APPENDIX 10

Local Plan Housing Sites

Fisherman's Lane, Aldermaston

South Aldermaston

Upper Bucklebury

Chieveley (two sites)

Newbury Racecourse, Greenham

Pinchington Lane/ Deadman's Lane, Newbury

Cementation Site, Hermitage

Bath Road, Eddington

Salisbury Road, Hungerford

Mortimer Hill, Mortimer

Enborne Road, Newbury

Manor Park, Newbury

Park House School, Newbury

Basingstoke Road/Mill Lane, Aldermaston Wharf

Long Lane, Purley

Stockcross

Land adjacent to Benham's Farm, Burghfield Common

North West Thatcham

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FISHERMAN'S LANE, ALDERMASTON: thirty dwellings

Impacts

• Possible effects of the development on the Conservation Area and the Listed Buildings, ASLI to the east and the nearby public footpath.
• The loss of some allotment land due to the construction of the new access.

Other recognised needs

Dwelling numbers

It would be possible to achieve 30 dwellings on the site (subject to a high standard of design), and still maintain the required amount of public open space. This would provide a net density of approximately 33 dwellings per hectare which reflects government guidance in PPG3 (Housing).

Affordable housing

The Council would require a minimum of 9 affordable housing units (30% of the total development size), although this requirement may be increased at the application stage depending upon local housing need. Land necessary to provide the affordable housing shall be made available to a housing association at a cost reflecting administration, servicing the site and value of the land prior to achieving planning permission, or the dwellings built to the housing associations specifications by the developer.

Visual intrusion/landscape features

The impact of the new housing upon the character and appearance of the Conservation Area should be mitigated with careful design, siting and landscaping to avoid any harm. The new access will initially be a harsh feature imposed on this rural fringe of Aldermaston, and would need sensitive landscaping. In addition sensitive landscaping on the eastern side of the site would be needed to protect views westwards from the public footpath.

The following landscape principles shall apply:

• To ensure that the building mass and style is in keeping with the vernacular of Aldermaston.
• To protect the adjacent landscape from the residual effects of the new development.
• To protect and enhance all landscape features of value.
• To ensure landscape detailing is rural in character.
• To predominantly use native plant species in order to enhance the biodiversity and landscape setting of the site.
• To ensure the designated public open space and non designated public open spaces (i.e. the space between the buildings) offer a positive contribution to the environment and the community.
• To ensure proposed new footpaths and cycleways within the development should not only provide links to existing PROW and informal footpaths within the vicinity, but be attractive and take advantage of the landscape features of value within the site. The rural character of existing PROW and non-designated footpaths should also be protected.
• To minimise the impact of lighting throughout the site and on adjacent areas.

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Transport

The local railway station is located at Aldermaston Wharf, approximately 2 km to the north. The site currently does not have good bus services, so the development of this site shall be required to make provision for green transport measures.

Access

There shall be no vehicular access onto Fisherman's Lane which includes public Footpath 1 Aldermaston. The junction of Fisherman's Lane with the main road shall be closed.

The existing footpath should be improved, but still maintain a natural appearance (not tarmac).

A pedestrian link to this footpath would be of benefit to local residents.

Access to the site shall be from a new road to the A340. This would be to the north of the village/southern side of the allotments. The crossing of Footpath 1 Aldermaston by the new access road needs to be carefully designed with the speed of the vehicles kept to a minimum.

Public Open Space

Assuming 30 dwellings, the development of this site should provide 0.3 ha. of public open space to meet the required standard (Local Plan Policy RL.1) for new housing development.

Design and layout

The development should be built to meet 'secure by design' standards. In addition, all paths should be designed so that they are well used and overlooked.

Parking areas should not be designed in designated parking areas, but ideally located in view of the properties.

Development limits

The site and the access road, together with the land enclosed by it up to the existing settlement boundary shall be incorporated within the new settlement boundary; with the intervening land allocated as Important Open Space under Policy ENV.31.

Water

This site has a source protection zone within it, therefore appropriate mitigation measures would need to be taken to ensure that no pollution occurs to groundwater resources.

Education

Number of pupils likely to be generated - 8 primary; 5 secondary. The primary school is almost full. Although only a few pupils will be generated by this development, it will have an impact on the school. At the application stage the education requirement will need to be re-assessed to see if the development would need to fund another classroom.

