01 WELCOME Croudace Homes, Gleeson Strategic Land, Kier Ventures, Lightwood Strategic and Miller Homes are delighted to welcome you to this public exhibition. Proposals for the site have been developing and we are now at a stage where we would like to share our thoughts and hear your views. Members of the team are on hand at today s exhibition to answer any questions that you may have. We have also supplied feedback forms for you to either leave with us today or return later by post or email. LO N NDO D ROA 29 A3 WOKINGHAM E AN KL OC C A PE SITE LOCATION AERIAL PHOTOGRAPH SOUTH WOKINGHAM SDL South Wokingham Project Team SITE CONTEXT Planning consultants Nexus Planning Transport WSP Master planning Landscape Archaeology and Heritage Ecology ECOSA Drainage WSP Utilities WSP Ground Conditions Hydrock Air Quality Air Quality Consultants Noise Resource and Environmental Consultants Pylons BTS The site is phase 2 of the Council s identified Strategic allocation at South Wokingham. The first phase being Montague Park to the north of the railway line and is now nearing completion. Phase 3 of the allocation is located to the west of the Consortium s proposals and is in the control of Persimmon Homes. That site does not form part of this consultation. The Facilities Plan (below) shows the site in context to surrounding facilities in Wokingham. FACILITIES PLAN in whole or in part without the written consent of Planning Ltd.
02 PLANNING POLICY POSITION Wokingham Borough Council Core Strategy (2010) 5 The Core Strategy (2010) sets out the key elements of the Council s vision for development in the Borough. Within the Core Strategy, there is a specific policy (Policy CP21) that establishes what the South Wokingham Strategic Development Location (SDL) must deliver. This includes high quality residential housing, social and physical infrastructure including primary school and retail facilities, improved pedestrian and cycle ways, and publically accessible open space. South Wokingham Strategic Development Location Supplementary Planning Document Adopted October 2011 Wokingham Borough Local Development Framework Adopted Core Strategy Development Plan Document January 2010 October 2011»www.wokingham.gov.uk Figure 2.1: Strategic Development Location Boundary South Wokingham Strategic Development Location Supplementary Planning Document (SPD) (2011) Section 2: The South Wokingham SPD (2011)Site was adopted to help guide the Context development of the strategic allocation and established design objectives and masterplan principles for the area. The masterplan for the site will be guided by the design principles in the SPD. Managing Development Document (2014) (MDD) 2.1 Location The MDD takes forward the objectives set the Core 2.1.1 The out Southin Wokingham SDL Strategy. is intended as an urban extension to the South of Wokingham, Policy CC02: Development Limits identifies that proposals within on land at Buckhurst Farm (south of London the areas allocated as an SDL in the adopted Strategy willto be Road A329Core and north of the London railway line) and landunless extending permitted that are within the identifiedwokingham development limits between the Borough boundary with an acceptable alternative has been agreed through the granting of Bracknell Forest in the east and Finchampstead planning permission accompanied by a deliverable Road (A329) in thesdl West. wide: Land at Knoll Farm and Wood s Farm has also been promoted for a) Comprehensive masterplan; and development through the Strategic Housing Land Availability Assessment (SHLAA) process. b) Infrastructure Delivery Plan. The Proposed Development compliance with Policy Where possible, the Proposed Development will accord with Planning Policy. In the adopted SPD the red line plan does not include all of the proposed open space (SANG) to the central part of the site. It also excludes the Sports Facility that will be subject to a separate application by the Council. Given the MDD Policy CC02 allows for acceptable alternative to be agreed through the planning process, discussions are ongoing with the Council and will be agreed ahead of the planning permission being granted. STRATEGIC BOUNDARY 0km 1km This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Wokingham Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made. The development will also include additional open space (SANG) to the North West which is located within Bracknell Forest Council. INDICATIVE AREAS PLAN in whole or in part without the written consent of Planning Ltd.
03 TRANSPORT & MOVEMENT DISTRIBUTOR ROAD (SDR) The SDR is being delivered by Wokingham Borough Council and is being funded through this development and other development in Wokingham. A separate planning application by the Council is due to be submitted early in 2019. The first phase of this road known as the Eastern Gateway received planning permission in 2018 and is planned to open in 2020. The SDR is a new road that will give relief to the existing A329 and Wokingham Town Centre The road will run from Finchampstead road in the west, run south of the railway then cross the railway to meet William Heelas Way The SDR and the junctions along it will be designed to accommodate all the development traffic from the Strategic Development Location. HIGHWAY STRATEGY PLAN ACCESS The proposed residential development parcels will be accessed from the new South Wokingham Distributor Road which connects to the existing highway network at the following locations; The A329 London Road vis Montague Park Waterloo Road Easthampstead Road Finchhampstead Road The form of these junctions are still to be finalised, however these connections from the SDR will allow development traffic to distribute onto the highway network without the need to route through Wokingham Town Centre. in whole or in part without the written consent of Planning Ltd.
