Arborfield Master Plan 24 May 2011

2
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.
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.
Contents
Section 1: Introduction 1 Section 3: Vision and Development Section 6: Delivery 72

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1.1 Background 1 Concept 6.1 Outline planning applications 72
1.2 The Purpose of this Document 2 3.1 Vision for Arborfield and development 6.2 Ensuring Design Excellence 73
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1.3 The Role of the SPD: Establishing concept Design and Access Statements,
4
Good Design and Delivery Responding to the SDL site 21 parameter plans and illustrative 74
Section 2: Context 8 A sustainable scheme 22 masterplans
2.1 Location 8 A high quality living environment 23 Design Review 75
2.2 Constraints and opportunities 9 3.2 Development components for the Building for Life Assessment 75
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Masterplan Design Codes 75
2.3 Planning Policy Framework 10
A Supportive Development Plan 10 Section 4: Key Design Principles 26 6.3 Conditions and Planning Obligations 76
Planning guidance 13 1. Landscape Framework 26 Planning Conditions 76
2.4 Community Engagement 13 2. Neighbourhoods 35 Planning Obligations 76
Stakeholder Workshop 13 3. Character 42 Delivery and Contributions 77
Community Workshop 1 14 4. Centres 52 6.4 Strategic Phasing 77
Community Workshop 2 14 5. Design of Employment Areas 57 6.5 Management and Maintenance 78
Options Exhibition 15 6. Access and Movement Framework 59 Highways drainage & open space 78
Statutory Consultation 16 7. Existing Buildings 65 Community Infrastructure 79
Wokingham Community Hubs 8. Phasing 68 Delivery Board 79
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Consultation Section 5: Climate Change and Appendix One 80
70
Sustainability
5.1 Introduction 70
5.2 SDL-wide Sustainable Urban Design 70
Land use and travel 70
Layout and orientation 71
Surface water 71
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;
• South of the M4 Motorway;
• South Wokingham; and,
• North Wokingham.
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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.
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.
• June 2011 - New Draft SPDs and

consultation for all four SDLs and
the Infrastructure Delivery and
Contribution SPD.
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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
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land use, and
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);
• requirements relating to the scheme’s • The Urban Design Compendium (editions 1

1.3.2 The guidance given here reflects up to date
delivery; and, & 2) (Homes and Communities Agency);
best practice and the general principles can
be used to inform all new development in • requirements which should be met at the • Places Streets and Movement: Better
Wokingham. Outline planning application stage and Places to Live by Design (CABE); and,
beyond to ensure adequate and consistent
• The Manual for Streets (DfT); and
approaches to quality and delivery.
• The Manual for Streets 2 (DfT)
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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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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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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
2.1.1 Arborfield Garrison situated approximately 4

km south west of Wokingham town centre
and about 5 km south east of M4 Junction
11 and the edge of Reading, will provide new
housing in the south of Wokingham Borough.
A large proportion of the SDL is controlled and
is currently in use by the Ministry of Defence
(MoD). The SDL is broadly bounded to the
west by the A327 Eversley Road, to the north
by Langley Common Road, and to the east
and south by Park Lane, as shown on Figure
2.1.
0m 500m
8
Figure 2.1: Strategic Development Location Boundary
Section 2: Site Context

2.1.2 The Arborfield Garrison SDL falls into two 2.2 Constraints and opportunities • overhead power lines running east west
broad parts north and south of Hogwood Farm. across the southern part of the SDL;
The northern part of the SDL is defined by the 2.2.1 Figure 2.2 illustrates the key constraints on the
• a gas pipeline running across the SDL;
main Garrison complex including the School SDL which affect the strategic master planning.
of Electrical and Mechanical Engineering and The main physical constraints affecting the SDL • a number of Listed Buildings and two
existing residential areas at Buttenshaw Avenue have been identified as: Scheduled Ancient Monuments; and,
and around Whitehall Farm. The southern part
• existing residential areas at Buttenshaw • existing buildings and facilities associated
of the SDL contains the Hogwood Industrial
Close and around Whitehall Farm which will with the Garrison and the School of
Estate, Hogwood Farm and Westwood Farm
need to be carefully integrated into the SDL; Electrical and Mechanical Engineers, some
but the majority of the land is open and rural in
of which will be retained.
character. • small watercourses which run across the
SDL including a number of ponds which 2.2.2 The principal access constraints include:
form part of a network of drainage. There
• the need to establish better cycle,
is also a balancing pond to the north of the
pedestrian and public transport links, as
SDL which should be retained;
well as vehicular, between the SDL and
• pockets of mature woodland, trees and Finchampstead North;
hedgerows, including formal avenues
• the relative isolation from other parts of
of trees on parts of the Garrison and
the Borough and from Wokingham Town
green corridors along watercourses and
Centre; and,
drainage ditches, which would need to be
incorporated into the overall landscape • limited capacity and resulting congestion
strategy for the SDL; on the A327 through Arborfield Cross and 9
other local roads.
Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made.
2.3 Planning Policy Framework
A Supportive Development Plan
2.3.1 Policies CP18- CP21 of the adopted WCS sets

out how the majority of housing growth in the
Borough will be delivered, some 10,000 new
homes, are to be delivered through SDLs at:
Arborfield Garrison, South of the M4, South
Wokingham and North Wokingham.
2.3.2 The Inspector’s Report on the WCS

Examination confirms that 3,500 new homes
is an appropriate guideline figure for the plan
period.
0m 500m
10
Figure 2.2: Constraints Plan

