Site Allocations Local Plan

Transcription

Site Allocations Local Plan
www.bracknell-forest.gov.uk
July 2013
1 Introduction
1
1.1
Purpose and structure of document
1
1.2
Context
2
1.3
Objectives and sub-objectives
7
2 Housing
8
2.1
Approach to housing
8
2.2
Sites in defined settlements
12
2.3
Edge of settlement sites
15
2.4
Urban extensions
16
2.5
Allocation of land covered by Core Strategy Policies CS4 and CS5
32
3 Employment
40
3.1
Approach to employment provision
40
3.2
Employment sites within defined settlement boundaries
41
3.3
Employment sites outside defined settlement boundaries
41
4 Retail
4.1
43
Bracknell Town Centre
43
5 Policies Map changes
45
5.1
Introduction
45
5.2
Summary of changes
45
6 Delivery, phasing and implementation
53
Glossary, Abbreviations & References
Glossary and Abbreviations
57
References
67
Appendices
1 Superseded Development Plan Policies
70
2 Housing Trajectory
71
3 Profiles of sites proposed for housing on previously developed land within
defined settlements
79
4 Profiles of sites proposed for housing on other land within defined settlements
102
5 Profiles of sites proposed for housing on edge of settlements
114
6 Profiles of urban extension sites
130
7 Policies Map Extracts for sites relating to Policies SA3-SA9.
142
8 Retail inset maps
151
9 List of key background studies
165
Policies
Policy CP 1 Presumption in Favour of Sustainable Development
Policy SA 1 Previously Developed Land in Defined Settlements
Policy SA 2 Other Land within Defined Settlements
Policy SA 3 Edge of Settlement Sites
Policy SA 4 Land at Broadmoor, Crowthorne
Policy SA 5 Land at Transport Research Laboratory, Crowthorne
Policy SA 6 Land at Amen Corner (North), Binfield
Policy SA 7 Land at Blue Mountain, Binfield
Policy SA 8 Land at Amen Corner (South), Binfield
Policy SA 9 Land at Warfield
Policy SA 10 Royal Military Academy, Sandhurst
Policy SA 11 Bracknell Town Centre
Policy SA 12 The Peel Centre
Policy SA 13 Policies Map Changes
3
12
14
15
16
20
24
28
32
36
42
43
44
52
List of Figures
Figure 1 Housing Trajectory 2006-2026
Figure 2 Housing Trajectory Site Breakdown 2006-2026
Figure 3 Land Supply Data 2006-2026
71
72
73
List of Maps
Map 1 Key map to show location of allocated housing sites within the SALP.
11
Map 2 Illustrative Concept Plan for land at Broadmoor, Crowthorne.
18
Map 3 Illustrative Concept Plan for land at Transport Research Laboratory, Crowthorne.
22
Map 4 Illustrative Concept Plan for land at Amen Corner (North), Binfield.
26
Map 5 Illustrative Concept Plan for land at Blue Mountain, Binfield.
30
Map 6 Illustrative Concept Plan for land at Amen Corner (South).
34
Map 7 Illustrative Concept Plan for land at Warfield.
38
Map 8 Location Plan of Adastron House, Crowthorne Road, Bracknell.
80
Map 9 Location Plan of Garth Hill School, Sandy Lane, Bracknell.
82
Map 10 Location Plan of land at Battle Bridge House, and Garage, Forest Road,
Warfield.
84
Map 11 Location Plan of Binfield Nursery, Terrace Road, Binfield.
86
Map 12 Location Plan of Farley Hall, London Road, Binfield.
88
Map 13 Location Plan of The Depot (Commercial Centre), Old Bracknell Lane West,
Bracknell.
90
Map 14 Location Plan of Albert Road Car Park, Bracknell.
92
Map 15 Location Plan of Downside, Wildridings Road, Bracknell.
94
Map 16 Location Plan of land north of Eastern Road, Bracknell.
96
Map 17 Location Plan of sites in Old Bracknell Lane West, Bracknell.
99
Map 18 Location Plan of Chiltern House and the Redwood Building, Broad Lane,
Bracknell.
101
Map 19 Location Plan of Football Ground, Larges Lane, Bracknell.
103
Map 20 Location Plan of land at Cricket Field Grove, Crowthorne.
105
Map 21 Location Plan of land north of Cain Road, Binfield.
107
Map 22 Location Plan of 152 New Road, Winkfield.
109
Map 23 Location Plan of Popeswood Garage, Hillcrest and Sundial Cottage, London
Road, Binfield.
111
Map 24 Location Plan of land north of Peacock Lane, Bracknell.
113
Map 25 Location Plan of land at Wood Lane, Binfield.
115
Map 26 Location Plan of White Cairn, Dukes Ride, Crowthorne.
117
Map 27 Location Plan of land south of Dukes Ride, Crowthorne.
119
Map 28 Location Plan of land east of Murrell Hill Lane, south of Foxley Lane and north
of September Cottage, Binfield.
121
Map 29 Location Plan of land at junction of Forest Road and Foxley Lane, Binfield.
123
Map 30 Location Plan of land west of Alford Close, Sandhurst.
125
Map 31 Location Plan of Sandbanks, Longhill Road and Dolyhir, Fern Bungalow and
Palm Hills Estate, London Road, Winkfield.
127
Map 32 Location Plan of land at Bog Lane, Winkfield.
129
Map 33 Location Plan of land at Broadmoor, Crowthorne.
132
Map 34 Location Plan of land at Transport Research Laboratory, Crowthorne.
135
Map 35 Location Plan of land at Amen Corner (North), Binfield.
138
Map 36 Location Plan of land at Blue Mountain, Binfield.
141
Map 37 Extract of Policies Map showing allocation of land at Broadmoor, Crowthorne
(Policy SA4)
143
Map 38 Extract of Policies Map showing allocation of land at Transport Research
Laboratory, Crowthorne (Policy SA5)
144
Map 39 Extract of Policies Map showing allocation of land at Amen Corner (North)
and Amen Corner (South), Binfield (Policies SA6 and SA8)
145
Map 40 Extract of Policies Map showing allocation of land at Blue Mountain, Binfield
(Policy SA7)
146
Map 41 Extract of Policies Map showing allocation of land at Warfield (Policy SA9)
147
Map 42 Extract of Policies Map showing allocation of land west of Alford Close,
Sandhurst (Policy SA3)
Map 43 Extract of Policies Map showing allocation of White Cairn, Dukes Ride and
land south of Dukes Ride, Crowthorne (Policy SA3)
Map 44 Extract of Policies Map showing allocations of land at Bog Lane, and
Sandbanks, Long Hill Road and Dolyhir, Fern Bungalow and Palm Hills Estate, London
Road Winkfield (Policy SA3)
Map 45 Town Centre and Peel Centre Inset Map 1
Map 46 Binfield Centre Inset Map 2
Map 47 Fernbank Road and Warren Road, Ascot Inset Maps 4 and 5
Map 48 Rectory Row, Easthampstead and Harmans Water, Inset Maps 9 and 10
Map 49 Great Hollands Square, Inset Map 11
Map 50 Hanworth and Birch Hill Inset Maps 12 and 13
Map 51 Crown Wood and Horndean Road Forest Park, Inset Maps 14 and 15
Map 52 Martins Heron and Whitegrove, Inset Maps 16 and 17
Map 53 Crowthorne Station Area and Yeovil Road Owlsmoor, Inset Maps 18 and 20
148
149
150
151
152
153
155
156
157
158
159
160
161
162
163
Map 54 Crowthorne Centre, Inset Map 19
Map 55 Old Mills Parade High Street Sandhurst, Inset Map 21
Map 56 Yorktown Road (west of Swan Lane), Inset Map 22
Map 57 Yorktown Road (east of Swan Lane) and Yorktown Road College Town, Inset
Maps 23 and 24
164
List of Tables
Table 1 How will the Housing Requirement be met?
8
Table 2 Where we are proposing to build the rest
9
Table 3 Summary of changes to the Policies Map: additions, amendments and deletions
47
Table 4 Monitoring Framework
55
Table 5 Glossary and Abbreviations
57
Table 7 List and summary of supporting evidence.
165
1 Introduction
1.1 Purpose and structure of document
Introduction
1.1.1 Bracknell Forest Council is preparing new planning documents which will guide the
scale, type and location of new development in the Borough. The first of these, the Core
Strategy, was adopted in 2008. This document is the Site Allocations Local Plan (SALP) and
is an essential part of implementing the adopted Core Strategy. In particular, the SALP:
identifies sites for future housing development in the Borough;
ensures that appropriate infrastructure is identified and delivered alongside new
development; and,
revises the boundaries of certain designations shown on the Policies Map e.g. defined
employment areas.
1.1.2 Once adopted, the planning policies in this document will be used to determine planning
applications along with policies in the Core Strategy, saved policies in the Bracknell Forest
Borough Local Plan (2002) and saved policy NRM6 in the South East Plan (2009) (relating to
the Thames Basin Heaths Special Protection Area (SPA)).
The Structure of this Document
1.1.3 This Site Allocations Local Plan allocates sites for different forms of development
required to achieve the vision and spatial objectives set out in the Council’s Core Strategy.
One of its main functions is to allocate sites to meet the Borough’s housing needs to 2026.
Section 2 'Housing' of this document allocates specific sites in the Borough to deliver future
housing. The search for housing sites has included a review of the Borough's employment
needs for the plan period. As a result, this document proposes the removal of the employment
designation from certain areas where this will not prejudice the future health of the Borough's
economy. These matters are addressed in Section 3 'Employment'.
1.1.4 Following changes in national policy on retail matters, the opportunity is being taken to
update the Council's approach to the boundaries of retail centres and the identification of primary
and secondary frontages. Although an outline planning permission exists for the redevelopment
of Bracknell Town Centre, adverse economic conditions have resulted in implementation
difficulties. A more flexible approach is now required to allow regeneration to take place in a
number of stages. These matters are addressed in Section 4 'Retail'.
1.1.5
Section 5 of this document identifies policy area boundary changes that will be made
as a result of this document and sets out a specific policy for the proposed changes to the
Policies Map. The final section of the document (Section 6 'Delivery, phasing and
implementation') sets out how the policies in this document will be delivered and monitored.
1.1.6 The appendices to the document include background information to the housing
allocations, including a Housing Trajectory. Maps showing the boundaries of a number of
housing sites referred to in the policies are included together with extracts from the Bracknell
Forest Borough Policies Map showing changes relating to the issues outlined above.
1
1.2 Context
1.2.1 In preparing this SALP, the Council has had regard to a range of other evidence including
national planning policy, plans and strategies produced by this Council, technical evidence
such as the Employment Land Review, and consultation feedback. In addition, the SALP has
been subject to a Sustainability Appraisal and Habitats Regulation Assessment as set out
below.
National Planning Policy/Legislation
1.2.2 The SALP has been prepared having regard to national planning policy. Relevant
national policy included the Plan for Growth published by the Government in March 2011, and
the National Planning Policy Framework (NPPF) published in March 2012 which replaced most
of the existing national planning policy set out in Planning Policy Statements and Planning
Policy Guidance Notes.
1.2.3 The NPPF sets out the Government's economic, environmental and social planning
policies for England and seeks the achievement of sustainable development. In particular, the
NPPF emphasises the need to ensure sufficient land is available for economic development
and an increased supply of housing. The SALP is consistent with these principles in that its
purpose is to help deliver the development requirements set out in the Core Strategy including
the delivery of new homes.
1.2.4 Paragraph 159 of the NPPF refers to the need for Local Plans to address the need for
all types of housing and a cross reference is made to the Planning Policy for Traveller Sites
(PPTS). Following the publication of the PPTS, the Council is carrying out an assessment of
travellers’ accommodation needs. Relevant targets and the allocation of any required sites will
be dealt with in the new Local Plan that is programmed in the Council’s Local Development
Scheme.
1.2.5 In accordance with the NPPF, the SALP also identifies the relevant infrastructure that
will be needed alongside new development following extensive joint working with infrastructure
providers. The content of the SALP and the manner of preparation is consistent with the general
principles and direction set out in the NPPF.
1.2.6 National planning legislation provides the context for the preparation of Development
Plan Documents and includes provisions that enable the Council to secure necessary
infrastructure through planning obligations and the Community Infrastructure Levy (CIL).
2
Presumption in Favour of Sustainable Development
1.2.7 The presumption in favour of sustainable development is central to the Government’s
approach to planning as expressed by the NPPF. Core Policy CP1 below embeds this policy
in the development plan.
Policy CP 1
Presumption in Favour of Sustainable Development
A positive approach to considering development proposals will be taken that reflects the
presumption in favour of sustainable development contained in the National Planning Policy
Framework. Where appropriate, the Council will work proactively with applicants jointly to
seek solutions which mean that proposals can be approved wherever possible, and to
secure development that improves the economic, social and environmental conditions
within the area.
The development plan is the statutory starting point for decision making. Planning
applications that accord with the policies in the development plan for Bracknell Forest
(including, where relevant, policies in neighbourhood development plans) will be approved
without delay, unless material considerations indicate otherwise.
Where there are no policies relevant to the application or relevant policies are out of date
at the time of making the decision then permission will be granted unless material
considerations indicate otherwise – taking into account whether:
Any adverse impacts of granting permission would significantly and demonstrably
outweigh the benefits, when assessed against the policies in the National Planning
Policy Framework taken as a whole; or
Specific policies in that Framework indicate that development should be restricted.
Development Plan
1.2.8 The development plan for the Borough currently includes saved Policy NRM6 of the
South East Plan (relating to the Thames Basin Heaths Special Protection Area), saved policies
in the Bracknell Forest Borough Local Plan (2002), and the Core Strategy Development Plan
Document (2008). On adoption, the development plan will include the SALP. The determination
of planning applications must be made in accordance with the development plan unless material
(1)
considerations indicate otherwise. It is therefore important that the separate documents that
collectively comprise the development plan are not read in isolation.
South East Plan
1.2.9 Following the partial revocation of the South East Plan, the Council is using the housing
figures in the adopted Core Strategy for the purposes of calculating the five year housing land
supply, producing a housing trajectory and monitoring. The Core Strategy target will remain
in use for these purposes until such time as a full objective assessment of housing needs for
the Borough has been finalised and published. Adoption of the SALP is considered the most
effective means of:
1
Section 38 of the Planning and Compulsory Purchase Act 2004, http://www.legislation.gov.uk/ukpga/2004/5/contents
3
Achieving a plan led approach to development in the Borough,
Achieving the objectives of the NPPF,
Identifying a five year supply of housing land, and;
Adopting an up to date plan to enable the introduction of the Community Infrastructure
Levy.
(2)
Core Strategy
1.2.10 The Bracknell Forest Core Strategy was adopted in 2008 and provides the framework
for future development in the Borough. Sections of the Core Strategy that are of particular
relevance to the SALP are the amount of new housing to be delivered in the Borough up to
2026 (Policy CS15), the approach to locating future development in the Borough (Policy CS2),
the identification of two future locations of development (Policies CS4 and CS5) and policies
relating to employment, retail development and the protection of the environment including the
Thames Basin Heaths SPA.
Bracknell Forest Borough Local Plan
(3)
1.2.11 The Bracknell Forest Borough Local Plan was adopted in 2002 and contains saved
policies which form part of the development plan. These include development management
policies such as EN20 (Design considerations in new development) and M4 (Highway measures
expected in association with new development).
Authority Monitoring Report
(4)
1.2.12 The Council must produce an Authority Monitoring Report containing information on
the implementation of planning policies. Further information on monitoring can be found in
Section 6 'Delivery, phasing and implementation' of this document.
(5)
Policies Map
1.2.13 The detailed boundaries of the areas to which the saved policies in the Bracknell
Forest Borough Local Plan, the policies in the Core Strategy and subsequent documents apply
are illustrated on the adopted Policies Map. This Map will be formally revised alongside the
adoption of this SALP. Changes to the Policies Map that result from this document are set out
in Section 5 'Policies Map changes'.
2
3
4
5
4
The Core Strategy is available to view at http://www.bracknell-forest.gov.uk/corestratgey.
The Bracknell Forest Borough Local Plan is available to view at
http://www.bracknell-forest.gov.uk/spae/proposals/ldp/text01.htm
Authority Monitoring Report http://www.bracknell-forest.gov.uk/monitoring
The Policies Map is available to view at http://www.bracknell-forest.gov.uk/proposalsmap
Sustainability Appraisal/Habitats Regulation Assessment
(6)
1.2.14 The SALP has been subject to Sustainability Appraisal, incorporating the requirements
for a Strategic Environmental Assessment at all stages of preparation. The purpose of this
appraisal is to ensure that the policies within the SALP contribute to sustainable development.
The findings of this process have informed the policies in this document.
1.2.15 The Council has also produced a Habitats Regulations Appropriate Assessment to
support the SALP. This concludes that no adverse effects will occur on protected European
sites provided that:
no residential development is permitted within 400m of the Thames Basin Heaths Special
Protection Area (SPA),
appropriate Suitable Alternative Natural Greenspace (SANG) can be provided in perpetuity,
adequate developer contributions are sought towards Strategic Access Management and
Monitoring (SAMM) on the SPA, and
any other measures are taken to satisfy Habitats Regulations, the Council's Thames Basin
Heaths SPA Avoidance and Mitigation Strategy and relevant guidance.
1.2.16 For each relevant development a more detailed Habitats Regulations Appropriate
Assessment will need to be undertaken at the planning application stage.
1.2.17 Developments of less than 109 (net) dwellings will be required to make financial
contributions towards existing SANG and SAMM and take any other measures that are required
to satisfy Habitats Regulations, the Council's Thames Basin Heaths SPA Avoidance and
Mitigation Strategy and relevant guidance. Developments of 109 (net) dwellings or more will
be required to provide a bespoke SANG in perpetuity of at least 8ha per 1,000 new population
as well as the other measures identified above. A bespoke SANG must be in place and available
for use for the occupants of the new development before the first new dwelling is occupied.
Where a scheme is developed in phases, each phase of SANG would need to meet quantitative
and qualitative criteria as set out in the Avoidance and Mitigation Strategy. Bespoke SANG
packages will need to be agreed with the Council and Natural England.
Bracknell Forest Sustainable Community Strategy
(7)
1.2.18 The SALP has also been prepared within the context of other local plans and strategies.
In particular, consideration has been given to the vision and priorities set out in the Bracknell
Forest Sustainable Community Strategy 2008 - 2014 (SCS). This Strategy is prepared by the
Bracknell Forest Partnership which consists of representatives from the public, private and
voluntary sectors. The vision and priorities in the SCS will be delivered collectively by a number
of different agencies. Policies in Development Plan Documents should be aligned with those
in the SCS and policies in the Core Strategy and in the SALP therefore have a role to play in
delivering some of the SCS priorities, for example, those relating to Sustainable Development,
to Protecting the Environment and to Travelling around the Borough. Continuous engagement
with the Bracknell Forest Partnership has taken place during the preparation of the SALP.
6
7
Sustainability Appraisal (Incorporating SEA), Draft Submission Site Allocation Development Plan Document (SAL50),
Supplementary Sustainability Appraisal (SAL119), Habitat Regulations Appropriate Assessment, Site Allocations Development
Plan Document Draft Submission (SAL33 & SAL114) and Supplementary HRA (SAL120)
The SCS is available to view at:http://www.bracknell-forest.gov.uk/sustainable_community_strategy_2008-2014.pdf
5
Preparation Process
1.2.19 The preparation of this SALP has involved extensive stakeholder and community
engagement. The engagement that has been undertaken is consistent with the principles set
(8)
out in the Council's adopted Statement of Community Involvement (SCI), July 2006.
Stakeholder and community engagement has included the following key stages:
Pre production public participation/discussions with stakeholders.
Stakeholder workshops.
Public participation on Issues and Options.
Local area workshops.
Consideration of responses to the Issues and Options document.
Consultation on Preferred Options.
Responses to the Preferred Options document and additional technical evidence were
taken into account in preparation of the Draft Submission document.
1.2.20 Alongside this, consultation has also been undertaken on different stages of the
Sustainability Appraisal and Habitat Regulation Assessment. Informal meetings have been
held with community groups, individuals, stakeholders and infrastructure providers, and there
has been consultation on some of the background documents, for example the Strategic Housing
Land Availability Assessment (SHLAA).
Background Evidence
1.2.21 The policies in this document have been informed by an up to date evidence base.
The technical background studies that have informed this document are listed in Appendix 9:
'List of key background studies'. Some of these have been prepared by the Council and
some have been commissioned from specialist consultants.
Working with Others
1.2.22 The preparation of the SALP has involved extensive engagement with the community,
infrastructure providers, landowners and other stakeholders. This has included ongoing
engagement with relevant adjoining local authorities, close working with infrastructure providers
to identify the need for, and delivery of necessary infrastructure, and ongoing involvement in
cross boundary issues such as working groups associated with the Thames Basin Heaths SPA.
This will assist the implementation of all proposals in an integrated and comprehensive way.
Particularly close working has taken place with Wokingham Borough Council as a number of
major development areas (Strategic Development Locations) are planned in the Borough.
This has included the sharing of transport data that has been fed into both Councils' transport
models in order to arrive at transport measures that take account of all relevant planned
development. The background increase in traffic levels arising from planned growth in other
adjoining Boroughs, including the Royal Borough of Windsor and Maidenhead, has also been
accounted for in the traffic modelling that underpins the planned highway improvements.
8
6
The SCI is available to view at: http://www.bracknell-forest.gov.uk/sci
1.3 Objectives and sub-objectives
1.3.1
The SALP will help deliver the vision and objectives of the Core Strategy. In view of
the role of the SALP in allocating sites for future development needs, it is considered appropriate
to expand on the aims of particular Core Strategy objectives by adding further detailed
sub-objectives concerned with the delivery of housing, provision of infrastructure and impact
on the Strategic Road Network. The Core Strategy objectives and related additional
sub-objectives are as follows.
A
To plan for a balance of housing and employment growth.
A ( i ) To ensure an adequate supply of land to deliver the community’s needs based on the
Core Strategy housing target.
E
To promote a transport system which enables access to services, by a choice of
transport modes.
E ( i ) To mitigate against the impacts of development on the operation of the Strategic Road
Network (with particular emphasis on Junction 10 of the M4 and Junction 3 of the M3)
and on local roads.
G
To support and facilitate essential community facilities and infrastructure in accessible
locations.
G ( i ) To co-ordinate new developments with the provision of infrastructure so that it is
available at appropriate points in the development process. This should be based on
the preparation of an Infrastructure Delivery Plan.
In considering how future development needs can be met, it is inevitable that there will be
conflicts in trying to meet these and other Core Strategy objectives. As a result, it must be
accepted that trade-offs between objectives will have to occur. The Core Strategy objectives
and the SALP sub-objectives provide a framework within which alternative options have been
assessed, adverse impacts identified and, as far as possible, mitigated against.
7
2 Housing
2.1 Approach to housing
Why do we have to allocate more land for housing development?
(9)
2.1.1 The Council’s adopted Core Strategy identifies that 11,139 dwellings are needed in
the Borough for the period 2006 - 2026. This is a locally-derived requirement. In dealing with
how this requirement is to be met, the Council is required by Government to identify and maintain
a rolling 5 year supply of deliverable sites. The SALP is an important means of implementing
the Core Strategy. Additional requirements resulting from changes to national planning policy
(10).
(in the NPPF) or other recent evidence will be dealt with through a new Local Plan
Requirement remaining to be allocated
2.1.2
At submission, six years of the plan period had already passed. Account therefore
needs to be taken of the homes already built as well as those planned since all contribute to
meeting the requirement. 11,139 new homes are required between 2006 and 2026. This
means subtracting from the Core Strategy figure the following:
homes already completed from 1st April 2006 to 31st March 2012 (2,098);
st
homes with planning permission (commitments) on medium and large sites at 31 March
2012 including the number that were under construction or yet to be started (2,230);
homes accepted in principle including the homes which are already planned on sites
identified in the Core Strategy at Amen Corner (South) and Warfield (2,925).
2.1.3 These sources amount to 7,253 homes. When these are subtracted from the total
requirement, it leaves sites for a further 3,886 homesto be found by 2026. These figures are
summarised in the table below, and in Appendix 2: 'Housing Trajectory' relating to land supply
data.
Table 1 How will the Housing Requirement be met?
2,098 Homes completed between 2006 and 2012
2,230 Homes with planning permission, (medium & large
sites) at 31st March 2012
2,925 Homes accepted in principle and planned at Amen
Corner (South) and Warfield
3,886 Remaining to be found
11,139 Total(1)
8
1.
All figures are net
9
10
Core Strategy Development Plan Document (Feb 2008) http://www.bracknell-forest.gov.uk/corestrategy
A programme for a new Local Plan is set out in the Local Development Scheme:
http://www.bracknell-forest.gov.uk/localdevelopmentscheme
Table 2 Where we are proposing to build the rest
280 Small windfall allowance (20 per year over 14 years)
1,635 Homes on land in existing settlements (previously
developed land and other)
361 Homes on small sites on the edge of settlements
2,070 Homes on extensions to Bracknell or other larger
settlements
4,346 Total homes on possible SALP sites(1)
460 Number above 11,139 requirement
1.
All figures are net
The site selection process
2.1.4 The housing allocations in this document have been determined in accordance with
the following:
Assessment against national and local planning policy.