Archaeology

This site is the possible location of the original (medieval) road. The location of Aldermaston's saxon settlement is also unknown. Further work may be necessary in the form of low-key archaeological investigation.

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SOUTH ALDERMASTON: forty six dwellings

Impacts

• Increased pressure on local facilities in Tadley
• More traffic on Burghfield Road
• Visual intrusion
• Precedent for development to the east

Other recognised needs

Affordable housing

In 1995 information from Sovereign Housing Association indicated that there was a requirement for thirteen houses in Aldermaston Parish. It is also proposed that nomination rights for two of the dwellings be granted to Tadley residents, given the construction of twenty five affordable units elsewhere in Aldermaston Parish.

Pressure for development to the east

There is a recognised concern that this scheme could set a precedent for development at Strawberry Farm. This will be controlled by the landscape wedge, which will be transferred to West Berkshire Council/Aldermaston Parish Council. In the Local Plan the settlement boundary incorporates the outline of Falcon Fields and the new site. No further rounding off will then be permissible.

Visual intrusion

The site, whilst not attractive, is located in a prominent corner position. To mitigate any visual impact, the existing landscape screen, especially upon the western boundary, will be substantially strengthened.

Pedestrian access/circulation

This can be enhanced by three potential measures; extension of the pavement to the new vehicle access, a new pedestrian crossing to serve the AWE (if agreed with the highway authority), and a new footway/cycle link into the scheme, via Falcon Fields, to improve access to the site.

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Impacts

Development within the AONB

The site falls within the North Wessex Downs Area of Outstanding Natural Beauty; it is important that the development is designed to a high standard. The development must be restricted to forty dwellings of various sizes built with local styles and materials. The layout should accord to the principles shown on the map and allow for the retention and enhancement of existing landscape features. A detailed landscape impact assessment should be submitted with the planning application.

Footpath across the site

The existing public footpath which runs north-south across the site should be retained on its current alignment as a principal link between old and new housing. To be improved and generally made safe.

Access and traffic

The principal vehicular access into the site should be from Broad Lane. The width of that access should be 5.5 metres on average. Vehicular access may also be achieved from the north-eastern side of the site, but only in the form of one or two cul-de-sac serving no more than five dwellings each. If the developer takes this option there will need to be passing bays along Byles Green, and a short length of gravel track tarmaced to provide a satisfactory means of access (The acceptability of both these matters will depend upon issues relating to Common land). In order to reduce traffic speeds in Broad Lane and to mitigate the impact of increased vehicle and pedestrian movements a scheme of traffic calming measures will be required. Further discussions are needed with the local community to determine the form these measures should take; items such as a speed camera, reduced speed limits and other measures are to be considered.

Adjacent residential properties

In general the development should respect the amenity of existing residential properties. However specific consideration should be given to retaining open areas or introducing landscape buffers in the areas shown on the map.

Needs

Public open space

Although surrounded by open land there is little in the way of open space within the village. The transfer of most of the western half of the site into public ownership, before development commences, is a key part of the development allocation. This land will remain open in order to preserve much of the character of the area and to provide a centrally located area of open space within the village. Consideration will need to be given to the deed of transfer restricting any future development. Covenanting of spare land to be legally tied up. It is suggested that the covenant should include all new houses.

Preference within the village is for the open space to be laid out as an informal area. Further discussions at the time of a planning application will be required in order to determine the detailed layout and future management of this area. The biodiversity of the area to be retained as informal open space will be preserved and enhanced. An appropriate management agreement will be secured by a planning application related to the residential development.

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Amount and location of affordable housing

Twelve affordable units should be provided on the site with Bucklebury Parish Council having nomination rights. It is considered that the affordable housing should be located closest to village amenities in the south-west corner of the site.

Landscaping and tree preservation

There is a need to enhance landscaping and retain existing trees in order to protect the character of the surrounding area and to reduce the impact of the development. Existing hedgerows and trees need to be protected and enhanced. Further planting should take place to compliment existing features.

Required elements of the development

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CHIEVELEY: fifty dwellings; two sites

Impacts

Increased traffic

The Community Working Party have expressed concern about the increased traffic impact that will flow from the development. In order to mitigate this impact a scheme of traffic calming measures is required in the village. In addition it is necessary to extend the coverage of the speed limit through the village.

Effect on adjacent land uses

The layout shown on that plan has been designed to avoid unacceptable impacts on adjacent land uses. However, in those areas where the sites abut existing properties due regard must be had to the amenities of those properties, in addition where the sites meet the open countryside appropriate landscaping is essential.

