland and tree planting, new hedgerows, transition areas bordering new and existing lifestyles. Playing fields should be provided and
grasslands and wild flower meadows should development. The Draft SPD also sets out that designed in accordance with the standards and
be considered and proposed through the the sensitive introduction of new planting at principles set out in Fields in Trust: Planning &
landscape framework. the south eastern edge of Arborfield Garrision Design for Outdoor Sport and Play. This should
SDL should be considered as a mechanism include provision for:
1c(iv): When considering the transition between to help enhance and protect the distinct
new and existing developments a thoughtful residential setting of Finchampstead. This is • Designated play areas comprising
approach should be used to help enhance illustrated by an indicative layout for Nine Mile Neighbourhood Equipped Areas for Play
the interface between existing and proposed Ride contained within Appendix One. (NEAPs), Local Equipped Areas for Play
developments such as shared public open (LEAPs), Local Landscaped Areas for
spaces, pedestrian, vehicular and/or landscape 1c(v): In addition to open space requirements Play, and Local Areas for Play (LAPs)
connections. In the case of Arborfield Garrison proposals for allotments should be made in which should benefit from casual safety
‘Area B’, which adjoins existing residential order to promote local food production. These surveillance, by direct overlooking from
development, contains a number of mature should be easily accessible for residents, and adjacent and surrounding development,
trees of amenity value which contribute to the can form attractive and interesting focal points and by proximity to routes and connections
character of the area. To reflect its amenity within residential neighbourhoods; on this through and across the SDL;
status, the Draft SPD proposes revisions that basis they should not necessarily be located in
reduce land within Area B deemed suitable peripheral locations, but should be integrated
for residential use. An indicative layout drawn as part of the living landscape.
for Area B is contained in Appendix One,
30
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31
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
At New Hall in Harlow careful attention to detail, a unified In Exeter a modern extension to a Listed mill Sustainable Urban Drainage principles have
palette of materials and street tree planting create a building utilises a low maintenance sedum been built into the layout of Broughton in Milton
high quality tertiary street that accommodates all users. roof that minimises rainwater run-off and Keynes providing a strong setting for development
provides a valuable city centre habitat. and an important open space network.
will be required to permeate built-up areas of 1d(iv): Opportunities for the use of green or brown
the SDL. Where SUDS features are present roofs and green walls should be pursued for
in streets they should be designed to fit that schools, community buildings and for the
context, and to be an integral part of the supermarket. Primary schools in particular
street. SUDS features within the District and are considered suitable candidates for
Neighbourhood centres are anticipated to be these features, as green roofs and walls
more urban in character, and will differ from will aid natural cooling and insulation. In
those in residential areas and in areas of open addition, schools should benefit from outdoor
space. The choice of surface materials for classrooms and good levels of sun-shading.
hard landscape areas will take into account
32
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33
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Requirements
Design Principle 1f: A 1f(i): The applicants should enter into discussions
system of landscape with WBC with regard to the ongoing
management should be management and maintenance of all of the
put in place to ensure landscape elements of the development.
Innovative strategies and alternative
ongoing maintenance, mechanisms to maintenance by the Council
enhancement and should be tabled for discussion at an early
stewardship of the stage in the design process.
landscape..
34
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
2. Neighbourhoods
Design Principle 2a: The around the existing
The Core Strategy requires:
built development should community centre, the
• A built form which supports the strategic be structured to create married Officers quarters
objectives for the development and three attractive, walkable, on Tope Road, and the
assists in creating a recognisable
identity;
residential neighbourhoods: playing fields adjoining
Baird Road; and
• Careful attention to the composition of - the northern
the street frontage and street corners
to ensure a continuous building line and
neighbourhood will focus - the southern
help define the street. Long featureless around the area adjoining neighbourhood will be
blank frontages should be avoided; and Biggs Lane;- the central focused on the area
• Development which is inclusive and neighbourhood will focus between Princess Marina
accessible for all in accordance with Drive and Sheerlands Road.
Policy CP2.
35
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown
Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham
Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made.
