TAPLOW RIVERSIDE

Transcription

TAPLOW RIVERSIDE

TAPLOW RIVER SIDE
D e s i g n a n d A c c e s s S tat e m e n t
A u g u st 2 014
Contents
Introduction
/// 01
Co n t e x t /// 03
E x i s t i n g Co n s t r a i n t s /// 15
Site Opportunities
/// 17
Vision
/// 23
M a s t e r p l a n D e v e lo pm e n t /// 25
P r o p o s e d M a s t e r PL a n /// 29
Proposed Building Heights Diagram
Proposed Land Use Diagram
P l a n n i n g A p p l i c at i o n A - Berkeley Homes (Three Valleys) Ltd B - Listed Bridge
C - Footbridge
L andscape Proposals
Green Infrastructure
Landscape Masterplan
D e ta i l e d A r e a s Skindles Restaurant, Houses & Gateway
Skindles Senior Living
Berkeley Boatyard & National Grid Offices
Jubilee Meadow
Jubilee Riverside South
Jubilee Riverside North
Thames Riverside Frontage - North
Thames Pedestrian Bridge
Jubilee Square
31
32
/// 33
33
35
37
/// 39
40
42
/// 43
43
45
47
49
51
57
63
64
65
M at e r i a l s S t r at e g y /// 67
H i s to r i c B u i l d i n g s /// 71
Acc e ss S t r at e g y /// 75
Introduction
This design and access statement has been
prepared on behalf of our client, Berkeley Homes
(Three Valleys) Ltd, in accordance with statutory
requirements set out in the Development
Management Procedure Order 2010, as amended,
in support of this planning application.
This application forms part of the planned comprehensive
redevelopment of the application site known as Mill Lane,
Taplow. This redevelopment is subject to three discrete planning
applications, which have been submitted simultaneously. In
order to keep the planning process as simple as possible, this
design and access statement has been written as a single
document which applies to all three planning applications. A
copy is submitted with each application. It addresses each set
of proposals as a separate section within the document, and
facilitates a cumulative assessment of the whole development.
This design and access statement should be read as a supporting
document to the relevant planning application with reference to
the relevant section contained herein.
For reference, the planning applications comprise
the following:
A. Full planning and Conservation Area consent for
demolition of existing mill buildings, existing warehouses,
associated structures and former Skindles hotel to provide
187 new dwellings and 40 senior living apartments,
restaurant, improvements to existing boatyard, new public
square, new open space, new pedestrian footway and cycle
links, car parking, enhanced biodiversity, flood mitigation
measures, removal of TPO trees and re-provision on-site,
retention and refurbishment of historic buildings on site into
18 further dwellings, new road junction, landscaping and
associated works (Application A);
01 /// TAPLOW RIVERSIDE DESIGN AND ACCESS STATEMENT
B. Glen Island Listed Building consent (Application B);
C. Full application and Conservation Area consent for
construction of a footbridge over the Thames from Mill Island
to Ray Mead Island (Application C);
D. Full application and Conservation Area consent for
demolition of existing gas holder and associated structures
and restoration of the land to provide 10,000 sqft of
commercial space and 12 no. homes, car parking, landscaping
and associated works (Future Application);
• Please note Application D will be submitted shortly after A,B and C.
In accordance with the Development Management Procedure
Order, this design and access statement provides:
1. An explanation of the design principles and concepts
that have been applied to the following aspects of
the development:
(i) Amount;
(ii) Layout;
(iii) Scale;
(iv) Landscaping; and
(v) Appearance.
2. Demonstration of how the proposed development’s context
has influenced the design, including impacts on openness
of the Green Belt;
3. The applicant’s approach to access and how relevant local
plan policies on access have been taken into account
including an explanation of how any specific issues which
might affect access to the proposed development have
been addressed.
4. An indication of public pre-application consultation
undertaken in relation to access issues, and how the
outcome of this consultation has informed the
proposed development.
The site is located on Green Belt land to the north of the A4 Bath
Road. The land extends up to a point between the River Thames
to the west and the Jubilee Relief River to the east.
The very northern tip of the site is located immediately to
the east of Ray Mill Island (which is located within the Royal
Borough of Windsor and Maidenhead). Mill Lane passes
through the site, linking Bath Road to the south with Taplow
village to the north-east.
Maidenhead town centre is accessed from Bath Road, via
Maidenhead Bridge, located immediately to the south-west
of the site.
The Mill Lane Opportunity Site currently accommodates a
mix of land uses. These include the former St Regis Paper
Mill buildings and Skindles hotel, a gas holder (not in active
use), operational office accommodation, a number of former
gentleman’s residences fronting onto the Thames and large areas
of open space. There are also a large number of moored boats/
houseboats along the banks of the Thames.
Berkeley Homes (Three Valleys) Ltd (The Applicant)
Berkeley Homes (Three Valleys) Ltd are a member of the Berkeley
Group. They base their business on creating beautiful, successful
places across London and the South of England. They have been
ranked Britain’s most sustainable major house builders for the last
seven years in a row and most recently have been awarded the
UK’s highest accolade for business success - The Queen’s Award
for Enterprise for Sustainable Development.
This is the second time the Berkeley Group has been recognised,
having previously won the award in 2008.
The award recognises 5 years of continuous achievement in
delivering sustainable development. ‘Sustainable Development
is any activity which ensures a better quality of life for everyone,
now and for generations to come’.
The development team has a wealth of experience sensitively
developing sites in this region, providing much needed homes
and practical improvements to the local infrastructure.
The site is located on Green Belt land to
the north of the A4 Bath Road. The land
extends up to a point between the River
Thames to the west and the Jubilee Relief
River to the east.
Taplow Riverside Aerial
Contex t
Aerial Location Plan 1
Maidenhead
Bridge
The existing distinctive and varied character of the Taplow
Mill Site and the surrounding area plays an important role
in establishing a character for the proposed development.
Character is often mistakenly referred to as ‘architectural style’
and it is much more than that. Character is also about how
buildings relate to each other in terms of scale, massing and
grain. Landscape is a further element that will have a significant
effect on the character of a place and which is most relevant to
the Taplow Mill Site.
River Thames
Bath Road
M ill
The adopted SPD identifies four broad areas of distinctive
character for the site; In broad terms, we agree with the
characterisation and find the general description to be
informative. However, in order to develop a concept for the site, it
is important to widen the character appraisal and to include the
Maidenhead Riverside and Jubilee Relief River frontages.
L ane
1. Maidenhead Riverside frontage opposite Skindles. Traditional
building forms with pitched roofs and gables.
In this opening section, we have presented a series of
photographs which have been taken following a specific route.
Broadly speaking the route starts at the Maidenhead Bridge
takes in the Maidenhead Riverside leading to Boulters Lock and
returns to the bridge. It then enters the site passing through all
of the character zones identified in the SPD and the eastern side
of the Jubilee Relief River. Finally, the route takes in the Bath Road
frontage. Each photograph is numbered with the view direction
and position along the route and can be located on the adjacent
location map. In addition, a short caption is provided for each
photograph with a character description.
Jubilee Relief River
6. Traditional houses sit side by side with contemporary apartment
buildings creating a rich diversity in character.
Key Access Routes
2
3
4
5
1
6
7
8
Rive
r Th
am
es
11. Low rise brick apartment building with punched hole window
and door openings. The floor slabs exposed to emphasis the
horizontal nature of the building.
9
10
11
12
13
14
15
18
19 20
17
16
Route Detail 1
16. View looking south from the proposed landing point of the
pedestrian Bridge
3. Maidenhead Bridge.
4. Corner turning building with gables on both frontages and
steeply sloping roof pitches.
5. Contemporary apartment building with large format openings
and cantilevered balconies
7.Tree lined street creates a pleasant walking environment along
the river’s edge.
8. The trees on the ait provide a strong visual screen to the existing
dwellings on the Maidenhead side of the river.
9. House with ornate timber and rendered panel detailing and a
strong use of gables.
10. Contemporary apartment building with ribbon windows and
a horizontal emphasis created by the brick external walls. This
building is six storeys high.
12. View looking north towards Boulters Lock.
13. A recent low rise brick and rendered apartment building
using a simple repeated gabled projecting bay to create a rhythm
to the street.
14. A classical Regency style house sits adjacent to the contemporary
apartment building.
15. Boulters Lock restaurant has a modern vernacular aesthetic with
generous glazed external walls and simple pitched roof.
19. View along the Thames River looking south from Boulters Lock
20. Tree lined riverbank to Taplow Millside where the proposed
pedestrian bridge is to be located.
17. View looking north towards the public park on Ray Mill Island
where potential access will be available from the proposed
pedestrian bridge.
18. Classic - contemporary boat house architecture of the Boulters
Lock Restaurant and bar.
2. View looking north from the Grade 1 Listed Maidenhead Bridge.
Maidenhead
Bridge
River Thames
Bath Road
M ill
L ane
21. Four storey apartment building with pitched roofs and casement
doors and windows opposite Boulters Lock Restaurant.
22. The sunlight on the left bank is where the opening in the
landscape occurs to reveal the Flank Gable of Glen Island House.
27. Jenner’s Café and riverside gardens and children’s play area
provide additional recreational space in the locality.
28. The Thames side frontage of the Taplow Investments buildings with
ornate timbered framing and white painted walls. The varied roof
pitches and spans create a pleasant composition to the boathouse
aesthetic.
Key Access Routes
34
36 35
37
33
32
31
30
29
28
27
38
Rive
26
r Th
ame
s
31. Eclectic mix of houses facing the River Thames with a domestic
scale. There is a wide variety in the detailing between the houses.
25
24
23
21
22
Route Detail 2
35. The varied architectural elements to the Skindles riverside
frontage as viewed from the open space on the Maidenhead side.
24. The river bank to the south of Glenn Island House has a
dense, mature landscape frontage creating a visually
impermeable screen.
29. To the south of the Taplow Investments buildings is the existing
boatyard where industry is on open view.
30. View looking south towards the Grade 1 Listed
Maidenhead Bridge.
32. Skindles river frontage comes into view beyond Bridge Eyot.
33. Open space with to the west of the Bridge
34. The Grade 1 Listed Maidenhead Bridge.
36. The varied architectural elements to the Skindles riverside
frontage as viewed from the bridge on the Maidenhead side.
37. The existing boatshed and boat yard adjacent to the bridge
with its structure has a resonance with the Taplow Investment
Boatyard buildings.
38. White painted Corrugated iron wall panels painted white with
a profiled sheet roofing material and exposed structural frame
relate to the boat building heritage of the river front.
25. Only the very top of the chimney to the St Regis Paper Mill can be
seen above the tree tops.
26. The recreational aspect of the Thames River along the
Maidenhead river walk.
23.The flank wall of Glen Island House as viewed from directly
opposite beneath the mature tree canopy.
Maidenhead
Bridge
River Thames
Bath Road
M ill
L ane
39. Windrush car showroom with rainscreen panelling and glazed
frontage to the Bath Road
40. White painted rendered external wall with slate pitched and
hipped roofs to Skindles on Mill Lane.
45. Boundary to the National Grid riverside site.
46.Mill Lane entrance to the existing boatyard.
Key Access Routes
39
40
41
Rive
42 43
r Th
am
es
51. The dense tree planting to the land north of Dunloe Lodge.
44
45
46
50
47
48
49
56
51
52
54
53
Route Detail 3
55
57
58
56. Mill Island House with its articulated frontage and varied roof
pitches and gables.
42. View looking south towards the junction of Mill Lane with
Bath Road.
43. Modern interpretation of the traditional Half-timbered and
rendered panel houses on Mill Lane.
44. The leafy semi-rural atmosphere to Mill Lane looking north.
47. Mill Lane side of the Taplow Investment buildings are similar to
the riverside but the flank walls are dark stained shiplap boarded.
48.The traditional forms of Driftwood Cottage are emphasised by the
ornate upper storey tile hanging.
49. A glimpse of the existing industrial storage shed can be viewed
over the gate to the existing access point.
50. The remains of the fire damaged structure to Dunloe Lodge with
its distinctive chimneys.
52. The bend in the Road just south of the entrance to Severnside on
the right.
53. The imposing structure of the former St Regis Paper Mill with the
tree lined edge to the creek to the left.
54. View looking south towards the entrance of the former St Regis
Paper Mill
55. The rendered and brick frontage to the Victorian Cottage sitting
cheek by jowl with the industrial paper mill.
57. Imposing linear nature of the existing Mill Building creates a
barrier between the Jubilee Relief River and the River Thames.
58. Existing footbridge crossing one of the old mill race outlets.
41. Flank wall to Windrush car showroom and gravelled parking area.
Maidenhead
Bridge
Bath Road
River Thames
M ill
L ane
59.Existing Industrial storage building which could be converted for
residential use.
60. View looking north towards the end of the Paper Mill Building.