Other recognised needs

Affordable housing

Studies by the Rural Housing Trust carried out a number of years ago identified a need for eight properties in the Chieveley area. Experience suggests that additional housing need will emerge once firm plans for the development become widely known. The affordable dwellings will be expected to be nine on the site to the west of the village hall and six on the site to the north of the village hall. The tenure of the affordable housing will depend on a housing needs survey of the Chieveley area.

Smaller properties

Many of the smaller properties that used to exist in the village have over recent years been extended. As a result there is a lack of smaller properties in the village. The new development needs to provide a proportion of smaller houses, some of which should be terraced and on smaller sites in order to reduce the likelihood of extension; a guide dwelling mix is set out below.

The need for a quality development

The layout of the development has been designed to create a new 'heart' to the village around the existing recreation ground and proposed village green. These layout principles should generally be adhered too and traditional local materials and building styles respected. Suitable agreements are required to ensure that the areas of the two sites identified as open space or in agricultural use remain undeveloped.

The need for improvements to the village hall

The village hall is in need of refurbishment.

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Required elements of the development

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Impacts

• Impacts upon Young Copse and West Wood wildlife heritage sites (W.H.S.)

Other recognised needs

Dwelling numbers

It would be possible to achieve 180 dwellings on the site (subject to a high standard of design), and still maintain the required amount of public open space. This would provide a net density of approximately 34 dwellings per hectare which reflects government guidance in PPG3 (Housing).

Affordable housing

The Council would require a minimum 55 affordable housing units (30% of the total development site), although this requirement may be increased at the application stage depending upon local housing need. Land necessary to provide the affordable housing shall be made available to a housing association at a cost reflecting administration, servicing the site and value of the land prior to achieving planning permission, or the dwellings built to the housing associations specifications by the developer.

Transport

Newbury rail station is approximately 1.5 km. away.

While the local bus route is adequate it would need to be improved. Walking and cycling distances, around the thresholds of 1.6 km and 8.0 km, would be reasonable for some facilities including the Town Centre, primary school and particularly the Racecourse Station. Opportunities to use alternative modes of travel would be generally favourable and should be encouraged and enhanced. There should be capability to provide a circular public transport service. The development of this site shall be required to make provision for green transport measures, including improved or extended bus services.

Vehicular access onto Bridleway 3 Greenham shall require careful screening. There is the potential for a new pedestrian route along side Young Copse and improving the cycle links between the town centre and Greenham Common area. Demand for equestrian use would need to be assessed. Views in and around the church would need to be protected.

Access

Access should be via a junction from New Road, north of the housing site, for vehicles, pedestrians, cyclists and public transport. There will be a secondary access to the south of the site onto the bridleway for public transport, pedestrians, cyclists and emergency vehicles only. This would be controlled by a bus gate. As soon as practical the access shall enter the site and be segregated from the bridleway. Traffic speed control measures shall be designed into the scheme to ensure that the speed of vehicles travelling along this section of the bridleway is kept to a minimum.

The number of dwellings proposed will generate a significant increase along what is currently a fairly quiet stretch of New Road. Some form of traffic calming will be required as the approach is a straight section of road. This

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development will place further strain on the road links to nearby industrial areas. Boundary Road in particular is already subject to high levels of “rat-running”. The junction of Racecourse Road and Greenham Road does not have visibility to the north and junction improvements need to be considered. The junction at Stroud Green also needs to be considered.

The cumulative effect of this development along with other proposed developments in the vicinity needs to be assessed at the application stage, and an appropriate contribution made towards improvements to the A339.

Public Open Space

Assuming 180 dwellings, the development of this site should provide a minimum of 2.0 ha. of public open space to meet the required standard (Local Plan Policy RL.1) for new housing development. This would be on fields 2 and or 3.

The P.O.S. shall not be provided on Young's Copse or West Wood as they are Wildlife Heritage Sites (WHS's).

Visual intrusion/landscape features

Native structural planting on the western boundary of the site would retain its overall rural aspect, and its sensitive southern end should be enhanced by the proposals for Public Open Space with additional planting. There is a need for sensitive treatment of the land around the church.

The existing woodland alongside Bridleway 3 should be retained to screen the development.

There is a need to maintain and enhance the open setting of the church at the top end of the existing footpath/bridleway.