2.3.3 Policy CP4 states that planning permission • improvements to transport capacity 2.3.5 A Concept Statement for Arborfield Garrison
will not be granted unless appropriate along A327 and routes towards Bracknell is appended as part of the WCS (Appendix
infrastructure is agreed for major development. and Reading and measures to improve 7) and, along with other policies of the WCS,
Policy CP18 sets out key requirements for accessibility by non-car modes (as forms the basis for this SPD. The Concept
the development of Arborfield Garrison, in supported by Policy CP10 of WCS). Statement includes a Concept rationale,
summary: strategic objectives and key requirements
2.3.4 In terms of key infrastructure requirements, the
including landscape structure, sustainability,
• phased delivery including 35% affordable supporting text identifies the need for around
infrastructure, housing land and mix, key
housing (as supported by Policy CP5 of 30,800 m2 of additional employment space.
design principles and planning obligations. The
WCS); Policy CP16 identifies Hogwood Industrial
detail of the Concept Statement is not repeated
Estate as a Core Employment Area within
• employment (as supported by Policy CP15 in this summary. The strategic objectives and
which development for business, industry
of WCS) and appropriate retail facilities; key design principles are elaborated in Section
or warehousing will be permitted including
4 of this SPD. In summary, the objectives for
• social and physical infrastructure; expansion and intensification of existing uses.
the SDL are:
The supporting text also identifies the need
• measures to maintain separation from for new primary schools and a relocated • ensuring the overall scale of the settlement
Arborfield Cross, Barkham Hill and secondary school. The detailed requirements at Arborfield Garrison creates a sense of
Finchampstead North; for the development of the Strategic community through balancing the mix of
• necessary measures to mitigate the Development Locations are set out in Appendix dwelling types and sizes and providing local
impact upon Thames Basin Heath Special 7 of the Core Strategy. services and community facilities;
Protection Area (as supported by Policy
CP8 of WCS); and,
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• 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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Other relevant documents including 2.3.8 The Managing Development Delivery 2.4 Community Engagement
Development Plan Document (DPD) is
• Wokingham Borough Strategic Flood Risk expected to be adopted during the lifetime 2.4.1 This SPD has been prepared in consultation
Assessment 2007. of this SPD. The DPD will translate high level with the local community and other
policies of the Core Strategy into more detailed stakeholders and with potential developers.
• Design and Access Statements 2006.
development management policies. The full details of the consultation undertaken
• Highway Design Guide 2004. are contained in the Statement of Community
2.3.9 Other planning guidance is likely to emerge Views (SCV).
• Highway Design Guide Review 2010.
during the lifetime of this document which is
• Landscape Character Assessment SPG will be relevant to determination of planning 2.4.2 Three workshops were held to help inform the
2004. applications. initial options phase of the SPD process as
follows:
• Planning Advice Note 2010..
• Wokingham Community Hubs Consultation Stakeholder Workshop (14th May 2009

Report June 2010. Wokingham Borough Council Offices)
2.4.3 The stakeholder workshop involved a half-day

event comprising invited technical stakeholders
and the developer consortia from each SDL.
It provided an early opportunity for issues and
opportunities to be highlighted and key SDL
constraints to be discussed.
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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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Option 1: Southern Link Focus. Option 2: General Spine Focus Option 3: Central Area Focus
• 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;
15
• 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
16

developed before ‘brownfield’ (previously • Location of proposed housing, community and Arborfield Garrison where the key
developed) land or that the previously facilities and SANGs in the SDLs. The concern was the separation of the Garrision
developed land would not be redeveloped original masterplans were constructed from the existing settlement to the east;
at all. This concern was magnified by a by balancing the professional, technical
• Viability and phasing of Infrastructure.
perception of uncertainty regarding the and stakeholder inputs collated through
There was considerable concern that the
Ministry of Defence’s position relating to the masterplanning exercise and the
developments would proceed without the
vacation of the site. The masterplans have consultation comments have been carefully
infrastructure requirements of Appendix
been created with a view to retaining the reassessed. It is considered that the original
7 of the Adopted Core Strategy being
best of the established trees and open principles were sound and there has been
met or being only partially met. Detailed
spaces as well as preserving protected no need to modify the overall approach
consideration of viability has taken place
wildlife and their habitats. Additional chosen;
using external consultants and the SDLs
protection will be afforded by use of Tree
• Separation of settlements. This was a are deliverable. Phasing will be critical and
Preservation Orders and use of planning
key concern in the initial preparation of this will be an integral consideration to the
conditions. As the approach adopted is
the masterplans themselves and detailed determination of the subsequent planning
based upon the use of open land instead of
landscape and masterplanning work was applications based upon the consortia’s and
incremental infill in the urban area and that
undertaken to ensure an appropriate developer’s infrastructure delivery plans in
they have been carefully devised for minimal
solution was found. This relates to the due course. These will be agreed as part of
impact it is considered that no change is
Shinfield/Spencer’s Wood SDL in the main a submitted planning applications;
required in this regard;
and to a lesser extent to South Wokingham
17
• 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;
18

modelling has suggested that this is best • Other matters. A large number of 2.4.11 The four Strategic Development Location SPDs
achieved by a by-pass. The details of this respondents sought details outside of the and the Infrastructure Delivery SPD have been
need to be worked out in conjunction with scope of the SPD. For instance, many amended to reflect output for the new statutory
developers. Key considerations will be wanted clarification of what will happen consultation. A number of changes to the text
routing, environmental, nature conservation, to Emmbrook Secondary School (North have been required both in order to amend or
impact on existing settlements such as Wokingham) or questioned the logic of to clarify issues or to correct facts. The text has
Farley Hill and Arborfield and on individual closure of Ryeish Green Secondary School also been amended in order to reflect changes
properties. To a lesser extent this was also (South of M4). Others wanted specific to the masterplans or to graphics embodied
true of the South Wokingham Relief Road details of how closure or partial closure of within the documents. Where appropriate
and the Eastern Shinfield Relief Road. There railway crossings (South Wokingham) would illustrative material has also been amended in
has also been concern as to the impact of work. Others sought details or reassurances order to provide additional clarity.
off-site works on minor roads, particularly in of matters that will be dealt with in more
respect of how the character of the roads detail through the planning application 2.4.12 A further 80 responses were received after 23
will be protected. A number of specific process and will be subject of further public March 2010 i.e. after the consultation ended.
roads were suggested in representations. consultation at that time. These raised no new issues which had not
These are matters that will be dealt with in already been addressed via those received
more detail through the planning application before that date. All responses have been
process and will be subject of further public summarised and are referred to within the
consultation at that time; and Statement of Consultation.
19
Wokingham Community Hubs • Benefits to users from collocating different

Consultation (17th June – 19th June uses and the synergies gained from locating
2010) next to a school.
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.
20
Section 3:
Section 3: Development Concept

Vision and Development Concept
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.
21
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.
22