Requirements
0m 500m
36
Figure 4.2: Walkable Neighbourhoods
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
2a(ii): The layout of each neighbourhood should be • Some parking provision can be made within 2a(iv): The dimension of the blocks is critical to
designed so that access to centres is direct, the neighbourhood centres; this should be ensure good levels of pedestrian connectivity
easy and safe. Priorities for access should be integrated into the landscape scheme for through the neighbourhoods. Given an average
as follows: the centres, and should be shared by all residential density of between 30 - 35 dwellings
facilities and services, rather than allocated per hectare will prevail throughout the SDL,
• the first priority should be given to the for different uses. Further requirements the rule-of-thumb for residential blocks is 60m
safety, comfort and convenience of for car parking are set out in relation to x 80m; this will allow for a range of parking
pedestrians; the street network and District Centre options and provision for private rear gardens.
• second priority should be afforded to elsewhere in this section. Mixed use blocks can be larger where they
cyclists, who should also benefit from safe need to accommodate larger footprint uses,
2a(iii): Neighbourhoods should be organised through
and easy routes, as well as secure cycle but consideration should still be given to
a robust and traditional pattern of streets
parking; pedestrian connectivity.
and blocks. Traditional streets and blocks are
• public transport users should be given regarded as the most land efficient and flexible
third priority for movement within way to provide housing, and lead to safer and
neighbourhoods and to centres, with public more active streets. They allow for the creation
transport stops being located within a short of private rear gardens and a variety of ways to
walk of each dwelling, and provision made accommodate car parking on-plot.
for real time information and well designed
shelters.
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Solar Orientation
Mews parking courts can help to
accommodate residents’ vehicles
Orientating blocks to the sun’s path can reduce
overshadowing areas within the block.
Building
frontage should
provide good
enclosure to the
street
Corners should
be articulated
by the building
form
38
Figure 4.3: Traditional perimeter block layout incorporating mews court
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
39
Figure 4.4: Overlooking and Natural Surveillance
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
The use of a taller apartment building at Accordia These houses at New Hall in Harlow front the street Off-street parking at Accordia in Cambridge has been
in Cambridge helps define and contain a primary and have a well defined base, middle and roofline carefully considered as part of the overall street scene
street that accommodates tree planting. which provide a clear structure to the façade. and incorporates opportunities for tree planting.
41
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
42
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown
Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham
0m 500m
43
Figure 4.5: Character Typologies
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
44
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Inidicative Block
configuration
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
A mix of town houses and apartments are carefully In Upton, Northampton, a terrace of town The use of traditional materials that are
arranged around shared courtyard spaces houses successfully merges traditional built typical of the locality together with a modern,
at King’s Hill. The design has contemporary forms with contemporary detailing that draws glazed dormer window creates an interesting
use of glazing and fenestration but draws on a strong Arts and Crafts character. roofscape at Upton in Northampton.
references from the Kent vernacular.
Requirements 3b(ii): The development should establish a clear
Design Principle 3b: 3b(i): The built form should not be a pastiche of
pattern of well defined frontage development
across the SDL. The public frontages of
Buildings should be traditional styles, rather it should take clear buildings should address streets and public
designed to ensure character references from the local vernacular, spaces and be clearly distinguished from
architectural and design but should apply these in a contemporary
manner to ensure that buildings are of their
rear elevations overlooking gardens and
other private spaces. This will ensure that
excellence. The built time. Important design references include: development is ‘legible’ making it easy for
form should positively people to find their way through the SDL.
respond to and draw • careful interpretation of the Arts and Crafts
character evident in the Officers houses on 3b(iii): Key building elevations should be designed so
references from the Buttershaw Avenue; that there is a clear and identifiable ‘bottom’,
many fine buildings and • key buildings from the military history of the
‘middle’ and ‘top’, adding visual interest. The
rich townscape that is Garrison;
bottom of the building should meet the ground
46
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
The top of the building should also be the role and status of 3c(ii): The potential for existing buildings to be
carefully considered. An interesting and a particular building or retained and employed as landmarks to assist
dynamic roofscape adds visual interest with place. Landmark buildings with legibility and place making should be
explored.
roof pitch and roofline articulated to lend
distinction to different parts of the SDL.
should include those with
With commercial buildings and schools any a special architectural
ventilation arrangements, air conditioning, character, those
lighting, servicing and any telecommunications
equipment should be carefully designed
incorporating distinctive
and integrated into the overall structure of features and those with
the building and should be masked from special functions.
public view points. On domestic buildings
consideration should be given to providing
opportunities for discrete locations for satellite
dishes.