Development of a robust evidence base, including infrastructure needs.
Stakeholder and community participation.
Assessment through the Sustainability Appraisal process.
Appropriate Assessment.
Consideration as to whether sites are deliverable or developable during the plan period.
(11)
2.1.5 Detailed site assessment involved two stages. The first stage drew upon the SHLAA
which lists sites with potential for housing. This was used to identify possible sites for allocation
that met established policy for the location of development set out in Core Strategy Policy CS2
- Locational Principles. These were sites located inside existing settlements, on the edge of
settlements and clusters of sites adjoining settlement boundaries. The availability of sites was
(12)
and
also tested through the Participation (Issues and Options) Consultation (February 2010)
(13)
the Preferred Option Consultation (January 2011) . The process was also informed by a
(14)
range of supporting Background Evidence Papers.
2.1.6 Stage two of the site selection process has involved assessing possible sites against
a number of detailed site specific criteria relating to issues identified in the vision for the Borough
and supported by spatial objectives and a range of evidence.
2.1.7 Three categories of sites are considered which follow the order given in the locational
strategy in Core Strategy Policy CS2. They are:
sites in defined settlements (Policies SA1 and SA2),
edge of settlement sites (Policy SA3), and,
urban extensions (Policies SA4-SA7)
11
12
13
14
See http://www.bracknell-forest.gov.uk/SHLAA for information relating to SHLAA monitoring reports
Site Allocations Development Plan Document Participation Document (SAL3)
Site Allocations Development Plan Document Preferred Option (SAL25)
See Appendix 9: 'List of key background studies'
9
2.1.8 In addition, this document also allocates land for development in the two 'Major Locations
for Growth' identified in the Core Strategy, as follows:
Allocation of land covered by Core Strategy Policy CS4, land at Amen Corner (South)
(Policy SA8).
Allocation of land covered by Core Strategy Policy CS5, land at Warfield (formerly known
as land north of Whitegrove and Quelm Park) (Policy SA9).
2.1.9 Policies for each of these sites are included later in this section. They formalise the
allocation of these sites, and build upon the principles set out in Core Strategy Policies CS4
(15)
and CS5. The Council has adopted the Amen Corner Supplementary Planning Document
(16)
and the Warfield Supplementary Planning Document . These Supplementary Planning
Documents (SPDs), together with up to date evidence, will help to determine future planning
applications on these sites.
2.1.10 The sub-section dealing with urban extensions includes illustrative concept plans for
each strategic site. These give an indication of the extent of built development and land to be
used as green space.
2.1.11
sites.
15
16
10
The following map shows the distribution of the different categories of allocated housing
See: http://www.bracknell-forest.gov.uk/amencorner
See: http://www.bracknell-forest.gov.uk/warfield
Map 1 Key map to show location of allocated housing sites within the SALP.
11
2.2 Sites in defined settlements
Sites in defined settlements
2.2.1 Two types of sites within existing settlements are included in the Core Strategy locational
Policy CS2. They are:
previously developed land within defined settlements, and
other land within defined settlements.
2.2.2 Priority is given to the first type mentioned above, in terms of the sequence of search.
They are dealt with in the same order below.
Previously developed land and buildings in defined settlements
2.2.3 A profile of each individual site, together with a site location plan is contained in
Appendix 3: 'Profiles of sites proposed for housing on previously developed land within
defined settlements'. The profiles identify the requirements referred to in the policy. All sites
must meet other policies in the development plan.
Policy SA 1
Previously Developed Land in Defined Settlements
(17)
The following sites (as shown on the Policies Map ), are allocated for housing and should
be developed in accordance with the requirements identified in respect of each site and
all general policy considerations.
Address
Estimated capacity
(net dwellings)
Farley Hall, London Road, Binfield
65
Binfield Nursery, Terrace Road, Binfield
33
Adastron House, Crowthorne Road, Bracknell
18
Garth Hill School, Sandy Lane, Bracknell
100
The Depot (Commercial Centre), Old Bracknell Lane West,
Bracknell
115
Albert Road Car Park, Bracknell
17
12
40
Land to the north of Eastern Road, Bracknell
432
Land at Old Bracknell Lane West, Bracknell
203
The extent of each site is also shown in the maps in Appendix 3: 'Profiles of sites proposed for housing on previously
developed land within defined settlements'
Chiltern House and the Redwood Building, Broad Lane,
Bracknell
71
Downside, Wildridings Road, Bracknell
18
Land at Battle Bridge House, and Garage, Forest Road, Warfield
10
TOTAL
1,105
13
Other land within defined settlements
Appendix 4: 'Profiles of sites proposed for housing on other land within defined
settlements'. The profiles identify the requirements referred to in the policy. All sites must
meet other policies in the development plan.
Policy SA 2
Other Land within Defined Settlements
(18)
Address
Estimated capacity
(net dwellings)
Popeswood Garage, Hillcrest and Sundial Cottage, London
Road, Binfield
Land north of Peacock Lane, Bracknell (Binfield Parish)
182
The Football Ground, Larges Lane, Bracknell
102
Land north of Cain Road, Binfield
75
Land at Cricket Field Grove, Crowthorne
145
152 New Road, Winkfield
12
TOTAL
18
14
14
530
The extent of each site is also shown in the maps in Appendix 4: 'Profiles of sites proposed for housing on other
land within defined settlements'
2.3 Edge of settlement sites
Appendix 5: 'Profiles of sites proposed for housing on edge of settlements'. The profiles
identify the requirements referred to in the policy. All sites must meet other policies in the
development plan.
Policy SA 3
Edge of Settlement Sites
(19)
Address
Estimated capacity
(net dwellings)
Land east of Murrell Hill Lane, south of Foxley Lane and north
of September Cottage, Binfield
67
Land at junction of Forest Road and Foxley Lane, Binfield
26
Land at Wood Lane, Binfield
20
White Cairn, Dukes Ride, Crowthorne
16
Land south of Dukes Ride, Crowthorne
23
Land west of Alford Close, Sandhurst
120
Sandbanks, Longhill Road and Dolyhir, Fern Bungalow and
Palm Hills Estate, London Road, Winkfield
49
Land at Bog Lane, Winkfield
40
TOTAL
19
361
The extent of each site is also shown in the maps in Appendix 5: 'Profiles of sites proposed for housing on edge
of settlements' and Appendix 7: 'Policies Map Extracts for sites relating to Policies SA3-SA9.'
15
2.4 Urban extensions
2.4.1
Urban extensions are proposed as follows:
Land at Broadmoor, Crowthorne.
Land at Transport Research Laboratory, Crowthorne.
Land at Amen Corner (North), Binfield.
Land at Blue Mountain, Binfield.
2.4.2
These sites are identified on the Policies Map.
(20)
Land at Broadmoor, Crowthorne
2.4.3 The Broadmoor Estate is owned by the West London Mental Health NHS Trust who
need to find a way of re-providing the Hospital so that it is fit for purpose. The policy set out
below includes a significant number of new homes, a care home/nursing home, small research
park, and other supporting development that would help achieve this objective, assuming
support from the Government. The majority of land that would be built upon is previously
developed land. The development of the site is constrained by a number of environmental and
historic designations and the detailed scheme will need to address these.
Policy SA 4
(21)
and Illustrative Concept
Land at Broadmoor, Crowthorne as shown on the Policies Map
(22)
is allocated for a comprehensive well designed mixed-use development, including
Plan
the following:
A redeveloped hospital and ancillary buildings.
A maximum of 210 residential units (including affordable housing) within the walled
garden area (the final number to be subject to further consideration of the impacts on
the heritage assets of the site and the justification for the development including the
needs of the Listed Building).
60 retirement apartments (including affordable housing) outside the walled garden
and outside the 400m buffer to the Thames Basin Heaths Special Protection Area
(SPA) (the final number to be subject to further consideration of the impacts on the
heritage assets of the site and the justification for the development including the needs
of the Listed Building).
A small research park.
Re-use of the existing hospital buildings for an appropriate use.
Care home/nursing home.
On-site open space and Suitable Alternative Natural Greenspace (SANG).
New access road.
20
21
22
16
The Policies Map extracts are shown in Appendix 7: 'Policies Map Extracts for sites relating to Policies SA3-SA9.'
Map 37 'Extract of Policies Map showing allocation of land at Broadmoor, Crowthorne (Policy SA4)'
Map 2 'Illustrative Concept Plan for land at Broadmoor, Crowthorne.'
The infrastructure required to support this development includes:
A comprehensive package of on and off-site transport measures to mitigate the
development's impact on roads and encourage sustainable modes of transport.
On-site in-kind provision of a waste recycling facility.
Financial contributions towards the provision of Primary School, Secondary School
and Special Educational Needs places.
Off-site in-kind provision or financial contributions towards a multi-functional community
hub.
Measures to avoid and mitigate the impact of residential development upon the
Thames Basin Heaths Special Protection Area (SPA), in agreement with the Council
and Natural England. This will include provision in perpetuity of:
on-site bespoke SANG significantly in excess of 8ha per 1,000 new population;
a financial contribution towards Strategic Access Management and Monitoring;
and
any other measures that are required to satisfy Habitats Regulations, the Council's
Thames Basin Heaths SPA Avoidance and Mitigation Strategy and relevant
guidance.
A comprehensive package of on-site, in-kind Open Space of Public Value (OSPV),
to include re-provision of lost OSPV (to include land at Cricket Field Grove but
excluding existing space within the secure perimeter), in accordance with standards.
Protection and enhancement of Public Rights of Way.
Integration of Sustainable Drainage Systems.
Provision of Green Infrastructure (in addition to elements listed above).
The above is not a comprehensive list of requirements. Further details of other mitigation
required can be found in the Infrastructure Delivery Plan.
Any application must be accompanied by a Conservation Management Plan to demonstrate
that any land use/proposals (including playing fields) will minimise harm to the Listed
Building and Historic Parkland (including its topography, vegetation pattern and views).
17
Map 2 Illustrative Concept Plan for land at Broadmoor, Crowthorne.
18
Implementation
2.4.4
This policy will be implemented through:
the determination and monitoring of planning applications and appeals, and
partnership working with relevant landowners, developers, statutory agencies and the local
community.
Delivery
2.4.5
Due to the complexity of the proposals, the development will need to be phased, as
the availability of certain parts of the site is to a large extent dependent on the completion and
occupation of the new hospital (due to the need to transfer patients from the existing hospital
into the new facility). It is currently envisaged that work on the new hospital will begin in
2012/2013 and that it will be ready for occupation sometime between 2017/2018. Work could
then begin on the redevelopment of the old buildings and re-use of the Listed Buildings. As a
result, the remainder of the housing to be delivered in the walled garden and a further block
of retirement apartments are unlikely to commence until 2018 and be completed until 2020/2021
- 2025/2026. The same factor applies to the delivery of the nursing home, small research park
and re-use of the Listed Buildings for an appropriate use (see Appendix 2: 'Housing
Trajectory').
19
Land at Transport Research Laboratory, Crowthorne
2.4.6 The site has almost entirely been used by the Transport Research Laboratory (TRL).
However, the extent of land and buildings required has reduced and the majority of the site has
been vacated following the expiry of the principal lease in 2011. It is intended to retain the fairly
recent TRL headquarters building. Other existing buildings and testing facilities on the site
have no potential for re-use. The majority of the site is in single ownership and an alternative
use needs to be found. The policy set out below seeks to retain an element of employment
use on the site and provide housing in a form that would act as an extension to the existing
settlement of Crowthorne, whilst providing a substantial amount of accessible green space.
The proposal also involves the provision a new Depot to replace an existing Council facility off
Old Bracknell Lane West, Bracknell.
Policy SA 5
Land at the Transport Research Laboratory (TRL), Crowthorne as shown on the Policies
(23)
(24)
and Illustrative Concept Plan
is allocated for a comprehensive well designed
Map
mixed-use development that maintains a gap between Crowthorne and Bracknell, including
the following:
1,000 residential units (including affordable housing) located outside of the 400m
buffer to the Thames Basins Heath Special Protection Area (SPA).
Neighbourhood centre.
Primary School.
Multi-functional community hub.
A depot site (to enable the redevelopment of the Council’s existing depot site in
Bracknell).
Provision of green routes along Nine Mile Ride and Old Wokingham Road.
Maintenance of a gap between Crowthorne and Bracknell (comprising on-site open
space and/or SANG).
development’s impact on roads and encourage sustainable modes of transport.
On-site in-kind provision of waste recycling facilities.
On-site in-kind provision of a Primary School, on sufficient land to allow expansion.
Financial contributions towards the provision of Secondary School and Special
Educational Needs places.
On-site in-kind provision of a multi-functional community hub, on sufficient land to
allow expansion.
23
24
20
Map 38 'Extract of Policies Map showing allocation of land at Transport Research Laboratory, Crowthorne (Policy SA5)
'
Map 3 'Illustrative Concept Plan for land at Transport Research Laboratory, Crowthorne.'
Thames Basins Heath Special Protection Area (SPA), in agreement with the Council
and Natural England. This will include provision in perpetuity:
of on-site bespoke SANG significantly in excess of 8ha per 1,000 new population;
and
any other measures that are required to satisfy Habitat Regulations, the Council’s
Thames Basins Heaths SPA Avoidance and Mitigation Strategy and relevant
guidance.
A comprehensive package of on-site, in-kind Open Space of Public Value, in
accordance with standards.
21
Map 3 Illustrative Concept Plan for land at Transport Research Laboratory, Crowthorne.
2.4.7 Note: The final layout of the site will be influenced, amongst other matters, by a project
level Habitats Regulations Assessment.
22
Implementation
2.4.8
community.
Delivery
2.4.9 The area to be developed is primarily previously developed land and it is therefore a
site that should be given priority. Almost all the site is within single ownership and available.
Only a few short term leases remain on some premises within the Crowthorne Business Estate.
The owner/developer is currently engaged in discussions about the future of the site with a
view to submitting a planning application that could be considered in parallel with the SALP.
Provided that an acceptable scheme can be negotiated and the SANG can be provided in a
timely manner, it is envisaged that housing could be delivered at a fairly early stage following
adoption of the SALP. Allowing for some time for the clearance of existing buildings and
re-grading of the site it is estimated that the site could start delivering new homes in 2014/2015.
Depending on market conditions and other factors, it is estimated that the development will
take 6-7 years to complete (see Appendix 2: 'Housing Trajectory').
23
Land at Amen Corner (North), Binfield
2.4.10 The majority of the site is in single ownership and has been put forward as suitable
for development. The site (which is greenfield) is close to the boundary with Wokingham
Borough, and adjoins the London Road which forms an important access to Bracknell. The
principle of development on land to the south of London Road has already been agreed through
Core Strategy Policy CS4 and is addressed within this document under Policy SA8. The
development of the two sites together will be used to reinforce the status of this important
gateway to Bracknell.
Policy SA 6
(25)
Land at Amen Corner North as shown on the Policies Map
(26)
is allocated for a comprehensive well designed development that maintains a gap
Plan
between Binfield, Wokingham and Bracknell, including the following:
400 residential units (including affordable housing).
Maintenance of a gap between Binfield, Wokingham and Bracknell (comprising on-site
open space and/or SANG).
Financial contributions towards the provision of Primary School, Secondary School
and Special Educational Needs places.
Off-site in-kind provision or financial contributions towards a multi-functional community
hub.
and Natural England. This will include provision in perpetuity of:
a bespoke SANG of at least 8ha per 1,000 new population;
and
guidance.
25
26
24
Map 39 'Extract of Policies Map showing allocation of land at Amen Corner (North) and Amen Corner (South), Binfield
(Policies SA6 and SA8) '
Map 4 'Illustrative Concept Plan for land at Amen Corner (North), Binfield.'
2.4.11 The policy requires a bespoke SANG, which could be partially on-site of at least 8ha
per 1,000 new population to be provided in perpetuity. Provision made must pass an Appropriate
Assessment and be agreed by Natural England.
25
Map 4 Illustrative Concept Plan for land at Amen Corner (North), Binfield.
26
Implementation
2.4.12
the determination and monitoring of planning applications and appeals, and,
community.
Delivery
2.4.13 The development of this site needs to be considered in relation to the development
of land at Amen Corner (South) (Primary School) and Blue Mountain (Secondary School and
community facilities) as provision of supporting infrastructure will need to be co-ordinated. The
owners/developers of land at Amen Corner (South) are currently engaged in discussions over
the future form of the development with a view to submitting a planning application in 2013.
Provided that an acceptable scheme can be negotiated, it is likely that work could commence
on the development of this site in late 2013/2014. Although more dependent on the SALP
process, the progression of development on land at Blue Mountain is a priority due to the need
for the new Secondary School proposed on that site.
2.4.14 In view of this, the Housing Trajectory shows this site beginning to deliver in 2015/2016
(assuming the timely delivery of a SANG) and continuing over the subsequent five years. The
development of this site may also require a satisfactory off-site SANG solution (see Appendix
2: 'Housing Trajectory').
27
Land at Blue Mountain, Binfield
2.4.15 Most of the land is currently used as an 18 hole golf course. There are also conference
facilities and a banqueting suite on the site. The site has been put forward as suitable for
development by the owner who is willing to address the identified requirement for additional
secondary educational facilities in North Bracknell. The site is well placed to serve that need.
The owner also proposes to provide a site for a new football ground. This will allow Bracknell
Town Football Club to relocate and make its existing site available for high density housing in
a sustainable location.
Policy SA 7
(27)
Land at Blue Mountain Binfield as shown on the Policies Map
(28)
is allocated for a comprehensive well designed mixed-use development that
Plan
maintains a gap between Binfield and Bracknell, including the following:
Land for a range of educational facilities, including Primary, Secondary and Special
Education Needs.
A new football ground.
Maintenance of a gap between Binfield and Bracknell (comprising on-site open space
and/or SANG).
Provision of land and financial contributions towards on-site Primary School, Secondary
School and Special Educational Needs places.
In-kind provision, or financial contributions towards an on-site multi-functional
community hub, including land set aside for the delivery of a Full Daycare Nursery.
and Natural England This will include provision in perpetuity of:
on-site bespoke SANG of at least 8ha per 1,000 new population;
and
guidance.
27
28
28
Map 40 'Extract of Policies Map showing allocation of land at Blue Mountain, Binfield (Policy SA7) '
Map 5 'Illustrative Concept Plan for land at Blue Mountain, Binfield.'
2.4.16 The policy requires the provision of on-site bespoke SANG of at least 8ha per 1,000
new population to be provided in perpetuity. This is the Council's preferred solution. Any
alternative provision must pass an Appropriate Assessment and be agreed with Natural England.
29
Map 5 Illustrative Concept Plan for land at Blue Mountain, Binfield.
30
Implementation
2.4.17
community.
Delivery
2.4.18 The site is in single ownership, although there are leasehold interests affecting the
site, including a Bracknell Forest Borough Council interest. The delivery of the proposed
Secondary School is an important priority for the Council, both to accommodate new pupils
arising from planned development and those arising from within the existing population. The
development of this site therefore needs to be progressed soon after the adoption of the SALP.
Some existing buildings will need to be cleared and the land re-graded in places. Provided
that an acceptable scheme is negotiated and planning permission can be granted, it is envisaged
that the site could start delivering housing in 2015/2016 (assuming the timely delivery of the
SANG) (see Appendix 2: 'Housing Trajectory').
31
2.5 Allocation of land covered by Core Strategy Policies
CS4 and CS5
2.5.1
Two major locations for growth were established in principle through the Core Strategy:
land at Amen Corner; and,
land at Warfield (formerly known as Land North of Whitegrove and Quelm Park).
At the time of its adoption, it was not possible to allocate land for development through the Core
Strategy; Policies CS4 and CS5 set out broad areas for growth. This SALP therefore formally
(29)
. Policies SA8 and
allocates these two sites as shown on extracts from the Policies Map
SA9 supplement the Core Strategy Policies CS4 and CS5.
Land at Amen Corner (South), Binfield
Policy SA 8
Land at Amen Corner (South), Binfield
(30)
is allocated for a
Land at Amen Corner South, Binfield as shown on the Policies Map
comprehensive well designed mixed-use development that maintains a gap between
Wokingham and Bracknell, including the following:
Employment.
Neighbourhood Centre.
Primary School.
A comprehensive package of on- and off-site transport measures to mitigate the
A new spine road linking London Road and the Beehive Road/John Nike Way junction
to provide a single access for all the development allocated in this policy.
On-site in-kind provision of a Primary School, on sufficient land to allow expansion.
In-kind provision or financial contributions towards the enhancement and expansion
of the Farley Wood community centre into a multi-functional community hub.
Measures to avoid and mitigate the impact of residential development on the Thames
Basin Heaths Special Protection Area (SPA), in agreement with the Council and
Natural England. This will include provision in perpetuity;
of on-site and off-site bespoke SANG of at least 8ha per 1,000 new population;
29
30
32
(see Appendix 7: 'Policies Map Extracts for sites relating to Policies SA3-SA9.')
Map 39 'Extract of Policies Map showing allocation of land at Amen Corner (North) and Amen Corner (South), Binfield
and
guidance.
The above is not a comprehensive list of requirements. Further details of other matters
including mitigation required can be found in the Infrastructure Delivery Plan, Amen Corner
(31)
and/or any other relevant guidance.
Supplementary Planning Document
2.5.2 The policy requires the provision of on-site and off-site bespoke SANG of at least 8ha
per 1,000 new population to be provided in perpetuity. This is the Council's preferred solution.
Any alternative provision must pass an Appropriate Assessment and be agreed with Natural
England.
2.5.3 In light of the surplus of employment floorspace and land in the Borough, the priority
for the SALP and for this site is the delivery of housing. The extent of other uses proposed
should not prejudice the delivery of the target number of homes for this site.
2.5.4 For the purposes of Policy SA8 employment means business, industrial distribution
and storage uses. Additional uses that may be appropriate for the site are a hotel and/or
commercial sports facilities.
31
Amen Corner Supplementary Planning Document March 2010 http://www.bracknell-forest.gov.uk/amencorner
33
Map 6 Illustrative Concept Plan for land at Amen Corner (South).
34
Implementation
2.5.5
The assessment and determination of planning applications and appeals against guidance
set out in the adopted Amen Corner SPD.
The determination and monitoring of planning applications and appeals.
Partnership working with Wokingham Borough Council, relevant landowners, developers,
statutory agencies and the local community.
Delivery
2.5.6 A Housing Trajectory is included in the adopted SPD that deals with the area. This
shows the site beginning to deliver housing in 2012/2013. However, although negotiations on
the future development of the site are underway, the Trajectory in the SPD is unlikely to be
achieved. A revised estimate of 2014/2015 is given for the delivery of the first new homes on
this site, (see Appendix 2: 'Housing Trajectory').
35
Land at Warfield
Policy SA 9
Land at Warfield
(32)
is allocated for a comprehensive well
Land at Warfield, as shown on the Policies Map
designed mixed-use development, including the following:
2,200 residential units (including affordable housing).
Employment.
Two Primary Schools.
A new north-south spine road linking the Quelm Park roundabout and the Three
Legged Cross junction, unless an alternative solution is agreed with the Council.
On-site in-kind provision of waste recycling facilities.
On-site in-kind provision of two Primary Schools.
On-site in-kind provision of a multi-functional community hub, including land set aside
for the delivery of a Full Daycare Nursery.
Thames Basin Heaths Special Protection Area (SPA) in agreement with the Council
and Natural England. This will include provision in perpetuity of on-site bespoke
SANG of at least 8ha per 1,000 new population. The preferred solution is for a SANG
at Cabbage Hill. Part of the solution could be off-site subject to agreement with the
Council and Natural England, and, passing an Appropriate Assessment. Further in
perpetuity requirements include a financial contribution towards Strategic Access
Management and Monitoring and any other measures that are required to satisfy
Habitats Regulations, the Councils Thames Basin Heaths SPA Avoidance and
Mitigation Strategy and relevant guidance.
The above is not a comprehensive list of requirements. Further details of other matters
including mitigation required can be found in the Infrastructure Delivery Plan, Warfield
(33)
and/or any other relevant guidance.
Supplementary Planning Document
32
33
36
Map 41 'Extract of Policies Map showing allocation of land at Warfield (Policy SA9) '
Warfield Supplementary Planning Document http://www.bracknell-forest.gov.uk/warfield
Prior to the submission of a planning application for any part of the site, masterplans will
be prepared by the developer(s) and agreed with the Council in accordance with the
requirements of Policy SA9, Core Strategy Policy CS5 and the Warfield Supplementary
Planning Document unless otherwise agreed with the Council. Once agreed by the Council
they will be an important material planning consideration in the determination of subsequent
planning applications.
2.5.7 In light of the surplus of employment floorspace and land in the Borough, the priority
for this site is the delivery of housing. The extent of other uses proposed for this site should
not prejudice the delivery of the target number of homes for this site.
2.5.8 For the purposes of Policy SA9 employment means business, industrial, distribution
and storage uses.
37
38
Map 7 Illustrative Concept Plan for land at Warfield.
Implementation
2.5.9
The assessment and determination of planning applications against guidance set out in
(34)
the Warfield Supplementary Planning Document.
The determination and monitoring of planning applications and appeals.
Partnership working with relevant landowners, developers, statutory agencies and the
local community.