63. The mass of the former paper Mill is emphasised by the
continuous building form which continues along the
Jubilee Relief River.
Key Access Routes
Rive
63
62
64
59
60
61
67
68. The area to the north of the stables building has a rural feel and is
heavily planted with trees and shrubs.
68
69
72
77
76
Route Detail 4
r Th
ame
s
65
66
75 74
73
64. Maidenhead river frontage viewed from the western façade of
Glen Island House.
70
71
J u b i l e e R e li e f R i ve r
73. The tranquil edge of the Jubilee Relief River Frontage with the
industrial context of the former Paper Mill buildings and silos.
69. A tranquil space opens out with a tree in the middle.
70.A man made landing ramp is located opposite Boulters Lock
Restaurant on the Taplow side and is where the proposed
footbridge is to be located.
74.The reflective nature of the water is emphasised in this view
looking north along the Jubilee Relief River.
75 The dense tree lined embankment to the left provides an
impenetrable visual barrier to the site.
62. The formal frontage to Glen Island House overlooking the garden.
66. View looking south between the Paper Mill and Glen Island House.
67. South facing elevation of the existing stables building with brick
external walls and a plain tiled roof covering, and some ornate
detailing.
71. View looking south through the open space.
76. Existing buildings encroaching onto the river frontage.
72. The transition between the northern rural edge of the site and the
existing developed Paper Mill.
77. The mass of the former paper Mill is emphasised by the
continuous building form which continues along the
Jubilee Relief River.
65.The northern, formal entrance to Glen Island House.
61.Eastern façade to the Grade II listed Glen Island House with
steeply pitched roofs, gables, buff brick external walls and bath
stone window surrounds and dressings.
Maidenhead
Bridge
River Thames
Bath Road
M ill
L ane
78. A view looking back towards the steep bank lined with densely
planted trees.
79. The northern side of the weir where the tumbling water is audible.
84. The existing footpath connecting the bridge to the
eastern meadowland.
85. This view illustrates how well the Severnside site is screened from
view with only the top of the paper mill roof coming into view.
Key Access Routes
93
80
92
82
J u b i l e e R e li e f R i ve r
88
78
87. The openness of the greenbelt is apparent in this view along the
footpath and over the Jubilee Relief River Lagoons.
81
83
90
91
79
84
89
85
87
86
Route Detail 5
91. View looking north east towards Taplow Village where the
roofscape of Taplow Court peeks above the existing tree line.
80 The municipal nature of the weir switchgear room and car park.
81. The view looking north from the bridge over the weir highlights
the continuous building form along the river frontage.
82. View looking south with the heavily screened frontage to
Severnside site to the right and the footbridge crossing
in the distance.
83. The municipal nature of the road bridge over the Jubilee Relief
River detracts from the semi-rural nature of the surrounding area.
88. The Jubilee Relief River.
92. View looking south along the public footpath where the existing
landscape completely shrouds the pathway.
89. View along the eastern boundary to Severnside.
93. Panoramic view across the open meadow land from the north eastern corner of the space.
90. The east bank of the Jubilee Relief River showing the tall hedge to
the footpath providing additional screening to Severnside.
86. Panoramic view from the public footpath approximately half way up the hill which emphasises the green outlook from this point.
Maidenhead
Bridge
River Thames
Bath Road
M ill
L ane
93. The existing unused gas holder sits in a flat area of grass.
94. The footpath runs parallel to the National Grid Land to the right.
Key Access Routes
Rive
r Th
ame
s
103
102
96. View looking back up the footpath north eastwards with the open
meadow to the right.
101
97
98
100
96
95
99
Route Detail 6
94
93
101. Three storey apartment buildings of low architectural merit
opposite the Windrush Car Showroom.
97. View taken opposite the proposed entrance to the site looking
towards the Windrush Car Showroom with Skindles in the
background.
98. View looking east along the Bath Road opposite the proposed site
entrance.
102.Vantage point from the north eastern corner of the junction of
Mill Lane with Bath Road looking towards the Maidenhead Bridge.
103.View looking through the entrance of the existing boatyard with
Maidenhead Bridge in the background.
99. View looking west along the Bath Road with the site frontage on
the right.
100. Traditional domestic scale properties on the south side of the
Bath Road opposite the proposed site entrance.
95. Panoramic view from the mid-point of the southern boundary to the open meadow looking northwards. The existing Gas Holder and plant room are visible through the trees.
Existing
Constraints
The site has a number of key constraints which need to be
considered in the development of the proposals.
• The site sits within a designated area of Green Belt land.
• Planning guidance restricts the amount of proposed
development to not exceed the footprint of existing buildings.
• One of the gentleman’s villas is Grade II listed with other
important non listed homes of local historical interest within
the wooded banks of the Thames.
• Development is restricted within large areas of the site which
are in a flood zone with only a limited area in the centre of the
site outside the flood zone - this boundary is indicated by the
blue line (see fig.2).
• There are significant areas of mature woodland and tree belts
including a large zone of high ecological value.
The gas holder is no longer in use. We are currently in discussion
with National Grid to bring forward their land as part of a
comprehensive redevelopment of the site.
The diagram on page 19 graphically represents these constraints.
Planning
The Core Strategy identifies the Mill Lane Opportunity Site as
an area where comprehensive redevelopment would offer the
potential to address existing planning problems. The Mill Lane
Taplow SPD identifies the following constraints:
• Green Belt
• Flood Risk
• Conservation/ Heritage;
• Archaeology;
• Land contamination (gas holder);
• Biodiversity;
• Trees;
• Bath Road access
These form a complex range of site constraints which guide the
scale, form and location of future development opportunities.
The most influential are expanded on within this section. Some
of these constraints can also be seen as opportunities. For
example trees act as screening and provide amenity value to
residents and visitors.
Heritage
Much of the site lies within the Taplow Riverside Conservation
Area, which was originally designated by South Bucks District
Council in 1999 but extended and re-designated in 2006.
Glen Island House is statutorily listed at Grade II (list entry
no. 1392491).
The Taplow Riverside Conservation Area Character Appraisal
identifies several buildings on the site – the Power House, Mill
Island Cottage, Mill Island House, Dunloe Lodge and the former
Hotel (including No. 5 Mill Lane) – as all making a positive
contribution to the character of the conservation area. On this
basis they might also be considered to be ‘non-designated
heritage assets’ in the terms of the National Planning Policy
Framework (NPPF, 2012).
Immediately adjacent to the site’s southern boundary is the
Grade I listed Maidenhead Bridge. Beyond the site on the west
side of the Thames, the Maidenhead Riverside Conservation
Area occupies the riverside opposite the site. Their settings will
therefore need to be considered in any proposals.
To the east lies the Taplow Conservation Area, which incorporates
a number of listed buildings including the Grade II listed Taplow
Court, and the scheduled remains of a Saxon barrow, church
and cemeteries. The extensive grounds of Taplow Court are also
designated a Grade II Registered Park and Garden, and there are
two other Registered Parks and Gardens at Berry Hill to the south
east (Grade II), and Cliveden to the north (Grade I).
The design of the proposed development has responded
to these constraints by adopting different character areas.
The industrial area of the former mill will accommodate the
apartment buildings, whilst the area around the open common
will have a village feel. The vacant historic buildings will be
returned to their original residential use, and conserved as
appropriate, ensuring their survival and long-term future. In
respect of the proposed replacement of Skindles, the approach
has been to adopt a restrained, astylar form for the restaurant
building and loggia which draws on neoclassical influences. This
is intended to allow the Grade I listed bridge to remain the star in
river views, while being a polite neighbour to it (as well as to the
diverse other styles and forms nearby). The similar building on
the other side of Mill Lane will re-establish the historic duality of
the old Skindles Hotel, which occupied buildings on both sides
of the road.
• Inclusion of native species in landscaping, and a variety of
trees, shrub and grassland species to promote structural
diversity on site benefiting a range of species.
Flood Risk
The site is bordered by the River Thames on the west and
the Jubilee River (Flood Relief Channel) on the east, both flowing
from north to south. Bath Road, the A4, forms the southern
boundary and provides dry escape to the east. Mill Lane
bridges over the Jubilee River and provides a dry escape to the
north east.
The Environment Agency’s Flood Risk Maps show the majority of
the site to be within flood zone 2 (Medium Risk), with some areas
to the north and west falling into flood zone 3 (High Risk). The
extent of the 1:100 year plus climate change flood plain is shown
in Figure 2 which overlays the Environment Agency’s modelled
flood levels with the site topographic survey levels.
K EY
The site has flooded to varying degrees in the past and this is
recorded in the historic flooding maps appended to the Flood
Risk Assessment. However, since the Jubilee River flood relief
channel was brought into use in 2002, the site has not flooded,
other than very minor flooding in 2003, when low lying land
close to the Mill Races was flooded.
1 in 100 year + climate
change/flood event extent
1 in 100 year flood event extent
Existing topographical contour
KEY :
1 IN 100 YEAR + CLIMATE CHANGE
EVENT EXTENT
1 IN 100 YEAR FLOOD EVENT EXTE
EXISTING TOPOGRAPHICAL CONTO
Ecology
The Mill Lane Site is dominated by previously developed
land and associated structures, however also supports seminatural habitats of nature conservation value including seminatural broadleaved woodland, semi-improved grassland
and connecting shrub, hedgerow and ruderal habitat. The
adjacent River Thames and Jubilee River are of particular nature
conservation value and measures are designed into the
scheme to avoid direct effects upon these watercourses and
associated ecology.
RIVER
THAMES
RIVER
THAMES
A suite of ecological surveys have been completed between
approximately 2007-2011, and these were updated in 2014 to
provide robust, current baseline information regarding ecology
on Site. The Site is used by at least eight bat species for foraging
and commuting and three species roost on Site within built
structures. Common reptile and amphibian species are also
present, including grass snake, common toad and smooth newt
within develop-able areas. The assemblage of bird species
present includes a variety of species reflecting the range of
habitats present, of note is the presence of breeding kingfisher
(a species listed under Schedule 1 of the WCA and afforded
special protection).
JUBILEE
RIVER
JUBILEE
RIVER
Glanvil
Ecological avoidance and mitigation measures will include:
• C
reation of alternative bat roosting opportunities to replace
those to be removed, and appropriate working methods
licensed by Natural England where appropriate to mitigate
effects upon bats;
• C
reation of alternative bird nesting habitat, with areas
specifically designed to be suitable for kingfisher, to avoid net
loss in bird diversity on Site;
Project Engineer :
P.W
Scale :
1:2
Project Director :
H.G
Date :
AU
Status :
Flood Boundaries
Bath Road
Maidenhead
Bridge
River Thames
Mill
Lane
K EY
Taplow
Court
Existing Trees
Existing Buildings
River
Listed Buildings
Area of High Biodiversity Values
SSSI
Future Phase
Constraints Diagram
Boundary
Site
Opportunities
The site constraints inform the potential development areas out
of which opportunities will start to shape the general design
concept for the redevelopment of the site. In conjunction with
the Landscape architects, PRP Architects have developed a
landscape led development strategy which will create a sense of
place and enhance accessibility and connectivity for existing and
new residents and businesses.
Our analysis of the existing site and surrounding area has led us to
understand it is a collection of places, spaces and routes but they
lack cohesion and connectivity both physically and visually. Our
concept seeks to address this and to release the site development
potential to create a new residential quarter sitting harmoniously
with the existing employment and leisure uses, through creating
the opportunity for further commercial uses on the site, as well
as enhancing the existing landscape to encourage safe routes
through and use of the meadow and woodland.
1
The key design opportunities which will define the masterplan
are as follows:
• Landscape led approach due to the large and attractive areas
of open space
• Removal and decontamination of the industrial uses
• Enhance existing leisure uses and create opportunities for
new leisure activities
• Protection and enhancement of the existing wildlife habitats
and providing more opportunities for people to experience
nature
• Potential to link in with existing access footpath and road
network to create internal and external meeting places that
are both attractive and functional
• Provision of new links with existing cycle paths and footpaths
around the site, including a new bridge across the Thames, to
create new recreational routes of varying length and character
• Potential to connect/retain listed and non-listed buildings
as attractive features
1. Routes and Connections
• Potential to create new apartment building on site of Mill