04 ACCESS, MOVEMENT & DRAINAGE EFFECTS OF THE DEVELOPMENT ON THE LOCAL HIGHWAYS NETWORK The effects of the development on the local highway network will be studied using the traffic model developed by Wokingham Borough Council. The traffic model uses data about the journeys people currently undertake now and will make in the future, based on census data and future growth in the Borough. This modelling will highlight any particular junctions that require mitigation and more detailed work will be set out in the Transport Assessment accompanying the planning application to explain what works are required to improve conditions at these locations. That work is underway now and the results will be made public as part of the planning application. Potential Public Transport Strategy Public transport services will be provided across the development. These will serve the key destinations in Wokingham and also link up with the new Coppid Beech Park and Ride site, with onwards travel to the Elizabeth Line (Crossrail 1) via a planned shuttle service to Twyford. The development will adopt and promote the My Journey travel demand management programme already implemented at a number of new developments in Wokingham. Cycle routes, bus stops and footways will be integral to the masterplanning of the site. Wokingham Town Centre is accessible by walking and cycling from the site via a range of routes. The site itself will be provided with footways and cycleways to encourage the use of sustainable modes rather than the car. Existing public rights of way will be preserved and enhanced by the development. Key Key Site Location Site Location Route 121 Proposed Local Centre Route 122 Railway Line Route 124 in Walk / m 0 2 0m / 160 Route 145 Railway Station 6min Cycle Potential Route Railway Line Coppid Beech Park and Ride Railway Station 5m m/1 0 0 12 Wokingham Town Centre Wokingham Town Centre 800 Walk / 3min Cy cle 10min / m 40 0m PROPOSED PUBLIC TRANSPORT PLAN in Walk / 4.5min Cycle min /5 Walk / 1.5min Cy c le WALKING DISTANCES PLAN DRAINAGE The Proposed Development is located on land that is crossed by a number of water features including watercourses, ponds, culverts and Emm Brook. The planning application will consider these and aim to integrate water into the scheme by working with the site and enhancing it where possible, including by the following measures: River crossing points will be designed not to impede flows and piped crossings will allow water to continuously flow Attenuation features will be included throughout the site to contain and control new surface water flows generated. These features will contain ecological enhancements to boost biodiversity. The footprint of the SDR will be addressed by making space available in adjacent areas of the scheme for the storage and control of any flood waters generated during storm events. SUDS PLAN ATTENUATION FEATURE EXAMPLES in whole or in part without the written consent of Planning Ltd.
05 OTHER TECHNICAL WORK Ecology Extensive ecological survey work has been undertaken across the site. The surveys have confirmed the presence of a number of species including bats, birds, great crested newt, badgers and reptiles. There are also a number of areas of valuable grassland. The scheme will include a number of enhancements measures, including: creation of new areas of high value habitats, which will also provide foraging and shelter for a range of species; creation of new ponds; enhancement of connectivity for wildlife across the site; provision of new opportunities for wildlife such as nesting opportunities for birds and roosting opportunities for bats; retained and newly created habitats to positive ecological management methods and timings after completion of The development will deliver secure funding management work. NEW ECOLOGICAL HABITATS will be subject using sensitive the development. for this ecological These measures will avoid adverse effects on ecology as a result of the development and ensure a net gain for biodiversity overall. Built Heritage There are no Listed Buildings located within the site. There are a number of Listed Buildings located within the vicinity of the site, including the Grade I Listed Henry Lucas Hospital, Grade II* Listed Lock s House, and the Grade II Listed Britton s Farmhouse. The masterplan has been designed to ensure that the development sensitively addresses the setting, and any important views to or from these buildings. GRADE II LISTED BRITTON S FARMHOUSE Archaeology Two Areas of High Archaeological Potential extend within the site. Geophysical survey has taken place on the site, and further archaeological evaluation work in the form of trial trenching is planned in order to determine the presence or absence of archaeological remains. This work will inform strategies for detailed excavation and recording of archaeological remains if they are present. This will ensure that the archaeology of the site will be preserved by record for future generations. Electricity Pylons HERITAGE ASSETS PLAN There are two pylons that currently cross the site. As shown opposite, work is currently on going to investigate if these can be undergrounded through sections of the site. Air Quality The impact on air quality as a result of emission from additional traffic on the local road network will be assessed. Appropriate mitigation measure will be identified where necessary to ensure that existing and future residents experience acceptable air quality. Noise Noise and vibration assessments from the proposed development on houses and infrastructure are being undertaken. These assessments characterise the existing noise and vibration, including roads, rail and background/ambient sound levels and will identify changes in transport noise and vibration, commercial sound, construction noise and vibration and changes in road traffic noise levels. Appropriate mitigation measures, if required, will be put in place to ensure that noise levels are acceptable. PYLON STRATEGY in whole or in part without the written consent of Planning Ltd.