Delivery
2.5.10 This site is in a number of different ownerships. A consortium is preparing plans for
a substantial portion of the site and a further large portion is being progressed by a single
developer. An SPD was adopted early in 2012. Whilst a considerable amount of infrastructure
needs to be put in place, including a Secondary School on land at Blue Mountain, it is envisaged
that the site will start delivering housing in 2014/2015 and continue to deliver over the remainder
of the plan period (see Appendix 2: 'Housing Trajectory').
34
Warfield Supplementary Planning Document February 2012 http://www.bracknell-forest.gov.uk/warfield
39
3 Employment
3.1 Approach to employment provision
3.1.1 It is important that identified employment areas and allocations for mixed-use
development, including employment, help achieve sustainable economic growth. One way of
doing this is to seek to maintain a balance between the level of housing and the resident
workforce and number of jobs.
(35)
concluded that there was a significant
3.1.2 The Employment Land Review (ELR)
over-supply of offices in the Borough and that the defined employment areas were of reasonable
quality. This is further supported by the Market Perspective of Bracknell Forest Borough Office
(36)
which demonstrates that based on the average rate of take-up over the past
Floorspace
10 years there is currently an 8 year supply of available office accommodation in the Borough.
The report also predicts that the demand for office space is likely to decrease over the medium
to long term, as there is an increasing move by many office occupiers towards home-working,
hot desking arrangements and the expansion of Cloud based computing provision.
3.1.3 In order to maintain sustainable economic growth within the Borough the following
strategy has been identified:
plan flexibly for sustainable economic growth;
continue to promote the regeneration of Bracknell Town Centre as a significant employment
location, primarily through the redevelopment of older office stock;
retain the necessary employment sites and premises to enable economic development,
and;
identify sites which could change from employment to other uses without causing conflict
or detracting from the integrity of the employment areas.
3.1.4 In the light of the existing stock of floorspace and commitments for future development,
no major new allocations of employment land are made. A significant proportion of committed
floorspace relates to the Bracknell Town Centre regeneration scheme although the majority of
this involves the replacement of existing older floorspace. There is also provision in the major
locations for growth identified in the Core Strategy, for some limited employment floorspace as
part of mixed use schemes (Amen Corner (South) and Warfield).
35
36
40
Employment Land Review December 2009
Market Perspective of Bracknell Forest Borough Office Floorspace, Hicks Baker, October 2011
3.2 Employment sites within defined settlement boundaries
3.2.1
Development Plan policies seek to focus new employment development on Bracknell
Town Centre and the defined employment areas, as shown on the Policies Map. The Core
Strategy policy relating to defined employment areas (Policy CS20) seeks to protect them from
non-employment uses. In view of the over-supply of offices and the need for land for housing,
the extent of land covered by this designation has been reviewed to identify areas where housing
might be acceptable. As a result, a number of changes are made to the boundaries of defined
employment areas in settlements. These changes are discussed in more detail in Section 5
'Policies Map changes' and boundaries are shown on the Policies Map.
3.3 Employment sites outside defined settlement
boundaries
Crowthorne Business Estate and Broadmoor Hospital
(37)
recognises that there are major employment
3.3.1 The Bracknell Forest Borough Local Plan
sites located outside settlements that employ a wide range of people. Saved Policy E12 seeks
to provide some flexibility so that development needs can be accommodated, whilst taking
account of the character of the area and landscape. The Crowthorne Business Estate was
previously identified as one of these areas but this designation has now been deleted due to
the inclusion of the area within Policy SA5 allocating the site as an urban extension for mixed
use development.
3.3.2 The Broadmoor Hospital site was also one such designation, but the designation is
now being removed from the site, due to the inclusion of the area within Policy SA4 allocating
the site as an urban extension for mixed use development. The part of the site which related
to Policy E12 will now be included within the defined settlement area. The site will therefore
retain an employment designation but it will be under Core Strategy Policies CS19 and CS20
which apply within settlements.
3.3.3 As a result of the Policy E12 designation being removed from both the TRL and
Broadmoor sites, Policy E12 is superseded by the SALP, as the only Policy E12 notations on
the Policies Map relate to Crowthorne Business Estate and Broadmoor.
Royal Military Academy, Sandhurst
3.3.4 The Royal Military Academy Sandhurst is an important element of the nation’s military
training capacity. It makes a significant contribution to the local economy and is a major local
employer. It is important that it can continue to function effectively within its existing site.
3.3.5 The site contains a range of buildings, including some Listed Buildings and a large area
of undeveloped land beyond the existing built envelope. The objective of this policy is to ensure
that the Academy can continue to carry out development required for operational purposes to
enable it to maintain its status as a world class institution whilst protecting the Listed Buildings
on the site together with their settings and avoiding any adverse impacts on the character of
the countryside and nature conservation interests.
37
Bracknell Forest Borough Local Plan, January 2002
41
Policy SA 10
Royal Military Academy, Sandhurst
(38)
at the Royal Military Academy Sandhurst
The area of land shown on the Policies Map
is suitable for built development to meet operational defence needs provided that:
i.
ii.
iii.
iv.
38
42
The site's heritage assets are sustained and, where possible, enhanced and the
settings of any heritage assets, either within or outside the site, are safeguarded from
harm and, where possible, enhanced or changed to better reveal the significance of
the heritage asset;
any development does not result in a significant increase in the built footprint on the
site;
any development does not have any adverse impacts on the integrity of the Thames
Basin Heaths Special Protection Area or the character or ecological quality of the
Broadmoor to Bagshot Woods; and,
the height of any new development would not significantly exceed that of existing
adjacent development on the site.
See Policies Map 4
4 Retail
4.1 Bracknell Town Centre
(39)
4.1.1 The Retail Study
shows that on the whole Bracknell is not performing as well as
rival centres. It is important that Bracknell Forest has a main town centre that meets the needs
of its residents and reduces their propensity to travel to more distant centres. Outline planning
permission has been granted for the regeneration of Bracknell Town Centre, which, amongst
other uses, includes a supermarket, a mix of retail, hot food and drink establishments, health
facility and residential development.
4.1.2 Bracknell Regeneration Partnership owns a considerable amount of the land within the
Town Centre and is working with the Council to bring the scheme forward. The regeneration
proposals are designed to improve access to the Town Centre from surrounding areas and
encourage residential development in sustainable town centre locations.
Policy SA 11
(40)
is allocated for a mixed
Land in Bracknell Town Centre as shown on the Policies Map
use development including retail, business, residential, leisure and other ancillary
development.
Any proposals must accord with the principles, development zones and schedules set out
in the adopted masterplan, or any subsequently agreed amendments, framework and
strategies. Any proposals must contain measures to mitigate the impact of the development.
The Peel Centre
4.1.3 The Peel Centre is a retail warehouse development located to the south west of the
Town Centre primary shopping area. It is less than a 300 metre walk from the primary shopping
area retail core of Bracknell Town Centre. There is scope to improve the quality of the pedestrian
links between the Peel Centre and Bracknell Town Centre through the wider regeneration
proposals.
(41)
4.1.4 Under the definitions in NPPF , the Peel Centre meets the definition of an
edge-of-centre location. Therefore the Peel Centre is designated as an edge-of-centre location
suitable for retail warehouse development.
39
40
41
GVA Grimley (May 2008) Bracknell Forest Retail Study
See Map 45 'Town Centre and Peel Centre Inset Map 1'
National Planning Policy Framework, Annex 2: Glossary.
43
4.1.5 Redefining the Peel Centre as an edge-of-centre location means that certain proposals
would be subject to the sequential test. This involves looking at whether a use can be located
in Bracknell Town Centre before looking at this edge-of-centre location. Any main town centre
use proposed on an edge of centre site should not have an unacceptable impact on the town
centre.
Policy SA 12
The Peel Centre
The Peel Centre is allocated as an edge-of-centre retail warehouse park.
At the Peel Centre, development that reinforces its role and character as a retail warehouse
park will be favourably considered.
A development will only be permitted if it does not adversely affect the retail warehouse
character or function of the park. Any qualifying applications will need to be supported by
information relating to the sequential test, and will require an impact assessment.
A development proposal should have no serious effect (either on its own or cumulatively
with other similar permissions) upon the vitality and viability of Bracknell Town Centre, as
a whole.
Other changes
4.1.6 As a result of the preparation of the SALP a number of changes are identified to other
(42)
retail boundaries . These are:
Changes to the primary and secondary frontages within Bracknell Town Centre.
Changes to the boundary of Crowthorne Centre and to the frontage designations.
Boundary changes to other retail centres.
4.1.7
Boundary changes are discussed in more detail in Section 5 'Policies Map changes'
of the SALP. The changes establish the relevant areas for the application of Core Strategy
Policies CS3, CS21, CS22 and saved Bracknell Forest Borough Local Plan Policies E1, E7,
E8, E9, E10 and E11.
42
44
See Appendix 8: 'Retail inset maps'
5 Policies Map changes
5.1 Introduction
5.1.1 The preparation of the SALP has included the addition, deletion and amendment of a
number of policy boundaries on the Policies Map. Not all of these boundaries relate to specific
policies in this SALP; some relate to policies in the Core Strategy and others to saved policies
in the Bracknell Forest Borough Local Plan. These changes are summarised below and listed
in Table 3 'Summary of changes to the Policies Map: additions, amendments and
deletions'. They have been incorporated in a revised Policies Map.
5.2 Summary of changes
Settlement Boundary Changes
5.2.1 To support the policies in the SALP, a number of amendments have been made to the
settlement boundaries. These amendments involve:
housing sites previously located on the edge of settlements (see Policy SA3);
urban extensions; and,
the incorporation of a number of school buildings that were previously not considered part
of the settlement but which in reality relate well to the built up area.
Urban Extensions
5.2.2 In addition to defining settlement boundaries for urban extensions that reflect the likely
extent of buildings, the extent of land to be allocated has been added to the Policies Map for
the following sites:
Land at Broadmoor, Crowthorne (Policy SA4).
Land at Transport Research Laboratory, Crowthorne (Policy SA5).
Land at Amen Corner (North), Binfield (Policy SA6).
Land at Blue Mountain, Binfield (Policy SA7).
Other Housing Sites
5.2.3 To support the allocation of housing sites on the edge of settlements and within existing
settlements, boundaries for sites have been added to the Policies Map. These include:
Previously developed land and buildings in defined settlements (see Policy SA1),
Other land within defined settlements (see Policy SA2),
Edge of settlement sites (see Policy SA3).
43
44
45
(43)
(44)
(45)
These changes include a number of amendments to the boundaries of defined employment areas.
These changes include an amendment to the boundaries of defined employment areas.
Theses changes include a number of amendments to the settlement boundary as a consequence of the allocations of edge
of settlement housing sites.
45
Employment Sites
5.2.4 To support the delivery of housing and to reflect evidence of an over supply of offices,
a number of changes have been made to the boundaries of defined employment areas and
identified major employment sites. Crowthorne Business Estate has been deleted. As the
identified major employment area for Broadmoor is now shown within the defined settlement,
the notation for an ‘identified major employment site’ has been removed and replaced with a
‘defined employment area’ designation. A new policy boundary is shown for the Royal Military
Academy Sandhurst (to support Policy SA11).
Retail Sites
5.2.5 In order to reflect redevelopment proposals for Bracknell Town Centre appropriate
changes have been made to the Bracknell Town Centre boundary. Amendments have also
been made to some of the primary and secondary frontages. A new designation has been
added for the Peel Centre which has been redefined in policy terms as an 'edge of centre
location'. Some changes to the extent of the boundary of the centre at Crowthorne and retail
frontage designations have been made as part of this document, along with a number of
amendments to the boundaries of smaller retail centres in the Borough. These changes are
mapped in Appendix 8: 'Retail inset maps'.
5.2.6 An existing centre is de-designated at New Road Ascot as it has become too small to
meet the criteria for designation.
Open Space of Public Value
5.2.7 Core Strategy Policy CS8 relates to recreation and culture and favours development
that improves and maintains existing recreational facilities. Recreational facilities are defined
in paragraph 99 of the Core Strategy and the definition includes Open Space of Public Value
(OSPV) (both active and passive). Due to inconsistencies in the way in which this notation was
shown on the Policies Map the opportunity has been taken to remove this notation as part of
the preparation of this SALP. However, the policy in the Core Strategy remains and will continue
to apply to all sites that contain features specified in the OSPV definition within sub-section 1
of the Core Strategy paragraph 99.
Conservation Areas
5.2.8 Conservation Areas are designated under the provisions of Section 69 of the Planning
(Listed Buildings and Conservation Areas) Act 1990. The Act defines Conservation Areas as
‘areas of special architectural or historic interest the character or appearance of which it is
desirable to preserve or enhance’. Bracknell Forest has five Conservation Areas:
Warfield
Easthampstead
Winkfield Village
Winkfield Row
Church Street, Crowthorne
5.2.9 The boundaries of the Conservation Areas have been added to the Policies Map for
completeness.
46
Table 3 Summary of changes to the Policies Map: additions, amendments and deletions
Location of change
Relevant Map Appendix within SALP
and/or relevant Policies Map Number
1a. Amendments to the settlement boundary of school sites
Easthampstead Park Community School,
Ringmead, Bracknell
See Policies Map 3
Kennel Lane School, Kennel Lane, Bracknell
See Policies Map 2
Wooden Hill Primary School, Staplehurst,
Bracknell
See Policies Map 3
Edgbarrow School, Grant Road, Crowthorne
See Policies Map 4
New Scotland Hill Primary School, Grampian See Policies Map 4
Road, Sandhurst
St Michael's C of E Voluntary Aided Primary
School, Lower Church Road, Sandhurst
See Policies Map 4
1b. & 2a. Amendments to the settlement boundary as a consequence of the allocation
of edge of settlement housing sites and addition of boundaries delineating allocated
sites
Land at Wood Lane, Binfield (SHLAA ref. 20) Map 25 'Location Plan of land at Wood
Lane, Binfield.'
Land east of Murrell Hill Lane, south of Foxley Map 28 'Location Plan of land east of
Lane and north of September Cottage, Binfield Murrell Hill Lane, south of Foxley Lane and
north of September Cottage, Binfield.'
(SHLAA ref. 24)
Land at junction of Forest Road and Foxley
Lane, Binfield (SHLAA ref. 93)
Map 29 'Location Plan of land at junction
of Forest Road and Foxley Lane, Binfield.'
Sandbanks, Long Hill Road, Dolyhir, Fern
Bungalow and Palm Hills Estate, London
Road, Winkfield (SHLAA refs. 122, 137 and
300)
Map 31 'Location Plan of Sandbanks,
Longhill Road and Dolyhir, Fern Bungalow
and Palm Hills Estate, London Road,
Winkfield.'
Land at Bog Lane, Winkfield (SHLAA ref. 204) Map 32 'Location Plan of land at Bog Lane,
Winkfield.'
White Cairn, Dukes Ride, Crowthorne (SHLAA Map 26 'Location Plan of White Cairn,
Dukes Ride, Crowthorne.'
ref. 34)
(SHLAA ref. 302)
Map 27 'Location Plan of land south of
Dukes Ride, Crowthorne.'
47
Location of change
Land west of Alford Close, Sandhurst (SHLAA Map 30 'Location Plan of land west of
ref. 315)
Alford Close, Sandhurst.'
2b. Addition of boundaries delineating Previously Developed Land sites allocated for
housing within defined settlements (Policy SA1)
(SHLAA ref. 319)
Map 11 'Location Plan of Binfield Nursery,
Terrace Road, Binfield.'
(SHLAA ref. 320)
Map 15 'Location Plan of Downside,
Wildridings Road, Bracknell.'
Adastron House, Crowthorne Road, Bracknell Map 8 'Location Plan of Adastron House,
Crowthorne Road, Bracknell.'
(SHLAA ref. 15)
(SHLAA ref. 46)
Map 9 'Location Plan of Garth Hill School,
Sandy Lane, Bracknell.'
Land at Battle Bridge House and Garage,
Forest Road, Warfield (SHLAA ref. 95)
Map 10 'Location Plan of land at Battle
Bridge House, and Garage, Forest Road,
Warfield.'
Farley Hall, London Road, Binfield (SHLAA
ref. 123)
Map 12 'Location Plan of Farley Hall,
London Road, Binfield.'
The Depot (Commercial Centre), Old Bracknell Map 13 'Location Plan of The Depot
(Commercial Centre), Old Bracknell Lane
Lane West, Bracknell (SHLAA ref. 215)
West, Bracknell.'
Albert Road Car Park, Bracknell (SHLAA ref. Map 14 'Location Plan of Albert Road Car
Park, Bracknell.'
228)
Land to the north of Eastern Road, Bracknell Map 16 'Location Plan of land north of
Eastern Road, Bracknell.'
(SHLAA refs. 308 & 322)
(SHLAA refs. 230 & 317)
Map 17 'Location Plan of sites in Old
Bracknell Lane West, Bracknell.'
Chiltern House and the Redwood Building,
Broad Lane, Bracknell (SHLAA ref. 318)
Map 18 'Location Plan of Chiltern House
and the Redwood Building, Broad Lane,
Bracknell.'
2c. Addition of boundaries delineating Greenfield sites allocated for housing within
defined settlements (Policy SA2)
The Football Ground,Larges Lane, Bracknell
(SHLAA ref. 19)
48
Map 19 'Location Plan of Football Ground,
Larges Lane, Bracknell.'
Location of change
(SHLAA ref. 76)
Map 20 'Location Plan of land at Cricket
Field Grove, Crowthorne.'
Land north of Cain Road, Binfield (SHLAA ref. Map 21 'Location Plan of land north of Cain
194)
Road, Binfield.'
152 New Road, Winkfield (SHLAA ref. 284)
Map 22 'Location Plan of 152 New Road,
Winkfield.'
Land north of Peacock Lane, Bracknell
(Binfield Parish) (SHLAA ref. 316)
Map 24 'Location Plan of land north of
Peacock Lane, Bracknell.'
Popeswood Garage, Hillcrest and Sundial
Cottage, London Road, Binfield (SHLAA ref.
107)
Map 23 'Location Plan of Popeswood
Garage, Hillcrest and Sundial Cottage,
London Road, Binfield.'
3. Addition of boundaries marking the extent of land allocated as urban extensions
and amendments to settlement boundaries as a consequence of the allocation
Land at Broadmoor, Crowthorne - SA4
Map 37 'Extract of Policies Map showing
allocation of land at Broadmoor,
Crowthorne (Policy SA4)'
Land at Transport Research Laboratory,
Crowthorne - SA5
allocation of land at Transport Research
Laboratory, Crowthorne (Policy SA5) '
Land at Amen Corner (North), Binfield - SA6
allocation of land at Amen Corner (North)
and Amen Corner (South), Binfield
Land at Blue Mountain, Binfield - SA7
allocation of land at Blue Mountain,
Binfield (Policy SA7) '
Land at Amen Corner (South), Binfield - SA8 Map 39 'Extract of Policies Map showing
allocation of land at Amen Corner (North)
and Amen Corner (South), Binfield
Land at Warfield - SA9
allocation of land at Warfield (Policy SA9)
'
49
Location of change
4. Defined Employment Area boundary changes
Old Bracknell Lane West (to take account of Policies Map 3
housing allocation (SHLAA refs. 215, 230 &
317) and removal of defined employment area
designation from Old Bracknell Lane West)
Eastern Industrial Area (to take account of
housing allocations (SHLAA refs. 308 & 318)
and removal of defined employment
designation from part of Eastern Industrial
Area)
Policies Map 3
Land north of Cain Road, Bracknell (to take
Policies Map 3
account of housing allocation (SHLAA ref.
194) and amendment of defined employment
area designation)
Land at Broadmoor (to take account of the
allocation in Policy SA4, and reflect that the
employment area is now located within the
defined settlement)
Policies Map 4
5. Identified Major Employment site outside settlement changes
Land at Broadmoor - removal of designation
as an 'Identified Major Employment site'
Policies Map 4
Crowthorne Business Estate - removal of
designation as an 'Identified Major
Employment site'
Policies Map 4
6. New designation
6. Royal Military Academy, Sandhurst (Policy Policies Map 4
SA11)
7., 8. & 9. Town Centre retail boundary changes
50
7. Amendments to the boundary of Bracknell
Town Centre and to primary and secondary
frontages
Map 45 'Town Centre and Peel Centre Inset
Map 1'
8. Additional boundary for Peel Centre,
Bracknell
Map 1'
Location of change
9. Amendments to Crowthorne Centre
boundary and to primary and secondary
frontages
Map 1'
10. Retail centre boundary changes
Amendments to Sandhurst Centre boundary
Map 56 'Yorktown Road (west of Swan
Lane), Inset Map 22 '
Amendments to Binfield Centre boundary
Map 46 'Binfield Centre Inset Map 2 '
Amendments to Birch Hill Centre boundary
Map 50 'Hanworth and Birch Hill Inset
Maps 12 and 13 '
Amendments to Great Hollands Centre
boundary
Map 49 'Great Hollands Square, Inset Map
11 '
Amendments to Wildridings Centre boundary Picture 1 'Priestwood Square, Bay Road
Bullbrook and Wildridings Square Inset
Maps 6, 7 and 8 '
Amendments to College Town Centre
boundary
Map 57 'Yorktown Road (east of Swan
Lane) and Yorktown Road College Town,
Inset Maps 23 and 24'
Amendments to Crowthorne Station Centre
boundary
Map 53 'Crowthorne Station Area and
Yeovil Road Owlsmoor, Inset Maps 18 and
20 '
Amendments to Easthampstead Centre
boundary
Map 48 'Rectory Row, Easthampstead and
Harmans Water, Inset Maps 9 and 10'
New Road, Ascot - removal of designation as Policies Map 3
a 'centre'
11. Addition of boundaries of Conservation Areas
Warfield
Policies Map 2
Easthampstead
Policies Map 3
Winkfield Village
Policies Map 2
Winkfield Row
Policies Map 2
Church Street, Crowthorne
Policies Map 4
51
Policy SA 13
Policies Map Changes
The following boundary changes are made to the Policies Map:
1.
amendments to the settlement boundary
2.
addition of boundaries for allocated housing sites
3.
addition of allocated urban extension sites, including associated settlement boundaries
4.
amendments to defined employment areas
5.
amendments to identified major employment sites outside settlement boundaries
6.
additional designation for Royal Military Academy, Sandhurst
7.
amendments to the boundary of Bracknell Town Centre and to primary and secondary
frontages
8.
additional boundary for the Peel Centre
9.
amendments to Crowthorne Centre boundary and to the primary and secondary
frontages
10. amendments to the boundaries of local centres
11. addition of boundaries of Conservation Areas
12. deletion of the Open Space of Public Value notation
52
6 Delivery, phasing and implementation
6.0.1 Previous sections of the SALP have set out under each policy how each one will be
implemented. In general, for the delivery of allocated sites this is through engagement with
developers and other stakeholders and through the determination of planning applications.
The Council will proactively engage in pre-application discussions in relation to the sites identified
in this document and will consider the need for any additional topic or site based supplementary
guidance in addition to that which already exists or is in preparation.
Infrastructure Delivery
6.0.2 It is very important to the quality of life in the Borough that necessary services and
facilities are provided with new development. A key element of the delivery of new development
is the timely provision of associated infrastructure. There is a need to ensure that there is
capacity across a wide range of infrastructure to accommodate the needs of a growing
population. This document provides guidance on mitigation for the smaller sites.
6.0.3 Core Strategy Policy CS6 requires new development to contribute towards the
infrastructure needed to support growth in the Borough and mitigate its impacts. One of the
mechanisms for delivering this policy is through an adopted SPD on Limiting the Impact of
Development (LID) (July 2007), which is likely to be updated or replaced during the lifetime of
the SALP. A definition of infrastructure for planning purposes is included within the Glossary.
Infrastructure will be secured through the use of planning obligations and/or through the CIL.
This is a tariff based system of developer contributions which will be used to deliver infrastructure
required to support development in the Borough. Preparation of a CIL Charging Schedule
started at the end of 2011. Adoption is likely in 2013/2014.
6.0.4 The SALP is supported by an Infrastructure Delivery Plan (IDP) which identifies, as far
as possible, the infrastructure needs associated with the development of major extensions to
settlements allocated in this document. The IDP has been prepared in partnership with key
infrastructure providers including for example the Highways Agency, Natural England and the
utility companies. Schedules of infrastructure requirements have been prepared for each of
the major extensions to settlements. Key elements of infrastructure are included within each
of the relevant policies.
6.0.5 The IDP is a ‘living’ document and will be kept up to date through ongoing discussions
with infrastructure providers. An Infrastructure Reference Group has been established as a
sub group of the Bracknell Forest Partnership (Local Strategic Partnership) to facilitate effective
infrastructure planning in the Borough. A key part of infrastructure planning is to ensure that
levels of infrastructure required from developers are set at a rate that makes it viable to develop
and therefore ensures the delivery of development on a site takes place. Whilst identifying
infrastructure requirements at this early stage in the planning process should help to ensure
that they are built into developers’ plans and financial models, it may still be necessary to
prioritise infrastructure requirements. It is anticipated that this would only be in exceptional
circumstances and the Council would expect that any flexibility in provision would only be agreed
following a thorough understanding of the viability of the development and the impact of any
under-provision.