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Requirements
Design Principle 3d: 3d(i): A strategy for a restrained palette of colours
High quality materials and materials should be prepared at the
should firmly establish the Reserved Matters stage to influence the
character and identity of detailed design of the development. This
should include, but is not limited to warm red
the SDL, both in respect brick, clay roof tiles, timber cladding and panels
of the public realm and of painted render, which are commonly found
the built form of buildings throughout the Borough. Modern interpretation
of these materials will ensure that the SDL can
and structures. be identified as a contemporary place. The
image of place will also be reinforced by built
form, decorative detailing, public art and even
basic features such as windows and doorways.
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
A mews street at Accordia in Cambridge integrates Use of high quality materials and street tree planting
garaging and storage into the design and layout define parking bays at Upton in Northampton. The
of the development. The street is overlooked street is well overlooked by adjoining houses.
through use of roof terraces and balconies.
Public art should form an should be prepared. This should make • art installations and sculpture;
integral component of provision for the involvement of artists in place
• unique street furniture and signage;
the built form in order to making at the local level. The strategy should
make explicit the timing, funding and delivery • surface treatment;
reinforce local identity. arrangements for public art.
• lighting;
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Requirements 4. Centres
Design principle 3g: 3g(i): The developer will be encouraged to enter into The Core Strategy requires:
Place names should be discussions with the appropriate authorities
carefully considered to including the Council and the Parish Councils • The proposed District Centre at a central
ensure they are directly and with acknowledged local experts to
develop an agreed approach to naming of
point, well integrated with educational
facilities. The district centre should
relevant to the location. streets and areas within the SDL, including include a food store of 4000 m2 as well
parks, open spaces, schools and community as a range of community facilities and
centres. Use of local historic names or names services.
of persons and uses associated with an area
can add richness and assist in establishing the
place.
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facilities for all residents, the District and northern Neighbourhood 4a(iii): Other acceptable uses include public houses
and will reinforce the Centre proposed by the Draft SPD. In order (class A4), financial and professional services
At Ravenswood, Ipswich, street furniture, cycle stands The local centre at Oxley Park in Milton Use of the first floors for small offices and apartments
and paving are all coordinated in a mixed use local centre. Keynes accommodates a primary school at King’s Hill provide a good mix of uses at the
which fronts onto a public square and district centre. The pedestrian orientated public
provides a focus for the neighbourhood. realm allows opportunities for outdoor seating
and spill out space for cafés and restaurants.
Requirements:
Design Principle 4b: 4b(i): Centres should be designed and laid out to
Design Principle 4c: The
The centres should provide a good degree of containment and position and design of
be characterised by enclosure around a central public space, street buildings should help to
high quality public or area. This space will be scaled in response
to the size of the centre, and should enable
distinguish the Centres,
realm which will add to outdoor activities, such as pavement cafés, provide a cohesive
their attractiveness. markets and festivals. identity and ensure a
4b(ii): Materials, signage and advertising, lighting,
legible relationship with
street furniture and planting should be carried one another. In addition
out under a comprehensive strategy for they should demonstrate
the SDL, which allows for some distinction the application of good
between each of the centres.
urban design principles.
4b(iii): Provision for travel will be integral to the
design of these outdoor spaces. Public
transport stops, secure cycle parking and car
parking (at a standard to be agreed with the
Local Planning Authority) will be designed to
seamlessly integrate with the public realm, and
should not detract from the visual amenity or
54
safety of the development.
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Requirements:
At the Whitefriars Centre in Canterbury a service yard This three storey mixed use building at Princesshay
is obscured from view behind a simple gateway. in Exeter has a high quality elevational treatment.
Access to the apartments above the shops is
provided via partially glazed walkways with
balconies on the southern elevation behind.
• not have blank elevations facing any Requirements
publically accessible area;
Design Principle 4d: 4d(i): Housing, including apartments and
• be serviced, and have storage and delivery Residential uses should townhouses, should be included in every
areas which are unobtrusive. Service
yards can be located within the centre
be included in the centre. Apartments should be located above
of development blocks in order that they neighbourhood and district ground floor uses, in particular shops, in order
to increase the use mix within each centre.
remain hidden from view. Access points centres and are seen as
should be discretely located and when essential for their vibrancy, 4d(ii): To safeguard the amenity of all users of
not in use they should be gated to provide
continuous frontage to the street; and,
safety and appeal. the Neighbourhood and District Centres, in
particular the residents, attention should be
• have any allocated parking located within given to ensuring issues of noise transmission
an area which is away from the main and vibration, refuse storage and collection,
street frontage, and structured around an odour and light pollution are all adequately
attractive landscape design which reduces addressed through the design process. Care
the visual impact of the car park. will need to be taken in the siting of mechanical
extraction equipment and external lighting
sources for example, and apartments and
townhouses will need to be designed to
minimise noise and disturbance from adjoining
uses through appropriate sound insulation
measures.