The future management of the adjoining Young's Copse shall be provided, however public access will be prohibited to avoid damage to the ground flora and the ancient woodland.

The following landscape principles shall apply:

·       To protect the adjacent landscape from the residual effects of the new development.

·       To protect adjacent residential areas from intrusive elements of the new development.

·       To protect the landscape setting of listed buildings and buildings of architectural merit.

·       To protect and enhance all landscape features of value.

·       To predominantly use native plant species in order to enhance the biodiversity and landscape setting of the site.

·       To protect sites of nature conservation interest within and adjacent to the site.

·       To ensure the designated public open space and non designated public open spaces (i.e. the space between the buildings) offer a positive contribution to the environment and the community.

·       To ensure proposed new footpaths and cycleways within the development should not only provide links to existing PROW and informal footpaths within the vicinity, but be attractive and take advantage of the landscape features of value within the site. The rural character of existing PROW and non designated footpaths should also be protected.

·       To minimise the impact of lighting throughout the site and on adjacent areas.

Design and layout

Careful design would be required to ensure that there is no damage to the WHS.

The development should be built to meet 'secure by design' standards. In addition, all paths should be designed so that they are well used and overlooked.

Parking areas should not be designed in designated parking areas, but ideally located in view of the properties.

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Water

This site has a source protection zone within it, therefore appropriate mitigation measures would need to be taken to ensure that no pollution occurs to groundwater resources.

Local facilities

Further consideration should be given to the feasibility of a shop on the edge of the site which could also serve the nearby houses.

Education

Number of pupils likely to be generated - 50 primary; 32 secondary.

The closest primary school is Greenham Court. This is a significant number of extra pupils and would lead to extra pressure on the school. There will be an impact on the resources of the school, particularly as some of the teaching spaces are small. Other local primary schools would not have room for this number of pupils. Park House Secondary School is over 2 km away from the site. Extra pupils would put a pressure on resources at the school.

The precise education requirements shall be calculated at the time of an application, although the development is likely to need to fund further primary and secondary school classrooms.

Archaeology

The medieval village of Greenham may have been sited to the north and surrounding the church. This requires further investigation, as there may be an impact on the more southerly part of the allocation. An archaeological desktop assessment in support of the planning application shall be required.

Required elements of the development

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Impacts

• The effects on the Grade II Registered Historic Park of Sandleford Priory and the setting of the Grade I Listed Sandleford Priory.
• Impact upon the housing at the Riding School, and the Caravan Park.

Other recognised needs

Dwelling numbers

It would be possible to achieve 150 dwellings on the site (subject to a high standard of design), and still maintain the required amount of public open space. This would provide a net density of approximately 34 dwellings per hectare which reflects guidance in PPG3 (Housing).

Affordable housing

The Council would require a minimum of 45 affordable housing units (30% of the total development site), although this requirement may be increased at the application stage depending upon local housing need. Land necessary to provide the affordable housing shall be made available to a housing association at a cost reflecting administration, servicing the site and value of the land prior to achieving planning permission, or the dwellings built to the housing associations specifications by the developer.

Transport

Newbury station is about 2 km. away. The site is within walking distance of an hourly Monday - Saturday bus service to Newbury and Basingstoke.

There are no definitive rights of way adjacent to the site but great potential exists for new footpath/cycle links to Footpath 10 Greenham to the east, to Greenham Common and to Newbury town centre.

The development of this site shall be required to make provision for green transport measures.

Access

Access would be along Deadman's Lane for both sites. Improvement to Deadman's Lane will be essential to accommodate the increased traffic. The cumulative effect of this development along with other proposed developments in the vicinity needs to be assessed at the application stage, and an appropriate contribution made towards improvements to the A339.

Public Open Space

Assuming 150 dwellings, the development of this site should provide 1.6 ha. of public open space to meet the required standard (Local Plan Policy RL.1) for new housing development.

Visual intrusion/landscape features

The site(s) lie within the boundary of the Sandleford Priory Grade II Registered Historic Park. They also lie within the view of the Grade I Listed Sandleford Priory which stands centrally within the Park.