53
Housing Delivery
6.0.6 An important element of delivery is to ensure that there is a continuous supply of land
available for housing. In identifying the likely delivery of sites (see supporting text to housing
policies), account has been taken of the availability of land and the need for any supporting
infrastructure. The rate of building will also be affected by market conditions and other external
factors such as the number of developers involved in developing a site. Consideration has also
been given to the need to to ensure that all sites are developable and to include a rolling 5 year
supply of deliverable sites (including an appropriate buffer) until such time as a new Local Plan
is adopted. The position on housing land supply will be re-assessed during the production of
the new Local Plan.
6.0.7 The broad phasing of housing land is supported by a Housing Trajectory (see Appendix
2: 'Housing Trajectory') which demonstrates how existing commitments and proposed
allocations contribute year by year to help meet the housing requirement. Information about
the timing of delivery has been informed by discussions and information supplied by
landowners/developers/infrastructure providers and the SHLAA. To help achieve the successful
delivery of housing and associated infrastructure at the proposed timescales effective working
partnerships will be put in place. These will require the involvement of developers, statutory
bodies, Registered Providers and the Council.
Monitoring
6.0.8 In order to ensure that the policies in this document are effective in delivering the
overarching long term vision for the Borough set out in the Core Strategy, and the objectives
set out in this document (1.3 'Objectives and sub-objectives') and in the Core Strategy it is
necessary to ensure that there is appropriate monitoring in place. The Council must produce
an Authority Monitoring Report (AMR) which monitors the effectiveness of planning policies
and whether they are meeting the Council’s vision and objectives. Where a policy specifies a
number relating to a period (for example, net additional dwellings) the report must specify the
number achieved in the monitoring period.
6.0.9 The projected delivery of new houses and broad phases are set out in the Housing
Trajectory and will be monitored each year, by gathering data on permissions granted, starts
and completions, through the commitments exercise. Use will also be made of indicators as
set out in the schedule below. Depending on the results of monitoring it may be necessary to
adjust the projected delivery of sites. The Council is also committed to a review of the Core
Strategy/new Local Plan which will provide an opportunity to reconsider housing land supply.
Monitoring Schedule
6.0.10 The primary focus of this SALP is to ensure that sufficient land is available in suitable
locations to deliver Core Strategy objectives. The following schedule is structured around
monitoring the delivery of Core Strategy Objectives A, E and G and relevant SALP sub objectives.
Monitoring of other Core Strategy indicators will also continue through the AMR process and
will also therefore contribute to the assessment as to whether the objectives are being met.
6.0.11
54
Monitoring against this schedule will be reported in the AMR.
Table 4 Monitoring Framework
Core
Strategy
Objective A
To plan for a balance of housing and employment growth
SALP sub
objective
A(i)
To ensure an adequate supply of land to deliver the community’s needs
based on the Core Strategy Housing target.
Core
Strategy
Indicators
Delivery of this Objective will be monitored through Cor H1 & H2 – Housing
Trajectory
the relevant Core Strategy Indicators for Core
Strategy Objective A as set out in the adjacent
Cor H3 – Previously
column (AMR indicator references are used).
Developed Land
Loc H2a – Dwelling
types/size
Loc H2b Settlement
boundaries
Con BD1 – Employment
floorspace stock
Cor BD3 – Employment
Land Available
Cor BD1 – Completed
Floorspace
Site Specific
Indicators
Site Specific
Indicators
Site
Indicators
Targets
All Urban Extensions
SA1 - Housing delivery
in line with individual
phasing plans
Meet or fall within 10%
of the annual
completions projections
Affordable Housing
Delivery in line with
relevant policy at time of
planning permission.
Monitor through
AMR/Core Strategy
indicator Cor H5.
Provision of a small
research park
Completion of
development in line with
agreed phasing plan and
conditions of planning
permission.
Land at Broadmoor
Crowthorne
55
Land at Amen Corner
(South), Binfield
Delivery in line with any
agreed phasing plan and
conditions of any
planning permissions
Core
Strategy
Objective E
To promote a transport system which enables access to services, by a choice
of transport modes.
SALP Sub
Objective
E(i)
To mitigate against the impacts of development on the operation of the
Strategic Road Network (with particular emphasis on Junction 10 of the M4
and Junction 3 of the M3) and on local roads.
Site
Site Specific All Urban Extensions
Indicators
Indicator
Target
Junction / highway
improvements
Junction improvements
delivered in line with the
Plan, the transport
assessments and
modelling submitted with
planning applications
and with the
requirements of any
planning permission.
Core
Strategy
Objective G
To support and facilitate essential community facilities and infrastructure in
accessible locations.
SALP Sub
Objective
G(i)
To co-ordinate new developments with the provision of infrastructure so that
it is available at appropriate points in the development process. This should
be based on the preparation of an Infrastructure Delivery Plan.
Site Specific
Indicators
56
Delivery of employment
floorspace
Site
Indicator
Target
All Urban Extensions
Delivery of social,
community and green
Infrastructure
Delivery in line with the
agreed Infrastructure
Delivery Plan and details
in planning permissions.
Glossary and Abbreviations
Table 5 Glossary and Abbreviations
Term
Acronym
Definition
Affordable Housing
Includes social rented, affordable rented and
intermediate housing, provided to eligible
households whose needs are not met by the
market.
Ancient Woodland
An area which has been wooded continuously
since at least 1600 AD.
Authority Monitoring
Report
AMR
The publication of monitoring information on at
least an annual basis to include progress on the
implementation of the Local Development
Scheme and the extent to which policies in Local
Development Documents are being
implemented.
Areas of Special
Landscape Importance
ASLI
Parts of the countryside which display special
landscape characteristics of importance within
the Borough. These areas are defined on the
Policies Map.
Bracknell Forest
Borough Local Plan
BFBLP
A planning policy document that was produced
by the Council to guide development in the
Borough prior to the system brought in by the
Planning and Compulsory Purchase Act 2004.
Certain policies in the Local Plan were ‘saved’
pending adoption of new style planning
documents.The BFBLP (saved policies) still form
part of the Development Plan for the Borough.
Cloud computing
Community
Infrastructure Levy
Conservation Area
Cloud computing is the delivery of computing as
a service rather than a product. It is a means of
providing shared resources, software and
information to computers and other devices over
a network, usually the Internet.
CIL
A tariff based system of developer contributions
which will be used to deliver some of the
infrastructure required to support development
in the Borough.
Areas of special architectural or historic interest
which are designated to offer greater protection
to the built and natural environment. These
areas are defined on the Policies Map.
57
Term
Acronym
Definition
Core Strategy
Development Plan
Document
CS DPD
An overarching, strategic document which sets
out the Council’s long-term vision for the Borough
and the strategy which will be applied in
promoting and managing development in
Bracknell Forest until 2026.
Defined Employment
Area
Distinct areas within settlements where there is
a concentration of employment. Development
for employment generating uses (which in terms
of the Core Strategy is business, industrial,
distribution and storage uses) is directed to these
areas and Bracknell Town Centre. These areas
are defined on the Policies Map.
Defined Settlement
Existing built up areas (town and villages).
These areas are defined on the Policies Map.
Deliverable Sites
Those sites which are:
Available – site is available now
Suitable – site offers a suitable location for
development and contributes to the creation
of sustainable, mixed communities
Achievable – there is reasonable prospect
that housing will be delivered on the site.
Developable sites
Those sites which are in a suitable location for
housing development and which have a
reasonable prospect of being available for, and
could be developed at the point envisaged.
Development Plan
The Development Plan for the Borough currently
consists of the saved South East Plan Policy
NRM6, the saved policies in the Bracknell Forest
Borough Local Plan and the Core Strategy.
Once adopted, the Development Plan will include
the SALP. The determination of planning
applications must be made in accordance with
the Development Plan unless material
considerations indicate otherwise.
Development Plan
Document
(Local Plan)
58
DPD
(LP)
A type of planning document contains planning
policies to be used when the Council determines
planning applications. It is subject to
Examination by an independent Inspector and,
once adopted, forms part of the Development
Plan for the Borough.
Term
Acronym
Definition
Dwellings per hectare
DPH
A measure of the number of dwellings which can
be accommodated on a hectare of land (a
hectare of land can be thought of as a square
measuring 100m x 100m).
Edge of centre retail
sites
Employment Land
Review
Defined as being within 300m walking distance
of a town centre boundary.
ELR
A quantitative and qualitative review of the
existing employment land supply in the Borough.
It also provides an assessment of the future
demand for employment (types and locations)
within the Borough.
Employment Uses
Business, Industrial, Distribution and Storage
(BIDS) uses.
Feature Square
An open area, generally surrounded by buildings,
which is landscaped (may be soft and/or hard
landscaping) and serves as a focal point for an
area or neighbourhood.
Flood Risk Assessment FRA
An assessment which sets out how flood risk
from all sources of flooding to the development
itself and flood risk to others will be managed.
Gateway Feature
A visually prominent building or feature (such as
a significant tree), which serves to highlight and
identify the entrance point to an area or
neighbourhood.
Green Infrastructure
Green Route/Green
Corridor
GI
The creation, management and protection of
green spaces in built and urban environments
which includes, but is not limited to, parks and
gardens, natural and semi-natural urban green
spaces, green corridors which link spaces and
outdoor sports facilities. The primary function of
GI is to conserve and enhance biodiversity, and
support healthy living by increasing outdoor
recreational opportunities. GI also has an
important role to play as one of many tools that
can be used to offset the effects of climate
change and reduce flood risk.
A street or path (which may include a cycleway
or bridleway) which is lined with trees and other
vegetation.
59
Term
Acronym
Greenfield land
Habitat Regulations
Assessment
Definition
Land which does not meet the definition of
‘previously developed land’ (PDL, or ‘brownfield’).
It is usually land that is currently undeveloped
HRA
An assessment, required under the Habitats
Directive, if a plan or project is judged as likely
to have a significant effect on a Natura 2000 site.
Historic Park and
Garden
A park or garden identified as having special
historic character, and as such protected from
inappropriate development by planning policies.
Sites within the Borough includes: Ascot Place,
Winkfield; Moor Close (Newbold College),
Binfield; South Hill Park, Bracknell; and
Broadmoor Hospital Crowthorne.
Housing Commitment
Land which is in some way committed for
housing development.
Hard Commitment - a site which has planning
permission for 1 or more dwelling.
Soft Commitment - land which has no formal
planning permission, but which has been
identified in principle as suitable for housing.
For planning purposes, infrastructure is taken to
include the following:
Infrastructure
Transport, open space and outdoor recreation,
Suitable Alternative Natural Greenspace (SANG),
Education, built sports facilities, library facilities,
community facilities including places of worship,
youth facilities and Children's Centres, health
and social services, affordable housing, provision
of adequate drainage and run-off control, utilities
infrastructure.
Plan
60
IDP
A document that identifies, as far as possible,
the infrastructure needs (e.g. provision for new
open space, road/junction improvements,
schools and other community uses) associated
with the development of sites allocated in the
SALP. It is compiled following engagement with
infrastructure providers and partner
organisations.
Term
Acronym
Landmark Building
Limiting the Impact of
Development
Supplementary
Planning Document
Definition
A building of greater scale or visual prominence
than surrounding buildings, which serves as a
marker of a junction or corner, to help people
find their way around and help create distinctive
and memorable places and routes.
LID
Listed Building
The LID SPD sets out how the Borough will
ensure speed, transparency and consistency in
the implementation of Local Plan policies through
the negotiation of planning obligations. It
provides guidance on the infrastructure and/or
financial contributions towards the provision of
infrastructure that the Council will expect from
different types and scales of development.
Buildings which are identified as having special
architectural or historic importance and so are
protected from demolition or inappropriate
alteration or development by legislation and by
planning policies. Protection also applies to
certain other structures within the curtilage of
Listed Buildings.
Local Development
Scheme
LDS
Document which sets out the Council’s three
year programme for producing DPDs.
Local Strategic
Partnership
LSP
Group of representatives from agencies that
deliver public services, community and voluntary
organisations and businesses in Bracknell
Forest. It produces the Sustainable Community
Strategy.
Local Transport Plan
LTP
A five year strategy for the development of local,
integrated transport supported by a programme
of transport improvements. The plan is used to
bid to central Government for funding for
transport initiatives.
Localism Act
The Localism Act received Royal Assent in
November 2011 and covers a wide range of local
government and other matters. The principle of
localism is that power and resources should be
transferred from central government to the local
level. It is based on the principle that decisions
should be taken as closely as possible to the
people they affect. The Localism Act includes
the mechanism by which Regional Strategies
will be abolished.
61
Term
Acronym
Major Employment Site
These are major employment areas located
outside of the defined settlement. The Policy
relating to this designation is superseded by the
SALP.
National Planning Policy NPPF
Framework
The NPPF is a single document that sets out the
Government’s economic, environmental and
social planning policies for England. Taken
together, these policies articulate the
Government’s vision of sustainable
development. The NPPF prioritises the role of
planning in supporting economic growth.
Neighbourhood Centre
Small parades of shops of purely neighbourhood
significance.
Open Space of Public
Value
OSPV
Planning Obligation
Previously Developed
Land
Primary and Secondary
Frontages
62
Definition
Comprises active (e.g. sports pitches, play areas
etc) and passive (e.g. natural and semi-natural
space, green corridors, country parks etc) open
space.
A legal undertaking to ensure that the things
needed to make a development acceptable in
planning terms are provided. Developers may
enter into obligations to secure the provision of
measures and local facilities that are reasonably
related and needed to serve the development
and which will make it more sustainable.
PDL
Land which is or was occupied by a permanent
structure, including the curtilage of the developed
land and any associated fixed surface
infrastructure (excludes mineral workings,
agriculture and forestry buildings or other
temporary structures, and land that was PDL but
where the remains of permanent structures have
blended into the landscape in the process of
time). The definition no longer includes private
residential gardens. Also referred to as
‘brownfield’ land.
Primary frontages are likely to include a high
proportion of retail uses. Secondary frontages
provide greater opportunities for a diversity of
uses. These areas are defined on the Policies
Map.
Term
Acronym
Definition
Primary Shopping Area
Defined area where retail development is
concentrated. It generally comprises the primary
shopping frontage (and those secondary
frontages which are contiguous and closely
related to the primary shopping frontage). These
Policies Map
A map forming part of the Development Plan
which identifies the location and extent of policies
and proposals that are set out in the
Development Plan.
Site Allocations Local
Plan
SALP
This document helps meet the strategic housing
requirement and delivers the vision and
objectives of the Core Strategy, by identifying
sites for future housing development in the
Borough and ensuring that appropriate
infrastructure is identified alongside new
development. It also revises the boundaries of
certain designations shown on the Policies Map
e.g. defined employment areas. On adoption it
forms part of the development plan.
Sites of Special
Scientific Interest
SSSI
Areas of special interest by reason of their flora,
fauna, geological or physiological features. They
are protected under the Wildlife and Countryside
Act. These areas are defined on the Policies
Map.
Soundness
A Local Plan has to meet the tests of soundness
in an examination before it is finally approved.
The NPPF contains the following definition of
soundness. Plans should be:
Positively prepared – the plan should be
prepared based on a strategy which seeks
to meet objectively assessed development
and infrastructure requirements, including
unmet requirements from neighbouring
authorities where it is reasonable to do so,
and consistent with achieving sustainable
development
Justified – the plan should be the most
appropriate strategy, when considered
against the reasonable alternatives, based
on proportionate evidence base
Effective – the plan should be deliverable
over its period and based on effective joint
63
Term
Acronym
Definition
working on cross-boundary strategic
priorities; and
Consistent with national policy - the plan
should enable the delivery of sustainable
development in accordance with the policies
in the Framework.
South East Plan
64
SEP
The SEP sets out the regional planning policies
for the south east. It was approved in 2009 and
sets out the vision for planning for the region up
to 2026. The South East Plan was partially
revoked on 25 March 2013. Only policy relating
to the Thames Basin Heaths Special Protection
Area (Policy NRM6) has been saved, and
remains part of the development plan.
Stakeholder
In this context, an organisation or individual with
an interest in local planning matters.
Statement of
SCI
Community Involvement
A document which sets out how Bracknell Forest
will engage with people in preparing
Development Plan Documents and
Supplementary Planning Documents.
Strategic Access,
Management and
Monitoring
This is a project overseen by Natural England
and Hampshire County Council to implement
standard messages and additional wardening
and education across the Thames Basin Heaths
SPA.
SAMM
Strategic Environmental SEA
Assessment
An internationally-used term to describe
high-level environmental assessment as applied
to policies, plans and programmes. SEA is a
requirement of European law, and considers the
impact of proposed plans and policies on the
environment. SEA is often undertaken in
conjunction with a Sustainability Appraisal.
Strategic Housing Land SHLAA
Availability Assessment
Identifies sites that have been submitted to the
Council by landowners and organisations, for
consideration of and assesses their development
potential. It identifies a sites potential for housing
and when they are likely to be developed. The
SHLAA looks at whether the sites are deliverable
(i.e. available, suitable for development, and
likely to come forward in a reasonable timescale)
and developable. However, the SHLAA does
Term
Acronym
Definition
not allocate sites for development; rather it
informs the preparation of the documents that
do (i.e. SALP).
Strategic Road Network SRN
Includes most motorways and some major “A”
classified roads.
Suitable Alternative
Natural Green Space
SANG
Open space, meeting guidelines on quantity and
quality, for the purpose of providing recreational
alternatives to divert dogwalkers and others from
the SPA. It is provided by residential
developments lying within a certain distance from
the SPA to avoid those developments creating
additional recreational pressure on it.
Supplementary
Planning Document
SPD
A type of planning document that provides
support, and additional detail on policies
contained within Development Plan Documents
(DPDs). SPDs are a material consideration but
hold less weight than a DPD.
Sustainability Appraisal SA
Examines the impact of proposed plans and
policies on economic, social and environmental
factors, and ensures that these issues are taken
into account at every stage so that sustainable
development is delivered on the ground. It also
appraises the different options that are put
forward in the development of policies and the
identification of allocation sites. Each Local Plan
that the Council produces is accompanied by its
own SA, which also incorporates the requirement
of SEA.
Sustainable Community SCS
Strategy
Sets out a vision for the Borough, which is
prepared by the Local Strategic Partnership
(LSP) (a group of organisations that deliver
public services in Bracknell Forest.
Sustainable Drainage
Systems
Sustainable approaches to surface water
drainage management and source control
measures including:
rainwater recycling and drainage;
infiltration devices to allow water to soak
into the ground;
filter strips and swales, which are vegetated
features that hold and drain water downhill
mimicking natural drainage patterns;
filter drains and porous pavements to allow
rainwater and run-off to infiltrate into
SuDS
65
Term
Acronym
Definition
permeable material below ground and
provide storage if needed; and,
basins and ponds to hold excess water after
rain and allow controlled discharge that
avoids flooding.
66
Thames Basin Heaths TBH SPA
Special Protection Area
A nature conservation area comprising a group
of heathland sites designated for its bird interest
under a European Wildlife Directive (and subject
to the assessment procedure set out in the
Habitats Directive), in order to protect
internationally important species of birds which
live within them.
Tree Preservation Order TPO
Trees which are protected under the Town &
Country Planning Act 1990 (as amended). A
TPO makes it an offence to wilfully damage or
destroy a protected tree.
Town Centre
Defined area, including the primary shopping
centre area and areas of predominantly leisure,
business and other main town centre uses within
or adjacent to the primary shopping area. These
References
Berkshire Archaeology (March 2010). Archaeological Site Assessments.
Bracknell Forest Council (January 2002). Bracknell Forest Borough Local Plan.
Bracknell Forest Borough (July 2006). Local Development Framework Statement of Community
Involvement.
Bracknell Forest Council (July 2007). Limiting the Impact of Development Supplementary
Planning Document.
Bracknell Forest Council (February 2008). Core Strategy Development Plan Document.
Bracknell Forest Council (February 2010). Site Allocations Development Plan Document
Participation Document.
Bracknell Forest Borough (February 2010). Strategic Housing Land Availability Assessment
(SHLAA).
Bracknell Forest Council (March 2010). Amen Corner Supplementary Planning Document.
Bracknell Forest Council (March 2010). Bracknell Forest Character Areas Assessment
Supplementary Planning Document.
Bracknell Forest Council (November 2010). Site Allocations Development Plan Document
Preferred Option.
Bracknell Forest Council (December 2012). Annual Monitoring Report.
Bracknell Forest Council (May 2012). Planning Commitments for Housing at 31st March 2012.
Bracknell Forest Borough (October 2012). Local Development Scheme.
Bracknell Forest Council (June 2012). Strategic Housing Land Availability Assessment
Monitoring Report (based at 31st March 2012).
Bracknell Forest Council (September 2011). Bracknell Forest Journey Time Report.
Bracknell Forest Council (September 2011). Bracknell Junction Improvements and Measures
Paper.
Bracknell Forest Council (November 2011). Site Allocations Development Plan Document Draft
Submission Background Paper.
Bracknell Forest Council (November 2011). Habitat Regulations Appropriate Assessment.
Bracknell Forest Council (November 2012). Infrastructure Delivery Plan (IDP).
Bracknell Forest Council (November 2011). Sustainability Appraisal (Incorporating SEA) Draft
Submission Site Allocations Development Plan Document.
Bracknell Forest Council (2012). Warfield Supplementary Planning Document.
67
Bracknell Forest Partnership (2008). Bracknell Forest Sustainable Community Strategy
2008-2014.
DCLG (March 2012). National Planning Policy Framework.
DCLG (March 2012). Planning policy for traveller sites.
DEFRA (2006) Local Sites, Guidance on their Identification and Management.
Dixon Searle (November 2011). Bracknell Forest Council Strategic and Small Sites - Viability
Study.
DTZ (October 2011) Bracknell Forest Housing Market Assessment).
GVA Grimley (May 2008). Bracknell Forest Retail Study.
H M Treasury (March 2011). The Plan for Growth.
Halcrow Group Ltd (August 2010). Strategic Flood Risk Assessment (SFRA).
Hicks Baker (October 2011). Market Perspective of Bracknell Forest Borough Office Floor
Space.
John Wenman Ecological Consultancy (June 2010). Phase 1 Ecological Surveys.
Kirkham Landscape Planning Limited (April 2010). Landscape Capacity Study.
Kirkham Landscape Planning Limited (August 2011). Updated Landscape Analysis.
Planning and Compulsory Purchase Act 2004 (May 2004).
Roger Tym & Partners/Vail Williams (December 2009). Employment Land Review.
Urban Initiatives (October 2010). Bracknell Forest Masterplanning Support.
WSP & Bracknell Forest Council (November 2010). Transport Accessibility Study (Draft).
WSP (June 2011). Bracknell Multi-Modal, Transport Model Development and Validation Report.