A high quality living environment 3.2 Development components for the • The character of new development should
Masterplan reinforce the structure of the place. The
3.1.8 This will be a place in which access to open intensity of development (density), the
space, play and sports facilities will be a 3.2.1 The following development components should street types and the design of the public
priority. Connected by safe walking and cycling be evident in the masterplan for the SDL. Each places should combine to establish local
routes, there will be an emphasis on promoting component will be governed and guided by the distinctiveness.
opportunities for healthy and active lifestyles. principles set out in Section 4.
• One District and two Neighbourhood
3.1.9 A wide range of housing types, sizes and • A landscape framework which embodies centres designed to act as community
tenures will be made available to ensure a green infrastructure and open space hubs within the residential neighbourhoods,
housing choice and inclusivity for the widest strategy, including provision for Suitable providing local retail, community, recreation
possible group of residents. The layout and Alternative Natural Greenspace (SANG). and education facilities for the residents
design of residential areas will create local Natural features and groups of trees and of the SDL to enable them to access
distinctiveness in response to the setting of the hedgerows should be incorporated, and the local facilities without the need to travel.
site and the masterplan structure. Variety will framework should integrate seamlessly with Centres will include well designed public
be evident as people move through the SDL, the rural surrounds at the edges of the SDL. spaces capable of catering for a variety of
however, a sense of cohesion should prevail as Provision for additional sports, play and functions, as well as enhancing the quality
a result of the materials used. recreation is to be a priority. of the public realm experience.
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
• Employment provision, through local • Physical connections to existing

services and facilities, within the District communities to ensure community
Centre (B1) and at designated employment integration and access to new and existing
sites (Use Classes B1, B2 and B8 at facilities.
Hogwood Industrial Estate extension)
• The integration of Listed Buildings, elements
to ensure a range of employment
of military heritage, Scheduled Ancient
opportunities.
Monument and other key buildings to be
• An access and movement framework to retained and re-used.
include provision for a public transport
3.2.2 The accompanying preferred spatial framework
interchange within the District Centre, and
plan (figure 3.1 opposite) highlights the
to facilitate easy and safe walking and
anticipated configuration of the strategic
cycling both within the development and to
development components outlined above
adjacent areas. Movement is to be catered
for through the provision of a hierarchy of
routes which distinguish between higher
and lower order connections.
24

Approximate Indicative dwelling

Indicative area (ha) capacity (dwellings)
Area A 35 1,050
Includes Neighbourhood Centre and a primary school
A.
Area B 7 190
Area C 39 720
Includes District Centre and Secondary School
Area D 56 1,540
Includes Neighbourhood Centre and a primary school
3,500
Notes
C. 1. SDL to be planned according to guideline figure of 3,500 dwellings up

B.
to 2026
2. Land for Schools assumed as up to 10 ha. for Secondary School and

2.5 ha. for each Primary School.
3. Land for each centre assumed to be up to District Centre and up to

1.5 ha for Neighbourhood Centres.
4. Areas A–D indicate areas for development and do not refer to

development phasing.
D. 5. In order to protect the existing mature trees a detailed tree survey
of the site should be undertaken to inform the masterplan.
6. Particular regard should be had to pedestrian and cycle connectivity

between the neighbourhoods, the SANG to the South, and
surrounding areas.
0m 500m
25
Figure 3.1: Preferred Spatial Framework Plan (exact development areas to be agreed through ongoing discussions with LPA)
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.
26
Section 4: Key design principles

The remnants of a magnificent avenue of oak trees are An avenue of horse chestnut trees adjoins the These horse chestnut trees and hedgerows adjoin
a distinctive feature around West Court in the southern gymnasium building at Arborfield Garrison and must Nuffield Road at Arborfield Garrison. Mature trees
part of the SDL. These features provide important design be retained as part of the layout of development. are a key asset of the SDL and must be retained.
clues that must inform the design and layout of the SDL.
Requirements 1a(ii): The existing landscape character zones

Design Principle 1a: The 1a(i): The landscape framework should seek to
across the SDL and beyond its boundaries
should inform the landscape framework, and
landscape framework is of integrate and afford importance to all existing in turn the landscape treatment within the new
critical importance in the landscape features, including the local residential neighbourhoods. The applicants
masterplanning of the SDL. topography, hedgerows, the existing tree
pattern including avenues of trees associated
should set out their analysis of the existing
landscape character and clearly explain how
The landscape design with the Garrison (such as the distinctive horse these have influenced the masterplan, and how
should draw on the existing chestnuts adjoining Nuffield Road and the new development will respond to this important
landscape context which remnant avenues of oak around West Court), context.
watercourses (including that bisecting the
is a unique and distinctive SDL broadly from east to north west feeding 1a(iii): Particular regard should be had to the
element of the SDL and into the existing balancing lake in the north relationship between the landscape framework
will assist in delivering a eastern part of the SDL adjoining Biggs Lane, and the adjoining Longmoor Bog, Site of
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.
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

The balancing lake at Arborfield Garrison is a

distinctive feature and must be carefully incorporated
into the landscape framework for the SDL.
Requirements
1c(i): Public open space should be provided in

accordance with Appendix 4 of the WCS
and/or any subsequent DPD adopted by the
Council.
1c(ii): A comprehensive system for water

management should be provided, which takes
account of existing SDL features. The new
system should include, at least:
• proposals for effective sustainable

urban drainage at a local and regional
level, drawing on evidence from other
developments;
• measures to avoid flood risk arising from

overland flow routes and river flooding;
• new ponds, which can enhance the

recreational and visual qualities of the SDL;
and,
0m 500m
• wetland areas. 29
Figure 4.1: Landscape Framework Diagram
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

• Other outdoor play and recreational Shared and dual use of sports facilities 1000 population for the development land
facilities, including Multi-Use Games Areas between new schools and clubs should be lying between 5 and 7 km from the Special
(MUGAs), Skate Parks, BMX Tracks, Youth thoroughly explored with the Local Education Protection Area. It should take full account
Shelters, at safe and appropriate locations; Authority, local stakeholders and community of the design criteria and specification of
groups. Where this is proposed the applicants Natural England. This should be located in the
• Outdoor sports pitches, including natural
will be required to demonstrate that such southern part of the SDL, (noted by the EiP
turf pitches in suitably level and easy
agreements with the LEA can be delivered. Inspector as an appropriate SANG location),
draining locations;
around West Court which is a Grade II Listed
• Sports provision for activities such as 1c(vii): Suitable Alternative Natural Greenspace Building, as one large, comprehensive site with
tennis, bowls and basketball; and (SANG) should be provided in accordance appropriate parking accessible to the A327.
with the requirements of the WCS, and will
• Changing facilities, club storage facilities, therefore be based on a formula of 8 hectares Its functional role as SANG should remain
lighting and safe parking (including secure per 1000 population assuming an average in perpetuity and should play a key role
cycle parking). household size of 2.4 persons per dwelling in maintaining the separation between
In providing for sport, existing facilities arising for development land within 5 km radius of settlements. The Core Strategy requires both
from the Garrison should be re-used provided the Special Protection Area, and 2.16ha per open space and SANG to remain in perpetuity.
that they can be demonstrated to be safe and
easily accessible to residents.
31
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.
Requirements the opportunity for comprehensive SUDS; this