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Areas Design Principle 5a: 5a(i): The extension to the Hogwood Industrial
Employment within the Estate should be laid out so that it is easily
SDL should ensure accessible from surrounding residential areas.
the close co-location Streets should naturally extend into the estate
to ensure good levels of connectivity. Principles
of homes and jobs, so governing street design set out in this
that the opportunity to document apply equally to industrial areas.
live and work in close 5a(ii): Routes should be well lit, overlooked by
proximity is provided. businesses, and should make good provision
for pedestrian and cyclist movement and
safety. Secure and convenient cycle parking
should be provided at places of employment.
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Requirements
Design Principle 5b: 5b(i): The layout of employment areas should extend
Design Principle 5c:
Employment areas the pattern of urban blocks established in the Employment buildings
should be designed to neighbourhood areas, albeit that blocks may should be designed to be
create a high quality be larger in size in order to accommodate
larger footprint buildings; they will typically
sustainable and to offer
working environment measure approximately 80m x 100m. The healthy and attractive
for the amenity and principal access to all businesses should front working environments.
benefit of employees and the street and should be directly accessible
from the street.
business investors.
5b(ii): Parking for private vehicles, service and delivery
vehicles should be located and designed to be
unobtrusive and should not detract from the
appearance and amenity of the public streets
within the employment area.
This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown
Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham
Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made.
0m 500m
60
Figure 4.7: Transport and Movement Diagram
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Careful attention to detail produces a The consistent use of a family of street Simple, robust detailing and high quality
quality streetscape at Ingress Park, Kent furniture, paving materials which incorporates materials have been used at this public
which includes the use of street trees. existing tree planting establishes a quality transport stop on the edge of Dublin.
environment at Accordia in Cambridge.
West Court is a Grade II Listed Building in the The Infirmary Stables are a Scheduled Ancient Bush Walk in Wokingham town centre demonstrates
southern part of the SDL site. Reference should be Monument. Careful consideration must be given to how Listed Buildings can be sensitively brought
made to its character and materials in determining the setting of the stables together with opportunities back into use. Finding a suitable alternative
the built form of Arborfield Garrison. for re-use, perhaps as a community building. use for listed and other historic buildings and
structures is a good way of maintaining them.
The Listed Buildings, all Grade II listed, are: • West Court, a 19th century brick built Requirements
house, extended in the 1930’s and currently
• Hogwood Farm which is a timber framed used as the Officer’s Mess. West Court is 7a(i): Particular regard should be paid to the
farmhouse dating from the 17th century centrally located in the southern most part character and setting of these buildings
and is timber framed with a hipped, tiled of the SDL at the centre of the proposed through the master planning process to ensure
roof. The Farm is now used in association site for the SANG. that they are sensitively and appropriately
with the Hogwood Industrial estate and is integrated into the SDL. This will mean careful
centrally located within the SDL accessed • Westwood Farmhouse comprises three consideration of the location and alignment
from Sheerlands Road. separate buildings – the timber framed of key infrastructure for example, the edge
farmhouse dating from the 17th century; the treatment of development parcels and the
• Lea Farmhouse which is part brick, part granary, also timber framed, dating from the overall landscape framework for the SDL.
timber framed with the earliest parts dating 18th century, and the cottage the earliest Proposals for the reuse of any of the buildings,
from the 16th century and in use as a parts of which were a hall house dating West Court for example, which include
private dwelling. The farmhouse is located from the early 16th century. The buildings alterations to the internal layout or external
adjoining the southern edge of the SDL. are privately owned and occupied. They are appearance will need to be assessed having
• Shepperlands Cottage which is a timber located on the western edge of the SDL. regard to the relevant Listed Building policy
framed cottage dating from the 17th framework.
century, also in use as a private dwelling.