with riverside views
• Opportunity to provide improved access to riverside walks
• Properties with riverside views
These diagrams graphically illustrate our approach to developing
a comprehensive masterplan for the site area.
• The Bath Road runs east - west and forms the southern edge
to the site with a single point of access by Skindles.
• Mill Lane leads to the existing bridge crossing the Jubilee
Relief River.
• Mill Lane also connects with Berry Hill and to Taplow Village
on the eastern side of the Jubilee Relief River.
• Existing footpath crosses site and connects Mill Lane to
Taplow Village.
• The plan highlights the opportunity to create a series of
circular routes which link into the existing Thames Path and
the wider network of pedestrian and cycle networks, thus
encouraging the residents to explore Maidenhead and Taplow
while also providing an opportunity for leisure and exercise.
• The key design principle is to retain and expand the existing
network of footpaths which run through the site and connect
into the wider network existing of footpaths
• It is proposed to retain the public right of way which runs from
Bath Road through the site to Taplow
• This route will also provide the main cycle route through the
site which links into Cycle Route N61 which runs along Bath
Road to the south of the site.
• As well as the main public routes there will be a network of
footpaths within the residential areas which will provide easy
access to local amenities and travel networks and discourage
the use of cars.
1
1
2
2
• Relocate primary entrance to the site and improve access to
the site.
• Improve safety by reconfiguring the existing Mill Lane Access
• Re-creating the river frontage and marking the entrance to
the site.
• Incorporate appropriate forms of development close to the
Bath Road.
• The new properties which will replace the existing Skindles
Hotel will be residential properties.
• The gardens to the rear of these properties will be open and
free from boundaries and will focus on the unique character
3. Thames Side Commercial River Frontage
of the Thames which they lead down to; there is also the
potential for private moorings and access to the water from
these gardens.
• The existing entrance to the site from Bath Road will be
retained as a one way left turn in only vehicular access to
the site.
• It will form one of the major gateways into the new
development as well as providing access for existing residents.
• Potential to link in with existing access footpath and road
network to create internal and external meeting places
• Carefully located parking areas will be introduced to service
the new restaurant and residential properties.
• Potential to re-invigorate the river frontage.
• Potential to introduce employment opportunities to the site
• Improved parking facilities could be created to ease
congestion on Mill Lane
2. Gateway Entrance
3
Site
Opportunities
1
1
3
2
3
2
5
4
4
4. Meadow Land
• The existing grassland would be diversified to provide speciesrich meadow.
• It is envisaged that this would be a large, informal recreational
space which would be primarily managed for nature but could
also incorporate low intensity uses such as a grass maze
5. Existing Hardstanding
• Remove existing damaged trees to improve views across the
meadow and increase visual connectivity to the meadows on
the east of Jubilee River.
• Improve connectivity to the public right of way to encourage
use by new and existing residents
• No development is envisaged in this area.
• We want to improve and enhance the space and improve
pedestrian connectivity.
• Potential to create connected areas of habitat and ecological
area to the north of the site
• Retain and enhance the existing Public Right of Way
• Provide functional and attractive meeting places connected
by cycle/footpath network within the site
• Formerly the Severnside container storage area, this nestles
down and is well screened from the surrounding areas. We
see this area as an opportunity to create a lower scale of
development with an organic grain. This also overlaps with the
Meadow land and incorporates the National Grid Gas Holder
site area.
• A high quality residential landscape treatment will be
introduced with tree lined streets and landscaped gardens to
the front of the properties.
• The existing mature trees to the east of the site boundary will
be maintained to provide screening to the key views from the
public footpath on the opposite side of the Jubilee River.
• Key road junctions will be paved and landscaped and act as
informal gateway/squares within the residential area.
• Where possible mature trees will be maintained along Mill
Lane to further screen the development and provide a mature
landscape setting.
1
1
3
3
2
5
6
5
4
4
6. Mill Side Area
• The existing large scale industrial nature of the buildings and
setting provide a strong clue as to an appropriate form of
development to be incorporated here. The Existing bulk and
Mass of the Paper Mill currently prohibits visual permeability
between the Thames Side and the Jubilee Relief River Side,
however, we see this is an area of opportunity to open views
up though the site creating higher density taller buildings
whilst preserving the openness of the Green Belt.
6
7
7. Wooded Area
• We want to improve and enhance the space and improve
pedestrian connectivity.
• An attractive frontage will be introduced to the edge of the
Jubilee River. This will be a 5m wide hard landscaped area
which will provide public access to this side of the apartments.
• Provide a link to the public footpath to the north and the
proposed new pedestrian bridge link at Boulters Lock.
• Introduce vehicular access and parking areas.
• This provides the very densely tree planted outlook from the
Maidenhead Riverside and is rich in ecology and biodiversity.
The land is generally at a lower level and at higher risk of
flooding and consequently offers little opportunity for new
development. However, there are a number of existing
buildings that have a significant heritage value and therefore
offer a better opportunity in conversion
• The character of the Thames side of the site will be retained
and largely unchanged due to the retention and refurbishment
of the existing buildings and mature landscape setting.
• Key to the retention of this character is the selective
management of the large mature trees which will screen and
enhance the setting for the new apartment blocks located
adjacent to the Jubilee River.
• Creation of a new board walk which will provide a new
pedestrian link to the new footbridge at Boulters Lock
• Careful and sympathetic management of the exiting habitat
will create a new nature area for the local residents
2
Site
Opportunities
1
1
3
2
5
6
7
5
8
4
4
8. New Routes
3
2
• One of the stated aims of the adopted SPD is to provide a new
river crossing and to enhance pedestrian connectivity with
Maidenhead Riverside. There is an opportunity to incorporate
a Riverside walk as part of the new development with a new
river crossing; this will significantly enhance the connectivity of
the whole masterplan area.
9
6
7
8
9. Heart of the Site
• Provide functional and attractive meeting places connected
by the cycle/footpath network within the site
• Potential to create bridge link to the North of Taplow Mill
• Potential to link in with existing access network to create internal
and external meeting places for new and existing residents
• The convergence of the development areas and roads and
paths offers an opportunity to create a significant new public
space which marks the heart of the development.
• The area will provide an opportunity for public art which
may take the form of a traditional water wheel alluding to
the sites heritage.
• The ‘heart of the site’, the square will act as a functional and
attractive meeting place connected by the cycle/footpath
network within the site.
• Vehicular access will be restricted across the bridge in this area
and access to the public car park will be maintained via Mill
Lane from Taplow Village.
• Pedestrian and cycle access will not be restricted in this area.
Employment & Leisure
Wooded Riverside Frontage
Reconnecting the Site
• Creating a new gateway into the site
• Retain and add new offices
• Create new footpath connection
• Reviving history of Skindles with a
new restaurant
• Provide new car parking
• Preserve historic buildings
• Providing new connections and routes
to existing open spaces and footpaths
• New leisure uses
• Preserve and enhance biodiversity
and ecology
• Proposed bridge to the north which
connects with Boulters lock
Meadow
Jubilee Riverside South Housing
Jubilee Square
Jubilee Riverside North Apartments
• Open existing meadow to public access
• Low-rise homes inspired by river frontage architecture
• Providing a new central square at
its Heart
• Riverview apartments
• Location for public art
• New riverside walk
• Enhance biodiversity and ecology
10. Overall Development
• Set behind mature wooded landscape
Gateway
Vision
The proposed masterplan established through
a landscape led design approach that builds
on the unique historical character of the site to
create a new sustainable community within a
rich landscape setting, aims to reconnect the site
with its surroundings and re-energises the disused
site by bringing new residential, commercial and
leisure uses into play.
New visual and physical connections, and entrances are
established with safe routes through the Jubilee Meadow, a
new pedestrian bridge connecting Maidenhead with Boulters
Lock. A gateway is created into the site, with the revival of the
Skindles restaurant and sister building of 3 flats framing the
existing entrance to the site. The river is activated along this
edge through residential activity and opening up for pedestrian
routes along the frontage and introducing new employment
and leisure uses through provision of the new and existing
commercial buildings along the river frontage.
A new footpath extending to the wooded riverside footpath
helps preserve and enhance biodiversity and ecology whilst
activating the area. In addition there is a proposed boardwalk
along the Eastern boundary of the site framing Jubilee Meadow.
The new Jubilee Square creates a connection between the
Jubilee Riverside South and Jubilee Riverside North, acting as
a key connection point and heart of the site.
Masterplan
Development
March 2014
The initial draft masterplan prepared in March illustrates the
principles of the development in response to the concept as
described in the previous section. This draft of the masterplan
was presented to South Bucks District Council Officers at a
meeting on 14th March.
The principle elements are:
1 New Vehicular and pedestrian access from the Bath Road
2 Redevelopment of Former Skindles Hotel river frontage
with a new restaurant and residential accommodation
Maidenhead Bridge
3 Development of a Senior Living building wrapping around
the Windrush car dealership and creating a gateway
entrance to the site with the new Skindles redevelopment.
4 Mill Lane will be closed to traffic improving safety to
Bath Road, but this section of road will be retained for
existing resident’s access to the properties on Mill Lane.
6 Three Finger blocks of apartments on the site of
the former paper mill. These are arranged to provide
visual connectivity between the buildings towards
the waterfront.
Bath Road
5 Residential development of the Jubilee Riverside South
area with lower density houses in a traditional street
pattern and back to back gardens in general.
2
4
3
M ill L
an e
Rive
1
7
5
7 The woodland area comprising existing buildings to be
retained and converted for residential use.
March 2014 Masterplan
6
r T ha
m es
Masterplan
Development
April 2014
The second draft masterplan prepared in April illustrates the
development of the design particularly with regard to the urban
design and landscape approach. This followed comments raised
at the Design Council Workshop held on 24th March. This draft
of the masterplan was also presented at the first Stakeholder
consultation event held at Maidenhead Rowing Club on 2nd
April and Taplow Village Hall on 5th April.
1 The design of the new junction onto Bath Road has been
refined with a stronger, landscape setting.
2 The design of the Skindles frontage begins to illustrate
the nature of the proposed form of development with an
articulated roof form to reflect the boathouse architecture
along the river.
Maidenhead Bridge
3 The proposal for the senior living area is similar to the
previous masterplan iteration.
4
Bath Road
4 The Future Phase is shown as undeveloped for this draft
of the masterplan as discussions were on-going between
Berkeley Homes (Three Valleys) Ltd and National Grid to
secure these additional areas of land and to deliver a fully
comprehensive masterplan as stated in the
adopted SPD.
Future Phase which has an extant planning permission
for 500m² of commercial floor space and parking to be
developed as part of the comprehensive masterplan.
2
M ill L
3
an e
Rive
1
r T ha
m es
4
5
5 Open Meadow land with landscape improvements
including a proposed boardwalk and swales.
8
6
6 Further refinement to the urban design and
landscape setting incorporated to the houses area on
Jubilee Riverside South . Marker buildings at key
locations included.
7
9
10
11
7 Public space informed by the form of development.
8 Landscape and access arrangements to the apartment
buildings developed creating green corridors between the
buildings.
9 A series of paths are included within the woodland area
creating enhanced accessibility to the general area and the
footpath connection to the footbridge.
10 Introduction of the Pedestrian Bridge connecting Taplow
Mill Island to the landscaped garden area behind Boulters
Lock Restaurant.
11 Riverside walkway along the Jubilee Relief River.
April 2014 Masterplan
Masterplan
Development
May 2014
Following the feedback from the Stakeholder consultation events
and various design team reviews of the project, the third draft of
the masterplan was developed in greater detail. This masterplan
was presented to Officers at the pre-app meeting held at South
Bucks District council on the 14th May.
The principle elements area:
1 New Gateway feature with two similar buildings. The
riverside restaurant adjacent to the River bank and a