Design Principle 1d: 1d(i): Streets should be characterised by well
will need to be demonstrated at the Reserved
Matters stage as detail landscape schemes
The design of the managed planting, to include street trees of begin to emerge.
urban landscape an appropriate scale and robustness. Existing
should contribute hedgerows may be incorporated into new
streets where possible and steps should
1d(iii): Play areas are expected to be designed on an
individual basis to respond to their context.
to the sustainability, be taken to ensure their protection during Therefore, those within the urban areas will
ecology, and amenity construction and thereafter. have a different design approach to those
of the development. 1d(ii): SUDS (Sustainable Urban Drainage System)
located in areas of open space.
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

The landscape framework must provide for a variety Footpaths provide ready access to this open Public art is an important component in the
of informal recreational activities as well a mix of space at Ravenswood in Ipswich. The space is design of the landscape framework. This
habitats as at this linear park in Milton Keynes. fronted and overlooked by development. example is in Campbell Park, Milton Keynes.
Requirements 1e(v): Public art drawing inspiration from local

Design Principle 1e: The 1e(i): A system of local recreational routes should
traditions or history or providing a strong
statement relating to the location as a place
landscape framework cross the SDL and make provision for walking will be encouraged. Installations and art
should include high levels and cycling. Where possible, these routes features should be located where they can
of connectivity between should seek to enhance existing SUSTRANS
routes and connect to existing and new public
be encountered as people move around the
SDL, so that they can be enjoyed by a greater
areas of open space, rights of way so as to afford access beyond the number of people. Art drawing inspiration from
green infrastructure, sports SDL boundaries. local traditions or history, or providing a strong
and play areas in order 1e(ii): These routes should be regarded as green
statement relating to the location as a place
to ensure good levels corridors, and should in themselves enhance
will be encouraged. To ensure this is achieved,
a strategy for public art should form part of
of access and use. ecological connections around the SDL. the planning application process. The strategy
should identify themes and locations (within
1e(iii): Particular attention should be given to providing
both built areas and open landscape areas)
good connections between the proposed
for public art, and make clear the methods
SANG and the residential neighbourhoods.
of funding and delivery that will be brought
1e(iv): Within the network of recreational routes forward as the development progresses.
opportunities for interpretation panels should
be identified in order to relate the SDL’s cultural
and military heritage to future SDL users.
33
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

This local centre at Oxley Park in Milton Keynes provides The primary school at Ravenswood in Ipswich is a
for a mix of retail opportunities with apartments above. distinctive building that creates a local landmark and
Development fronts onto a square that accommodates relates positively to the street and adjoining housing.
areas for seating, parking and a public transport route.
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.
The following requirements build on these

objectives:
35
Requirements
2a(i): Each neighbourhood should have a

recognisable centre at its core, related to key
streets to ensure that they are accessible and
visually prominent (Biggs Lane to the north for
example and the extension to Nine Mile Ride
in the south). This centre should be the focal
point for community activity and trade, and
should therefore be the location for schools,
shops, local services, health provision, indoor
sports facilities, community centres and some
small-scale employment.
0m 500m
36
Figure 4.2: Walkable Neighbourhoods

The layout of Oxley Park in Milton Keynes places the The development of Ravenswood in Ipswich A mixed use block at Grange Farm local centre
mixed use local centre and primary school within easy allows for easy accessibility to key facilities by in Milton Keynes accommodates retail premises
walking distance of residents on a public transport route. pedestrians and public transport users. at ground floor with apartments above.
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.
37
Private gardens should be

provided for all houses
Boundary treatments should complement

the character and context of the area
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.
On plot parking should be

Breaks in the building form or reduced storey heights provided where possible
can increase solar penetration of the block.
Care should be taken when seeking to maximise

south facing fenestration for passive solar heating to
avoid compromising other design objectives.
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

The intersection between two frontages creates a corner
which draws the eye and attractively terminates the vista
along this tertiary street at Upton, Northampton. Paving
materials and detailing are particularly well executed.
2a(v): Traditional blocks will ensure streets are fronted

and enclosed by buildings. Frontages are the
most publicly visible part of a building and Trees increase privacy
should therefore be detailed accordingly. A across street
clearly legible pattern of frontage development
highlighted by appropriate detailing should
form a key built form component at Arborfield
Garrison. The intersection between two Bay window gives wide
frontages often denotes a junction between angle view from inside
two streets. The treatment of the corner in built
form terms can highlight the relative importance
of a particular location. Corners offer
opportunity locations for transition of character
and scale. Such opportunities should be used
sparingly to greater effect
2a(vi): Safe neighbourhoods should be achieved

through the careful consideration and
application of the principles outlined in urban Outdoor
design best practice documents and Secure by semi private
Design. space
39
Figure 4.4: Overlooking and Natural Surveillance
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.
Requirements 2b(iii): All housing should be “tenure blind” so as

Design Principle 2b: Each 2b(i): A full range of house types should be provided
not to distinguish between private ownership,
social rented and shared ownership properties
neighbourhood should for, including apartments, small and larger in the appearance and setting of the dwelling.
make provision for a family homes, homes for the elderly and homes
mix of house types and for people with special needs and disabilities. 2b(iv): Some provision should be made within at least
one neighbourhood for self-built plots to enable
tenures in order to promote 2b(ii): The applicants should fully comply with the individuals to design and construct their own
inclusivity and choice Council’s requirements for Lifetime Homes. dwellings.
(the design of residential
built form should respond
to the requirements set
out under “Character
Types” in this Section).
Self-build plots can offer scope for greater

variety and individual buildings. This
40
example is at Hampton, Peterborough.