WSP (August 2011). Bracknell Multi-Modal, Transport Model Development and Assessment
Report
68
Appendices
Appendix 1: Superseded Development Plan
Policies
1
Replacement of Policies in Bracknell Forest Borough Local Plan by Site Allocations Policies:
2 The following table identifies which previously saved policies in the Bracknell Forest Borough
Local Plan 2002 have been replaced by Policies in the Site Allocations Local Plan:
Table 6
Local Plan Policy to be replaced
Relevant SALP Policy
E12 – identified major employment sites SA4 – Land at Broadmoor, Crowthorne
SA5 – Land at Transport Research Laboratory,
Crowthorne
70
06
20
0
200
400
600
800
1000
1200
1400
7
/0
07
20
8
/0
Projected annual completions (site based)
Annual allocation using Core Strategy (policy CS15)
Actual completions
Annual average over remaining plan period (14 years)
Year
5
6
4
1
2
3
9
0
6
7
8
5
4
1
2
3
0
9
/2
/2
/2
/2
/2
/2
/2
/1
/1
/1
/1
/1
/1
/1
/1
/1
/1
/0
23
24
21
18
15
16
11
25
20
22
19
17
14
13
10
12
09
08
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
Figure 1 Housing Trajectory 2006-2026
Appendix 2: Housing Trajectory
Number of dwellings completed/ to be completed
71
72
Net annual completions/ projected completions
/0
7
07
20
/0
8
08
20
/0
9
09
20
/1
0
10
20
/1
1
11
20
/1
2
12
20
/1
3
Land at Braeside, Binfield
The Parks (formerly Staff College), Broad Lane, Bracknell
Celsius, London Road, Bracknell
Enid Wood House, High Street, Bracknell
Land at Warfield Park, off Harvest Ride, Warfield
Cranbourne Hall, Drift Road, Winkfield
Cranbourne Corner, Forest Road, Winkfield
Total Medium Sites
Land at Amen Corner South (CS4)
Gimfel, Birch Lane Winfield
Other land within Settlements (SA2)
Amen Corner North, Binfield (SA6)
Broadmoor, Crowthorne (SA4)
Land at Warfield (CS5)
-200
06
20
0
200
400
600
800
1000
1200
1400
13
20
/1
4
14
20
/1
5
15
20
/1
6
/1
7
Year
16
20
/1
8
18
20
/1
9
19
20
/2
0
20
20
/2
1
21
20
/2
2
22
20
/2
3
23
20
/2
4
24
20
/2
5
Land at Wykery Copse, Peacock Lane, Binfield
Jennetts Park (formerly Peacock Farm), Peacock Lane, Bracknell
Land within Bracknell Town Centre, Millennium Way
Land at Brackenhale School, Rectory Lane, Bracknell
Orchard Lea, Winkfield Lane, Winkfield
Land fronting Tilehurst Lane, Binfield
Brockhill House, Winkfield Row, Winkfield
Small Site Completions/Allowance (net)
Merrymead, Birch Lane, Winkfield
PDL within Settlements (SA1)
Edge of Settlement Sites (SA3)
Blue Mountain, Binfield (SA7)
Former TRL, Crowthorne (SA5)
17
20
Figure 2 Housing Trajectory Site Breakdown 2006-2026
25
20
/2
6
73
Brockhill House,
Winkfield
Gimfel, Birch Lane,
Winkfield
Merrymead, Birch
Lane, Winkfield
Total Large Sites
Medium Sites
Auto Cross, London
Road, Binfield
Cranbourne Corner,
Forest Road, Winkfield
Orchard Lea, Winkfield
Lane, Winkfield
Cranbourne Hall, Drift
Road, Winkfield
Jennetts Park (formerly
Peacock Farm),
Peacock Lane,
Bracknell
Celsius, London Road,
Bracknell
Land within Bracknell
Town Centre
Enid Wood House,
High Street, Bracknell
Land at Brackenhale
School, Rectory Lane,
Bracknell
Land at Warfield Park,
off Harvest Ride,
Warfield
Land at Wykery Copse,
Peacock Lane, Binfield
The Parks (formerly
Staff College), Broad
Lane, Bracknell
Land fronting Tilehurst
Lane, Binfield
Land at Braeside,
Binfield
Large Sites
Site
Projected Net Completions
0
5
0
6
0
0
0
413
0
0
0
-67
0
0
0
0
-13
0
0
0
0
0
0
164
0
0
153
104
-94
0
0
0
0
0
0
21
0
359
0
0
0
0
13
0
0
0
0
0
104
154
88
0
0
0
0
305
0
0
0
0
0
0
0
0
0
0
0
145
101
57
2
0
0
327
0
0
0
0
0
0
3
45
0
0
0
168
54
57
0
0
0
235
0
0
0
0
0
0
2
18
0
0
0
136
47
32
0
0
0
207
0
0
-6
1
0
0
2
0
0
0
0
150
60
0
0
0
0
218
-1
-1
5
0
0
0
2
0
0
0
0
150
60
3
0
0
21
253
0
0
2
0
0
0
0
0
37
4
0
150
60
0
0
0
0
341
1
1
0
0
0
23
0
0
0
112
0
144
60
0
0
0
0
116
0
0
0
0
0
0
0
0
0
56
0
0
60
0
0
0
0
160
0
0
0
0
0
0
0
0
0
155
0
0
5
0
0
0
0
156
0
0
0
0
0
0
0
0
0
156
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
60
0
0
0
0
0
0
0
0
0
60
0
0
0
0
0
0
0
100
0
0
0
0
0
0
0
0
0
100
0
0
0
0
0
0
2006/ 2007/0 2008/ 2009/ 2010/ 2011/
07
8
09
10
11
12
2012/13 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22
Actual Net Completions
Figure 3 Land Supply Data 2006-2026
0
100
0
0
0
0
0
0
0
0
0
100
0
0
0
0
0
0
0
100
0
0
0
0
0
0
0
0
0
100
0
0
0
0
0
0
0
100
0
0
0
0
0
0
0
0
0
100
0
0
0
0
0
0
2022/23 2023/24 2024/25
0
100
0
0
0
0
0
0
0
0
0
100
0
0
0
0
0
0
0
21
3583
0
1
1
0
23
20
63
37
1043
268
1350
605
149
2
21
Total
2025/26 Net
74
Aston Grange, Ralphs
Ride, Bracknell
Land r/o Horse Groom
PH, Bagshot Road,
Bracknell
Marigolds and Cherry
Trees, Mount Pleasant,
Bracknell
Former Garage Block
off Freeborn Way,
Bracknell
26
0
0
0
0
4
19
9
14
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
18
0
40
31
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
13
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
9
19
4
26
24
22
15
14
12
37
32
16
31
26
12
0
0
0
25
0
0
0
-3
1
0
0
Hawthorne Cottage and
Wickfield, Warfield
Road, Bracknell
0
68
0
-3
17
0
0
0
0
0
0
13
7
0
0
6
-3
0
27
0
0
0
0
0
0
0
0
Total
2025/26 Net
Broom Lodge, London
Road, Bracknell
0
0
-2
-4
0
0
0
0
0
2022/23 2023/24 2024/25
68
0
0
-1
0
0
0
0
0
0
0
16
0
0
31
2006/ 2007/0 2008/ 2009/ 2010/ 2011/
07
8
09
10
11
12
2012/13 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22
Ossington, Casares &
St Chad, Pollardrow
Avenue, Bracknell
Strata, (formerly FSS
House), Mount Lane,
Bracknell
The Hollies, Milestone,
Burnside, London
Road, Bracknell
Half Acre and
Netherby, Rectory
Lane, Bracknell
Land at Popple Trees,
Glenhills, Crowthorne
Road, Bracknell
Peacock Bungalow,
Peacock Lane, Binfield
Land at junction with
Bay Drive, London
Road, Bracknell
Byways, Crowthorne
Road, Bracknell
Haven, The Nest,
Hillside, London Road,
Binfield
4-6 Roebuck Estate,
Binfield
Site
75
Core Strategy
Policies CS4 and CS5
Land at Amen Corner
South, Binfield
Land at Warfield
Total CS4 and CS5
Total Medium Sites
Small Sites
Completions/Allowan
ce (net)
Land at Broadmoor
Hospital Training and
Education Centre,
School Hill, Crowthorne
The Iron Duke, 254
High Street,
Crowthorne
Guildgate House, 176184 High Street,
Crowthorne
75-77-81 College
Road, Sandhurst
Land at the Limes,
Forest Road, Warfield
Abbey Place, Forest
Road, Warfield
Alderley, Engleby,
London Road,
Winkfield
HFC Bank, North
Street, Winkfield
Land at 127A - 131
Fernbank Road,
Winkfield
Reeds Hill Farm,
Bracknell
The Old Manor Car
Park, The Ring,
Bracknell
78-84 Waterloo Road,
Crowthorne
Alpha House/land at
Cardoss, 79 High
Street, Crowthorne
Site
0
0
0
0
53
35
7
24
0
0
159
39
0
0
0
15
0
0
16
0
0
0
0
0
0
14
0
0
-4
0
0
0
0
0
0
0
0
0
0
13
95
0
0
0
0
0
0
0
0
0
0
6
0
0
0
0
0
8
12
0
0
0
0
0
0
0
0
0
0
15
0
0
0
0
0
41
42
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
20
9
0
0
0
0
0
0
0
0
0
0
0
0
11
0
0
0
20
100
-3
0
0
0
0
0
0
0
0
0
0
14
0
0
0
0
20
25
17
6
0
0
0
0
0
2
0
0
0
0
0
50
125
75
20
77
0
8
0
0
0
0
12
14
9
0
0
0
0
150
300
150
20
17
0
8
0
0
0
0
0
0
9
0
0
0
0
200
350
150
20
0
0
0
0
0
0
0
0
0
0
0
0
0
0
200
350
150
20
0
0
0
0
0
0
0
0
0
0
0
0
0
0
200
350
150
20
0
0
0
0
0
0
0
0
0
0
0
0
0
0
200
250
50
20
0
0
0
0
0
0
0
0
0
0
0
0
0
0
200
200
0
20
0
0
0
0
0
0
0
0
0
0
0
0
0
0
200
200
0
20
0
0
0
0
0
0
0
0
0
0
0
0
0
0
2006/ 2007/0 2008/ 2009/ 2010/ 2011/
07
8
09
10
11
12
2012/13 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22
200
200
0
20
0
0
0
0
0
0
0
0
0
0
0
0
0
0
200
200
0
20
0
0
0
0
0
0
0
0
0
0
0
0
0
0
200
200
0
20
0
0
0
0
0
0
0
0
0
0
0
0
0
0
2022/23 2023/24 2024/25
200
200
0
20
0
0
0
0
0
0
0
0
0
0
0
0
0
0
2925
725
2200
436
589
14
22
24
7
15
16
12
16
18
14
17
14
11
Total
2025/26 Net
76
77
78
Appendix 3: Profiles of sites proposed for
housing on previously developed land within
defined settlements
Adastron House, Crowthorne Road, Bracknell
SHLAA Ref:
15
Capacity:
18 net (based on 65 dph, same as planning permission on adjacent site at
Byways)
Site Area:
0.28ha
Developable
Area:
0.28ha (no reduction due to site less than 1ha)
Requirements:
Have regard to the location of the site within Bracknell Area F of the
Character Area Assessment Supplementary Planning Document;
Appropriate tree surveys and protection of trees subject to a Tree
Preservation Order;
Appropriate ecological surveys and mitigation of any impacts;
Provision of affordable housing;
Transport Assessment to assess the impact of the proposals upon the
local road network and junctions;
Demonstrate that there is adequate waste water capacity both on and
off site to serve the development and that it would not lead to problems
for existing or new users. In some circumstances it may be necessary
for developers to fund studies to ascertain whether the proposed
development will lead to overloading of existing waste water
infrastructure;
Mitigation of impacts in accordance with Limiting the Impact of
Development SPD, and/or other relevant legislation/policy/guidance;
Make financial contributions towards existing Suitable Alternative
Natural Greenspace (SANG) and Strategic Access Management and
Monitoring and take any other measures that are required to satisfy
Habitats Regulations, the Council's Thames Basin Heaths SPA
Avoidance and Mitigation Strategy and relevant guidance in agreement
with Natural England;
This is not a comprehensive list, and there may be other requirements.
Development Management should be contacted for up to date details.
79
1
7
6
CR
O
O
TH
W
E
RN
9
RO
AD
8
Byways
This Map is reproduced from Ordnance Survey Material with
the permission of Ordnance Survey on behalf of the
Controller of Her Majesty's Stationary Office © Crown Copyright.
Unauthorised reproduction infringes Crown copyright and may
lead to prosecution or civil proceedings.
Bracknell Forest Borough Council LA100019488.
Pupil Referral Unit
Adastron House
15
Cy
cle
0
Tr
ac
Subway
Map 8 Location Plan of Adastron House, Crowthorne Road, Bracknell.
k
5
NS
10
DO
W
HI
RE
15
1:500
W
AY
20
Meters
O
9
RE
CT
NE
LA
to
RY
80
1
SHLAA Ref:
46
Capacity:
100 (based on 40 dph)
Site Area:
3.55ha
Developable Area:
2.49ha (70% net developable area is achievable given the need to provide
on-site open space)
Requirements:
Appropriate tree surveys, have regard to trees (including those subject
to a Tree Preservation Order), within and adjacent to the site;
Investigation and remediation of any land contamination;
Provision of open space;
Transport Assessment to assess the impacts of the development upon
the local road network including Sandy Lane and junctions of Sandy
Lane/Warfield Road/Holly Spring Lane;
infrastructure;
Make financial contributions towards existing Suitable Alternative Natural
Greenspace (SANG) and Strategic Access Management and Monitoring
and take any other measures that are required to satisfy Habitats
Regulations, the Council's Thames Basin Heaths SPA Avoidance and
Mitigation Strategy and relevant guidance in agreement with Natural
England;
81
SA
ND
Y
45
Wick Hill
56
NE
LA
Sandy Lane Primary School
Sw
im
LAKESIDE
44
50
m in
gP
52
64.6m
54
FO
LD
ER
'S L
AN
E
Map 9 Location Plan of Garth Hill School, Sandy Lane, Bracknell.
Hollytree House
oo
83.6m
l
Pippins
Cottrells
Tig-An-Or
1
Anaheim
SAN
DY
LAN
E
El
Sub
Sta
7 to 34
6
Edmonds Court
Br
a
ck
ne
l
25
lC
o ll
eg
e
WICK HILL
1
46
3.55
SH
EP
Games Court
HE
RD
S
5
HIL
L
21
14
Playing Field
Games Court
13
Games Court
Playing Field
18
10
37
42
Tank
31
Drain
38
th
Pa
28
26
Wa rd
DR
IV E
2
13
GRANGE RO
AD
23
Garth Hill College
1
Bd y
Shelters
WI
LL
EN
NIU
MW
AY
14
MIL
L
Car Park
OW
CR
Car Park
THE RING Subway
Bracc en House
5
Braccen
House
Northway House
El Sub Sta
1
El
Sub Sta
Town Square
Service
YardA
Century Court
Library
MI
LL
76 74
82 80
72
78
66
52
40
W
EN a rd B
d
NI
UM y
Y
WA
68
70
Bank
84
96
Bank
Bank
38
CR
Parr House
Broa
dway Material with
This Map is reproduced from Ordnance
Survey
don Hous
the permission of Bran
Ordnance
Survey
on behalf of the
e
77Controller
75 73 of
71Her Majesty's63Stationery Office © Crown Copyright.
59
49
Unauthorised reproduction infringes
57 Crown copyright and may
82
Easth amps tead House
(Borou gh Council Offices
)
0
41 to 47
Posts
Town Square
TCB
Subway
20
40
60
80
100
Meters
Land at Battle Bridge House, and Garage, Forest Road, Warfield
SHLAA Ref:
95
Capacity:
10 net (based on 40dph)
Site Area:
0.29ha
Developable
Area:
0.29ha (no reduction as site area less than 1ha)
Requirements:
Have regard to the location of the site within Northern Villages Area A
of the Character Area Assessment Supplementary Planning Document;
infrastructure;
83
0
5
1:500
10
15
20
Metres
Ga
r ag
e
95
0.29
os
Me
lr
Battlebridge
Cottage
House
52.5m
Cottages
Harewood
2
ld
O
Th
e
Battlebridge
1
Albren
Crown Copyright and database rights 2011 Ordnance Survey LA100019488.
Po
lic
e
e
Map 10 Location Plan of land at Battle Bridge House, and Garage, Forest Road, Warfield.
ge
ot
ta
C
84
SHLAA Ref:
319
Capacity:
33 net (based on 35 dph)
Site Area:
1.31 ha
Developable
Area:
0.9ha (site area reduced to take account of existing walled garden and
existing trees)
Requirements:
Have regard to the location of the site adjacent to Binfield Area A of the
Character Areas assessment Supplementary Planning Document;
Appropriate tree surveys and protection of trees;
Retention of important trees within the site;
Have regard to the setting of the adjacent Listed Building (Binfield
House) and curtilage structures including the walled garden;
Retention of walled garden;
infrastructure;
The Council’s Development Management Section should be contacted
for up to date details.
85
Binfield House
54
Path
23
18
Controller of Her Majesty's Stationery Office © Crown Copyright.
56
Binfield House
59
57
41
319
1.31
Council Nursery
KNOX GREEN
62
64
38
36
67
Elmdyke
Surgery
69
71
0
Maple
Tree
House
Pelham Lodge
1
10
77.9m
Binfield House
Lodges
20
78.5m
The Rectory
30
Wa
rw
Den ick
e
e
urn
Mis
bo
H
OR T
DN
21
Map 11 Location Plan of Binfield Nursery, Terrace Road, Binfield.
TER
RA
CE
RO A
4
86
The Terrace
40
Metres
St Georges
Tile Cottages
1:1,000
Little Folly
17
tage
Ashlyn House
Rowan
Box Cot
Farley Hall, London Road, Binfield
SHLAA Ref:
123
Capacity:
Site Area:
2.28ha
Developable
Area:
1ha (Site area reduced to take account of protected trees and the need to
provide some on-site open space)
Requirements:
Preservation Order and preservation of Ancient Woodland
Have regard to the location of the site opposite Binfield Area C of the
infrastructure;
England;
87
Hollyberry
House
Tropikhanna
Rossett
0
Farley
Moor 20
10
1:1,250
Triona
Richmond
House
St Judes
5
30
Rillamill
40
LO
Fir Trees
O
ND
Stable
Cottage
Oakleigh
Hollygate
Metres
80.3m
Juniper
Turpin
Cottage
NR
D
OA
Well House
Lodge
Glenask House
Mulberry Lodge
The Well House
WOOD
N
DE
GO
L
Foxhollow
Lodge
Popeswood
Corner
Popeswood
House
123
2.28
El Sub Sta
75.7m
Path
Farley Hall
El Sub Sta
Popeswood
Roundabout
FARLEYWOOD
50
42
15
INGH
28
WOK
AM R
24
37
34
34
29
OAD
TCBs
44
Map 12 Location Plan of Farley Hall, London Road, Binfield.
ack and
P
ath
Cycle Tr
Path
ack and
Cycle Tr
19
1 to
31
Ca
m
Ho pion
u se
22
16
35
88
6
6
The Depot (Commercial Centre), Old Bracknell Lane West, Bracknell
SHLAA Ref:
215
Capacity:
Site Area:
1.7ha
Developable
Area:
1.53ha (as site area is between 1-2ha, provision of some on-site space is
required, therefore a 90% net developable area is achievable)
Requirements:
Preservation Order;
Any necessary mitigation measures identified as a result of a noise
survey (in relation to the proximity of the site to railway line and
Downshire Way);
Transport Assessment to assess the impact of the development upon
local road junctions and roundabouts;
Provide an alternative location for The Depot;
infrastructure;
Provide a bespoke SANG in perpetuity of: at least 8ha per 1,000 new
population; and, make financial contributions towards Strategic Access
Management and Monitoring; and take any other measures that are
required to satisfy Habitats Regulations, the Council's Thames Basin
Heaths SPA Avoidance and Mitigation Strategy and relevant guidance
in agreement with the Council and Natural England. A bespoke SANG
must be in place and available for use by the occupants of the new
development before the first new dwelling is occupied;
This proposal is linked to the proposal to remove the existing 'Defined
Employment Area' notation from the Policies Map.
89
S
use
Reso urce
Ho
Bracknell Forest Borough Council
21 LA100019488.
22
OLD
El Sub Sta
Resource House
TH
Fire Station
OLD
BR
AC
K
215
3
R
NO
CLOS
E
NELL
BRAC
K
1
2
Tanks
10
12
LAN
EW
ES
T
Ambulance
Station
Glenmore
NE
LL
MP 32.5
Greenacres
14
to
13
Car Park
Car Park
Council Depot
SITE FOR DESIGN QUOTE
23
1
Bracknell
Beeches
El Sub Sta
0
10
El
Sub
Sta
24
10
20
30
18
El Sub Sta
40
4
50
Metres
1:1,250
5
Westerly
Point
SL
10
SS
O
R
C
7
10
90
9
FA
IR
T
Map 13 Location
Plan of The Depot (Commercial Centre), Old Bracknell Lane West, Bracknell.
EE
TR
D
SWINLEY ROA
Albert Road Car Park, Bracknell
SHLAA Ref:
228
Capacity:
Site Area:
0.53ha
Developable
Area:
0.53ha (no reduction as site less than 1ha)
Requirements:
infrastructure;
England;
91
Stet
1
B
Las
AD
N
Ward Bdy
Palomas
RO
2
MILLENNIUM WAY
2
AL
T
ER
EE
House
a
15
GR
228
Car Park
BM 66.63m
Subway
0
67.1m
10
64.0m
E
a
13
15
ES
AT
KE
21
23
8m
3.7
N
BULL LA
Pa
th
le
31
6
BM
Cy
c
92
133
1
Map 14 Location Plan of Albert Road Car Park, Bracknell.
20
CR
30
40
1:750
50
Meters
SWINLE Y ROAD
100
SHLAA Ref:
320
Capacity:
Site Area:
0.46 ha
Developable
Area:
0.46 ha (no reduction as site area less than 1 ha)
Requirements:
for developers to fund studies to ascertain where the proposed
infrastructure;
Make Financial contributions towards existing Suitable Alternative
Natural Greenspace (SANG) and Strategic Access Management and
Monitoring and any other measures that are required to satisfy Habitats
Regulations, the Council’s Thames Basin Heaths SPA Avoidance and
England;
93
320
0.46
Downside Resource Centre
El Sub Sta
W
IL
D
RI
DI
NG
S
RO
AD
Hall
0
Map 15 Location Plan of Downside, Wildridings Road, Bracknell.
13
94
12
37
le T
5
Cyc
38
r ac
k
10
15
20
Metres
1:500
32
31
Land north of Eastern Road, Bracknell
SHLAA Ref:
308 & 322
Capacity:
Site Area:
3.86 ha
Developable
Area:
2.7 ha for residential (as the site area is between 2-5ha, provision of some
on-site space is required, therefore 70% developable area)
Requirements:
survey (in relation to the proximity of the site to London Road and
employment uses);
Upgrade existing pedestrian/cycle route between Eastern Road and
London Road;
infrastructure;
95
28
El
Sub
Sta
53
El Sub Sta
322
0.97
12
El
Sub
Sta
Hayley
House
LONDON ROAD
El Sub Sta
El Sub Sta
El
Sub
Sta
El
Sub
Sta
Apex House
Continuity Ho
us e
T
EAS
308
3.35
Industrial Area
Eastern
Sh elte r
R
ERN
Subway
D
OA
Sh e
lte r
0
Huntsman House
Radius Court
Map 16 Location Plan of land north of Eastern Road, Bracknell.
Greenwood House
10
9
20
THE OAKS
39
Lan
e
Gip
sy
St .
Jos
e
Prim ph 's C
a ry a th
Sch o lic
ool
96
10
20
30
ccan
The Bra
s
40
y
50
EA
TH
Metres
El
Sub Sta
Su
bw
a
H
4
1
11
H
IL
L
R
O
AD
SO
U
TH
SHLAA Ref:
230 (Area 1) and 317 (Area 2) (Note SHLAA ref 230 formed part of the
Preferred Option)
Capacity:
203 units (based on 75 dph)
(Using the same density assumption and rationale as set out above for The
Depot (SHLAA site 215) at 75ha this would yield 88 units for Area 1 and 115
units for Area 2).
Site Area:
The gross site area: total of 3ha (although The Depot site splits the area is
half):
Area 1: land to west (Photon House etc) is 1.3ha
Area 2: land to east (Beeches) is 1.7ha
Developable
Area:
As both sites are over 1ha, there is a requirement for some on-site open
space:
Area 1: 1.17ha (as site area is between 1-2ha, 90% developable area
as some on-site open space is required)
Area 2: 1.53ha (as site area is between 1-2ha, 90% developable area
as some on-site open space is required)
Requirements:
survey (in relation to the proximity of the site to London Road and
employment uses);
Upgrade existing pedestrian/cycle route between Eastern Road and
London Road;
infrastructure;
97
98
47
12
51
58
54
DO
WN
SH
IR
1
3
AY
El Sub Sta
230
1.33
Tanks
20
21 22
Photon House
30
31 to 36
Fire Station
El Sub Sta
Tank
OL
6
DB
RA
215
1.7
LAN
ES
T
Ambulance
Station
14
to 2
13
5t
o1
2
Sabin Gates
Council Depot
Greenacres
EW
Glenmore
CK
NE
LL
MP 32.5
Car Park
3
1
Bracknell
Beeches
El Sub Sta
El
Sub
Sta
24
0
25
31
18
El Sub Sta
4
SL
317
1.76
Bus Depot
5
D
25
50
FB
BR
AC
o4
9 to
75
17
Overflow
El Sub Sta
Time
Square
3
OL
50
FROG LANE
EW
The
Downshire Arms
(PH)
18
Hyperion House
Posts
Superstore
FROG LANE
2d
7
Subway
th
9
Pa
4
10
12
E
CLOS
NELL
BRAC
K
1
2
Westerly Point
7
cl e
Cy
3
Superstores
o8
SKIMPEDHILL
1
10
R
the permission of Ordnance Survey on behalf of C
the
Pond
Controller of Her
Majesty's Stationery Office © Crown Copyright.
9
21
to
18
T
UR
CO
ME
O
SS
7
SS
Map 17 Location Plan of sites in Old Bracknell Lane West, Bracknell.
to
1t
25
BR
OO
2234
1t
10
R
C
FA
IR
9
O
8
R
ub
St
a
22
23
OAD
ION R
STAT
1:2,000
Metres
100
16
El
S
ir
C
rv o
FA
IR
se
29
1
Re
L
EL
KN
10
17
42
16
10
WILDRID INGS
99
Chiltern House and the Redwood Building, Broad Lane, Bracknell
SHLAA Ref:
318
Capacity:
71 units (based on 80dph)
Site Area:
Gross site area: 0.89ha
Developable
Area:
0.89ha (as the site is less than 1ha, no reduction in site area to provide
on-site open space is required).
Requirements:
the local road network, junctions and roundabouts;
infrastructure
England;
100
8
1t
o
De
bd
en
Ho
us
e
1
to
9
Eastern
Industrial Area
S
El
ub
Sta
1
The
n
Ta
Building
er e
gm
Redwood
Me
ws
6
318
0.97
Sterling Court
Chiltern House
El
Sub Sta
15
to
A
BR
AIN
TT
CO
UR
20
BR
9
D
OA
1 to
1
9
Kenley House
6
0
NE
LA
12
5
O
Meters
1:750
RK
PA
EN
D
G
10 15 20 25
1 to 8
The Onyz
14
17
Map 18 Location Plan of Chiltern House and the Redwood Building, Broad Lane, Bracknell.