pavilion building of apartments. These create a sense of
threshold at this important location on the masterplan.
Maidenhead Bridge
2 The proposed surface treatment and landscape design
is further developed as a shared surface space and
the junction with Bath Road is proposed as a left in
only junction.
1
Bath Road
3 The senior living accommodation is further developed
following the decision to reduce the storey heights from
3 to 2 ½ storeys. Therefore the footprint of the building
has increased and the eastern wing slid forward to
accommodate the pavilion building to the south.
2
3
M ill L
an e
Rive
4 Further design development of the proposed houses on
Jubilee Riverside South has resulted in a more organic
character to the layout. Back to back distances have also
influenced where houses are plotted.
6
4
5 The design of the northern tip to Jubilee Riverside South
seeks to address the relationship of the proposed public
space to the north.
5
6 The apartment buildings along the Jubilee Relief River
start to illustrate the articulation of the external balconies.
May 2014 Masterplan
r T ha
m es
Masterplan
Development
June 2014
Further detailed design work to all of the development
opportunity areas has been progressed following further design
team meetings and feedback from the pre-app meeting held on
the 14th May. In particular, the landscape has been advanced in
greater detail.
1 Left in junction from Bath Road illustrated.
2 Primary access to the site developed and enhanced.
3 Parking provision for senior living refined.
Maidenhead Bridge
4 Improvements to Mill Lane incorporating additional visitor
and existing resident parking spaces included.
5 Future Phase: Refined parking with landscape screening and the offices.
1
4
6 Public access to the river frontage incorporated.
8 Subtle changes to the layout of the houses on Jubilee
Riverside South.
3
Bath Road
7 Future Phase: Alternative arrangement of houses with ‘pavilion’ style houses facing the open space.
6
M ill L
5
an e
Rive
10
2
10
7
9 Public Square incorporating waterwheel feature with
shared surface treatment and landscape design.
8
10 Plan and access arrangements for the retained structures
in the Woodland area are illustrated in greater detail. In
particular, the access to Dunloe Lodge from Mill Lane, the
access to Mill Island House and the Victorian Cottage from
the new estate road and the Grade II listed Glen Island
House and Stables building.
9
r T ha
m es
10
11
10
11 The estate road to the west of the apartment buildings
shows points of access into the buildings and areas
of additional parking that is not contained within the
proposed apartment building footprint.
June 2014 Masterplan
Proposed
Masterplan
This final iteration of the masterplan incorporates further
improvements to the layout following comments raised by The
Design Council at the meeting held on 18th June and officers at
the public exhibition held on 2nd July 2014. The Design Council
were keen to see better use and access to the Meadow and to
safeguard variety in the character of the space. They also had
some reservations on the nature of the public space which
forms the transition between the Jubilee Riverside North and
South areas.
At the public exhibition, council officers requested a change to
the tenure mix in the Senior Living to include a proportion of
Shared Ownership. They also raised local residents on Mill Lane
about their concerns with regard to their outlook and parking
provision. In response, the senior Living building has been
completely redesigned to accommodate the change in tenure
and to reduce the impact on the existing Mill Lane Residents and
the Jubilee Meadow. Additional alterations to the commercial
buildings on the Thames River frontage have been made to
incorporate better access to the river frontage at that point. On
the Jubilee Riverside South housing area, the southern cluster
of twelve houses has been redesigned with a more compact
plan to reduce the impact on the Jubilee Meadow. Minor
improvements to the apartments on the northern tip of the
Jubilee Riverside South area create a more appropriate transition
to the Jubilee Riverside North area are also incorporated. The key
elements of the design are described in the notes opposite.
K EY
1 Left in, only junction on to Bath Road.
2 New primary access to the site.
3 2.5 storeys Senior Living. Plan reconfigured to open up the
internal courtyard and shared ownership buildings.
4 Car parking provision for senior living and shared ownership.
5 Shared surface treatment to the entrance to Mill Lane, with
integrated car parking.
6 Gateway pavilion buildings, marking threshold to the site.
Pavilion building facing waterfront is proposed to be a new
restaurant. Pavilion building to the East is an apartment
building containing 3 no. of flats.
7 New townhouses Inspired by riverfront housing.
8 Open river frontage to encourage leisure activity.
9 Existing houses to be retained. Number 5, Mill Lane to be
converted and restored.
10 Future Phase: Proposed commercial development for office
use for this site and parking with landscape screening.
11 Rebuilt or converted existing buildings for residential use.
12 Woodland area to be conserved.
13 New Estate Road providing access to new and existing
buildings, also providing off street car parking.
14 New proposed pedestrian bridge, providing dawn to
dusk secured access from the site to the Western Maidenhead
riverfront.
15 Jubilee North Apartment buildings.
16 Views and pedestrian connections between apartment
buildings.
17 Publicly accessible Square incorporating waterwheel and
shared surface treatment, opening up to the existing bridge
connection to Taplow Village.
18 Vehicular access to Taplow Village terminated, to ensure Estate
Road connections are calm and of controlled speed. Mill Lane
closed to through traffic west of the entrance to the public
parking area.
19 Residential development of the Jubilee Riverside South area,
comprising low density housing around an organic plan, with
variety in the hierarchy of streets and green lanes.
20 Future Phase shown developed as part of the Jubilee Riverside
South Development, providing a congruous masterplan, on
the site of the existing gas holder.
21 Jubilee Meadow with landscape improvements
and swales.
22
Jubilee Down - Connected to main site via existing pedestrian footbridge
Proposed Detailed Masterplan
7
6
1
5
9
8
10
3
11
4
12
2
21
11
11
11
20
8
11
14
13
19
15
17
15
16
15
11
16
22
Current Masterplan
18
Proposed
Masterplan
Proposed Building Heights Diagram
K EY
1 Storey
1.5 Storey
2 Storey
2.5 Storey
3 Storey
6 Storey
Proposed Masterplan
Current and Proposed Land Use Diagram
K EY
Leisure
4
1
3
1
2
2
1
Current Marlow Boatyard
Services
2
BH Boatyard
3
Current Sea Cadets
Boatyard
Skindles Restaurant
4
Commercial
1
1
Future Offices
2
Current Taplow
Investments Offices
Current Retail
1
Windrush Dealership
Private Sale
Affordable Senior Living
and Shared Ownership
Apartments
Existing Houses
Proposed Masterplan
Residential
Berkeley
Application Site
Berkeley Homes
(Three Valleys) LTD
This redevelopment is subject to three discrete
planning applications, which have been
submitted simultaneously. In order to keep the
planning process as simple as possible, this design
and access statement has been written as a single
document which applies to all three planning
applications. A copy is submitted with each
application. It addresses each set of proposals
as a separate section within the document, and
facilitates a cumulative assessment of the whole
development. This design and access statement
should be read as a supporting document to the
relevant planning application with reference to
this section.
Full planning and Conservation Area consent for demolition of
existing mill buildings, existing warehouses, associated structures
and former Skindles hotel to provide 187 new dwellings and 40
senior living apartments, restaurant, improvements to existing
boatyard, new public square, new open space, new pedestrian
footway and cycle links, car parking, enhanced biodiversity, flood
mitigation measures, removal of TPO trees and re-provision
on-site, retention and refurbishment of historic buildings on site
into 18 further dwellings, new road junction, landscaping and
associated works.
Riverside Frontage
K EY
Planning Application
Boundary
Current Masterplan
Berkeley Application Site - Berkeley Homes (Three Valleys) Ltd
Application B
Listed Building Application
this section.
Removal of modern accretions and internal alterations to
provide four residential units
Glenn Island House and grounds are a Grade II listed building.
This section relates to the listed building application submitted
in support of the main planning application (Application A).”
Refer to page 74 for details of the proposed restoration and
conversion of this building.
Glen Island (Listed Building)
K EY
Boundary
Current Masterplan
Planning Application B - Listed Building Application
Application C
Footbridge
this section.
Full application and Conservation Area consent for
construction of a footbridge over the Thames from Mill Island
to Ray Mead Island.
Existing Footbridge North of the Site
K EY
Boundary
Current Masterplan
Planning Application C - Footbridge
Landscape
Proposals
CONCEPT PLAN
Taplow Mill has historically supported a disparate range of
industrial, commercial and residential uses which have created
contrasting character areas. But around these built developments
there remains a network of open spaces, which have been
left unmanaged for many years and which provide the key to
providing a unifying theme for the site.
Our concept is to harness these latent areas of open space so
that new, high quality and bespoke buildings will be set within
extensive, connected and flowing areas of open space,
providing contact with nature, varied recreational opportunities
and attractive views to trees and the adjacent rivers.
The key design opportunities which will define the masterplan
are as follows:
• landscape led approach where open space provides a
cohesive framework for the different development areas
• potential to link in with existing access footpath and cycle
network to create internal and external meeting places that
are both attractive and functional and link to the wider
footpath and cycle way network
• enhance existing leisure uses and create opportunities for
new leisure activities including informal recreation and play,
meeting and seating areas with attractive views, a variety of
circular walks and cycle paths of different lengths
Concept Plan
• protection and enhancement of the existing wildlife
habitats to include north damp and dry meadows, woodlands
and wetlands
• potential to connect/retain listed and non-listed buildings as
attractive features
• Ensure that the visibility of buildings from off-site viewpoints
does not increase as a result of the proposed development,
thus respecting the Green belt functions of the site.
Circulation
Bath Road
Maidenhead Bridge
M ill L
an e
Mill
Cottage
Jubilee Meadow
Jubilee
Riverside South
Jubilee
Riverside North
Green Infrastructure
Landscape
Proposals
LANDSCAPE MASTERPLAN
Key objectives of the landscape master plan are set out below:
• Creation of a series of interconnected spaces of varying
character and formality, which provides a variety of
recreational routes and an overarching, cohesive framework for
development
• Retention of existing views and creation of news views of the
River Thames
• Retention of existing character areas and creation of new ones
which create different experiences within the site for residents
• Creation of extensive new habitats
• Management of the existing wide open meadow land to
provide informal recreational opportunities, a spacious setting
for new homes, and the chance to experience informal contact
with nature
• Creation of a network of cycle and footpath routes to
create pleasant routes to encourage residents to enjoy their
environment
A landscape focused masterplan creates a cohesive approach
to the site as a whole. By careful management and retention
of existing tree cover a mature landscape setting for the new
residential areas will be provided. By retaining the existing
mature vegetation we will retain the character of Taplow Mill and
further increase the character of the area with the introduction of
a high quality public realm and residential areas.
The character of the Thames side of the site, to the north of the
existing employment uses, is currently defined by the large,
often attractive, private residences and their generous garden
settings. These elements form attractive focal points in views
from the Thames Path on the Maidenhead side of the river, and
it is important that they are respected and retained. It is for this
reason that the landscape scheme in this locality focuses on
the management of existing gardens and trees to retain and
enhance existing views.
By contrast, the Jubilee River side of the site is currently
dominated by previous industrial uses, including the old mill and
large areas of hardstanding. This area of industrial disturbance
extends southwards, beyond the Jubilee Bridge, to a derelict area
of warehousing and the old gas holder site. These areas allow
no public access; they are unattractive and anomalous in the
context of the attractive river setting to the west and east. There
is an opportunity here to create new, attractive residential areas,
which better respect the riverine setting and which allow green
space to be threaded through the new neighbourhoods, rather
than being excluded and pushed to the edges of the peninsula.
It is for this reason that the Jubilee Riverside housing area is
crossed by broad verges and tree lined avenues, and similarly
that the new Millside apartments incorporate extensive areas of
landscaping. These areas are thus integrated with their landscape
setting, not separated from it.
Skindles
The overall massing of buildings on the site has also been
partially defined by Landscape (and Green Belt) constraints.
The existing massing of the mill differs from the much lower
buildings and hardstandings to the south. Given the constraints
of the Green Belt and visual impact – and therefore the need
to respect and not exceed the existing massing, particularly
when viewed from external viewpoints – it is important that
this existing pattern of massing is respected in the new