The cottage is located on the eastern edge 7a(ii): The 2 Scheduled Ancient Monuments (SAMs)
of the SDL, close to the junction between within the SDL each have a very different
Nine Mile Ride and Park Lane. character. The first is a Medieval Moat (SAM
number 20335) located adjoining Princess
Marina Drive towards the centre of the SDL. It
66
is currently used for informal landscape amenity
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Requirements 8. Phasing
7b(i): An assessment should accompany any
Design principle 8a: The
The WCS requires:
planning application to demonstrate the development should be
suitability of buildings for retention in terms of • phasing strategy which prioritises the
A sequenced in a manner
the contribution they make to the character
of the area; structural condition; economic
provision of non-vehicle links, landscape which sees the introduction
planting and education within the early
cost and viability of conversion; and location years of the scheme
of essential services and
relative to key neighbourhoods and potential facilities delivered earlier
development parcels within the SDL. Examples on in the development
referred to in consultation responses include
landmark buildings such as Langley House and
of the location in order
St. Eligius Church as well as existing leisure, to reduce the need to
community type or similar buildings within the travel beyond Arborfield
SDL which may have the potential for re-use.
and to begin to establish
a local community.
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69
The existing nursery and crèche at Arborfield Garrison is an important
community facility and should be retained at the heart of the SDL.
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Section 5:
Climate change &
sustainability
5.1 Introduction 5.1.3 Paragraph 4.13 of the Core Strategy states that 5.2 SDL-wide Sustainable Urban
Policy CP1 (Sustainable Development) will be Design
5.1.1 Delivering sustainable development in the delivered through a variety of different options
Borough is a key objective of the Core Strategy including a Sustainable Construction SPD. Land use and travel
and Policy CP1 sets out key sustainability The main purpose of that SPD is to provide
principles for development proposals. The guidance on the measures and opportunities 5.2.1 The SDL will be a sustainable development
Arborfield Garrison SDL provides a significant available to developers and householders to which provides for local needs and contains
opportunity to design-in measures to mitigate integrate sustainability into their development. a mix of jobs and homes to reduce travel.
and deal with the effects of climate change and It will help developers think through the The overall development concept for
to deliver innovative and integrated sustainable impacts and will offer real, alternative solutions Arborfield Garrison should create accessible
solutions. to developments. It will provide clear and neighbourhoods in which all homes are
accessible information that can steer choices within approximately 5-10 minutes walking
5.1.2 The Borough-wide Sustainable Construction towards sustainable development and will distance of at least one centre. District and
SPD will set out more detailed guidance for include a Sustainability Checklist. It will provide Neighbourhoods centres should include the
proposals which should be taken into account guidance for the SDLs but it will also be co-location of schools (where necessary) with
as part of the planning application process. applicable to all planning applications. other shops, services and public transport
A Sustainability Report, including an Energy hubs to reduce the need to travel.
Statement, should inform the Outline planning
application and be submitted no later than at 5.2.2 The developers will be required to create a
Reserved Matters stage. clear network of safe and attractive pedestrian
and cycle routes within, and linking beyond,
the red line boundary to encourage sustainable
travel.
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5.2.3 Detailed layouts should, where possible: 5.2.4 Surface water drainage arrangements for
Arborfield Garrison SDL should ensure
• space buildings to avoid overshadowing of volumes and peak flow rates of surface
southern elevations and maximise use of water leaving the SDL are no greater than the
natural daylight; and, rates prior to the proposed development. In
• use landscape to reduce effects of wind this regard, developers will be expected to
and to reduce solar gain during summer make contributions to the construction and
months. maintenance of Sustainable Drainage Systems
(SUDS) in accordance with Environment
Agency advice. Regard will also need to be
given to the Flood and Water Management
Act in regards to SUDs maintenance. Attention
should be given to the existing network of
watercourses, ponds and drainage ditches
on the Arborfield Garrison SDL as part of
the overall flood attenuation and open space
strategy.
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Section 6:
Delivery
This section of the SPD sets out guidance for agreements to reflect this approach. This is in 4.83 of the Core Strategy. Any piecemeal
applicants regarding the application process, order to deliver the infrastructure requirements planning applications will need to demonstrate
ensuring design excellence, strategic phasing laid down in the Core Strategy including how they will provide the infrastructure
principles and the future management of the Policies CP18-21 and Appendix 7 of the requirements for the delivery of the SDL as a
Arborfield Garrison SDL. Core Strategy and reflects Paragraphs A7.13, whole.