2
12
6
T
101
housing on other land within defined
settlements
The Football Ground, Larges Lane, Bracknell
SHLAA Ref:
19
Capacity:
Site Area:
1.26 ha
Developable
Area:
1.13 ha (as site area is between 1-2 ha, provision of some on-site space is
Requirements:
102
Have regard to the location of the site within Bracknell Area A of the
the local road network, including Met Office roundabout and Larges
Lane junction;
Alternative location for Football Ground;
infrastructure;
England;
11 to 16
Huntsgreen
Court
0
28
Posts
Club
MO
UN
El Sub Sta
1 to 10
Boundary
House
(Surgery)
EAS
ANT
12
9
2
L Twr
L Twr
L Twr
L Twr
Football Ground
19
Football Ground
Stand
to
100
T PL
15
14
Terraces
L Twr
Stand
b
Clu
Stand
Marchmont
L Twr
L Twr
t
Mas
The Willows
L Twr
dy
Map 19 Location Plan of Football Ground, Larges Lane, Bracknell.
LA
to
15 to 20
1
13
War
dB
NT
0
10
Tamarisk
20
Charnwood
Chapel House
24 a
24
ES L
A NE
U
MO
32
LAR
G
4
CRANE
L
y
Bd S
r d RG E
a
W LA
E
20
18 20a
RG
ES
LA
N
E
Bd
y
OS
Wa
rd
CL
130
E
LAN
103
30
40
Meters
1:1,000
Chapel
O
AM
RE
CT
H
RN
FA
NE
LA
13
RY
23
SHLAA Ref:
76
Capacity:
45 market houses and 100 self-contained units (for staff)
Site Area:
2.91ha
Developable
Area:
2.3ha (reduced as part of the site is within 400m of the Thames Basin Heaths
SPA and the need to provide some on-site open space)
Requirements:
104
No residential development within the 400m buffer to the SPA;
Have regard to the location of the site within Crowthorne Area D of the
Respect the setting of the Historic Park and Garden;
Have regard to biodiversity assets, and not result in harm to Sandhurst
to Owlsmoor Bogs & Heaths and Broadmoor to Bagshot Woods &
Heaths SSSIs;
Relocation of recreation ground;
infrastructure;
21
23
24
FIEL
D
12
OV
E
Siren Tower
1t
o6
Bowling Green
The Cedars
The Acacias
The Limes
The Sycamores
GR
6
Mast (Telecommunication)
11
CRICKE
T
FIE
LD
1
KET
FIEL
DG
E
Playing Field
RO V
76
2.91
Amended 23 May 2011
CRIC
Pavilion
El Sub Sta
0
Map 20 Location Plan of land at Cricket Field Grove, Crowthorne.
ws
illo
W
Th
e
e
Th
rs
Fi
10
20
30
115.0m
Pavilion
s
he
ec
K
IC
Be
CR
Th
e
10
13
ET
105
40
50
Meters
1:1,250
121.0m
120.7m
Land north of Cain Road, Binfield
SHLAA Ref:
194
Capacity:
Site Area:
1.88ha
Developable
Area:
1.69ha (as site area is between 1-2ha, provision of some on-site space is
Requirements:
Preservation Order;
infrastructure;
England;
Employment Area' notation on this site from the Policies Map.
106
107
3
s
age
Cott
ta
view l Sub S
Fair
E
1
nH
ous
e
1
7
E
CLOS
KET
POC
74.0m
Post
TURNPIKE ROAD
29
5
Jubilee
House
Octa
go
5
1
El Sub Sta
COVES FAR
M WO
OD
8
BLO
M
12
FIELD DALE
B7
7
Posts
0
25
Map 21 Location Plan of land north of Cain Road, Binfield.
50
CA
IN
RO
AD
Community Centre
75
100
Meters
1:1,250
O
AD
E RO
RE
CT
Drain
IV
BEEH
NE
LA
4
RY
17
152 New Road, Winkfield
SHLAA Ref:
284
Capacity:
Site Area:
0.48ha
Developable
Area:
0.36ha (site area reduced to exclude Flood Zones 2 & 3)
Requirements:
108
No development being located within Flood Zone 2 or 3, and any
implementation of necessary mitigation measures identified as a result
of a Flood Risk Assessment;
Preservation Order;
Appropriate ecological surveys and mitigation;
infrastructure;
Map 22 Location Plan of 152 New Road, Winkfield.
14
4
13
0
97
284
15
2
St
St
Jo
hn
a
El
Su
bS
ta
Am
b
RO
AD
Works
NE
W
10
1
11
1
10
20
30
40
50
70
0
16
8
1:750
12 M
1
109
Popeswood Garage, Hillcrest and Sundial Cottage, London Road, Binfield
SHLAA Ref:
107
Capacity:
Site Area:
0.5ha
Developable Area:
0.5ha
Requirements:
110
Have regard to the location of the site opposite Binfield Area C of
the Character Area Assessment Supplementary Planning
Document;
Transport Assessment to assess the impact of the proposals upon
the local road network and junctions;
Demonstrate that there is adequate waste water capacity both on
and off site to serve the development and that it would not lead to
problems for existing or new users. In some circumstances it may
be necessary for developers to fund studies to ascertain whether
the proposed development will lead to overloading of existing waste
water infrastructure;
Make financial contributions towards existing Suitable Alternative
Natural Greenspace (SANG) and Strategic Access Management
and Monitoring and take any other measures that are required to
satisfy Habitats Regulations, the Council's Thames Basin Heaths
SPA Avoidance and Mitigation Strategy and relevant guidance in
agreement with Natural England;
This is not a comprehensive list, and there may be other
requirements. Development Management should be contacted for
up to date details.
Map 23 Location Plan of Popeswood Garage, Hillcrest and Sundial Cottage,
London Road, Binfield.
85.7m
El Sub Sta
N
LO
N
DO
AD
RO
Benison
Sundial
Cottage
Hillcrest
LB
Garage
107
0.51
Motel
8
6
1:500
0
10
20
Metres
© Crown Copyright and database rights 2011 Ordnance Survey 100019488.
111
Land north of Peacock Lane, Bracknell (Binfield Parish)
SHLAA Ref:
316
Capacity:
Site Area:
Gross site area is 2.6 ha
Developable Area:
2.6 ha. Ordinarily, there would be a requirement for on-site open space,
however, given the proximity of the site to the Jennetts Park country
park, it is considered that the country park would provide mitigation in
terms of open space provision, therefore, 100% of the developable area
can be assumed.
Requirements:
112
Transport Assessment to assess the impact of the development
upon the local road network, junctions and roundabouts (including
the A329);
survey (in relation to the proximity of the site to the A329);
Have regard to the setting of the adjacent Listed Building (Peacock
Farm);
Developers will be required to demonstrate that there is adequate
waste water capacity both on and off site to serve the development
and that it would not lead to problems for existing or new users.
In some circumstances it may be necessary for developers to fund
studies to ascertain whether the proposed development will lead
to overloading of existing waste water infrastructure;
Provide a bespoke SANG in perpetuity of: at least 8ha per 1,000
new population; and, make financial contributions towards Strategic
Access Management and Monitoring; and take any other measures
that are required to satisfy Habitats Regulations, the Council's
Thames Basin Heaths SPA Avoidance and Mitigation Strategy and
relevant guidance in agreement with the Council and Natural
England. A bespoke SANG must be in place and available for use
by the occupants of the new development before the first new
dwelling is occupied;
This is not a comprehensive list, and there may be other
requirements. Development Management should be contacted for
up to date details.
2
9
3
1
1
2
3
0
5
OC K
10
C
PEA
2
15
8
11
CR
10
WS
EADO
SE M
GR OU
14 15
f
Peacock
Farm
PH
14
20
21
LA N E
3010 40
12
WA Y
2
50
Metres
1:1,500
IER
1
HAR R
15
15
Co Const & Ward Bdy
10
18
16
17
De
El Sub Sta
El Sub Sta
CAPERCAILLIE
16
316
2.59
MP 33.75
17
Map 24 Location Plan of land north of Peacock Lane, Bracknell.
3
5
5
12
11
113
housing on edge of settlements
Land at Wood Lane, Binfield
SHLAA Ref:
20
Capacity:
Site Area:
0.55 ha
Developable
Area:
0.55 ha (no reduction due to site less than 1ha)
Requirements:
114
Transport Assessment to assess the impact of the proposal upon the
local road network;
development will lead to overloading of existing waste water.
England;
Map 25 Location Plan of land at Wood Lane, Binfield.
5
WOOD
7
L A NE
20
0.55
CRISP
4
24
12
21
2
29
15
1
2
4
22
28
AY
W
TE
MP
LE
TH
HI
ER
HO
SH
OK
ILL
17
11
15
19
9
24
24
16
22
Pa
th
21
to
35
37
De f
47
0
10
2
1.2
m
RH
20
30
40
Metres
115
White Cairn, Dukes Ride, Crowthorne
SHLAA Ref:
34
Capacity:
Site Area:
0.5ha
Developable
Area:
0.5ha (no reduction due to site less than 1ha)
Requirements:
Have regard to the location of the site within Crowthorne Area B of the
Retention of important trees and additional planting along existing
boundaries, to preserve the landscape setting and provide visual
mitigation;
Setting of Listed Building within the College grounds;
local road network and roundabout junctions;
infrastructure;
England;
Allocation of the site for housing would require an alteration to the defined
settlement boundary on the Policies Map.
116
7
Wa
rd
Bd
y
24
2
White Cairn
34
IDE
0
133
110
CF
129
73.7m
10
20
30
40
Meters
k
ac
Unauthorised reproduction infringes Crown copyright
Tr and may
2
CD
Dra
in
75.7m
SR
E
DUK
COPPICE
Court
sley
Welle
14 to
1 to 1
Map 26 Location Plan of White Cairn, Dukes Ride, Crowthorne.
CH
ENS
GARD
1
3
117
SHLAA Ref:
302
Capacity:
Site Area:
1.61 ha
Developable
Area:
0.65 ha (site area reduced)
Requirements:
118
mitigation;
Transport Assessment to assess the impact of the proposals on the
local road network;
infrastructure;
Financial contributions towards existing Suitable Alternative Natural
and any other measures that are required to satisfy Habitats
England;
Map 27 Location Plan of land south of Dukes Ride, Crowthorne.
48
6
H
FINC
El Sub Sta
AM E
ND D
3
2
RIVE
1b
2a
1a
1
DUK
73.9m
E'S R
I DE
RUS
6
KIN
CR
C OU
West Gate Lodge
AB
12
302
1.16
Gardens Cottage
BO
WM
AN
CO
UR
T
RT
1
1 to
74.3m
Dra
in
Car Park
0
10
20
30
40
Meters
119
Land east of Murrell Hill Lane, south of Foxley Lane and north of September Cottage,
Binfield
SHLAA Ref:
24
Capacity:
67 net (based on 35pdh)
Site Area:
2.78ha
Developable
Area:
some on-site open space)
Requirements:
Have regard to the location of the site adjacent to Binfield Areas A and
B of the Character Area Assessment Supplementary Planning
Document, and the recommendations contained within the SPD;
Preservation Order;
Retention of important trees/understorey planting and additional planting
along existing roadsides, to preserve the landscape setting and provide
visual mitigation;
Provision of open space, including provision of open space alongside
Murrell Hill lane in order to preserve character of Murrell Hill Lane and
the landscape setting of the area;
infrastructure;
England;
120
10 20 30 40 50
Metres
Murrell Cottage
September Cottage
St George
Ayr
Janella
Joydene
Haslemere
24
2.78
Dell
Quay
FO
XL
EY
LA
N
Woodmancote
E
Elton
7
6
9
Pond
1
White
Gates
83.6m
Cwmavon
Birch Villas
Roxwell
St Mark's Cottages
Southfield
Whispers
E
Roebuck
(PH)
Heathercot
2
Maykins
1
83.6m
LOS
3
nia
Devoges
a
Cott
SC
OD IE
WO
Nostra Casa
The Combes
Rugosa
Ma Pierre
Libbaville
26
25
25a
Roebuck
Cottage
1
GP
PE
SW
83.9m
PO
Lodge
El Sub Sta
Newbold
College
O
O
D
RO
84.1m
ml
0
The Ridges
Semmering
Primrose Cottage
Pengro
GP
O AD
Ppg Sta
Whitehouse
Mosscroft
Farm Cottage
the permission
The Barn of Ordnance Survey on behalf of the
Whitehouse
AD
Map 28 Location Plan of land east of Murrell Hill Lane, south of Foxley Lane and north of September Cottage, Binfield.
'S R
MURRELLHILL LANE
ARK
ST M
e
War M
2
1
4
121
Land at junction of Forest Road and Foxley Lane, Binfield
SHLAA Ref:
93
Capacity:
26 net (based on 27dph) (Capacity reflects existing trees on site).
Site Area:
1.3ha
Developable
Area:
0.95ha
Requirements:
Have regard to the location of the site adjacent to Binfield Areas A and
B of the Character Area Assessment Supplementary Planning
Document;
Preservation Order;
roadsides to preserve the landscape setting and provide visual
mitigation;
infrastructure;
122
20
30
40
Metres
1:1,000
CR
10
CP Bdy
0
Three Firs
st, UA &
Co Con
67.3m
Und
Mavis
Cottage
Merle Cottage
93
Forest House
Bechers
T
FORES
R O AD
71.9m
Crix
18
9
15
RO U
G HG
E
RO V
CO
Orchard End
Crix Cottage
Map 29 Location Plan of land at junction of Forest Road and Foxley Lane, Binfield.
24
Und
123
E
PS
2
1
Land west of Alford Close, Sandhurst
SHLAA Ref:
315
Capacity:
Site Area:
7.75 ha
Developable
Area:
3ha (65% net developable area is achievable given the need to provide
on-site open space and take account of character and landscape setting)
Requirements:
No development within the Flood Zone 2 or 3, and implementation of
necessary mitigation measures identified as a result of a Flood Risk
Assessment;
Appropriate tree surveys and protection of trees (including those subject
to a Tree Preservation Order)
Retention of important trees / understorey planting and additional tree
planting within the landscape setting and provision of visual mitigation;
Green Infrastructure proposals to ensure the landscape and visual
conservation and visual enhancement of the Blackwater Valley;
local road network;
for developers to fund studies to ascertain whether the proposed;
infrastructure;
Provision of bespoke SANG in perpetuity of at least 8ha per 1,000 new
population, financial contributions towards Strategic Access
Management and Monitoring and any other measures required to satisfy
the Habitats Regulations, the Council’s Thames Basin Heaths SPA
Avoidance and Mitigation Strategy and relevant guidance in agreement
with Natural England. A bespoke SANG must be in place and available
for use by the occupants of the new development before the first new
This is not a comprehensive list, and there may be other requirements. The
Council’s Development Management Section should be contacted for up to
date details.
124
11
4
10
4
100
96
16
92
in
Rose and
Crown
(PH)
47
88
90
VIEW
Pond
21
80
12
14
15
31
5
9
66
72
29
8
315
7.75
82
64
a
Dr
in
60
HIGH
ET
1
52
60.0m
48
46
Issues
11
0
5
SE
25
40
1
38
Dr
36
1
Lake
2
47
12
2
34
6
3
36
Dra
6
29
5
22
El Sub Sta
32
7
22
8
n
ai
Meters
100
10
12
20
1:2,000
Lakeside Business Park
40
75
14
18
34a
27
50
43
Playground
11
Drain
S T RE
17
2
Map 30 Location Plan of land west of Alford Close, Sandhurst.
33 to
FB
1
This Map is reproduced from Ordnance Survey Material with 16
ain
Dr
LO
Drain
DC
Drain
1
R
FO
AL
VALLE
Y
1
6
Dra
5
26
ain
Dr
3
23 to
28
22
in
125
Drain
Sandbanks, Longhill Road and Dolyhir, Fern Bungalow and Palm Hills Estate, London
Road, Winkfield
SHLAA Ref:
137,122 & 300
Capacity:
Site Area:
Combined site area is 2.59ha
Developable
Area:
some on-site open space)
Requirements:
mitigation;
Appropriate ecological surveys and mitigation;
survey (in relation to proximity of site to London Road);
England;
126
SE
O
O
Ramp
El Sub Sta
Oriana
Ash House
Forest
View
El Sub Sta
LONDON ROAD
Golcar
Longhill Cottage
Sandbanks
Dolyhir
137
82.3m
Aerial photos © Getmapping PLC 2010
Greenoaks
The Bungalow
Courthope
93.8m
D
CLO
11
W
Lo
ng
SH
FF
d
Un
FF
Ro
ad
Hi
ll
ER
Kismet
Fern Bungalow/Palm Hills Estate
ood
Northw
Un
d
80.6m
Path and Cycle Track
A'crista House
122
The Firs
Fern Bungalow
Fern Lodge
Deepfold Guest House
Palm Hills
300
0
10
30
79.0m
20
40
Metres
50
1:1,250 when printed at A4
Waste Disposal Site
Map 31 Location Plan of Sandbanks, Longhill Road and Dolyhir, Fern Bungalow and Palm Hills Estate, London
Road, Winkfield.
Glendow
er
Engleden
e
127
Land at Bog Lane, Winkfield
SHLAA Ref:
204
Capacity:
40 units net (based on 35dph)
Site Area:
1.72ha
Developable Area:
1.15ha (based on a 60% developable area given the need to safeguard
existing trees which provide a landscape setting and ecological habit on the
site)
Requirements:
survey (in relation to proximity of site to railway line, road and
employment uses to the east of the site);
Retention of important trees/understorey planting and additional planting
along the boundaries and within the site, to preserve the landscape
setting and provide visual mitigation;
the local road network, junctions and roundabouts;
infrastructure;
England;
Potential impacts on amenity for future occupiers of proposed
development must be considered and assessed, including an appraisal
of existing odour, noise and lighting from Ascot Sewage Treatment
Works and its potential impact on future occupiers of the proposed
development
128
21
CRO
SS
FB
79
El Sub Sta
Shelter
RID
E
11
to
14
NEW
FOR
EST
15
to
18
4
65
8
1
El Sub Sta
13
Cycle
Trac
k
FA
WL
ER
18 20
19
and MP 31
Path
18
21
33
204
20
RIDE
17
16
2
15
14
KET
PIC
3
E
RID
74.1m
Gas Pressure Reducing Station
REST
NEW FO
CLOSE
Ward Bdy
Superstore
LB
7
25
to 33
23 to
27
6
45
to
35
8
10
4
70
1
74
4
2
9
30
Map 32 Location Plan of land at Bog Lane, Winkfield.
Tunnel
LA
NE
72.4m
BO
G
26
3
129
7
71
1
0
20
40
60
80
Meters
1:1,500
74.0m
Appendix 6: Profiles of urban extension sites
Policy Ref:
Policy SA4
Proposal:
A redeveloped hospital and ancillary buildings.
A maximum of 210 residential units (including affordable housing) within
the walled garden area (the final number to be subject to further
consideration of the impacts on the heritage assets of the site and the
justification for the development including the needs of the Listed
Building).
60 retirement apartments (including affordable housing) outside the
walled garden and outside the 400m buffer to the Thames Basin Heaths
Special Protection Area (SPA) (the final number to be subject to further
consideration of the impacts on the heritage assets of the site and the
justification for the development including the needs of the Listed
Building).
A small research park.
Re-use of the existing hospital buildings for an appropriate use.
On-site open space and Suitable Alternative Natural Greenspace
(SANG).
New access road.
Requirements:
Provision of on-site open space;
Measures to avoid and mitigate the impact of residential development
upon the Thames Basin Heaths Special Protection Area in agreement
with the Council and Natural England. This will include provision in
perpetuity of: on-site bespoke SANG significantly in excess of 8ha per
1,000 new population; and a financial contribution towards Strategic
Access Management and Monitoring; and any other measures that are
Heaths Special Protection Area Avoidance and Mitigation Strategy and
relevant guidance. A bespoke SANG must be in place and available
for use by the occupants of the new development before the first new
Provision of Green Infrastructure;
Have regard to biodiversity assets, and not result in harm to Sandhurst
to Owlsmoor Bogs & Heaths and Broadmoor to Bagshot Woods &
Heaths SSSIs;
Have regard to the recommendations as set out in the Character Area
Assessment Supplementary Planning Document;
Respect the setting of the Historic Park and Garden;
Have regard to and respect the setting of the Listed Building;
130
Appropriate tree surveys and protection of trees, including those subject
to a Tree Preservation Order and preservation of Ancient Woodland;
On-site Open Space of Public Value, in accordance with standards,
including reprovision of lost Open Space of Public Value at Cricket
Field Grove;
Provision of affordable housing subject to viability and balancing any
harm caused to the site’s heritage assets;
Protection and enhancement of Public Rights of Way;
infrastructure;
Integration of Sustainable Drainage Systems;
Mitigation of impacts in accordance with the Infrastructure Delivery
Plan;
Be in accordance with national and local policy requirements.
Applications for development of the site should also have regard to relevant
SALP Supporting Documents, and any requirements for further studies,
such as a Flood Risk Assessment, Archaeological Reports and a Landscape
Masterplan.
Any applicant is also advised to submit a Screening Request to determine
whether an Environmental Impact Assessment of the proposals is required.
131
Map 33 Location Plan of land at Broadmoor, Crowthorne.
Broadmoor
0
100
200
300
400
500
Metres
132
Policy Ref:
Policy SA5
Proposal:
1,000 residential units (including affordable housing) located outside
of the 400m buffer to the Thames Basins Heath Special Protection
Area (SPA).
Primary School.
A depot site (to enable the redevelopment of the Council’s existing
depot site in Bracknell).
Provision of green routes along Nine Mile Ride and Old Wokingham
Road.
(SANG).
Maintenance of a gap between Crowthorne and Bracknell (comprising
on-site open space and/or SANG).
Requirements:
Provision of on-site Open Space of Public Value;
perpetuity of: on-site bespoke SANG significantly in excess of 8ha per
1,000 new population; and a financial contribution towards Strategic
Access Management and Monitoring; and any other measures that are
Heaths Special Protection Area Avoidance and Mitigation Strategy and
relevant guidance;
Have regard to biodiversity assets, and not result in harm to the
Broadmoor to Bagshot Woods & Heaths SSSI;
Have regard to, and respect the setting of, nearby Listed Buildings;
to a Tree Preservation Order;
Provision of affordable housing subject to viability;
infrastructure;
133
Plan;
Masterplan.
134
135
0
100
1:10,000
200
SA5 TRL
300
Metres
400
Map 34 Location Plan of land at Transport Research Laboratory, Crowthorne.
Policy Ref:
Policy SA6
Proposal:
(SANG).
Maintenance of a gap between Binfield, Wokingham and Bracknell
(comprising on-site open space and/or SANG).
Requirements:
perpetuity of a bespoke SANG of: at least 8ha per 1,000 new population
(an alternative will be acceptable subject to passing an Appropriate
Assessment and in agreement with Natural England); and a financial
contribution towards Strategic Access Management and Monitoring;
and any other measures that are required to satisfy Habitats
Regulations, the Council's Thames Basin Heaths Special Protection
Area Avoidance and Mitigation Strategy and relevant guidance;
Have regard to biodiversity assets and undertake appropriate ecological
surveys and mitigation of any impacts;
Have regard to the recommendations set out in the Character Area
Have regard to and respect the setting of nearby Listed Buildings;
to a Tree Preservation Order and preservation of Ancient Woodland;
infrastructure;
Plan;
136
Masterplan.
137
138
Amen Corner North
0
Map 35 Location Plan of land at Amen Corner (North), Binfield.
50
100
150
Metres
200
Policy Ref:
Policy SA7
Proposal:
Land for a range of educational facilities, including Primary, Secondary
and Special Education Needs.
A new football ground.
Maintenance of a gap between Binfield and Bracknell (comprising
on-site open space and/or SANG).
(SANG).
Requirements:
perpetuity of: on-site bespoke SANG of at least 8ha per 1,000 new
population (an alternative will be acceptable subject to passing an
Appropriate Assessment and in agreement with Natural England); and
a financial contribution towards Strategic Access Management and
Monitoring; and any other measures that are required to satisfy Habitats
Regulations, the Council's Thames Basin Heaths Special Protection
Area Avoidance and Mitigation Strategy and relevant guidance;
Have regard to biodiversity assets and undertake appropriate ecological
surveys and mitigation of any impacts;
Have regard to the recommendations set out in the Character Area
Have regard to, and respect the setting of, the adjacent Historic Park
and Garden and nearby Listed Buildings;
to a Tree Preservation Order;
infrastructure;
Plan;
139
Masterplan.
140
Map 36 Location Plan of land at Blue Mountain, Binfield.
Blue Mountain
0
100
200
300
400
Metres
141
!
!
^
!
!
!
!
!
!
Sandhurst Royal Military Academy - SA10
Wildlife Heritage Site - EN4
- CS4, CS5
Sites Allocated for Mixed Use Development - SA4, SA5, SA6, SA7, SA8, SA9
Site Allocations Local Plan Proposals
Footpath/Cycleway
Highway Works
Traffic Management
Junction Works
Bracknell Forest Borough Local Plan Proposals
Sites Allocated for Housing - SA1, SA2, SA3
#
#
Local Nature Reserves - EN4
Area of Special Housing Character - H4
Defined Employment Area - CS19 & CS20
- SA12
The Peel Centre - CS21
- SA11
- CS2, CS3, CS19 &CS21
Bracknell Town Centre - E1,5 M8
Town Centres - CS21
Binfield Bridleway Circuit - R8(b)
Ramblers Route - R8(a)
5km Special Protection Area line (See SPA Context Map)
Conservation Areas
Area of Special Landscape Importance - EN10i
Warfield Park Mobile Home Site - EN11
Area of Local Landscape Importance - EN10ii
Scheduled Ancient Monuments - EN6
400m Special Protection Area line (See seperate context map)
!