residential development. It is largely for this reason that the new
apartment buildings are located on the mill site, whereas the low
density homes are located on the site of the old warehousing
and hardstanding.
Key to the success of the public realm is the retention of
existing vehicular, cycle and pedestrian routes throughout the
development which allow access to the site and encourage
residents to explore the surrounding areas of Maidenhead
and Taplow.
By locating proposed development on areas of previous
developed land we have been able to retain the large areas
of woodland planting (to the north) and meadow land (to
the south and east). The careful management of the existing
meadows and mature trees within the site will provide a valuable
landscape framework for the amenity space with site. These
areas will remain open for use both by local residents and visitors.
Millside Apartments
The connection between the apartment buildings and the
new Jubilee Riverside area will hinge on a new focal point at
Jubilee Square, which connects new areas of public realm to
the north and south and also allows west-east access along Mill
Lane. This will be a space which connects vehicular, cycle and
pedestrian routes but which also provide an attractive place to
meet and relax.
Another key aspect the plan highlights is the opportunity to
create a series of circular routes which link into the existing
Thames Path and the wider network of pedestrian and
cycle networks, thus encouraging the residents to explore
Maidenhead and Taplow as well providing an opportunity for
leisure and exercise. Key to this is the retention of the existing
network of footpaths which run through the site and connect
into the wider network of existing footpaths. It is prosed to retain
the public right of way which runs from Bath Road through the
site to Taplow Village. It is this route that will provide the main
pedestrian route through the public open space and connect
the residential areas to the wider network of footpaths. This route
will also provide the main cycle route through the site which link
into Cycle Route N61 which runs along Bath Road to the south of
the site. As well as the main public routes there will be a network
of footpaths within the public realm and residential areas which
will provide easy access to local amenities and travel networks
and help to discourage the use of cars.
We have proposed a new vehicular access from Bath Road and
retained the existing access to access to Mill Lane as a one
way road to help elevate problems with traffic congestion.
Furthermore as per the SPD we have suggested restricted access
across the bridge at the weir to discourage through traffic along
Mill Lane. The bridge will be restricted to emergency access
only but will remain open to pedestrians and cyclists, and allow
access for service vehicles to the EA land and the existing
car park.
M ill L
an e
Rive
r T ha
m es
Bath Road
Maidenhead Bridge
Landscape Masterplan
Detailed areas
Skindles Restaurant,
Houses & Gateway
A new gateway into the site is created by the introduction of two
‘pavilion buildings’, one either side of Mill Lane on the former
Skindles Site. On entry to the site, to the left will be a Riverside
Restaurant providing a fantastic opportunity for recreation and
employment. On the right will be a three storey apartment
building. Together, these will create an impressive threshold at
the entrance to the site and significantly improving the quality
and nature of the existing site access at this point.
pedestrian safety, it will also create an appropriate response to
the setting of the Grade 1 Listed Bridge.
The existing vehicular access to Mill Lane currently sweeps
into the site from the Bath Road adjacent to the Grade 1 Listed
Maidenhead Bridge and the derelict Skindles Hotel. Historically,
this junction has become increasingly congested to the point
where egress and access are extremely difficult during peak
hours. The proposed new access road junction to Bath Road to
the east will help address this problem and at the same time,
presents an opportunity to improve the existing junction to Mill
Lane by re-configuring it to a left turn in from Bath Road only.
This will lead to a newly formed entrance square which is defined
by a change in surface and strengthened with a geometric grid
of street trees. The square will not only contribute to enhanced
The western edge of the square will be defined by a terrace of
seven new townhouses also on the site of the former Skindles
building. These are set back from number 5 Mill Lane which
defines the corner of the square. Each house incorporates an
integral garage space entered beneath a terrace with additional
parking spaces forming the edge of the square.
The north east corner of the square is defined by the western
wing of the senior living building.
The design of the Gateway buildings is based on a contemporary
interpretation of the original Georgian Hotel architecture and
respects the setting of the Grade 1 Listed Bridge and the existing
Skindles Restaurant
Gateway
framed boathouse which is located immediately to the south of
the proposed restaurant building. The detailing will be crisp with
large format rectangular window openings with surrounds and
dressings. Each building will have a rolled lead pyramidal roof
with a square eaves and recessed cornice detail. The restaurant
incorporates a riverside terrace at ground and first floor level
providing fabulous views of the river and the bridge.
The white rendered façade of the former Skindles Hotel and the
gables and balconies of the surrounding riverside boathouses
have informed the design of the proposed terrace of houses. The
repetition of the steep pitched gables is accentuated by the large
expanse of glazing up to the underside of the eaves. Chimneys
and balconies help to further articulate the façade which will be
visible from Maidenhead Bridge. Each of the houses will have a
River Thames
River Frontage Housing
Concept Location
Future
Phase
y
wa
e
t
Ga
Mill
Lane
Entrance Gateway Concept
Bath Road
Future
Phase
Hurlingham Club, Fulham
Site Plan
modest private terrace contained within a timber balustrade
and steps leading down to a shared garden which is reminiscent
to the riverside garden of the former Skindles Hotel.
The steeply pitched gables are repeated on the Mill Lane façade
but the material for the external walls will be a facing stock brick
as used on the senior living building opposite. The entrance door
and garage door to each of the houses will be framed by the
terrace structure which also helps to signify the entrance point
to the house.
A number of improvements to the existing highway and
footpaths are proposed together with the provision of visitor
and resident parking to improve safety and access to this area
of the site.
Landscape Strategy
The retained access to Mill Lane and the inclusion of new
residential and commercial buildings in this location creates a
vibrant attractive gateway from Bath Road. The introduction
of a paved road surface will create the feeling of a pedestrianfriendly zone and reduce the dominance of the vehicle traffic.
Carefully located parking areas will be introduced to service the
new restaurant and residential properties. By providing adequate
parking for both the restaurant and residential properties the
need for on street parking will be reduced. The public footpath
route will be retained in this area and will connect the existing
Thames path to the public right of way which crosses the
Jubilee Meadow.
The gardens to the rear of the new properties will be open and
free from boundaries and will focus on the unique character of
the Thames which they lead down to; there is also the potential
for private moorings and access to the water from these gardens,.
Where possible we will retain existing mature trees along
Mill Lane and within the grounds of the proposed Senior
Living facility,
Skindles Restaurant, Houses & Gateway
Skindles Restaurant
Gateway
White Painted Rendered Houses on Mill Lane
Historical Context - Skindles Hotel
View Towards Skindles
West Elevation
East Elevation
Detailed areas
Skindles Senior Living and
Shared Ownership Apartments
This building completes the entrance space and defines a new
frontage to the open meadow and access road leading to Mill
Lane. The building is proposed as a 2 ½ storey structure with a
double gabled duo-pitched roof to ensure the proportions of
the building are at a residential scale. The plan is a ‘U’ shape with
wings on the eastern side forming the entrance space and the
western wing addressing the open meadow space. The northern
façade defines the extent of the landscaped parking court with
the access road and open meadow land beyond. The internal
arrangement ensures that the majority of apartments will enjoy
eastern, western and a southerly aspect and all apartments will
have a pleasant outlook onto newly landscaped spaces and
existing verdant landscape of the open meadow land.
40 apartments will be delivered as managed senior living for
affordable rent and 20 apartments will be delivered for affordable
shared ownership. The senior living apartments occupy the
eastern wing and the majority of the central section of the
building. The shared ownership apartments are located in
the western wing and corner. Each tenure will have exclusive
access cores. The building form creates an enclosed courtyard
which will be landscaped together with the boundary with the
Maidenhead
Bridge
Windrush Car Showroom to create a quiet place where residents
can enjoy a protected, quiet environment.
The design of the building responds to the traditional form of
residential development with pitched roofs, gables and simple
fenestration patterns. The mass of the building is further broken
down by incorporating recesses to the front façade where the
circulation cores are located and creating a sense of articulation
and series of linked buildings. The regular pattern of windows,
doors and dormers further emphasises the strong rhythm to
the street scene. The materials and contemporary detailing will
reflect Skindles Houses opposite to ensure a harmonious balance
is achieved for this important entrance and frontage to the site.
River Thames
Concept Location
Future
Phase
Mill
Lane
Future
Phase
Windrush Car Showroom
Site Plan
Facade Bay Study
CGI View of Skindles Senior Living and Shared Ownership Buildings
Plan
North Elevation
Skindles Senior Living & Shared Ownership
East Elevation
Detailed areas
Berkeley Boatyard
& Future Offices
The design of the buildings is very much influenced by the
existing Taplow Investment buildings immediately adjacent
to these two sites. A traditional vernacular which echoes the
expressed timber frame and white rendered external walls of the
existing buildings helps to create a distinctive riverside frontage
and character to this part of the site.
National Grid Land Employment Use
This building delivers the footprint previously allowed by the
extant planning permission. Rectilinear in plan and over two
storeys, this building has a brick base with framed and rendered
upper storey. The roof is a double pitch with a central valley to
ensure the scale and mass is complementary to the existing
buildings. Balconies are also incorporated to create articulation
on the river frontage.
Berkeley Homes (Three Valleys) Ltd Boathouse
This building responds to the flood plane designation of the
site with the accommodation raised at first floor level. The
building is supported on posts with a small entrance lobby
and staircase and has a similar treatment to the National Grid
Land Offices. In both cases, the roof covering will be a traditional
natural slate finish.
Landscape Strategy
The landscape is focused around the riverside where we have
created a picnic area for use by visitors and the employees of the
new office building. We have also provided links to the existing
meadows and route east/west link for employees arriving from
the west by rail.
The large car park will provide parking for new and existing
businesses and also act as visitor parking on evenings and
weekends. The car park will have formal tree and shrub planting
which will reduce its visual impact from Mill Lane and the
surrounding areas.
River
Thames
Concept Location
Offices
Site Photo - Taplow Investment Offices
Jubilee
Meadow
Taplow Investments
Site Plan
Berkeley Boatyard & Future Offices
Future Offices Elevations
Ta plo w i n v e stm e n t off i c e s
B e r k e l e y H om e s ( T hr e e Va ll e y s ) Lt d B o at ya r d
F u t u r e s O ff i c e s
Detailed areas
Jubilee Meadow
• Retain and enhance the existing meadowland and further
enhance the sites biodiversity
• Remove existing damaged trees to improve views across the
meadow and increase visual connectivity to the meadows on
the east of Jubilee River
• Improve connectivity to the public right of way to encourage
use by new and existing residents
• Potential to create connected areas of habitat and ecological
area to the north of the site
• Retain and enhance the existing Public Right of Way
• Provide functional and attractive meeting places connected by
cycle/footpath network within the site
Concept Location
Site Photo - Path Through Meadow
Site Photo - Tree- lined Meadow
Site Plan
CGI View of the Jubilee Meadow
Jubilee Meadow
Detailed areas
The housing along the Jubilee Riverside creates a new
environment inspired by the traditional riverside architecture of
boathouses that are typical of the character of the wider area.
Development Grain and Density
The open meadow land to the south flows into loosely arranged
2 storey houses which become more tightly spaced into streets
and avenues of 2.5 to 3 storey houses. As you continue north the
density increases. 3 storey flats overlook the new focal square at
the Jubilee River crossing and build the scale towards the new
apartment buildings beyond on the old Mill site.
Character
This area seeks to create a more domestic scale using simple
gable roof forms with projecting eaves over-sailing timber
balconies to reflect the characteristics of local boathouse
architecture. Although inspired by boathouses these features
help to create superb living environments allowing for generous
open vaulted internal spaces, with high ceilings and large areas
of glazing for open views which are shaded by the overhanging
eaves to prevent overheating.