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Any development on this site needs to be sensitively and extensively landscaped in order to retrieve and enhance some of the features of the northern Priory grounds. The following landscape principles shall apply:

• To protect the adjacent Historic Parkland landscape from the residual effects of the new development.
• To ensure that new landscape proposals positively enhance the historic integrity of the Park and as far as possible adhere to the restoration of the Park as shown on the 1^st Ed OS Map of the area.
• To secure the protection and enhancement of key landscape features and to restore lost features of value.
• To ensure that new areas of planting contain plant species as originally used by 'Capability' Brown. A high percentage of native plant species should also be used to enhance the biodiversity value of the site.
• To protect and enhance the setting of all listed buildings and buildings of architectural merit.
• To ensure the designated public open space and non designated public open spaces (i.e. the space between buildings) offer a positive contribution to the environment and the community.
• To develop opportunities for access and recreation which do not compromise the historic integrity of the Park.
• To minimise the impact of lighting throughout the site and on adjacent areas.

The development of the Hounsell land shall be designed to make optimum use of the site's advantages, and leave generous space to landscape in depth to ensure the required softening effects, as well as allowing for more tailored landscaping towards the south and east up to the borders of adjoining development, and the rest of the Park. This shall reintroduce some of the lost character of the Historic Park.

The Rivar site shall provide the opportunity to enhance the southern aspects of the "gateway" to Newbury. The linked incorporation of the large eastern site into the retrieval of a remaining, neglected but relatively unchanged, part of the Historic Park offers a substantial gain in the Council's overall aims for this area.

There is a need to provide greater public access and there could be further gains with the opportunities to create new linking footpaths to other areas of the Park and the Common.

Design and layout

The development should be built to meet 'secure by design' standards. In addition, all paths should be designed so that they are well used and overlooked. Parking areas should not be designed in designated parking areas, but ideally located in view of the properties.

Development limits

The associated and integral landscaping and open space should be covered by designation under Policy ENV.31. There is no doubt that these spaces are vital to the achievement of the comprehensive future of this sensitive area. Their implementation and future management are essential to gain the most from the approach which accepts some development and the safeguarding and enhancement of the Historic Park and the setting of this part of Newbury. They should be recognised as special open spaces, and encompassed within the settlement boundary. This would then determine the boundary on the outward extent of the sites.

Water

The site includes a waste site and it is therefore likely to be contaminated. Appropriate site investigation should be carried out to determine the potential risk. Full protection should be given to the nearby Greenham and Crookham Commons SSSI. The Drayton's Gully is 600 metres away and any development should avoid any pollution of this watercourse.

This site has a source protection zone within it, therefore appropriate mitigation measures would need to be taken to ensure that no pollution occurs to groundwater resources.

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Local facilities

These sites are well-located in respect of local facilities, including schools and the proposed Newbury College, a wide range of shopping including major shops, community and recreational facilities, employment opportunities and public transport.

Need to consider the opportunity to improve community facilities in Greenham.

Education

The number of pupils likely to be generated - 42 primary; 27 secondary.

The closest primary school is Greenham Court. It does not have good pedestrian access at present. The development shall fund a pelican crossing to encourage journeys by foot. There is currently a shortage of places at Park House Secondary School, although extra provision is being made. St. Bartholomew's also has a shortage of places, which is forecast to rise over the next four years. The need for additional classroom provision shall be considered at the time of an application.

Required elements of the development

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Impacts

Development within AONBs

As the site is within the North Wessex Downs Area of Outstanding Natural Beauty, it is important that the development is designed to a high standard.

The southern part of the site, extending to about twenty acres, is a former brickworks now used as a depot for the storage and maintenance of construction plant. It is fairly level, and enclosed by heavily-treed land.

The northern part of the site is about thirty four acres and is a mixture of woodland and agricultural land. The land rises to Furze Hill, and then falls to the M4 motorway, which forms the northern boundary of the site.

In order to limit the impact of the development on the landscape, and the character of Hermitage village, the total number of dwellings to be provided on this site shall not exceed 165.

A detailed landscape impact assessment should be submitted with the planning application.

Access and highway safety

Consultants acting for the site owners have prepared a traffic impact study, and their report has been examined by the Highway Authority and by consultants acting for the Parish Council.

Vehicular access will be from the B4009 Hampstead Norreys Road, at the point where there is an existing access to the depot. The access should be amended to improve visibility, with some realignment of the B4009, which would have a 'calming' effect on traffic entering the village from the north.

Pedestrian access into the site should be provided from Chapel Lane, for ease of access for the prospective residents to and from community facilities in the village.

Off-site, the prospective developer accepts that the additional traffic that would be generated by the development would exacerbate existing capacity problems at the junction of Priors Court Road and the B4009. The developer should therefore improve that junction by constructing a mini-roundabout, with changes to kerb radii. This would have a 'calming' effect on traffic entering the village from the north.