!
Site of Special Scientific Interest - EN3iii
!
!
Special Protection Area - EN3i
!
!
!
!
Special Area of Conservation - EN3ii
!
!
!
Thames Basin Heaths - CS14
!
!
!
Green Belt Villages - GB1,2,3,4
- GB5
Major Developed Site within the Green Belt - CS19 & CS20
- EN8,15, GB1,2,4, H5, M10, R7
River Corridor - EN14
Historic Park or Garden - EN12
Land outside Defined Settlements - CS9
Green Belt - CS9(ii)
Blackwater Valley - R10
Defined Settlements - CS2(2), CS2(3), CS19
- EN8,9,15, H5,6, M10, R7
Protected Road Line - M3
BFBC Borough Boundary
LEGEND
Appendix 7: Policies Map Extracts for sites relating to Policies
SA3-SA9.
!
142
!
143
Map 37 Extract of Policies Map showing allocation of land at Broadmoor, Crowthorne (Policy SA4)
144
Map 38 Extract of Policies Map showing allocation of land at Transport Research Laboratory, Crowthorne
(Policy SA5)
!
±
EN4
PM1.3
SA6
EN4
CS9
!
!
!
!
CS9
EN8,9,15
H5,6 M10 R7
CS4, SA8
!
!
!
!
EN4
EN4
R8(a)
PH1.2hi2
CS19 & CS20
CS2(2), CS2(3), CS19
H4
PH1.2
EN4
!
!
!
!
!
!
!
Metres
!
© Crown copyright and database rights
2013 Ordnance Survey 100019488
!
!
100 150 200
!
50
!
!
0
!
!
!
!
EN4
EN3iii
Map 39 Extract of Policies Map showing allocation of land at
Amen Corner (North) and Amen Corner (South),
EN4
Binfield (Policies SA6 and SA8)
!
145
#
!
EN4
!!
!
!
!
!
!
!
!
CS9
!
!
R8
( a)
2
EN8,9,15 H5,6
M10 R7
!
!
!
!
!
!
!
EN4
EN4
!
!
CS14
!
EN4
H4
R8(b
)
!
!
!
EN4
EN14
EN4
!
!
!
EN4
EN4
!
!
!
0
#
#
50
100
150
200
Metres
© Crown Copyright and database rights
2013 Ordnance Survey 100019488.
±
EN4
EN4
EN4
EN4
EN4
CS2(2), CS2(3), CS19
SA7
CS9
EN8,9,15 H5,6 M10 R7
EN12
CS2(2), CS2(3), CS19
!
!
!
!
!
!
!
!
Map 40 Extract of Policies Map showing allocation of land at Blue Mountain, Binfield (Policy SA7)
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
146
!
!
!
!
!
!
!
!
!
!
!
147
0
100
200
300
© Crown copyright and database rights
2013 Ordnance Survey 100019488
400
±
EN14
500
Metres
EN4
EN 10ii
CS5
SA9
4
CS1
CS2(2), CS2(3), CS19
CS9
EN8,9,15 H5,6 M10 R7
EN4
EN4
EN4
EN4
PM1.1ix
EN4
EN4
CS2(2), CS2(3)
CS19
CS14
EN4
EN14
CS2(2), CS2(3)
CS19
CS5
SA9
17
EN4
CS9
EN8,9,15 H5,6 M10 R7
Map 41 Extract of Policies Map showing allocation of land at Warfield (Policy SA9)
EN10ii
CS2(2), CS2(3), CS19
EN14
148
Map 42 Extract of Policies Map showing allocation of land west of Alford Close, Sandhurst (Policy SA3)
149
Map 43 Extract of Policies Map showing allocation of White Cairn, Dukes Ride and land south of Dukes Ride,
Crowthorne (Policy SA3)
Map 44 Extract of Policies Map showing allocations of land at Bog Lane, and
Sandbanks, Long Hill Road and Dolyhir, Fern Bungalow and Palm Hills Estate,
London Road Winkfield (Policy SA3)
EN4
M2
CS2(2), CS2(3), CS19
CS9
EN8, 9, 15, H5, H6
M10, R7
16
0
50
100
150
200
250
Metres
150
±
40
42
43
52
55
Primary Shopping Area
First Floor Levels
1-10
59.1m
Secondary
Frontage
Summer Place
Primary Frontage
Edge of Centre
Development Proposal
62
to
AY
EW
SH IR
DO WN
SA12
SA11
16
5
Note : Policies relating to defined settlements
ESS
[CS2(2), CS2(3), CS19]
also apply to the area within the inset map
3
Cy
c le
Tra
ck
Subway
Subway
Beneficial
House
0
Pond
Cyc
le
Hyperion House
100
th
Pa
DO
PE
L
WN
SH
IR
NE
E10
AY
Pond
Photon House
2
18
3
CO
UR
T
le
P
ath
3
IM
PE
Bakery
DH
L
ILL
AN
El Sub Sta
Tank
2d
E
OLD
le
Pat
h
BR
AC
KN
E LL
LA N
MP 32.5
30
CR
ST
Fitzwilliam House
19
Multistorey
Car Park
CyclePath
SK
32
IM
D
HIL
L
LA
El Sub Sta
PE
E1,5 M8
SA11
The Point
(Leisure Centre)
El Sub Sta
7
11
13
13
Bracknell
Beeches
13
a
1
Stet
House
15
5a
AL
2
Ward Bdy
Las
Palomas
RO
AD
23
MILLENNIUM WAY
B
T
ER
21
E
El Sub Sta
PE1i
El
Sub
Sta
4
5
SL
FB
Time
Square
Amber
House
El Sub Sta
First House
El Sub Sta
Bus Depot
N
Car Park
Telephone
Exchange
TCB
Overflow
6
El Sub Sta
83 81
TCBs
Multistorey
Car Park
70.7m
Columbia
68.9m
ULC
69.8m
Eagle House
ULC
ULC
The
Goose
(PH)
74.4m
71.6m
Cooper's Hill
Youth and Community Centre
LB
24 to 27
Brooke
House
1 to 11
Princess
Square
28 to 47
E10
FB
The Lodge
81.7m
El Sub Sta
Post
66
El Sub Sta
74.0m
66
43
40
63
(abo
31 tove)
41
17 to 19
Subway
Presbytery
30
El Sub Sta
25
The
Grange
Hotel
FB
Subway
SL
C
R
HU
CH
13
14
Ban k
10
9
Bank
Fn
Subway
Atrium Court
Bank
El Sub Sta
Post
Posts
Posts
6
PO
5 to 7
LBs
1 to 7
Dudley
House
(above)
Multistorey Car Park
ce 9
P lato 6
ill e 4
rv 2 1
n te 1
Ca 1 to
AD
RO
LE N
Police Station
Town Square TCB
SA11
CS2, CS3, CS19 & CS21
E1,5 M8
PE1ii
MIL
MW
AY
Bank
1 to 3
2a
Holy
Trinity
Church
1 to40
26
THER
The Studio
Cycle
Tra ck
29
30
27
28
House
LE PLA
CE
Abb ey
Car Park
The Old Manor
(PH)
and
Path
1
Club
Boundary
House
(Surgery)
11 to 16
CR
Club
MOU
NT
El Sub Sta
Posts
15 14
PL EA
12
SANT
80.3m
Subway
Subway
Coppid Hall
The Coach House
9
Terraces
L Twr
Stand
L Twr
Football Ground
L Twr
L Twr
2
Club
Stand
L Twr
Posts
Bracknell and
Wokingham College
Cricket Ground
College
House
SA11
E1,5 M8
Subway
80.6m
Bowling Green
Huntsgreen
Court
El
Sub Sta
Birdsgrove Nursing Home
Century Court
GRAN GE ROAD
CS2, CS3,
CS19 & CS21
W AY
James Glaisher House
Whynscar House
Kerith Centre
(Bracknell Family
Church)
Orchard
Court
WEA
New Manor House
El Sub Sta
Subway
GRENVIL
Lych Gate
Subway
Mount Pleasant
El Sub Sta
2
LB
Subway
PE1i
N IU
Easthampste ad House
(Borough Council Offices)
CR
Bdy
E1,5,7,9,10
20
Neville House
Highview House
a
29 29
PE1ii
E10
29b
77.3m
E9
26
38
Magistrates'
and
Juvenile
Courts
Posts
El Sub Sta
1 to 128
Enid Wood
House
(above)
High Stre
et
16a
40
Wa rd
Library
THE RINGSubway
Shelters
41 to 47
Parr House
52
El
Sub Sta
Crossway
House
E9
BRACKNELL
Cycle Trac
k
MP 32.25
SL
Bracknell Station
Bus
Station
49
Catholic Church
of
Saint Joseph
Charles
Square
The Queen's Silver Jubilee Garden
Club
War
Memorial
16
36
34
Broadway
Gingers
Court
59
57
Brandon House
68
70
E10
1 to 25
E9
51
48
72
78
Ferriby Court
(above)
71
76 74
82 80
Northway House
Car Park
Lighting Towers
0
to 13
13
Sub way
Ma st
L Twr
L Twr
2
El Sub Sta
6
9
Barnett
Court
El
Sub
Sta
Playground
94
1 to 36
to
The Willows
Marchmont
Place
L Twr
Stand
1
Edenfield
55
Avis House
22
13
10
Bracknell Town Centre and The Peel Centre Inset 1
Subway
PC
Subway
E9
Bus Station
El Sub Sta
Multistorey Car Park
Shops
ULC
E9
55 53
52
PC
Hig h Stre
et
LB
Bentalls Store
60
Ocean House
(above)
ULC
Bull
Inn
Tank
Braccen House
Service
YardA
85 83 81 79 77 75
73
84
96
El Sub Sta
El Sub Sta
E10
CR
112110108 94
114114a116106
118
67.1m
64.0m
Eagle House
Foot Bridge
Games
Court
Centre
Bracknell
Station
PE1ii
Gowring
House
Tank
Ringside
HIGH STRE
ET
Red Lion
(PH)
Subway
Subway
El Sub Sta
PE1i
Car Park
31
Market Place El
Sub Sta
3
1
Winchester House
El Sub Sta
Health Centre
Posts
BOND WAY
SA11
CS2, CS3, CS19 & CS21
E1,5 M8
9
SA11
CS2, CS3, CS19 & CS21
E1,5 M8
Car Park
23
28
CS2, CS3,
CS19 & CS21
Edward Elgar House
Subway
Council Depot
Ward Bdy
EW
E
Honeywell
House
El Sub Sta
Subway
Subway
SA12
CS21
Cyc
The Weather Vane
(PH and Hotel)
k
Cycle Trac
0
19
The Peel Centre
SK
SKIMPEDHILL
Cyc
E9
E5,7,9,10
200
Metres
Arlington Square
Tanks
El Sub Sta
LA
EW
Superstore
IM
SCRK
IL
DH
150
Scale 1:2500
WILDRIDINGS
Cycle Path
Subway
Garage
Subway
1
50
5
to
19
2
Kimberley
E10WOKINGHAM ROAD
E9
CS21
PE1ii
17
4
PE1i
16to 17
6
5
to
YD
418
18 818 18
518 9 7
6
18
BO
E1,5 M8
to 12 14
0 8
Pond
107
Proposals - proposal numbers are shown in red
SP
7
14
1 to
CS(i), CS3, CS19(i)
1 06
El
Sub Sta
12
Bracknell
Town Centre secondary shopping area (E10)
El Sub Sta
comprises all ground floor premises in the retail area outside
the identified primary shopping area, and also includes the
identified first floor levels shown.
Shelter
Retail Core Area
El Sub Sta
El
Sub Sta
ROAD
16
Development Proposal
1
4
ROAD
Policies
WOKINGHAM
5
24
9
N
TONS
GREE
CL IN
TCB
CR
HONE YHILL
2
1
NE
2
LA
RS
2a
LE
FO
W
3
4
1
27
Ramp
Pa
th
le
Cy
c
Inset 1
LANE
8
WAY
SH IRE
SKIMPEDHILL LANE
Path
Laurels
11 to 13 (below)
Tarnwell
Foot Bridge
ULC
ULC
ULC
ULC
Cycle
Subway
23
Cavaliers
Subway
DO WN
25
STATION WAY
14 16
1
5
Town Square
Bank
7
12 to 22
29
30
17
1
Bank
and The Peel Centre
7
12
Crossway
11 10
8
1
Map 45 Town Centre and Peel Centre Inset Map 1
Cycle Track
alk
nley
W
14
15
k an
d
2
2
1
3
Trac
Cycle
14
4
2
Appendix 8: Retail inset maps
Cycle Track
Sta
S
G
ay
T
bw
Su
ck
1
Res
BA
26
HO
6
Tra
SKIMPEDHILL
0
le
LANE
Cyc
ROAD
28
ck
EET
1 to
Tra
U NT
MO
100
c le
k
Trac
le
Cyc
SM
THE RIN
G
Path
H al
l
le y
Lang
RO
AD
CH
UR
CH
39
23
13
Sta
Cy
y
wa
STATION
Sub
K2
MOUN
T LAN
E
1
to
ow)
33
N
54 to 61
T STR
TO
T
MARKE
ER
R
1 2 3
(bel
14 to 21
TH
U
10
TY
O
7
32
31
24
y
15
wa
42
ay
Sub
12
Subw
CR
Und
28
26
2
C
T
THE RING
E
S LAN
1 to 10
YD
IVE
65
DR
37
W
51
LO
AD
9
BO
RY
WIL
RO
NT
17
LD
VE
UR
1
DA
CO
2
43
to 11
39
95
FIE
N
113 to 152
BIN
EE
El Sub
y
GR
LARGE
ES LA Wa
NE rd Bd
1
O
15 to 20
ES
dy D
B OA
a rd R
WN
LA RG
AT
ND
14
1 to 12
KE
LO
ir
ervo
8
9
10
151
Map 46 Binfield Centre Inset Map 2
2 1
C
TERRA
D NO R
E RO A
Beech Trees
Hungerford
Bottom
Melbourn Villas
Fairview Cottages
1
2
Mentor House
Fairview
Villas
3
1
2
TH
11
TCB
Renovelle
Hall
Carwin
The Poppies
13
ttage
Cherrytree Co
Crockfords
79.4m
Inset 2
Binfield Village
Acacia
Cottage
4
1
Amara
8
Stanley
Villas
Shelter
79.6m
Honeysuckle
Cottages
FOREST ROAD
76.4m
El
Sub Sta
1
2
Lexham
House
nce
Provide
House
Memorial
Hall
Library
Innisfree
Durleigh
Briary
lter
She
Car Park
Calbourene
Hous
pse
Ecliouse
H
Ivydenee
Hous
Royal
Standard
(PH)
2
1 to
Club
Topanga
The
hery
Smit
Timbers
7
E5,7,11
CS21
LB
1
9
Lim
The
S NES
EMMET'
Serendipity
Frogden
PO
14
11
Cadenza
Ivy Cottage
Foxley
Court
Arc House
OA
D
T
12
5
4
1 to
Albert
Cottage
es
1 2
Oakmede Place
Chestnuts
9
Binfield
Emmets
House
The
Folly
Works
TDS
House
TF
EL
DR
Works
Ashley
House
37
79.2m
Ashleigh
ACE
1 to
R
TER
BE
NE
The
Terrace
RO
N
AD
Haddenhurst
Court
OR
b
Florentina
Court
Furze Hill
TH
u
El S
Sta
Home
Meadow
1 to
5
Coralin
© Crown Copyright and database rights
2013 Ordnance Survey 100019488.
Policies
Village Centre E5,7,11 CS21
Scale 1:1,250
0
10
20
30
40
50
Metres
Inset 2 is on Policies Map 1
Note: Policies relating to defined settlements (CS2(2), CS2(3), CS19)
also apply to the area within this Inset Map
152
Map 47 Fernbank Road and Warren Road, Ascot Inset Maps 4 and 5
Inset 4
Fernbank Road, Ascot
14
hf
±
at
He
to
25
ie
ld
s
Ea
tD
n
ea
TCB
8m
82
.
AD
CS21
HO
O
13
8
SC
L
LA
N
TOW
E
2
NR
OAD
12
8
to
13
2a
FE
RN
13
4
K
RO
YOR
K
BA
N
6
E5,7,11
FLO
RE
NC
E
Royal Hunt House
1
RO
83
AD
a
83
MILL
RID
12
6
Sovereign Cottages
E
B
M ARK
EA E
D RS
O
W
1
Po
s
ts
Oak Leaf
80.1m
Policies
Local Parade
E5,7,11
CS21
Scale 1:1,250
Inset 5
Warren Row, Ascot
0
20
30
40
50
Metres
Insets 4 and 5 are on Policies Map 3
34
10
1
A
BR
12
EN
CK
N
BA
18
K
1
LB
E5,7,11
CS21
9
R
AR
W
EN
RO
2
6
W
16
W
AY
2
FERNB
ANK PLA
EN
W
TW
O
H
RT
7a
CE
7
5a
3a
3
1
1a
±
Note: Policies relating to defined settlements (E3 H1,2 R2)
153
Picture 1 Priestwood Square, Bay Road Bullbrook and Wildridings Square Inset Maps
6, 7 and 8
Inset 6
Priestwood Square
2
±
13
El
Sub Sta
Guide
Centre
14
4
5
PO
CS21
10 9
18 17
Inset 7
Bay Road,
Bullbrook
PRIESTWOOD
7
8 7
16 15
19
23
13
4
1 to
se
Hou
Bay
SA
L TI
RE
GA
RD
EN
S
PRIESTWOOD COURT ROAD
13
12
BA
YR
31
nity
mu
Com entre
C
64.6m
Car Park
8
BASEMOOR
S
TCB
LB
Pries
two
Squa od
re
ESH
AM
ROAD
E5,7,11
13
3
12
6 to 26
to
14
WIND
L
11
12
2
2
11
1
D
OA
E5,7,11
6
© Crown copyright and database rights 2013 Ordnance Survey 100019488
b
Bull
1
k
roo
Row
CS21
1
21
TCBs
Inset 8
Wildridings Square
LB
LIL
35
© Crown copyright
and database rights 2013 Ordnance Survey 100019488
19
20 to 2
L RO
Y HIL
AD
±
65.2m
38
4
7
St
PO
2
11 5
2
12 6
2
13 7
2
14 8
in
g
rid
Policies
LB
33
1
24 0
23 9
El
Su
b
CS21
TCBs
E5,7,11
W
ild
a
s
40
Sq
u
ar
e
17
3
16
2
15
1
DEEP
DALE
E5,7,11 CS21
Scale 1:1,250
29
32
SS F
CRO
ELL
0
Post
6
25 2
±
10
20
30
40
50
Metres
Insets 6 to 8 are on Policies Map 3
154
Map 48 Rectory Row, Easthampstead and Harmans Water, Inset Maps 9 and 10
Inset 9
Rectory Row,
Easthampstead
22
SA
FF
RO
N
RO
AD
62
EASTHAMPSTEAD
11a 12 12a 24
11 27 26 25 29
28 32 31 30
Un
d
10
23
TCB
Community
Centre
Rectory Row
E5,7,11
CS21
LB
TCB
6
19
Car Park
Ward Bd
y
OR
SM
YL
ER
I NN
SP REEN
G
SM
AN
E
1
13
2
14
12
8
102
101
±
RE
CT
Inset 10
Harmans Water
Rectory Row
5
4 17
16 18
PO
17
1
23
80.0m
13
19
15
21
9
11
17
RALPH
LOW
BU
S RIDE
St Paul's Church
20
17
14
5
18
27
The Squa
LB
PO
re
Car Park
TCBs
Library
2
1
22 21
31 30
CS21
80.8m
4
2
19
16
E5,7,11
18
15
MERE
WOOD
RY
Playground
9
8
15 14
24 23
Hambleden
79.6m
10
10
13
Policies
E5,7,11 CS21
Newtow n
The
Pippin
(PH)
14
6
14
4
13
14 4
0
1
13 32
8
UFFIN
G TO N
13
14 6
2
DRIVE
1 to 12
HARMANS
Scale 1:1,250
1
Y
Community
Centre
W
AL
BU
R
37 to 48
13
±
0
10
20
30
40
50
Metres
155
Map 49 Great Hollands Square, Inset Map 11
Inset 11
Great Hollands Square
S ta
TS
BO
AB
Posts
87
Chy
65
R
BU
o9
RT
WO
DS
t
88
R
WO
4
10
to
97
b
Su
El
5
Y
H
54
Club
Car Park
Community
Centre
Library
The
William Twigg
(PH)
a
27
27
7
El
Sub Sta
35
9
TH
EA
GR
LA
OL
S
ND
UA
SQ
RE
t
25
o2
6
12
E5,7,11
CS21
14
1
19
to
27
18
El Sub Sta
Cunworth
Court
1a
17
1 to
PO
9
Car Park
LB
Cunworth Copse
O
AT H
GRE
Pa
th
TCBs
ND
LLA
Health Centre
UA R
S SQ
E
Shelter
1 to 42
Blythe House
(Old Peoples Home)
GR
N
LLA
DS
RO
AD
HIGHF
34
OOD
EW
HAL
IELD
O
TH
EA
Policies
E5,7,11 CS21
Scale 1:1,250
0
156
10
20
30
40
50
1:1,250
Metres
Map 50 Hanworth and Birch Hill Inset Maps 12 and 13
Inset 12
Hanworth
Policies
D
BYWOO
E5,7,11
CS21
Scale 1:1,250
20
30
40
E5,7,11
CS21
50
Metres
WO
RT H
10
HAN
0
RO
AD
HANOVER
GARDENS
±
LISC
Inset 13
Birch Hill
BE
OM
33
Tra
ck
45
19
76
to
85
El Sub Sta
18
C
LIS
38
39 to
44
1
BE
OM
E
OM B
LISC
89
112 1
11
113 110
114
136
Weir
4
02
122 1101
123
2
1351
The
Silver Birch
(PH)
93
6 99
14
2
133 1
CS21
13
Posts
15
BIR
CH
16
L
HIL
to
17
Car Park
4 97
51a
Bank
1
to 13
128
PO 4
9
95
PCs
Posts
E5,7,11
RO
22
LB
Playground
TCBs
AD
23
rd
Burfo
se
H ou
Car
Park
Subway
30
25
Surgery
Hall
Surgery
26
28
29
Health
Centre
40
37
LEPP
2
t 9
34o
38
35
Rose
House
28
INGT
ON
Library
Community
Centre
27
22
39
24
© Crown23
copyright and database rights 2013 Ordnance Survey 100019488
10a
±
157
Map 51 Crown Wood and Horndean Road Forest Park, Inset Maps 14 and 15
Inset 14
Crown Wood
Su
b
wa
y
Policies
E5,7,11
CS21
10
11
7
11
Scale 1:1,250
OP
LA
DE
NW
AY
The Crown Wood
(PH)
10
20
30
40
50
Metres
10
9
0
8
14
E5,7,11
CS21
6
PO
5
NU
Car Park
NE
AT
ON
12
LB
52
53
RO
50
51
55
OW
N
W
46
47
4
BAN BURY
48
Health Centre
FENCOTE
2
45
44
Inset 15
Horndean Road, Forest Park
43
44
81
41
12
and Path
2
BERE ROAD
11
14 to 17
7 to 9
18 to 25
10
E5,7,11
LB
6
2
1
3
Day
Centre
28
Bull Brook
RT
AD COU
DENME
EAN R
OAD
Community
Centre
Cycle Pa
th
32
30
42
HORND
31
±
FARNINGHAM
1 to 35
am
Farningh
House
56
57
30
55 to
54
49
CR
24
CS21
3 to 5
FB
9
Medical Centre
21
4
1
to
2
19
20
18
1
PH
2
4
3
5
6
7
17
45
2
1
WOR
LD
6
83
77 76
SE
ND
HIL
L
16
8
158
12
8
El Sub Sta
14
3
COUR T
Issues
AN
LOVEDE
±
Map 52 Martins Heron and Whitegrove, Inset Maps 16 and 17
RA D
N
20
15
17
62
61
55
10
18
2 1
6
27
25
7
13
11
64
6
SE
75
12
74
El Sub Sta
17
LB
71
D
70
SC
LO
RO
A
79
N
1
TO
S G
A TE
W
H IT
CR OS
12
65
3
23
63
60
Def
7
RO
AD
54
24
OR
29
44
23
43
13
35
47
Inset 16
Martins
Heron
41
20
Community
Centre
E5,7,11
CS21
18
Und
FF
Und
4
to5 53 41
51 6to to
3 43
SL 31.25
MP
Superstore
ra ck
23
a nd
El Sub Sta
P ath
Mart
BE EC
H
21
25
22
in's
Hero
n
S ta
tion
19
24
RID
E
33
UP SH IRE
302
8
322
6
le T
FO R
EST
Cyc
35
NE W
39
Mast
20
13
FB
17
15
21
1
14
5
8
18
COUN
TY LA
Dra in
T ra c
k an
d Pa
th
8
Note: Policies relating to defined
settlements (CS2(2), CS2(3), CS19) also
apply to the area within this Inset Map
Dra in
Cycle
7
9
14
Inset 17
Whitegrove
4
to5 25 33
35 2to to
3 27
7
12
6
NE
Posts
CR
25
Posts
26
El Sub Sta
County Lane
Roundabout
19
12
14
AV
AL E
24
Superstore
64.5m
24
38
20
ES
Track
d Cycle
Pa th an
TE R
8
1
5
12
34
SWITHIN CHASE
11
32
15
13
ac
Tr
cle
The Cottage
Scale 1:2,500
Brook House
September
House
Pennyfarthing
16
13
AI
6
TE
S
27
40
60
80
100
Metres
TH
W
22
EN
AV
AL
SH
UE
W
MA
Orchard
House
29
25
AL K
TINE W
Newquay
OR
1
ACE
JOHN PL
The Gables
20
ER
N
C
O
R
21
23
10
11
8
Endymion
3 to 8
Cy
cle Tra ck
AUG US
6
Po
Oak Lodge
63.5m
Pa th and
sts
20
14
11
10
7
0
Medical Centre
62.1m
Play
Area
E5,7,11
CS21
10
14
E CLOS E
The Bungalow
d
an
Warfield Park Farm
SOUTH
1
A DIN
h
11
LA NE
16
Poppies
Talisker
The Bluebells
BE RN
t
Pa
JIG'S
18
65.0m
Cy
Youth and
Community
Centre
Policies
k
Library
Ruffields
17
11
21 20
19
18
22
EEN
25
T GR
6
DIC
7
E5,7,11
CS21
1
E
BE N
30
9
159
9
11
Map 53 Crowthorne Station Area and Yeovil Road Owlsmoor, Inset Maps 18 and 20
Ty-isa
9
174
170
LB
E'S R
DUK
IDE
a
Car
Park
shir
DE N
E NU
E AV
Court
Holly 10
1 to
220
178
Stro
n
R
THE
212
E
LOS
1 to
196
198
208 204
210
182
186
PO
CS21
HEA
UA
&
1
10
196b
y
Bd
1
10 to
a
170
11
E5,7,11
St Andrews
CP
AC
VER
12
15
RAVENSWOOD AVENUE
16
TALA
77.3m
153
E
TCB
in
Dra
167
El S
u
4
163
bS
ta
5
to
165
Cypress
Cottage
3
1
1 to
7
7
Cou
nt
Hourywid
se e
Dra
in
36
34
45
43
41
D
IA R OA
Inset 18
Crowthorne
Station Area
60
13
52
50
48
54
51
49
47
17
21
46
44
42
19
23
VICTOR
±
Ho
us e
20
7
15 to
S CLOSE
4
12
8 to 14
ST FRAN CI
175
173
Mic
r on
CR
Drain
Crowthorne
Station
IDGE R
AM CLO
SE
VICTOR
IA R OA
D
25
33 to 35
TCB
39
7
E5,7,11
PO
CAMBR
9
GRANT
H
OA D
El Sub Sta
Inset 20
Yeovil Road,
Owlsmoor
Policies
CS21
E5,7,11
LB
Community Centre
Surgery
Authority Retail Boundary
Scale 1:1,250
68.1m
BROOK CL
OSE
YEOVIL RO
8
26
El Sub Sta
CS21
Neighbouring
28
AD
70.5m
Nursery
School
34
40
The Old
0
±
10
20
30
40
50
Metres
Insets 18 and 20 are
on Policies Map 4
also applyto the area within this Inset Map
160
Map 54 Crowthorne Centre, Inset Map 19
161
Map 55 Old Mills Parade High Street Sandhurst, Inset Map 21
2
56
25a
Inset 21
Old Mills Parade, High Street, Sandhurst
27
Duke's Head
(PH)
51
49
El
Sub Sta
25
39
37
47
31
29
100
17
92
90
HIGH
66
64
96
S T RE
ET
60.0m
88
60
E5,7,11 CS21
72
82
8
5
1
28
22
VALLE
Y VIEW
80
9
16
21
12
14
Pond
Dr
ain
15
Policies
Local Parade
E5,7,11
CS21
Scale 1:1,250
0
10
20
30
40
50
Metres
Note: Policies relating to defined settlements (E3 H1,2 R2)
162
Map 56 Yorktown Road (west of Swan Lane), Inset Map 22
Policies
Centre Boundary
Retail Area
CS21
E5,7,10
Primary Shopping Frontage
Secondary Shopping Frontage
Inset 22
Yorktown Road
(west of Swan Lane)
Proposals
Highway Works
PM5iv
12
Scale 1:1,250
Hig
80
100
Metres
WILLOWS END
Vine
Cottage
14
6
Fiefe
60
13
3
40
16
4
6
NEWTOWN ROAD
OA
D
ER
RN
OW
T
CR
20
11
HO
Privet Cott
0
Chanda
13
11
hla n
Cott d
7
19
The Cottage
W
ar
d
Bd
25
29
W
N
RO
AD
y
27
29
New
House
Quantock
House
RK
TO
31
18
21
SE
12
YO
SYC AMORE CLO
Honey
Cottage
The New Inn
(PH)
Portman House
31
a
33
Bank
Garage
h
(u
39b
m
41b
41c 43
39c 41
43b
43c
45b
45
45c
47b
47
47c
49b
49
49c
51
53b
51b
51c
53
53c
2
Pa
t
39
)
E5,7,10
CS21
El Sub Sta
2
2
4d
58.2m
24
4
10
8
22
20
28
32
30
34
38
6
PM5iv
11
CR
4
White Swan
El S
ub
S ta
13
5
6
(PH)
Vu lc
a
nC
o urt
15
67
±
Note: Policies relating to defined settlements (CS2(2), CS2(3), CS19) also applyto the area within this Inset Map
163
Inset 23
Yorktown Road,
(east of
Swan Lane)
ALBIO
N
RD
Map 57 Yorktown Road (east of Swan Lane) and Yorktown Road College Town,
Inset Maps 23 and 24
YORKTOW
N ROAD
© Crown
Copyright
andand
database
rights
2011
100019488.