Materials reinforce the boathouse architectural approach with
solid brick bases below weatherboarded upper floors and
tiled roofs. The diagram below highlights key focal points and
character areas within the Jubilee South masterplan where
entrances and termination of streets are addressed through
marker buildings, subtle articulation and the varied use of
materials to houses, as well as the green lane treatment
proposed for the far Eastern Estate Road, providing a hierarchy in
the legibility of the street scenes.
Landscape Strategy
A high quality residential landscape treatment will be introduced
with tree lined streets and landscaped gardens to the front of
the properties. The existing mature trees to the east of the site
boundary will be maintained to provide screening to the key
views from the public footpath on the opposite side of the
Jubilee River. Key road junctions will be paved and landscaped
and act as informal gateway/squares within the residential area.
Where possible mature trees will be maintained along Mill
Lane to further screen the development and provide a mature
landscape setting.
Jubilee Riverside South Location
A. Density concept diagram
K EY
Focal points and key corners of site
Shared surface - Central space
Primary access
Green lane treatment
f River
e
i
l
e
R
e
Jubile
River frontage visual lines
B. Focal points & key are routes and areas
Jubilee
Meadow
er
ief Riv
l
e
R
e
Jubile
Site Plan
Detailed areas
The boathouse architectural approach is translated across various
typologies and façade treatments in the Jubilee Riverside South
masterplan. The primary material above the brick base shows
weatherboarding and in key variations to help tie closely back
to the vernacular, the same proportions are presented with the
hung façades.
Architectural inspiration
Density and Street Character
The Jubilee Riverside area has been inspired by its riverside
location and builds on the local, vernacular architecture of
boathouses. Some of the typical characteristics of boathouse
architecture are projecting gables roofs and timber balconies
with solid brick bases with timber cladding above. The house
designs reflect these key characteristics using balconies and
projecting gables to create strong and engaging street frontages
with activity and animation.
The site spans between an area of open meadowland to the
south and towards the higher density area of the old Mill site.
Consequently the layout of this area has been developed to
create a lower density more informal arrangement of detached
houses overlooking the meadow land to the south and gradually
increase in formality and density towards the Mill Lane with more
linear streetscapes and rising to three storey flats next to the Mill
Lane river crossing and Central Square.
Street View 1
Teal Weatherboarded House Elevation
White Weatherboard House
Traditional River Thames Boathouse
Houses with Weatherboarded Facade
Houses Designs and Character
The house designs have been developed to respond to their
specific location within the layout.
• We have taken maximum advantage of the outlook over the
river with generous 4 bedroom houses enjoying two active
frontages, one overlooking the street and another overlooking
the river.
• Along the streets the building mass of the larger houses has
been broken down into primary and secondary elements.
Typically the primary accommodation sits beneath a gable
roof form with a secondary set back element containing a
garage and some with first floor accommodation above.
The secondary element is set back to ensure visual breaks
between buildings along the street scape. This ensures
visual breaks between the buildings when viewed
• Elsewhere corner plots have active frontage to both front and
side elevations to ensure continued activity and outlook.
House Elevation
Typologies Key Plan
E l e vat i o n M at e r i a l s K EY - t r e at m e n t A
River
Thames
Treatment A - Roof cladding
Please refer to Palette 4 on page 69
House Elevation
1
E l e vat i o n M at e r i a l s K EY - t r e at m e n t B
er
ief Riv
l
e
R
e
Jubile
Proposed Layout for Jubilee Riverside South
House Elevation
E l e vat i o n M at e r i a l s K EY - t r e at m e n t C
Treatment C
Treatment B
Detailed areas
Street Elevations
Materials
A variety of materials has been used to create a sense of location
and variety in character.
Street Elevation 5
Street Elevation 6
• On Mill Lane the clay tile clad cottage sets a strong visual
marker as you travel north past Taplow Investments and
approach the entrance in to this new housing area. This sets
the character of Mill lane and has been reinforced by using clay
tile cladding to the houses fronting Mill lane.
• Within the new housing site a simple light white timber
boarding above a brick base creates the normal condition for
most of the houses.
• This is contrasted by key corner turning buildings and street
end buildings being highlighted with a vintage green colour to
the timber boarding.
This palette of materials will help reinforce the variation in
location and character within this area and create a strong,
unique character for this part of the scheme reflecting the
exclusive characteristics of this area within the overall masterplan.
K EY
Street Elevation 7
Street Elevation 8
Detailed areas
Our approach was to preserve and enhance the woodland and
natural landscape setting of the historic buildings to the west
to locate some bold new contemporary apartments against the
Jubilee River in the north edge valley of the site.
Location
The buildings are located to create open view corridors and
visual connections along the old water ways and mill races
towards the Jubilee River. The apartment buildings are angled
against the Jubilee riverside to create pockets of landscape
along this publicly accessible riverside walk and also help to
reduce their over shading effect on the river. The location of the
buildings, against the eastern boundary is carefully devised to
retain the mature woodland and trees scape which act to screen
the buildings from views across the River Thames.
Concept Location
Precedent
1
Sketch Concept
Jubilee Riverside North Site Plan
1 View Looking North Along Jubilee Relief River
Detailed areas
The Mill buildings (highlighted in red to be demolished) are
characterized by large industrial volumes that dominate the
Jubilee River frontage but are largely hidden from view from
the Thames by the woodland. The new buildings represent
Taplow
a significantly
reduced footprint compared with the existing
mill buildings and are located at an angle against the Jubilee
A. Footprint Comparison
Riverside to create pockets of landscape along this public
riverside walk and also help to reduce their over shading effect
on the river. The location of the buildings, against the eastern
boundary is carefully devised to retain the mature woodland
and tree-scape which act to screen the buildings from views
from across the River Thames.
Landscape Strategy
An attractive frontage will be introduced to the edge of the
Jubilee River. This will be a 5m wide hard landscaped promenade
which will provide public access to this side of the apartments.
This route will
provide a link to the publicly accessible footpath
Millside
to the north and the proposed new pedestrian bridge link at
B. Opening Up River Views and Connections
Verified Views
Summer View - Before
Winter View - Before
Summer View - After
Winter View - After
Bolter’s Lock. To the west of the apartments will be the main
vehicular access and parking areas. This road will also provide
access to the refurbished existing properties by means of private
driveways. Block paving will be used on these roads and gravel
on the private driveways to the retained properties.
In the immediate areas around the apartment blocks soft
landscaping will dominate and be encouraged to grow up the
lower level of the building. External spaces will be of a smaller
more intimate scale than those located elsewhere in the site and
these spaces will be connected to the cycle/footpath network
within the site and the wider vicinity.
C. Access From the New Estate Road
K EY
Millside Site Section B - Illustrative Image
Millside Site Section C - Illustrative Image
Millside Site Section A - Illustrative Image
Detailed areas
Elevations
Our design for the riverside apartments is strongly influenced
by the industrial heritage of the former Paper Mill and the
verdant tree lined banks of the Thames and Jubilee Relief
Rivers. The designs of the buildings seek to respond to these
key characteristics by incorporating materials and detailing that
East Elevation Apartments A.B.C
will promote the idea of reflectivity and architectural heritage.
The notion of ‘living in the trees’ and the connection with
nature and views is supported by the incorporation of spacious
balconies where residents can sit and experience their natural
surroundings. The orientation of the buildings also ensures that
all apartments will have a river view.
penthouses to reduce the scale of the building. The ground
storey is designed to accommodate the resident parking and
service requirements for each block. The exterior is enclosed
with a series of walls and screens with climbing plants planted
around the whole perimeter of the building to soften the base
of the building where it touches the ground.
Each apartment building is arranged over six storeys with the
living accommodation starting at first floor. A single circulation
core incorporates passenger lifts and staircase and is expressed
as a glazed element marking the entrance to each block. The
living accommodation starts at first floor, rising on a repeating
floor plate to the fourth floor and then sets back with rooftop
Above this green base the highly glazed façades reflect the
surrounding trees and landscape while the faceted bays and
balcony’s break up the buildings form.
The profiled metal cladding covers the entire exterior,
wrapping over the terraces and across the projecting bays,
counterbalanced by generous openings while a glazed entrance
leads into a full-height reception that is overlooked by the
lobbies above.
The use of materials and colours make the exterior and interior
space blend, almost seamlessly.
K EY
North Elevation Apartments A.B.C
South Elevation Apartments A.B.C
Detailed areas
Thames River frontage - North
The Thames frontage in the northern part of the site is
characterised by historic buildings set amongst lawns and
gardens (now much overgrown) forming open spaces along the
river that are visible in views from the Maidenhead bank. The
appearance of the Thames frontage will be enhanced by the
return of these buildings to their original residential use,
which will include their restoration as well as the removal of
detracting 20th century accretions. It will further benefit from
the landscaping of their former gardens to return them closer to
their historic character as open lawns fringed by groups of trees,
offering partial views to and from the river.
1 Mill Island House will be fully restored and sympathetically
extended to provide three dwellings, while retaining the
character of the western frontage facing the river.
3 The Power House will be converted to residential use in a
way that will conserve its historic appearance and role in
wider views.
4 Glen Island House, the listed building, will be carefully
restored and converted to apartments, to ensure that its setting
and exteriors are enhanced.
5 The Stables will be brought back to life as dwellings, with an
expanded and much better landscaped setting.
The developments along the Thames frontage will enhance the
character and appearance of the Taplow Riverside Conservation
Area, as well as views into it, whilst the wider setting of the
Maidenhead Riverside Conservation Area to the west will also
be improved.
2 Mill Cottage will be extended to ensure it can have a
sustainable future as a dwelling, and provided with its
own garden.
Jubilee Riverside Frontage - North
4
1
Concept Location
2
3
5
Mill Island House
Glen Island House
Key Landscape Features
• Retained mature landscape setting
• Refurbished properties with appropriate landscape setting
• Connectivity with the Thames River corridor
• Access from the river
Stables
Site Plan
Detailed areas
Thames pedestrian Bridge
One of the key elements of the proposed redevelopment is to
improve public access to the river through a new riverside walk
and footbridge responding to Core policy 15 of the Mill Lane
(Opportunity Site).
Although this suggests it is desirable ‘unless demonstrated not
feasible or viable’ Berkeley Homes (Three Valleys) Ltd remain
committed to delivering a new footbridge between the site and
Boulters Lock.
The design of the bridge is based upon a simple ‘warren truss’
configuration to be visually attractive but unobtrusive and robust
for public use. The dimensions of the bridge above the river level
are agreed with the Environment Agency to provide sufficient
clearance for river traffic upstream. The deck will be hardwood
slats with a metal balustrade and handrail. The landing
abutments on both river banks will be constructed to ensure a
maximum ramp gradient of 1:12 is not exceeded to safeguard
access to people with physical disabilities in accordance with
the building regulations. Access to the bridge will be limited to
between dawn to dusk and will be closed to the general public
during night-time hours. The provision of this new bridge will
make a major contribution to the accessibility of the site and will
open up access and opportunities for recreation to existing and
new residents in Maidenhead and Taplow.
Thames Pedestrian Bridge
Existing Site
Site Plan
Bridge Elevation
Concept Location
Detailed areas
Jubilee Square
‘The heart of the site’, the square will act as a functional and
attractive pedestrian meeting place connected by the cycle/
footpath network within the site. The materials will be of a high
quality and the area will provide an opportunity for public art
which may take the form of a traditional water wheel alluding
to the sites heritage.
Vehicular access will be restricted across the bridge in this area
and access to the public car park will be maintained via Mill Lane
from Taplow Village. Pedestrian and cycle access will not be
restricted in this area.
Concept Location
Planting Precedent
Paving Precedent
Site Plan
View looking Across Jubilee Square
Jubilee Square
Materials