A7.28, A7.41 and A7.53 of Appendix 7 of the
6.1 Outline planning applications Core Strategy. This infrastructure will include 6.1.3 Pre-application discussions will be encouraged
highways, transport, community buildings, and consideration should be given to a
6.1.1 In accordance with Policy CP4 of the Core Planning Performance Agreement to establish
schools, open space and SANG. The Local
Strategy the Local Planning Authority will agreed timetable, key milestones and
Planning Authority will seek a programme
assess the infrastructure requirements of all information requirements.
of consents for the infrastructure outlined
new development proposals. To ensure the
in Policies CP18-21 and Appendix 7 of the
delivery of all the infrastructure requirements 6.1.4 It is likely the Outline planning application will
Core Strategy to ensure it is deliverable in
laid down in Policies CP18-21 and Appendix need to be supported by an Environmental
accordance with the agreed phasing strategy
7 of the Core Strategy paragraph the Council Impact Assessment as required by EEC
for the delivery of development of the SDL as a
seeks either an overarching infrastructure Directive 85/337/EEC, as amended by EEC
whole.
outline planning application or another Directive 97/11/EC; and in accordance with the
relevant mechanism such as an overarching 6.1.2 With regard to Arborfield Garrison in particular Environmental Impact Assessment Regulations.
Infrastructure Delivery Plan. If there is not an the SDL will need to show how it can be A Scoping Opinion, in accordance with
overarching outline application the Council delivered as a whole to reach a critical mass Regulation 10, should be sought from WBC
will expect planning applications to be to be a sustainable community before any in advance of undertaking the EIA. In addition,
accompanied by an Infrastructure Delivery consent is granted. This reflects paragraph sufficient information should be provided for the
Plan for the whole SDL and for Section 106 Authority to undertake a Habitats Regulations
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Section 6: Delivery
Appropriate Assessment as required by EU Wokingham Core Strategy including Concept Statement.
Directive 92/43/EEC (in respect of the Thames Policy & Guidance
Infrastructure Delivery SPD.
Basin Heaths Special Protection Area) unless
Outline planning application submitted.
Suitable Alternative Natural Greenspace
Approved documents including Parameter Plans, Description of Development and
(SANG) has been included in the development
Environmental Statement.
proposal such that this avoids an effect
Supporting Information including illustrative masterplan for the SDL and Design and
on the SPA. In that case, the Competent Outline Planning
Access Statement.
Authority will be in a position to conclude that
Design review process and Building for Life Assessment.
an Appropriate Assessment would not be
Outline Planning permission with conditions, including requirement for Design
required.
Code/s, and planning obligations and/or Development Briefs.
6.2 Ensuring Design Excellence Preparation and approval of Design Code/s for key areas of the SDL or each
Design Evolution
phase.
6.2.1 This SPD is one mechanism for controlling Reserved Matters Applications.
Reserved Matters
the quality of the design within a hierarchy of Reserved Matters Approvals with conditions.
policies, guidance and application stages, as is Development Construction, monitoring and management.
illustrated opposite.
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Design and Access Statements, 6.2.3 The Design and Access Statements should 6.2.4 It is also a requirement of the 2004 Act for
parameter plans and illustrative provide the basis for the quality of design to Outline Applications to include, as a minimum:
masterplans be controlled through subsequent Design details of uses proposed in different areas of a
Codes and Reserved Matters applications. site; the amount of development for each use;
6.2.2 Design and Access Statements are required Applicants will be expected to demonstrate an indicative layout; parameters of the sizes of
under the 2004 Act. Regard should be had how they have incorporated high standards buildings; and indicative access points.
to the requirements of the Regulations and of design throughout the design evolution
the DCLG publication ‘Guidance on Local process and how these will be carried through 6.2.5 Given the scale of the SDL, it would be
Information Requirements and Validation’. The to completions and subsequent maintenance. appropriate to develop illustrative masterplans
design principles and components set out in If the applicants are not the developer, the which demonstrate how key development
Design and Access Statements for Outline applicants will be expected to set out what aspects being applied for can be delivered and
Applications should also be in accordance with steps will be taken to ensure that the high articulated across the SDL. It would also be
good practice, the WCS, other Wokingham standards are carried forward by subsequent appropriate to include a typology of blocks with
guidance and this SPD. Wokingham Borough developers to completion and subsequent clear principles for the relationship between the
Council has produced a check list of matters maintenance. built form, spaces and streets. The information
to be considered in a Design and Access should be in accordance with the principles of
Statement for Outline and Full Planning this SPD.