© Crown
copyright
database
rights
2013Ordnance
Ordnance Survey
Survey 100019488
TCB
Library
62
LB
72
Shelter
74a 74
b 76a
76
52
Surgery
E5,7,11
CS21
GOU
G
H'S
CHM
AN S
G
8
9
10
15
16
17 to
2
MEA
DOW
2
23 to
COA
Inset 24
Yorktown Road,
College Town
ROV
E
Dental Surgery
b 78
PO
28
33
9
60.4m
35
2
34
1
Policies
34
34 3 3
5 3 47
49
Local Parade
E5,7,11 CS21
The
Jolly Farmer
(PH)
LB
36
4
PO
Scale 1:1,250
Shelter
0
10
20
30
40
37
36 0
8
38
38 6
4
35
9
Shelter
50
Metres
Insets 23 and 24 are
on Policies Map 4
Hall
36
6
36
36 6
6
TCB
38
8
a
38
8
36
1
El
Sub Sta
Stone
College Town
39
0
to
39
8
El Sub Sta
E5,7,11
Berrybank Copse
40
0
CS21
40
40 4
2
41
41 2
0
41
4
7
S ta
0
42
42
4
21
El
Su
b
1
Cavendish Park
12
10
3
1
5
6
MEAD
16
22
FRASER
Note: Policies relating to defined settlements (CS2(2), CS2(3), CS19) also applyto the area within this Inset Map
164
Appendix 9: List of key background studies
1 A number of other supporting documents have been taken into consideration in preparing
the SALP. These can be viewed at: http://www.bracknell-forest.gov.uk/salibrary. The table
below sets out the title of the document, a summary of what it contains, the author and date it
was prepared:
Table 7 List and summary of supporting evidence.
Document Author
Title
Date
Prepared
Archaeological Berkshire March
Site
Archaeology 2010
Assessments
SALP
Library Ref:
SAL 13
Bracknell
DTZ
Forest
Housing
Market
Assessment
(HMA)
Provides an assessment of the 8 Broad Areas identified
at the Issues and Options (SADPD Participation) stage.
Sets out archaeological elements that are present, or
likely to be present and recommends a further
programme of assessment to be undertaken.
October
2011
The HMA looked at how the characteristics of
households and dwellings varied across the Borough,
established the mix of different households likely to
require housing in the future and provided updated
evidence on the need for affordable housing in the
Borough. In addition the report looked at population
and household growth rates, the size of dwellings that
might be required in the Borough in the future and
considered the influence of economic factors such as
earnings and unemployment levels on the performance
and characteristics of the housing market
November
2011
Provides the background for allocations and other
policies set out in the Draft Submission Document.
SALP
Library Ref:
SAL32
Draft
BFC
Submission
SADPD
Background
Paper
Summary of Document
SALP
Library Ref:
SAL49
Employment
Land
Review
(ELR)
Roger
December
Tym &
2009
Partners/Vail
Williams
SALP
Library Ref:
SAL11
The objectives of the study are to understand market
areas and segments in the Borough; to provide an
understanding of the existing employment land supply
in the Borough; to provide an assessment of the future
demand for employment (types and locations) in the
Borough; to assess the suitability of individual sites,
whether existing or proposed for future employment
165
Document Author
Title
Date
Prepared
Summary of Document
uses; and to inform the allocation of, and detailed policy
approach to, employment development through the
Local Development Framework process.
Habitat
BFC
Regulations
Appropriate
Assessment
November
2011
To ensure the impact of the SALP on the Thames Basin
Heaths Special Protection Area has been considered
in the Habitats Regulations Appropriate Assessment
– Site Allocations DPD.
It is for the competent authority (Bracknell Forest
Council) to consider the likely and reasonably
foreseeable effects and to ascertain that the plan will
not have an adverse effect on the integrity of the
site before it may be adopted.
(HRA
Assessment)
SALP
Library Ref:
SAL33
The Appropriate Assessment has therefore been
produced in accordance Regulation 61 of the Habitats
Regulations. It assesses the possible effects of the
various proposals in the Site Allocations DPD on, or
potentially affecting any Natura 2000 Sites (i.e. the
Thames Basin Heaths Special Protection Area).
Infrastructure BFC
Delivery
Plan (IDP)
SALP
Library Ref:
SAL34
November
2011
The IDP sets out the infrastructure needs for the
development areas identified in the SALP to ensure
new growth is sustainable, including the urban
extensions, edge of settlement sites and those within
existing settlements. The IDP sets out the mitigation
strategy for new development, gives an indication of
costs, phasing and dependencies. The IDP covers
infrastructure from both internal and external providers
and covers a wide range of physical, social and green
infrastructure.
The majority of the information contained within the
IDP is for the urban extensions as the majority of the
smaller sites will be subject to the requirements set out
in Limiting the Impact of Development SPD.
Although the IDP will be associated with the SALP it
will also have a life of its own outside of the SALP and
will be a 'live' document so it can be updated and
amended as necessary and as requirements change
over time.
The IDP contains relevant capacity work (in service
areas where deemed necessary), to identify any
shortfalls in capacity in existing infrastructure provision
in the Borough.
166
Document Author
Title
Date
Prepared
Summary of Document
Landscape Kirkham
April 2010
Capacity
Landscape
Study
Planning
Ltd
SALP
Library Ref:
SAL14
Sets out the Landscape Capacity of the 8 Broad Areas
identified at the Issues and Options (SADPD
Participation) stage. Divides each of the areas into
landscape categories, describes the key features and
assesses them in terms of their landscape capacity
(low capacity being little scope for change due to a high
landscape sensitivity and high capacity being more
scope for change due to a low landscape sensitivity).
Builds on the Landscape Analysis of Sites Allocations
and an Assessment of Gaps/Green Wedges (Entec,
June 2006). The Entec study formed a supporting
document to the Core Strategy.
Updated
August
Kirkham
Landscape Landscape 2011
Analysis
Planning
Ltd
SALP
Library Ref:
SAL35
Sets out landscape analysis on the urban extension
sites and edge of settlement sites contained in the
Preferred Option and provides responses to landscape
issues raised on these sites through the Preferred
Option consultation. Also provides analysis on edge
of settlement sites promoted through responses to the
Preferred Option.
Masterplanning
Support
October
2010
The study provides an appraisal of the 8 Broad Areas
identified at the Issues and Options (SADPD
Participation) Stage. Recommends options and
concept plans for the 4 urban extension Preferred
Option sites. A concept plan is also included for land
at Warfield (Core Strategy Policy CS5)
October
2011
This report gives a current market perspective on the
office floor space stock within the geographical
boundary of Bracknell Forest Borough. The report will
support the SA DPD Submission Document.
Urban
Initiatives
SALP
Library Ref:
SAL18
Market
Hicks
Perspective Baker
of Bracknell
Forest
Borough
Office
Floorspace
SALP
Library
Ref:
SAL36
Phase 1
Ecological
Survey
John
June 2010
Wenman
Ecological
Consultancy
Provides an assessment of the habitats and protected
species within the 8 Broad Areas identified at the Issues
and Options (SADPD Participation) Stage (with the
167
Document Author
Title
Date
Prepared
SALP
Library Ref:
SAL15
Retail
Study
exception of Broad Area 2 - Broadmoor and the land
to the south of Nine Mile Ride within Broad Area 3
these are covered by other evidence submitted in
connection with a planning application and
pre-application discussions). Sets out survey finds and
recommends further survey work to be undertaken in
the form of a Phase 2 Ecological Survey.
GVA
Grimley
May 2008
SALP
Library Ref:
SAL10
Strategic
Halcrow
August
Flood Risk Group Ltd 2010
Assessment
(SFRA)
SALP
Library Ref:
SAL17
Summary of Document
Undertakes a review of the current and projected retail
catchment areas of Bracknell town centre and other
main retail centres in the Borough; assesses the need,
scope and capacity for further comparison and
convenience goods floorspace at 2011 and 2016, with
an indicative suggestion of figures up to 2026; identifies
any shortfalls in the existing retail offer of the Borough
and suggest how they could be remedied; and in light
of the capacity and need identified, assess the resultant
diversion of expenditure (and expenditure growth) from
other centres, and hence the retail impact on those
centres.
Updates the SFRA previously carried out by Entec in
August 2006 (in support of the Core Strategy). The
SFRA was carried out in accordance with Planning
Policy Statement 25 (PPS25): Development and Flood
Risk (March 2010). The document sets out the flood
risk for the Borough. In general the risk of flooding is
low. Recommends that given the large proportion of
the Borough within Flood Zone 1, that the allocation of
new development should avoid encroaching on the
floodplain. Where development within Flood Zones 2,
3a and 3b is unavoidable the sequential approach of
PPS25 must be followed. The document also assesses
the 8 Broad Areas identified at the Issues and Options
(SADPD Participation) Stage: only two area (East
Binfield and North Warfield) are located within Flood
Zones 2 to 3b. For these Broad Areas it is
recommended that either the land be left in its natural
state, or land uses such as parks or playing fields be
allocated here as these can be allowed to flood, thus
avoiding the loss of floodplain area.
However, this should not reduce the importance of flood
risk in the planning process. The impact of climate
change on fluvial flooding and rainfall runoff should be
a high priority in development planning. Concluded
that based on the Borough’s future development needs
and the proposed development sites, it was found there
168
Document Author
Title
Date
Prepared
Summary of Document
is sufficient land in Zone 1 to preclude the need to direct
strategic new development to any of the higher risk
flood zones.
Strategic
BFC
Housing
Land
Availability
Assessment
(SHLAA)
February
2010
Identifies sites with potential for housing; assesses their
housing potential; and assesses when they are likely
to be developed. It includes sites that have been
submitted to the Council by landowners and
organisations, for consideration as to their development
potential. It identifies sites with potential for housing;
assesses their housing potential; and assesses when
they are likely to be developed. The SHLAA looks at
whether the sites are deliverable (i.e. available, suitable
for development, and likely to come forward in a
reasonable timescale) and developable. However the
SHLAA does not allocate sites for development; rather
it informs the preparation of the documents that do
(i.e.SALP). It covers the period April 2009 to March
2024 broken down into three 5 year time bands
(2009-2014; 2014-2019 and 2019-2024). The objective
of the document is also to inform subsequent allocation
of sites in the SALP, and to inform the plan, monitor
and manage approach to provision of housing land and
the Council's assessment of a five year supply of
deliverable sites as was previously required by PPS3,
and is now required by the NPPF.
August
2011
Updates the SHLAA covering the period April 2011
March 2026. The three 5 year time bands have been
updated to reflect data collected as a result of the
commitments process and other information received
about sites. The time bands are: 2011-2016;
2016-2021; and 2021-2026.
November
2011
An essential consideration when drawing up planning
documents is their effect on the environment and
people’s quality of life, both now and in the future. To
help address this, Sustainability Appraisals and
Strategic Environmental Assessments are carried out
alongside the preparation of these plans to make sure
social, environmental and economic issues are taken
(Base date
March
2009)
SALP
Library Ref:
SAL12
SHLAA
Monitoring
Report
BFC
(Base date
March
2011)
SALP
Library
Ref:
SAL37
Sustainability BFC
Appraisal
(SA)
(Incorporating
SEA), Draft
Submission
Site
169
Document Author
Title
Date
Prepared
Summary of Document
into account at every stage so that sustainable
development is delivered on the ground. It also
appraises the different options that are put forward.
Allocations
DPD &
Appendices
SALP
Library Ref:
SAL50a &
50b
Sustainability
Appraisal
(SA)
Incorporating
SEA)
Non-Tech
Summary,
Draft
Submission
Site
Allocations
DPD
SALP
Library Ref:
SAL51
Transport
WSP and
Accessibility BFC
Assessment
(Draft)
SALP
Library
Ref:
SAL22
November
2010
The Council with its consultants WSP, has completed
a Transport and Accessibility Assessment of the eight
potential Broad Area options to deliver the Council’s
housing allocation in the emerging Site Allocation
Development Plan Document. It is an early desk top
consideration of the Broad Area options against the
existing transport situation with known planned
improvements to the highways network. It is consistent
with earlier transport assessment work associated in
support of the Council’s Core Strategy Development
Plan Document called the Local Development
Framework Site Assessment Study – Final Report
(August 2006) by WSP.
The boundaries of the eight Broad Area options were
broadly similar to those in the 2006 study but the level
of development considered has changed. Further
changes to the road network have also been made or
will be made which therefore requires an updated
assessment based on the eight Broad Area options.
170
Document Author
Title
Date
Prepared
Summary of Document
The new assessment, as in the 2006 study, scores and
ranks the Broad Area options in terms of their
development suitability in sustainable transport terms.
This study provides a desk top assessment and scores
each Broad Area option against a number of criteria:
Congestion – the proximity of each Broad Area
option to identified congestion hotspots.
Road improvements – whether each Broad Area
option passed through a known planned
improvement on route to Bracknell town centre.
Road Safety through cycling and pedestrian
provision – whether each Broad Area option was
within, adjacent to or not near the existing
pedestrian and cycle network.
Accessibility – each Broad Area option against:
Access by foot to local centres.
Physical barriers preventing accessibility.
Access to the Bracknell town centre
Access to external centres.
Public Transport – each Broad Area against :
Public transport access to the town centre.
The potential for public transport
improvements.
Local Transport Plan public transport
improvements.
The proximity to rail stations.
The proximity to long distance routes.
Further detailed work through detailed modelling will
be undertaken as the Site Allocations DPD is developed
further which will look at improvements the preferred
options for development could deliver.
Bracknell
WSP
Multi-Modal
WSP
Transport
Model
Development
and
Validation
Report
June 2011
Transport Modelling
August
2011
The Council has assessed the current and future
transport network using the Bracknell Multi-Modal
Transport Model (BMMTM). This analysis identifies
issues at key locations in the Borough’s road network,
171
Document Author
Title
SALP
Library Ref:
SAL38
Bracknell
Multi-Modal
Transport
Model ,
Forecast
Model
Development
and
Assessment
Report
SALP
Library
Ref:
SAL39
Date
Prepared
Summary of Document
using scenarios before and after the implementation
of forecast assumptions. All scenarios are compared
to each other in terms of journey times at the identified
key locations. This provides a context for the journey
time analysis and a summary of the main results. A
summary of the work undertaken and the published
reports is as follows.
Bracknell Multi-Modal Transport Model
The BMMTM is a computer generated simulation of
existing and future transport networks and shows the
travel demand by car, HGV, bus, rail, cycle and on foot
between locations within the borough. It provides a
strategic analysis tool covering all principal routes, and
provides inputs to separate, more detailed programs
that assess the performance of individual junctions. As
well as identifying travel demand patterns, the model
can show where pressures exist in networks and predict
where new developments or transport schemes will
have an impact. It can identify the routes taken by
vehicles and where bus passengers will board or alight.
The model was developed and validated to represent
the transport network in BracknellForest in 2007 (base
year) during the AM (0800 – 0900) and PM (1700 –
1800) peak hours. It was built using observed data on
traffic flows, public transport provision and patronage
and journey times on set routes. It includes all major
junctions in the borough and, where appropriate, real
signal timing data. The model also now represents
Wokingham’s development in location-specific detail,
particularly within the town centre and the areas of
Wokingham Borough bordering BracknellForest. This
follows close partnership working with Wokingham
Borough Council. Details of how the base year models
were built are in the Bracknell Multi-Modal Transport
Model – Model Development and Validation Report
(WSP) in June 2011.
In addition to the base year, there are AM and PM peak
forecast models representing alternative development
scenarios in the year 2026. These show the likely traffic
impacts that will result from new developments,
infrastructure improvements and changing travel
choices within both Bracknell and Wokingham. The
172
Document Author
Title
Date
Prepared
Summary of Document
Forecast Model Development and Assessment Report
(WSP) (August 2011) details two transport modelling
scenarios in 2026:
1.
2.
Core Forecast. This represents the Core Strategy
DPD and includes all known developments
(committed and proposed), including the proposed
SALP sites in Bracknell. It also incorporates
proposed development in Wokingham, including
their Strategic Development Location sites.
Reference Case. This includes only committed
development and thus removes the following
developments from the Core Forecast to form the
Reference Case:
Amen Corner development
Warfield SPD site – (northern fringe).
SALP sites and infrastructure.
The growth associated with these sites is still included
in the Reference Case model, but only as part of the
general growth in background traffic, rather than
concentrated in these specific locations.
The report highlights where traffic flows are expected
to change as a result of the Core Strategy and SALP
proposals. It also identifies the junctions that are likely
to require improvements to reduce delays and lower
journey times.
Bracknell
Forest
BFC
Journey
Time
Report
SALP
Library Ref:
SAL40
September Bracknell Forest Journey Time Report
2011
This report dated October 2011 accompanies the
Forecast Model Development and Assessment Report
to demonstrate how journey times are affected by each
forecast scenario. The model shows cumulative travel
times along defined routes, and these are displayed
graphically in the report to compare each scenario and
identify where delays occur. Seven journey time routes
were assessed in both directions and in both peak
hours. The journey time assessments covered the
major routes through the Borough.
The report also includes a tabular summary that
compares the overall travel times for each route in the
base year, reference case, core forecast and final
forecast models. The percentage difference in travel
time between the final forecast and the reference case
173
Document Author
Title
Date
Prepared
Summary of Document
and core forecast scenarios is also shown, together
with an overall average difference taken across all
routes.
This shows the following overall journey time
comparisons:
AM Peak Final Forecast journey times are 19%
lower than in Reference Case
lower than in Core Forecast
PM Peak Final Forecast journey times are 14%
lower than in Reference Case
lower than in Core Forecast
This methodology is a very effective way to
demonstrate how the transport network performs given
alternative levels of development and mitigation.
Junction
BFC
Improvements
and
Measures
Paper
SALP
Library Ref:
SAL41
Draft
Strategic
and Small
Sites
Viability
Study
SALP
Library
Ref:
SAL42
174
September Modelling Junction Improvements and Measures
2011
A set of draft schemes and improvements was
developed (detailed in the Junction Improvements and
Measures
Paper
September
2011). These
improvements were added to the model to provide a
third scenario in 2026 called the Final Forecast.
This scenario develops the Core Forecast and includes
all proposed developments and network improvements
(e.g. Twin Bridges and Corel Reef), adding proposed
mitigation measures in Bracknell and the Wokingham
area.
Dixon
Searle
November
2011
Considers the likely financial viability of development
on the SALP sites. Represents a high level review due
to limitations on the level of detail available. Uses
residual valuation techniques - this involves assessing
the value of the completed development (Gross
Development Value) and deducting all costs (build
costs, surveys, fees, acquisition, finance, marketing
etc.) which need to be expended to create value along
with a level of developer's profit. This is then subjected
to sensitivity testing to provide a range of possible
outcomes.
2 All documents associated with the production of SALP are listed in the Site Allocations LP
library, available to view on the Council's web site: http://www.bracknell-forest.gov.uk/salibrary
175
Copies of this booklet may be obtained in large print, Braille, on
audio cassette or in other languages. To obtain a copy in an
alternative format please telephone 01344 352000
Development Plan Team
Planning and Transport Policy
Environment, Culture and Communities
Bracknell Forest Council
Time Square
Market Street
Bracknell
RG12 1JD
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Site Allocations Local Plan

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