Requirements
Design Principle 2c: 2c(i): The Disability Rights Commission guidance
Inclusive design is on inclusive design should be followed to
essential to the SDL in ensure compliance with the Disability and
order to help break down Discrimination Act 1995. This requires
development that is:
barriers and exclusion.
The needs of the diverse • Easily used by as many people as possible
groups of people who will without undue effort, special treatment or

separation;
use and live at Arborfield
Able to offer people the freedom to choose
should be fully considered. •
how they access and use it and allow them
to participate equally in all activities it may
host;
• Able to embrace diversity and difference;
• Safe, legible and predictable; and
• Of consistently high quality in design and

layout terms.
41
3. Character • Vehicle parking as an integral part of

the plan for the scheme should ensure
limited impact on visual amenity and
Design Principle 3a:
Relevant Core Strategy requirements are:
residential privacy. Larger surface Diversity and distinction
• A built form which supports the strategic level car parks should make provision within the SDL should be
objectives for the development and for generous planting to aid visual enhanced through the
assists in creating a recognisable containment; and
identity;
application of character
A demonstration of how the settlement
• Public art should be integrated into the typologies, which will
• design of the development.
edge will be managed; reinforce the settlement
• Architectural design of a high quality
structure. The typologies
and which ensures a sense of cohesion. will inform the design of
New buildings should be inspired by the built form, streets and
the character of existing high quality spaces and landscape
architecture in the Borough. Regard
should be given to the Borough’s
treatment of the built
Residential Design Guide; areas of the SDL.
42

Three character typologies have been

identified, and are shown on the accompanying
plan. They promote a simple pattern which will
see the most built up areas at the centres, with
a gradual reduction in built intensity towards
the edges of the SDL in response to the rural
surrounds.
The following table summarises the

requirements relating to the three identified
typologies.
0m 500m
43
Figure 4.5: Character Typologies
DESIGN COMPONENTS VILLAGE CORE VILLAGE RESIDENTIAL VILLAGE EDGE

Development should front onto and address
open space and the surrounding landscape.
Fine grain with continuous building Generally parallel to the street, with some Settlement edges should be carefully
General layout frontages. Buildings parallel to the street to scope for relaxation in places, to create well considered to reflect the rural context.
create well enclosed streets and spaces. lined but less formal streets and spaces. Development should not back onto open
space or surrounding countryside, to ensure
a positive address of these areas.
Larger, wider plots with larger semi-
Regular built form, generally townhouses, Scope for less regular built form, with
detached and detached forms and more
terraces and apartments parallel to the shorter terraces and some semi-detached
spacing between plots will generate a
street. Taller properties could be justified houses, with occasional detached buildings.
more informal, character in response to
where appropriate. No, or small front Two storeys, with occasional three storeys
the immediate rural context and should
Built Form gardens. at key corners and along important
enhance the relationship between
Generally narrower plot widths and regular secondary streets. Setbacks should allow
development and the open countryside.
massing should produce vertical repetition for small front gardens. Varying plot width
Two storeys. Sizeable gardens and more
along the street and generate a more should create variety but retain an overall
informal layout should also reinforce this
“urban” feel. sense of enclosure.
character.
Indicative average
residential density 30 - Approximately 40 – 50 dph Approximately 35 – 40 dph Approximately 25 – 30 dph
35 dph (see Fig 4.6)
44

DESIGN COMPONENTS VILLAGE CORE VILLAGE RESIDENTIAL VILLAGE EDGE
Inidicative Block
configuration
More formal, with an emphasis on hard

Generally informal in order to create a
landscape treatment and formal tree Strong reference to the rural context.
Approach to streets, relaxed residential setting. Careful blend of
planting patterns with limited mix of Emphasis on informal and soft landscape.
open space and hard and soft landscape treatment, with
species, in response to the more built-up Very informal tree planting regime with
landscape design semi-formal planting and limited mix of tree
character of the area and the provision of greatest mix of species.
species.
neighbourhood and district centres.
A mix of on-street and off-street parking.

Predominantly on-plot parking, with some
Parking courts can be used for apartments. On-plot parking, with some informal on-
Residential parking mews parking and informal on-street
Mews lanes can be used for terraces and street visitor parking.
parking.
townhouses.
Very informal, predominantly hedges or rural
Formal, consistent style to all residential
Residential boundary Semi-formal, with a mix of walls, or railings fencing. Where properties are located at the
properties with a setback. Predominantly
treatment and hedges. edges of the SDL hedges should always be
walls and railings.
used.
45
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
a strong characteristic • farmsteads and agricultural buildings within

and enliven adjoining streets and spaces
through the positioning of doors and windows.
of the Borough. and close to the SDL; and A higher frequency of entrances creates a
busier street. This will be particularly important
• listed buildings within the SDL such as West
in the district and local centres. The middle
Court and Hogwood Farm.
section of the building should give clues to its
46

This contemporary house at Upton is very much of its In New Hall, Harlow, a distinctive landmark has
time but uses a warm palette of traditional materials. been built adjoining a mixed use local centre. The
It demonstrates a clearly defined building elevation building accommodates apartments and uses copper
and a positive relationship fronting onto the street. cladding that will weather to verdigris over time.
function. This can be achieved through the Requirements

design and detailing of fenestration and the
use of balconies and upper floor terraces. This
Design Principle 3c: 3c(i): Landmark buildings should be located to aid
also provides opportunities for the street to be Landmark buildings legibility. Increases in building heights should
overlooked, thus increasing passive natural should be designed and reinforce the presence of the district and
surveillance. located to emphasise neighbourhood centres.
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.
47
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.
48

As shown here, local buildings have a restrained palette
of materials including red brick and clay roof tiles.
49
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.
Requirements 3e(iii): Public car parks should be well designed, lit

Design Principle 3e: 3e(i): A comprehensive strategy for car parking
and landscaped. Boundaries should avoid the
use of close-boarded fencing in favour of brick
Vehicle and cycle parking should be prepared, which clearly sets out walls to help establish attractive areas.
should be well planned how provision will be made across the scheme
and designed to ensure for both residential, visitor, employment and
shopper parking. In general terms, residential
3e(iv): Secure and useable cycle parking and storage
facilities including bin storage should be
that it does not have parking should be accommodated on-plot, in incorporated into new development, as part
a detrimental impact garages or on driveways (or in combination) of the street or development block. Facilities
on the amenity and or in mews lanes where some degree of should be safe to use and well overlooked.
overlooking can be achieved. Mews lanes will Within the public realm cycle stands should be
character of the SDL. be particularly relevant for dwellings fronting located at key locations, particularly adjoining
primary streets where direct vehicle access the proposed public transport interchange
to the plot may be inhibited. There will be a facility in the District Centre.
presumption against rear parking courts except
for apartment buildings, in order to maximise
the level of privacy and security for dwellings.
3e(ii): On-street parking will be permitted where

it is designed into the street from inception.
Designated parking bays of up to a maximum
of six vehicles, divided by street trees should
be provided.
50