Applications.
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Section 6: Delivery
Design Review Building for Life Assessment Design Codes
6.2.6 Design Review Panels provide an independent 6.2.7 Building for Life (BfL) assessments score 6.2.9 It will be necessary for strategic Design Codes
service in which peers can comment on the design quality of planned or completed to be submitted and approved between Outline
major development schemes. It is desirable developments. BfL was introduced by CABE stage and prior to submission of Reserved
that proposals for the Arborfield SDL will be to provide a tool for Local Authorities and Matters and Reserved Matters will need to
reviewed by the South East Regional Design developers for greater design consistency be in accordance with the approved Design
Panel or by the Commission for Architecture and is based upon design 20 criteria (www. Codes. A Design Code sets out specific
and the Built Environment (CABE) or other buildingforlife.org). rules to guide the nature of the built form,
appropriate design review panel. This streets and spaces and should be prepared
should take place at an early stage of pre- 6.2.8 In preparing a Design and Access Statement in accordance with the principles of this
application discussions in order to allow for for the SDL, the 20 BfL criteria should be SPD and subsequent approved Design and
recommendations of the Review Panel to be considered. WBC will also undertake a formal Access Statements. Design Codes will help to
taken into account in preparing the proposals. assessment of major planning applications for deliver the highest feasible and viable design
the SDL. standards and provide certainty and clarity to
developers and other stakeholders about the
form of development expected at the detailed
stage.
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6.2.10 Design Codes should be prepared in 6.3 Conditions and Planning Planning Obligations
partnership between the developers, Local Obligations
Planning Authority, services providers and 6.3.3 A legal agreement under section 106 of the
other stakeholders. The Design Codes should Planning Conditions Town and Country Planning Act (as amended)
prescribe the character of: will be negotiated between WBC and
6.3.1 This SPD refers to various matters which applicants prior to the granting of planning
• primary, secondary and tertiary streets; may be controlled via planning conditions. As permission to ensure appropriate delivery
part of the planning application process draft of key infrastructure and facilities and long-
• edges, gateways and corners;
planning conditions will be prepared by WBC term management of infrastructure and
• community buildings and facilities; for discussions with the applicants. Conditions public spaces. Section 106 agreements will
should be in accordance with the advice be negotiated in accordance with Circular
• public spaces;
contained in Circular 11/95 or replacement 05/2005. Draft Heads of Terms should be
• block sizes and character; advice and should be necessary, relevant submitted with Outline planning applications to
to planning, relevant to the development inform negotiations.
• built form;
to be permitted, enforceable, precise, and
• appropriate parking solutions; and, reasonable in all other respects.
• building heights and set backs. 6.3.2 Due to the scale of development the potential
6.2.11 Greater flexibility should be applied to building impact of the resultant construction traffic and
style within the guiding principles of ensuring other construction impacts should be carefully
distinctiveness, character and high quality. considered in terms of protecting the amenities
of existing residents.
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Section 6: Delivery
Delivery and Contributions 6.3.5 Other Section 106 contributions might be 6.4 Strategic Phasing
imposed in order to prescribe the nature of
6.3.4 The Infrastructure Contributions and Delivery development or use of land. WBC will ensure 6.4.1 The Wokingham Borough Housing Trajectory
SPD sets out that planning contribution may that development is not double charged in identifies a build-out period of 15 years or more
take the following forms: respect of the same obligation. to deliver the Arborfield SDL. Infrastructure
and development should be delivered at the
• the direct provision of essential, relevant 6.3.6 The Planning Act (2008) provides for Local right time and in the right place to ensure a
and necessary infrastructure both on and Authorities to apply a Community Infrastructure high quality and sustainable community is
off the SDL; Levy (CIL) to development proposals to established. Regard should be given to the
• the provision of land for a specific support infrastructure delivery in an area. The phasing indicated in the Infrastructure SPD.