06 GREEN INFRASTRUCTURE / LANDSCAPE The existing key landscape features identified across the site are: Existing hedgerows, mature woodland blocks and trees; Emm Brook water source; network of public rights of way (PROW) running along the edge of and through the site; existing land use is primarily agricultural fields, under a variety of uses including paddocks, game pens, arable and pastoral grazing; two overhead power lines running east west across the site; and topography of the site is low lying and generally flat to gently undulating. The following key landscape design principles/ opportunities have been incorporated into the design of the Proposed Development: PROPOSED LANDSCAPE STRATEGY PLAN retention and enhancement of the existing trees, woodland and hedgerows wherever possible; retention of existing public rights of way; creation of a strong network of biodiverse green infrastructure, including a variety of open spaces; exploring the potential for allotments and community gardens; provision of wide variety of play opportunities for all ages; creation of 2 new areas of SANG/open space, one an extension of the existing Buckhurst; Meadow at Montague Park, and the second a large area located west of Heathlands Road; creation of new recreational routes; and enhancement of the Emm Brook, with increased amenity value, and creation of new blue features across the site, such as swales and wetland habitat, where appropriate. SANGS LOCATION PLAN Publically accessible open space (SANG) Due to the proximity of the site to the Thames Basin Heaths Special Protection Area (SPA), publically accessible open space, known as Suitable Alternative Natural Greenspace (SANG) will be provided on site, to provide alternate open space for residents to enjoy. Two areas are proposed one to the north east and the other centrally located to the site. Trees A detailed survey of all the trees and woodland on site has been undertaken. The masterplan has been designed to minimise the impacts on trees, and any loss in trees will be offset by new and replacement tree planting. in whole or in part without the written consent of Planning Ltd.
07 PROPOSED SCHEME PROPOSED DEVELOPMENT The development will provide a number of mixed uses and features that will benefit the new and surrounding residents having accord to planning policy. The masterplan has evolved in the following key ways in response to ongoing technical work: the SANG/open space has been located to coincide with the floodplain to maximise the ecological benefits associate with this area and make efficient use of land; the Local Centre and Primary School have been co-located south of the SDR next to Easthampstead Road to better create a vibrant, shared surface space as a focal point for the development; the Ancient Woodland, key hedgerows and trees have been accommodated within the layout to reinforce sense of place; Listed Buildings and their setting have been respected in the proposal, often set within open space, such as Britton s Farm; the overhead power lines are proposed to be diverted and undergrounded east of Easthampstead Road and retained in-situ adjacent to the railway west of Easthampstead Road. The key elements of the development comprise: approximately 1600 new houses of mixed type and tenure to meet the needs of Wokingham; new Local Centre, with a mix of retail and community uses; a new two form entry primary school; access to the existing public rights of way open space linking development throughout the site and providing the opportunity for larger areas of open space (SANG) to the central section and north east. Planning Application Strategy The Proposed Development will be covered by one comprehensive masterplan, which will be separated into five integrated planning applications to reflect different land ownerships. The planning applications will all be submitted at the same time and considered by Wokingham Borough Council and Bracknell Forest Council comprehensively. INFRASTRUCTURE PROVISION The Proposed Development will provide a comprehensive package of infrastructure. This will be detailed within an Infrastructure Delivery Plan (IDP) submitted with the planning applications. The IDP will detail the extensive array of infrastructure that the development will provide. This includes, but is not limited to: transport improvements such as pedestrian and cycleways, bus services, provision of land for the SDR; 2FE primary school; community and social infrastructure including a local centre and play areas; open green space; and utility provisions including electricity and gas network upgrades The Proposed Development will also be subject to the Community Infrastructure Levy (CIL). A planning charge set by Wokingham Borough Council which helps deliver infrastructure to support infrastructure development in the borough. in whole or in part without the written consent of Planning Ltd.
08 HAVE YOUR SAY We are keen to obtain your views on the proposals presented to you today. Your thoughts and feedback will help us to take the project forward. Please fill out the feedback forms available today, or alternatively you can take one away and post it back using the freepost details provided. You can also email your feedback to info@nexusplanning.co.uk Thank you for visiting and providing your feedback on the proposals. in whole or in part without the written consent of Planning Ltd.