Bespoke seating in Portsmouth celebrates the In Hull drawing on local industry and traditions a simple Dramatic glazing on this café building at
city as birthplace of Charles Dickens. Public art but beautifully detailed sequence of installations creates Princesshay in Exeter creates a striking local
can be functional as well as visually engaging. a ‘Fish Trail’ through the city centre. Here the images of landmark. An artist in residence was employed
Whitebait are set into specially commissioned paviors. as part of the development team.
Requirements 3f(ii): Opportunities for public art should be widely

Design Principle 3f: 3f(i): A strategy for public art within the built areas
considered, and may include:
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;
• unique walls and railings;
• paintings, murals, mosaics;
• uniquely crafted landforms; and
• individual elements and adornments within

buildings.
51
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.
52

Requirements: 4a(ii): Public and community uses will be located
Design Principle 4a: 4a(i): In accordance with the Preferred Strategic
according to their anticipated catchment, and
the following accessibility standards will guide
Centres should act as Framework Plan provided in the preceding the location of key land uses:
the community hubs for section of this SPD, the development will Within 600m Nursery school
local activity. The scale of provide for one District Centre and two
Neighbourhood Centres. The District Centre
Primary school
Within 800m Post office
the centres and the uses will be located centrally within the SDL to act Pub
contained within them as a community hub, and the Neighbourhood Within 1500m Health Centre
will ensure good levels of Centres will be positioned in the north and Secondary school
south of the SDL. An indicative layout is
access to services and contained in Appendix One which illustrates
Within 2000m Supermarket
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
objective of a self- to reinforce the self-containment of the

settlement, any proposed supermarket of
(class A2), cafés and restaurants (class A3);
hot food takeaway (class A5), small office
contained settlement. 4000m2 for the sale primarily of convenience accommodation (class B1a), a hotel (class
goods, health centre and secondary school C1), assembly and leisure uses (class D2), and
should be located in the District Centre. non-residential institutions such as community
Sufficient land should be made available to rooms and a crèche (class D1). Consideration
achieve a reasonable level of future proofing will be given to granting consents that will allow
of the community hub and opportunity for movement between use classes if it can be
expansion subject to planning policy prevailing demonstrated that this will assist in delivering a 53
at the time. viable and sustainable centre.
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.

The main entrance and principal frontage of a Large footprint
supermarket is carefully integrated into the layout of building embedded in
the mixed use district centre at King’s Hill in Kent. Residential development
block, with frontage
included in the mix
onto main street
Requirements:
4c(i): All buildings within the Centres will form part of

the street frontage. The aim will be to establish
a “high street” or “village square” around which
development is located. Development should
positively address the public realm by fronting
onto principal streets and spaces. Pavilion
buildings set within areas of surface car
parking should be avoided and will not be an
acceptable design response.
4c(ii): Large footprint buildings, for example a

supermarket or school, should:
Landscaping used to
define public places
• be embedded within the block structure; and raise visual quality
Surface parking
• have its principal front door onto the public screened from view
street or space, with limited setback from
the edge of the adoptable street area;
Block includes mix of

district centre uses
Figure 4.6: Large footprint uses such as supermarkets should be integrated into perimeter blocks.
55
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.
56

This parking area serving commercial premises in
Oxford is well overlooked and attractively planted.
5. Design of Employment Requirements
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.
5a(iii): Provision should be made for convenient

and well located public transport provision to
enable local residents and those travelling into
the area to work to choose public transport as
their mode of travel.
57
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.
5b(iii): The landscape framework should extend

into the employment areas. Street trees,
landscaping to the front of buildings, and
access to open space should be provided to
enhance the setting of the workplace.
58

High quality materials, tree planting and Generous pavements, robust frontage development
convenient pedestrian crossings distinguish and opportunities for on-street parking are provided as
this primary street at Ingress Park in Kent. part of the design of a secondary street at King’s Hill.
Requirements 6. Access & Movement

5c(i): Buildings should be naturally ventilated, and Framework
should allow good levels of natural light to
The Core Strategy requires:
permeate into them. They should benefit
from solar gain, and summer shading should
• A continuous network of streets to
be provided. All of these features should be
permit easy movement within the
incorporated to reduce reliance on heating, air-
development. Within this network a
conditioning and artificial lighting.
legible hierarchy should be established
to distinguish those streets associated
5c(ii): Building materials should make reference to the
with through movement from quieter
local character. They should be acquired from
residential streets; and, A shared surface tertiary street fronted by
sustainable sources. Where the building design dwellings establishes an attractive residential
allows, buildings should be manufactured off- • Good access to public transport, and environment at King’s Hill in Kent.
site and assembled on-site in order to reduce provision for a high level of amenity,
waste during construction. information and safety for passengers.
5c(iii): Buildings should be capable of adapting

to meet the changing needs of employers,
staff and businesses over time. They should
be designed to allow for future sub-division
or extension without the need for extensive
remodelling.
59
Design Principle 6a: The

layout and design of the
SDL should promote
easy and efficient
movement, balanced with
high levels of residential
amenity and an attractive
environment. This will
be achieved through a
hierarchy of streets and
routes which respond to
different travel needs.
0m 500m
60
Figure 4.7: Transport and Movement Diagram

Requirements
6a(i): The detailed design of streets should conform

to the principles set out in the Department for
Transport’s Manual for Streets and Manual for
Streets 2, and should be generated through
discussions with the Local Authority. The
emphasis of these discussions will be first to
establish agreed ambitions for urban quality,
and then to work closely with the authority
to establish how this can be achieved on a
technical level in order to enable adoption. The
authority intends to provide updated street
design guidance in due course, which will help
to inform these discussions.
6a(ii): The basic street hierarchy is set out below. This

provides a starting point for design discussion.
It is anticipated that the general aspirations and
parameters provided will be designed in detail
according to the requirements of the character
typologies.
61
A residential street at Upton in Northampton is attractively detailed,
has well defined parking bays and is fronted by development.
DESIGN PEDESTRIAN AND