community/specialist use as agreed CIL Regulations 2010 came into force on 6th Piecemeal and ad hoc planning applications
between the developer and the Council; April 2010. However it is envisaged that the which fail to deliver coherent and integrated
Policies and provisions of the Core Strategy strategic infrastructure will be resisted
• commuted payments in lieu of provision
and this SPD and the Infrastructure SPD for
of infrastructure normally derived through
the Strategic Development Locations could be 6.4.2 The phasing plans submitted will be expected
standard formulae which may be pooled;
readily incorporated into a future CIL if this is to be in accordance with the following
and/or
the mechanism chosen by the Local Planning principles:
• monetary contributions towards Strategic Authority.
and off SDL Community Infrastructure • Seek to bring existing buildings and
normally derived through standard charges previously developed land back into use in
and or formulae which may be pooled with the early phase.
an allowance being made for situations
where strategic infrastructure is provided as
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part of the development.
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
• Establish key public transport infrastructure 6.4.3 The Local Planning Authority will seek an 6.5 Management and Maintenance
and routes. overarching infrastructure outline planning
application or Infrastructure Delivery Plan 6.5.1 Long-term management and maintenance
• Establish key elements of the Community
to demonstrate how each SDL will deliver arrangements should be considered early in the
Hub, including the secondary school and
the infrastructure requirements laid down in application process.
primary schools.
the Infrastructure Delivery SPD and Policies
• Concentrate residential development close CP18-21 and Appendix 7 of the Core Strategy. Highways drainage & open space
to the District Centre and public transport Developers should take a co-ordinated
6.5.2 WBC has a maintenance responsibility for the
corridor in the first instance to establish a approach to the delivery of necessary
adoption of new public highways associated
critical mass. infrastructure, facilities and services. Particular
with development. Commuted sums will
regard should be had to resolving issues
• Include requisite green infrastructure in apply to all non-standard solutions that
relating to sewage works with Thames Water
addition to the SANG. will cost more to maintain than a standard
before development on sites can proceed.
solution. Commuted sums are a capital
• Each development phase should contribute
payment towards the future maintenance and
to the wider infrastructure costs to ensure
this money should be ring-fenced for such
it can be delivered and later phases remain
purposes.
viable.
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Section 6: Delivery
6.5.3 Contributions will be expected for the Community Infrastructure Delivery Board
construction of Sustainable Urban Drainage
Systems (SUDS) and their on-going 6.5.5 The applicants will be encouraged to discuss 6.5.6 As part of the management of the delivery
maintenance. The successful maintenance of the provision of community infrastructure with of the Arborfield Garrison SDL, the Borough
public open space and green infrastructure is the relevant service providers and agree with Council will set up a Delivery Board Structure.
as important as the design and creation of the the service provider the detailed requirements The Consortia will be encouraged to set up a
spaces and landscape. It is therefore essential in the right location to ensure people have the corresponding structure as a primary point of
that measures are put into place to ensure best access to the community facilities. In this liaison between the respective parties with the
the long-term effective management and regard a key design principle is that the Local principal aim of taking forward the guidance
WBC will expect developers to manage public and Neighbourhood Centres are the focus of in this document into detailed design and
open space by a management company or community uses. The Neighbourhood Centre planning applications.
community development trust. and multi use community centre, which should
form a ‘community hub’, should be managed
6.5.4 The drainage authorities are a statutory by a management company underwritten by
consultee and WBC will work closely with the developer. Ownership, management and
them to ensure that all issues of drainage and maintenance of the community centre to be
flooding are fully considered by all parties. in line with the legal agreement or agreed
adoption strategy.
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Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown
Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham
Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made.
NEIGHBOURHOOD
CENTRE INCLUDING
PRIMARY SCHOOL
Appendix One
EXISTING PLAYING
FIELD RETAINED FOR
PRIMARY SCHOOL
80
District Centre and Neighbourhood Centre Indicative Layout
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown
Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham
Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made.
Section 6: Delivery
EXISTING
COMMUNITY
CENTRE
EXISTING TREES TO
BE RETAINED
81
Area B: Illustrative Layout
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown
Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham
Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made.
82
Employment Area Indicative Layout
Arborfield Garrison : Masterplan SPD David Lock Associates : May 2011
Section 6: Delivery
83
Wokingham Borough Council
Civic Offices
Shute End
Wokingham
Berkshire
RG40 1BN
www.wokingham.gov.uk
www.davidlock.com