Strategy
Fig 3.
Fig 7.
Fig 11.
External weatherboard
cladding. Colour
varies as shown in the
drawing no 2183 - 2186
Medium bronze metal
cladding
Lead rolled roof
Fig 4.
Fig 8.
Fig 12.
External weatherboard
cladding. Colour
varies as shown in the
drawing no 2183 - 2186
Double glazed
windows with white
coloured frame
Natural Slate Roof
Fig 1.
Fig 5.
Fig 9. Fig 13.
Facing brick
light multi stock
Vertical clay tile
hanging
Double glazed
windows with bronze
coloured frame
Plain Clay tile roof
colour dull red
Fig 2.
Fig 6.
Fig 10. Fig 14.
Facing brick
medium multi stock
Light bronze metal
cladding
Double glazed
windows with light
bronze coloured frame
Parapet coping metallic
PPC finish.
Colour: Mid grey
The proposed materials strategy is informed by the initial
character analysis carried out at the very beginning of the
design and seeks to reflect the richness and diversity of the
natural landscape and built environment of the immediate area.
A variety in colour, textures, and reflectivity are incorporated to
respond to each of the key character areas and to deliver a built
form that is harmonious to its setting.
The following images are for illustrative purposes which describe
the generic material and colour proposed for each element of
the buildings and it is envisaged that the exact specification will
be determined through clearance of conditions as a later date.
Fig 19.
Fig 23.
ark timber effect
D
front doors and
garage doors
Fabricated metal
balustrade, metallic
white colour
to match window
frames
Light grey metal
cladding
Fig 16.
Fig 20.
Fig 24.
T imber balcony
painted white
Timber decking
Lead cladding
(dormers & roof
systems)
Fig 17.
Fig 21.
White render
Stone facing to emulate
natural Portland stone
Fig 18.
Fig 22.
Fabricated metal
balustrade, metallic
light bronze colour
to match cladding
Screen wall with
planting
Fig 15.
PALETTE 1
Materials
Strategy
For clarity of application, palettes of materials taken from
the materials strategy have been established and applied
to create congruous yet differentiated character areas.
Fig. 9
Fig. 6
Fig. 11
Fig. 14
Fig. 18
Fig. 1
Fig. 8
Fig. 6
Fig. 12
Fig. 14
Fig. 19
Fig. 1
Fig. 8
Fig. 23
Fig. 12
Fig. 17
Fig. 24
Fig. 14
Fig. 2
Fig. 8
Fig. 3
Fig. 12
Fig. 14
Fig. 16
Fig. 21
Fig. 2
Fig. 8
Fig. 4
Fig. 13
Fig. 14
Fig. 16
Fig. 21
Fig. 2
Fig. 8
Fig. 5
Fig. 13
Fig. 14
Fig. 16
Fig. 21
Fig. 6
Fig. 9
Fig. 18
Fig. 20
Fig. 22
PALETTE 6
PALETTE 7
PALETTE 5
PALETTE 4
PALETTE 3
The chosen materials respond to the context, massing, use
and nature across the site.
Fig. 1
PALETTE 2
Colour Palettes
Skindles Gateway Buildings
Skindles Senior Living
and Shared Ownership
Materials Site Plan
Historic
buildings
1. Skindles Hotel
7
8
6
4
5
3
2
1
The present Skindles building has its origins in mid 19th century
riverside villas, which were remodelled and extended in about
1880 by the then owner of the Orkney Arms Inn on the opposite
side of Mill Lane, William Skindles. ‘Skindles Hotel’, as both
parts (on each side of the road) were subsequently known,
became the most fashionable hotel on the Thames. Various
extensions, particularly along the river front, were added over
the course of the 20th century. The hotel closed in c.1968, and
the buildings on the original Orkney Arms site were demolished
in 1971. A restoration of the riverside buildings in the 1970s saw
them converted to a nightclub, but decades of abandonment
followed, resulting in considerable physical deterioration
and partial collapse. The building is now beyond repair. The
significance of Skindles now relates primarily to its historical
interest; its architectural value has been much compromised by
modern alterations and accretions. The secondary contribution
made to its significance by its setting is derived primarily from
its value as part of a group of historic buildings in this part of the
conservation area, including No. 5 Mill Lane to the north.
2. 5 Mill Lane
The Proposed Development will result in the demolition of the
present Skindles building, which is extremely dilapidated and
dangerous to enter, and its replacement with a new restaurant
to the south and a separate residential range to the north. A
further residential building to the east will mirror the restaurant,
re-establishing the historic duality of the old Skindles Hotel. The
restrained, classical language adopted for the new ‘gateway’
buildings will enhance the setting of the adjacent Grade I listed
bridge without competing with it, whilst the riverside houses
to the north will have ‘open’ gables to allude to the boathouse
aesthetic, also drawing upon the projecting bays and balconies
common to older riverside properties.
Originally known as ‘Island View’, No. 5 Mill Lane appears to have
been built between 1875 and 1899 as one of a pair of large semidetached riverside properties’, the other being its neighbour
to the north, ‘Mallard’s Reach’ (previously known as ‘Causeway
House’). Between 1955 and 1970, a remodelling resulted in the
loss of its original south-western corner. The significance of No.
5 Mill Lane relates primarily to the architectural interest of its
external envelope and the contribution it makes to the character
and appearance of this part of the conservation area. The
modest interiors have been considerably altered in the past and
are now derelict. The contribution made to its significance by its
setting is derived primarily from its value as part of a group of
historic buildings in this part of the conservation area, including
Skindles to the south and Mallard’s Reach to the north.
The Proposed Development will result in the restoration of 5
Mill Lane as a 5-bedroom single family dwelling. The historic
form of the building will be largely conserved and in some areas
enhanced. The works will involve the addition of a balcony to
the riverside elevation (west), together with the unblocking of
door and window openings, whilst internally there will be some
minor reconfiguration of the plan. The return of the building to
its original residential use, and the putting of its conservation on
a proper footing, represent positive heritage benefits.
Dunloe Lodge (originally named ‘Millstream’) comprises a
large riverside house, dated 1896, and built for J. W. Benson,
Esq. by the Maidenhead practice of Davy & Salter. The house
exhibits many of the elaborate features typical of the Victorian/
Edwardian architecture which characterises the conservation
area, including tile-hung elevations, ornamental painted bay
windows, oriels, dormers, verandahs and prominent brick
chimneystacks. However, since a fire in the 1970s and another
in 2007, the house has been open to the sky, and is in a rapidlydeteriorating condition. The significance of Dunloe Lodge relates
primarily to the architectural interest of its external envelope and
the contribution that it makes to the character and appearance
of this part of the conservation area as one of the gentlemen’s
villas erected along this stretch of the Thames. The contribution
made to its significance by its setting is derived primarily from its
riverine context, since the grounds are now heavily overgrown
and difficult to appreciate.
4. Mill Cottage
The Proposed Development will result in the rebuilding of
Dunloe Lodge, essentially in facsimile externally but with some
minor changes, to provide a single family residence. The existing
building is beyond repair from fire damage and neglect. It has
been exposed to the weather for many years and is now too
dangerous to inspect. The proposed reconstruction will require
the rebuilding of all elements including the chimneystacks, as it
is impossible to guarantee the structural integrity of the existing
remains; if incorporated into the new building with its different
foundations and structure, differential settlement and long-term
structural problems would occur. The scheme will result in the
general reinstatement of its historic appearance and visual role
along the riverfront, as well as re-establishing its original single
family residential use.
Mill Cottage has a datestone of 1876, although a building
appears to have existed on its site since the early 19th century.
Some time after 1965, the cottage’s eastern end was taken down
and rebuilt to provide more clearance for vehicular access. The
significance of Mill Cottage relates primarily to the architectural
interest of the historic parts of its external envelope and the
contribution it makes to the character and appearance of this
part of the conservation area. The interiors have little heritage
value. The contribution made to its significance by its setting
is derived primarily from the historical value of its relationship
with the mill complex to the east and Mill House to the south
west, but the late 20th century alterations made to the former,
including cladding to the upper parts, detract notably.
The Proposed Development will result in the conversion of Mill
Cottage into a single three-bedroom residence, including the
partial rebuilding and extension eastwards of the eastern side of
the house, and the replacement of the narrow staircase/corridor
element to the rear with a new northern range. The historic form
of the more important areas of the external envelope will remain
legible although clearly modified. The alterations will ensure that
the historic character of the cottage is retained, whilst providing
a more coherent, pleasing and appropriate dwelling than at
present. The return of the building to its original residential
use, and the putting of its conservation on a proper footing,
represent positive heritage benefits.
3. Dunloe Lodge
5. Mill Island House
Mill Island House comprises an early 19th century house,
extended in 1869 for Charles Venables, then the operator of
Taplow Mills. For much of the 20th century, it was used as
offices in connection with the paper mill, and this resulted in
the modern additions to the north, and many of the internal
alterations. The significance of Mill Island House relates primarily
to the architectural interest of its external envelope (together
with its early 19th century entrance and staircase), and the
contribution it makes to the character and appearance of this
part of the conservation area. The contribution made to its
significance by its setting is derived primarily from its riverine
context, and as one of a number of extant gentlemen’s villas
erected along this stretch of the Thames.
6. The Power House
The Proposed Development will result in the conversion and
extension of Mill Island House to provide three 3-bedroom
residences. The works will involve the extension of the southern
end of the building, the removal of the single-storey postwar buildings to the north, the provision of a sun room at the
northern end, the insertion of a number of new door and
window openings, and the reconfiguration/replacement of many
of the largely modern existing windows. Internally, there will be
some modification of the plan-form through the closing up of a
number of openings, and some subdivision. Whilst there will be
considerable change to the external envelope, the building is a
simple and workmanlike design in stock brick and the alterations
have been designed to accord with its existing character and
retain the more important interior elements. The interior changes
will be targeted at areas of lower significance which are most
able to accommodate them. The harm caused to existing fabric
should therefore be weighed against the public benefits of the
proposal, specifically the benefits of bringing the building back
into its optimal residential use.
The paper mill’s former Power House was erected between
1931 and 1955, probably in the 1930s, and has an ‘industrial
classical’ appearance with pilasters, a prominent rendered
cornice and a hipped copper-clad roof. Its significance relates
primarily to the architectural interest of its external envelope.
The contribution made to its significance by its setting is low,
since while the building’s role as part of the mill complex
has important historical value, the appearance of the mill
buildings is in large part the product of late 20th century
alterations including cladding to the upper parts, which
detract from its setting.
The Proposed Development will result in the conversion of the
Power House into four residential loft houses, involving the
partial reconfiguration of the existing openings to the south,
including the insertion of glazing, together with new door and
window openings to the north, west and east. Internally, the
building will be subdivided into four separate units, each with
a mezzanine level accommodating gallery bedrooms with ensuite bathrooms and dressing rooms. The historic form of the
external envelope will remain legible although clearly modified.
The existing green faience dado tiling will be retained where
practicable. Putting the building to a long-term viable use
represents a positive heritage benefit, which will sustain its role
within the setting of the other historic buildings.
The U-shaped Stable Block was erected by Sir Robert William
Henry Palmer in 1880. Its east range was shortened and
remodelled sometime after 1965, presumably to allow for the
erection of the industrial shed now present to the south. The
single-storey shed to the rear is a much more recent intervention.
The significance of the Stable Block relates primarily to its fabric,
particularly the architectural quality of its external envelope,
as well as its historical associations, although 20th century
alterations, including demolition of part of the east range, also
detract. The contribution made by its setting to its significance is
low. The temporary shed and tank immediately to the north, and
the huge 20th century industrial structures to the south, notably
detract.
8. Glen Island House
The Proposed Development will result in the conversion of the
former Stable Block into four residential units. Externally, this
will involve the southward extension of the range to the east,
some minor reconfiguration of the openings to the north and
on the stable yard elevations, and the insertion of new door and
window openings to the west. Internally, the works will involve
the subdivision of the building into four discrete units, including
the creation of a new mezzanine level in the range to the west.
Changes will be detailed appropriately and concentrated as
much as possible in areas of low significance. The insertion of