PRIMARY STREETS SECONDARY STREETS TERTIARY STREETS MEWS LANES
REQUIREMENTS CYCLE ROUTES
To carry vehicles For recreational and
travelling through the To make up the local Lower order routes giving functional purposes,
Access to rear garages
development, to connect network, giving access access to dwellings, with and to allow movement
General function and for very local
neighbourhoods and to to and through residential no relevance to through around the SDL without
movement.
give access and exposure neighbourhoods. movement. the need to mix with
to the centres. vehicles.
Some secondary routes
Main public transport
Public Transport will be used for public No. No. No.
route.
transport.
Carriageways should
be of sufficient width to
Carriageways should be Can be designed as
carry public transport. Narrow lanes, should
designed for a lower level shared surfaces, with Set within the landscape,
Cycle lanes should be be overlooked by some
of traffic movement. The an informal layout giving but convenient to
incorporated into the development. Shared
emphasis should be on equal priority to slow dwellings, and connecting
street. surfaces and very informal
Design criteria pedestrian comfort and moving vehicles and to the centres. Routes
Generous pedestrian landscape treatment.
safe cyclist movement. pedestrians. Informal should be of sufficient
footpaths should be Security can be improved
Street trees should line planting should reinforce width to avoid pedestrian
created along both sides. by the provision of
at least one side of the the quiet relaxed and cyclist conflict.
Tree planting along both resident controlled gates.
street. character of the street.
sides of the street should
be achieved.
Frontage Continuous throughout Continuous throughout
Continuous. Partial. Partial.
development the built areas. the built areas.
Should be designed into
On street parking In designated bays. In designated bays. No. N/A.
the street layout.
62
Vehicle cross over Limited opportunities. Permissible. Permissible. N/A. No.

6a(iii): There will be three primary streets within the
Cross Section - Primary Streets Direct pedestrian crossings are provided as part of raised
SDL; table at this junction in Ingress Park, Kent. A simple
and consistent palette of quality materials is utilised.
• Biggs Lane, which can be upgraded to
meet the requirements of primary streets;
A north/south street, acting as a bus

•
priority corridor and providing important
Design Principle 6b: The
connections between the three residential landscape design of the
neighbourhoods, plus access to the district street should be governed
centre; and,
by a detailed street design
• A Nine-Mile Ride extension, connecting to strategy, which should be
the A327 and providing important access
for the main employment area (measures
prepared by the developer
Cross Section - Secondary Streets
should be discussed at the Reserved in advance of the
Matters stage to ensure residents of new Reserved Matters stage.
and existing development are not adversely
affected by employment traffic, in particular
by large vehicles).
6a(iv): The street network should promote good

connections with the existing community to
ensure a good degree of integration. This
includes pedestrian and cycle routes as well as
vehicular streets.
6a(v): An Infrastructure Delivery Plan must be

Cross Section - Tertiary Streets submitted with any planning application.
63
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.
Requirements 6b(iv): The strategy should also make proposals for
6b(i): Street trees are an essential component of

the specification of street furniture components
including seating, litterbins, lamp stands, bus
Design principle 6c:
the new development. A selected list of trees shelters, bollards and signage. These items The District Centre
should be prepared which identifies suitable should add to the overall identity, quality and will incorporate a bus
species for each street type. Their scale,
shape, robustness, attractiveness and ease of
character of the development, and should interchange facility in
reinforce the Character Type objectives, whilst
maintenance should be carefully considered. reducing ‘clutter’.
order to facilitate easy
Similarly, shrubs which are compatible with and efficient use of public
the street type and character types should be transport and to encourage
identified within the strategy.
longer journeys to be
6b(ii): A simple palette of materials for use across undertaken by this mode.
the movement network should be identified
in discussion with the Council. Materials from
this palette should be used to highlight the
distinction between different streets within the
established hierarchy.
6b(iii): Tree and shrub species and materials should

be applied to public spaces also, in order to A consistent but simple design approach to shelters,
create a coherent public realm. covered cycle parking and street furniture together with
direct pedestrian crossings and tree planting create a
functional public transport interchange at Kent Thameside.
64

Direct, at-grade pedestrian crossings together with
minimal guard rails provide easy access with minimal
public realm clutter at this busy junction in Portsmouth.
Requirements: 7. Existing Buildings

6c(i): Early engagement with bus operators is
Design Principle 7a:
The WCS requires:
essential to maximise the potential of the The following five Listed
opportunity to establish sustainable travel • Existing Listed Buildings be integrated Buildings, one listing
patterns and behaviour from the early phases
of the development.
with the development, with due regard comprising a group of
to the character and setting of the
buildings; and,
three buildings, and
6c(ii): The bus interchange facility should be designed
Consideration wherever possible of the
two Scheduled Ancient
and integrated with other development and
with the public realm within the district centre in reuse of other existing buildings in the SDL Monuments within SDL
order to ensure it becomes a readily identifiable particularly where they have architectural or represent the best of
location and place in the SDL. historic merit. the built form heritage
6c(iii): Emphasis should be given to passenger In response, the SDL should demonstrate within the SDL.
comfort, safety and convenience. Therefore the following principles (7a and 7b).
lighting, information systems, shelter and
proximity to active uses will be essential. High
quality, lightweight, contemporary glazed
canopies incorporating seating and proximity
to active uses will be essential. High quality,
lightweight, contemporary glazed canopies
incorporating seating and real time information
65
should be provided.
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