new openings in the external envelope should be weighed
against the public benefits of the proposal, specifically the
benefits of bringing the building back into use and securing its
optimum viable use. The alterations have been designed in a
way which would allow the historic fabric, main interior spaces
and plan-form to remain legible.
Glen Island House was built in 1869 for Lieutenant-General Sir
Robert William Henry Palmer, best known for his participation
in the Charge of the Light Brigade. It was amongst the first of
the gentlemens’ villas erected along this stretch of the Thames
that now characterise the Taplow Riverside Conservation Area.
The house was subsequently acquired by the paper company,
probably in the first quarter of the 20th century, and for many
years the house accommodated offices. It is most likely in
connection with this use that a single-storey addition was built
to the east, and that the upper parts of the curved link range to
the south were erected. Alterations were also made internally,
including some knocking through and subdivision, and the
removal of chimneypieces on the first floor. In the late 20th
century, Portacabins were placed immediately to the north of the
house to provide ancillary office accommodation.
The house became vacant in 2006, following the winding up
of the paper-making business. The significance of Glen Island
House relates primarily to its fabric, particularly the architectural
quality of its external envelope and the character of the principal
rooms, as well as its historical associations. The contribution
made to its sensitivity by its setting is of secondary importance,
and relates predominantly to those parts of its historic setting
which remain to the south and west, and to a lesser degree to
the north west, as well as the stables to the north east; these are
however all somewhat degraded from their late 19th century
character. The house’s original context would have comprised
ornamental gardens and lawns, and specimen trees, together
with the drive around to the entrance front to the north past
a lodge (no longer present). To the east were cottages that
formed part of the mill complex. Today, however, the Portacabins
immediately to the north, the huge industrial mill structures that
replaced the mill cottages in the second half of the 20th century,
and the large area of hard standing, notably detract.
The Proposed Development will result in the conversion of
Glen Island House into four dwellings. Externally, the works will
involve the removal of the single-storey link range to the south,
the removal of the single-storey, late 20th century extension
to the east, the removal of the Portacabins to the north, and
the insertion of several new doors and windows. Internally,
the works will involve some subdivision and the closing up of
some openings to facilitate the division of the building into four
discrete dwellings. The external envelope will be enhanced by
the works. Internally, most of the change will be concentrated
in areas of low sensitivity that are most able to accommodate
them. Where change to more sensitive areas is required, such
as the subdivision of the entrance hall necessary to facilitate
the separate entrances to the dwellings. Any harm should be
weighed against the public benefits of the proposal, specifically
the benefits of bringing the house back into use and securing its
optimum viable use. The alterations to the more significant parts
of the building have been designed in a way which will allow the
historic fabric and plan-form to retain their legibility, and would
also allow them to be reversed in the future.
7. Stables
Access
The proposed development has been carefully designed to
ensure access to all parts of the site can be reached within reason
irrespective of age or disability.
Currently, there is limited access to various parts of the locality
resulting in the site being a series of disconnected spaces and
generally unwelcoming to the general public. The applicant
seeks to redress the balance and create a comprehensive
masterplan opening up the majority of the site where it is
desirable to do so, and, to encourage public access where
residents and visitors will want to live work and play and can
enjoy enhanced areas for recreation and business. The primary
areas of improved access are;
• New vehicular and pedestrian access routes from the Bath
Road connecting into the site.
• New footpaths and trails across the open meadow creating
enhanced connectivity and access to recreation space
• Opening up the river frontage adjacent to the employment
area previously inaccessible to the general public.
• Well-designed network of streets and places within the
proposed residential areas that are welcoming and allow ease
of movement for all levels of ability.
• New public square creating the public heart to the
development which will incorporate public art and a meeting
place with a distinctive riverside character.
• New riverfront promenade along the Jubilee Relief River
leading to;• A new board walk through an area rich in ecology and wildlife
and
• Most importantly, the construction of a new footbridge across
the River Thames near Boulters lock will provide a permanent
pedestrian link between the Taplow riverbank and Maidenhead
Riverbank enhancing connectivity and enabling easier access
to the locality.
In parallel to the strategic improvements to access as outlined
above, the design of the development will incorporate practical
measures to ensure access to and into buildings comply with
The Building Regulations and the Disability Discrimination Act.
Way finding will be assisted by appropriate signage; boundary
treatments will mark the edge between public and private
areas. The design of the communal entrances to the apartment
buildings and senior living are distinctive and aid the location
of access points into the buildings. Roads, streets and footpaths
will be designed and constructed with minimum gradients and
materials that do not deter wheelchair access and assist those
with sensory impairments. Door thresholds to all buildings will be
flush to enable easy access to residents and visitors to the interior
of the buildings and DDA compliant lifts will be provided in the
apartment, senior living and commercial buildings with ambulant
disabled staircases being incorporated in the smaller buildings.
The development also includes a number of significant highway
improvements for the benefit of the residents and workers within
the site as well as local people who may wish to use the site for
amenity and leisure purposes. These are described below:
• A new vehicular access to the site replaces the existing
potentially dangerous Mill Lane access. The new development
access provides an all manoeuvres junction, with good visibility,
a right turn lane on the A4 and both left and right turn lanes
for traffic leaving the development. This provides considerable
safety and capacity improvements both for the A4 traffic and
traffic leaving the development. As part of these improvements
the existing Mill Lane access onto the A4 will be closed to all
traffic except traffic turning left in from the A4 eastbound lane
and cyclists.
• Bollards on Mill Lane at the Jubilee Bridge will prevent rat
running traffic from using this route to by-pass parts of Berry
Hill and the A4. Mill Lane will become two cul-de-sacs with the
new development located on the western side of the bollards.
The bollards will be controlled to allow access through the
restriction in emergencies only. Turning areas are available /
provided on both sides of the bollards. Cyclists will continue to
be able to use the route as access will be maintained through
the bollards.
• A new section of road links the new site access and the existing
section of Mill Lane to the north, which is being retained to
link the various parts of the site. The new section of Mill Lane
is designed with tight radius bends to control vehicle speeds
in accordance with a 20mph design speed, which was agreed
with Buckinghamshire County Council. The existing section
of Mill Lane to the north is improved with speed reducing
measures in the form of narrowing’s to the carriageway width,
also agreed with Buckinghamshire County Council. Contrasting
materials are also proposed in areas such as junctions to further
encourage drivers to slow down at areas of greater risk.
• The existing section of Mill Lane which passes the former
Skindles Hotel will be given a new alignment to improve
visibility and safety. The road alignment also changes to create
a suitable width of highway for parking in front of the existing
Mill Lane cottages.
• In the northern part of the site, the existing shared surface
access road alongside the Mill is replaced with a new private
shared surface residential access road serving the Jubilee
Riverside Apartments and existing properties. This road has an
attractive winding alignment to control vehicles speeds to a
10mph design speed.
• In the central part of the site, the former hardstanding which
covered the Severnside site is replaced with a new residential
development with private estate roads designed to a 20mph
design speed, with separate footways alongside carriageways.
The proposed road layout and junctions for the development
have been designed to comply with appropriate highway design
standards including elements of the DMRB standards and Manual
for Streets. Swept path analysis demonstrates the suitability of
road widths and turning areas for both large and small vehicles
including emergency services and refuse collection. Visibility
splays are designed to the appropriate splays set out in Manual
for Streets, for the relevant design speeds described above.
Parking Strategy
Skindles
Waste Management
The minimum car parking requirements contained in the
South Bucks Distrct Council’s guidance are as follows:
The principle of on street parking in overlooked pockets near
the entrance of the Skindles hotel, senior living and residential
buildings provides both resident and visitor parking that is well
overlooked whilst not conflicting with the intention of providing
an open and inviting entrance to the gateway of the site.
All new development on the site will incorporate provision for
the storage and collection of waste in accordance with the
requirements of South Buck District Council. The provision for
each use is illustrated in the Waste Management table below. In
general terms the storage of the waste receptacles will be
as follows;
Residential Use:
One Bedroom: 1 space per dwelling
Two / Three Bedroom: 2 spaces per dwelling
Mill Lane
Four or more bedrooms: 3 spaces per dwelling
Improvement to the existing provision along Mill Lane through
provision of staff car parking during working hours with
significant additional visitor parking, to also encourage riverfront
visitors to the area.
Bars / Restaurant:
1 space per 25m² gross floor area.
Jubilee Riverside South Houses
Office Use:
1 space per 25m² gross floor area.
All dwellings enjoy garage car parking with additional
on-plot parking.
10% of the provision across the site includes for DDA
compliant wheelchair accessible car parking.
Jubilee Riverside North Apartments
Overall car parking provision is as per the schedule included
below. The principles across the masterplan vary depending
upon the nature of the use and scale.
Resident parking for the Jubilee Riverside North apartments
is located within the ground floor level of each of the three
apartment buildings. Access to each building is through a
single controlled gate for security purposes and adjacent to
the circulation cores. The cars are screened from view by a
perimeter wall and landscape to ensure the surrounding streets
are not car dominated. Visitor parking is integrated as part of the
on street provision.
• Skindles Restaurant; Bins are located in a store integral to
the building with access for collection from the front of the
building to the roadside.
• Skindles apartments; Bins are located in a store integral to
the building with access for collection from the front of the
building to the roadside.
• Skindles houses; Bins are located in the integral garage to each
house with access for collection from the front of the building
to the roadside.
• Senior Living; Bins are located in stores integral to the building
and also in a free standing store. Collection will be from the
adjacent roadside.
• Commercial; Bins will be located in a free standing bin store.
Collection will be from the adjacent roadside.
• Jubilee Riverside South Houses; Bins will be located in the rear
gardens. Bins will be pulled to the front of the house to the
road side on collection day.
• Jubilee Riverside North apartments; Bins are located in a store
integral to the building with access for collection from the
front of the building to the roadside.
• Existing converted buildings; Bins will generally be located
in a free standing bin store. Collection will be from the
adjacent roadside.
Waste Management Strategy
Houses
Quantity
Type
Dims
Use
2
240L
580x740
Refuse and mixed recycling
1
44L
390x285
Recycling
1
23L
320x285
Food waste
1
240L
580x740
Garden Waste
Apartments/Flats
Apartment Block Skindles
Parking Schedule
Car Parking Provision
Residents
On Plot
On garage
45
52
Undercroft
114
Restaurant
Total
45
52
114
Off Plot
DDA *
Total
163
18
392
14
1
15
177
19
407
1
1100L
1380x1090
Refuse
1
1100L
1380x1090
Mixed recycling
1
360L
880x665
Bin for paper
1
140L
555x505
Food waste
Apartments Block D & E (each)
1
1100L
1380x1090
Refuse
1
1100L
1380x1090
Mixed recycling
1
240L
740x580
Paper
1
140L
555x505
Food waste
Apartments Block A, B, C (each)
7
1100L
1308x1090
Refuse
7
1100L
1380x1090
Mixed recycling
3
360L
880x665
Paper
2
140L
555x505
Food waste
Apartments SL & SO
10
1100L
1380x1090
Refuse
7
1100L
1380x1090
Mixed recycling
6
360L
880x665
Paper
2
140L
555x505
Food waste
Offices
6
1100L
Restaurant
4
1100L
* 6% of total spaces. Appendix 6 - Parking Standard

TAPLOW RIVERSIDE

Transcription

Similar documents

Biketoberfest Bash 2009.pub

Riverside Market

April 2015 - Riverside College

7 More London Riverside

RDCS Community Partners - parents for riverside drive

The proposed accommodation is to be arranged into 3 buildings to

Exhibit C Page 1 of 3

May 6

June - Riverside College

EverBank Plaza - NAI Hallmark Partners