These buildings at King’s Hill in Kent, a former
air field, have been retained and refurbished as
commercial office space. The mature tree planting
surrounding them has been incorporated as part of
the rich landscape framework at the development.
and incidental open space. The second is
the Arborfield Infirmary Stables (SAM number
199) which were constructed in 1911–12. The
Design principle 7b: Many that can contribute to the
stables are a single storey range of buildings buildings associated with character of the SDL.
with a shallow pitched roof. They were used the Garrison and School of These include the Moat
for the convalescence of military horses and Electrical and Mechanical House off Buttershaw
are preserved for their historic use and interest.
The stables which are currently disused are
Engineers could fulfil useful Avenue, the Bailleul
also centrally located close to Princess Marina community functions, Sergeant’s Mess which
Drive and set within an area of open space. such as the sports adjoins Biggs Lane, and
It will be important that the setting and
complex and gymnasium the REME RHQ on Isaac
the future use of the SAM sites is carefully located on Nuffield Road. Newton Road. In addition
considered against the relevant statutory policy Additionally, there are the water tower is a
framework. They should be carefully integrated
with patterns of development and the
several distinctive buildings distinctive landmark at the
landscape framework of the SDL. For example, and structures which northern end of the SDL.
potential community uses for the stables could may offer potential for All should therefore be
be considered together with interpretation conversion to other uses considered for retention.
information provided for both sites. The
existing informal recreation and landscape
or provide a local landmark
amenity offered by the Moat site could also
be incorporated into the wider landscape 67
framework for the SDL.
The gymnasium building at Arborfield Garrison

has potential to be reused as part of the
community facilities provided at the SDL.
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.
68

Requirements
8a(i): An indicative phasing strategy should

be submitted with any Outline planning
application. A detailed phasing strategy will be
prepared in advance of any Reserved Matters
applications which clearly set out the timing of:
• landscape and green infrastructure,

including drainage, sports facilities and play
areas;
• the provision of services and facilities,

including education and health care, and
any incremental growth of these facilities as
the development advances;
• the programme and approach to developing

the three neighbourhoods, including the
timing of the centres; and,
• the sequencing of the movement

infrastructure and the provision of public
transport infrastructure.
8a(ii): The phasing and delivery of the scheme

should accord with the requirements of the
Infrastructure Contributions and Delivery SPD
prepared by the Borough Council.
69
The existing nursery and crèche at Arborfield Garrison is an important
community facility and should be retained at the heart of the SDL.
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.
70
Section 5: Climate change & sustainability

Layout and orientation Surface water
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.
71
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
72
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.
73
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.
74
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.
75
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.
76
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
77
part of the development.
• 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.
• Develop outwards with integrated

neighbourhoods and avoid disconnected
and isolated pockets of residential
development.
78
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.
79
NEIGHBOURHOOD
CENTRE INCLUDING
PRIMARY SCHOOL
Appendix One
EXISTING PLAYING
FIELD RETAINED FOR
PRIMARY SCHOOL
These sketches have been prepared by David Lock

Associates and reflect potential alternative design layouts
for three areas within the Arborfield Garrison SDL that
include Nine Mile Ride Gateway, ‘Area B’ and the District
and northern Neighbourhood Centres. These sketches
should act as illustrative guidance for developers.
MAIN AREA OF ACTIVITY, AWAY

FROM NINE MILE RIDE TRAFFIC
NINE MILE RIDE EXTENSION

PASES THE “FRONT DOOR”
OF THE DISTRICT CENTER
80
District Centre and Neighbourhood Centre Indicative Layout
Section 6: Delivery
EXISTING
COMMUNITY
CENTRE
EXISTING TREES TO
BE RETAINED
BOUNDARY PLANTING AND

BACK GARDENS OF NEW,
LOWER DENSITY HOMES
TO BE ADJACENT TO
EXISTING HOMES
81
Area B: Illustrative Layout
82
Employment Area Indicative Layout
Section 6: Delivery
83
Wokingham Borough Council
Civic Offices
Shute End
Wokingham
Berkshire
RG40 1BN
Tel: (0118) 974 6000

Fax: (0118) 978 9078
Minicom: (0118) 974 6991
Email: wokinghambc@wokingham.gov.uk
www.wokingham.gov.uk
David Lock Associates

50 North Thirteenth Street
Central Milton Keynes
Buckinghamshire
MK9 3BP
Tel: (01908) 666276

Fax: (01908) 605747
Email: mail@davidlock.com
www.davidlock.com

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Section 1: Introduction 1 Section 3: Vision and Development Section 6: Delivery 72

• South of the M4 Motorway;

• South Wokingham; and,

• June 2011 - New Draft SPDs and

• requirements relating to the scheme’s • The Urban Design Compendium (editions 1

2.1.1 Arborfield Garrison situated approximately 4

Section 2: Site Context

2.3 Planning Policy Framework

A Supportive Development Plan

2.3.1 Policies CP18- CP21 of the adopted WCS sets

2.3.2 The Inspector’s Report on the WCS

Section 2: Site Context

Section 2: Site Context

• Wokingham Community Hubs Consultation Stakeholder Workshop (14th May 2009

2.4.3 The stakeholder workshop involved a half-day

Section 2: Site Context

Section 2: Site Context

Section 2: Site Context

Wokingham Community Hubs • Benefits to users from collocating different

Section 3: Development Concept

Section 3: Development Concept

• Employment provision, through local • Physical connections to existing

Section 3: Development Concept

Approximate Indicative dwelling

C. 1. SDL to be planned according to guideline figure of 3,500 dwellings up

2. Land for Schools assumed as up to 10 ha. for Secondary School and

3. Land for each centre assumed to be up to District Centre and up to

4. Areas A–D indicate areas for development and do not refer to

6. Particular regard should be had to pedestrian and cycle connectivity

Section 4: Key design principles

Requirements 1a(ii): The existing landscape character zones

Section 4: Key design principles

The balancing lake at Arborfield Garrison is a

1c(i): Public open space should be provided in

1c(ii): A comprehensive system for water

• proposals for effective sustainable

• measures to avoid flood risk arising from

• new ponds, which can enhance the

Section 4: Key design principles

Requirements the opportunity for comprehensive SUDS; this

Section 4: Key design principles

Requirements 1e(v): Public art drawing inspiration from local

Section 4: Key design principles

The following requirements build on these

2a(i): Each neighbourhood should have a

Section 4: Key design principles

Private gardens should be

Boundary treatments should complement

On plot parking should be

Care should be taken when seeking to maximise

Section 4: Key design principles

2a(v): Traditional blocks will ensure streets are fronted

2a(vi): Safe neighbourhoods should be achieved

Requirements 2b(iii): All housing should be “tenure blind” so as

Self-build plots can offer scope for greater

Section 4: Key design principles

groups of people who will without undue effort, special treatment or

• Able to embrace diversity and difference;

• Safe, legible and predictable; and

• Of consistently high quality in design and

3. Character • Vehicle parking as an integral part of

Section 4: Key design principles

Three character typologies have been