There may be a need for further traffic calming through the village, which will be established by discussions between the developer and the highway authority. A traffic island with 'speed' camera just to the south of the access to the development site is under consideration.

Amount and location of affordable housing

There has been no recent survey of housing need in Hermitage, but a survey in 1990 found that thirteen households were in housing need at that time, and that thirty nine households would be seeking housing within five years. The housing waiting list indicates a housing need for Hermitage parish of twenty dwellings, of which ten would be for the elderly. The scheme should also contribute to meeting the needs of adjoining parishes such as Hampstead Norreys.

Consequently it is required that part of the site be allocated for affordable housing developed by a housing association. It is considered that the affordable housing should be located closest to village amenities at the southern end of the site.

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In order to maintain a similar level of employment to that currently provided by the existing depot, one hectare is to be set aside for up to 4,000 sq. metres of small industrial/office units.

The developer is to lay services to the land allocated for this purpose, which it is suggested should be close to the site entrance on the western side of the site.

A high standard of design will be required so as not to detrimentally affect the amenities of adjoining residents. Service yards should be well screened, with particular attention being given to improved landscaping between the employment development and new and existing Housing.

Provision of public open space

The open land to the north of the site entrance is suitable for laying out as playing fields; there is a shortage in Hermitage of formal open space for the playing of team games. The land available could satisfactorily accommodate two football pitches and a cricket square; drainage may need to be improved.

Changing rooms will need to be provided as part of the development, built in the style of a traditional pavilion. This should be the southern end of the site, with car parking adjacent.

An equipped children's play area should be provided adjacent to the changing rooms. All the above to be conveyed to the Parish Council with appropriate commuted sum for future maintenance. To the east of the proposed playing fields there is an extensive area of woodland, believed to be of significant ecological value. This woodland will need to be properly managed to maintain its amenity and ecological value. The developer will be required to prepare and implement a management plan, with a commuted sum payable to an appropriate conservation trust for future management.

At the southern end of the site, adjacent to the proposed housing, there are tree belts that need to be maintained with appropriate arrangements for future management.

Capacity of primary school

The Hermitage Primary School is at capacity, and the Education Authority forecast that this situation will continue.. This will require improved facilities at the school equivalent to the provision of one additional classroom. The form of improvements to be provided by the developer will be determined in consultation with the school and the Education Authority on submission of an application for permission and provided at a date to be agreed.

Amendment to settlement boundary

The depot is currently outside the settlement, as defined in the 1993 Newbury District Local Plan. It is proposed to amend the boundary, to include the proposed areas of housing and employment as shown on the attached map.

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Required elements of the development

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HUNGERFORD: thirty six dwellings; site north of the A4 at Eddington

Impacts

• Development within the AONB
• Rising ground with increasing visual prominence.
• Access off the A4.
• Government oil pipelines which cross the site from west to east on different alignments.
• Need to retain and enhance existing landscape features.

Other recognised needs

Affordable housing

The current Sovereign Housing Association waiting list (held on behalf of the Council) indicates a need for eighty houses principally in the two and three bedroom category. The Council will expect at least eleven affordable housing units (30 % of the total development size).

Visual intrusion/landscape features

The site rises steadily as you move north to the rear of the site, becoming increasingly visible from the A4 and across the valley. There are well established hedgerows to the front and east of the site and a prominent tree belt to the west on the boundary of the site and the rear of the properties in Eddington Hill. These landscape features should be retained, and where possible strengthened by additional landscape planting. Along the proposed rear boundary of the site there is a step in the slope which forms a logical break point. On the higher part of the development site there should be planted a tree belt to reinforce the development limits and to form a backdrop to the proposed housing.

A detailed landscape impact assessment should be submitted with the planning application.

Access

The access arrangements, should take the form of a T junction, designed to Department of Transport standards, onto the A4 from the eastern side of the site, so as to achieve adequate spacing between the new junction and the junction of the A4 with Eddington Hill.

Government oil pipe lines

These pipe lines cross the site in two places (approximate alignments shown on the site plan). In general no part of any building or structure should be within ten feet/three metres of these pipelines. The Agent for dealing with these pipelines on the Governments behalf is Serco Gulf Engineering (01865 378352). Any development on this site should not therefore be commenced until their agreement has been given in writing and the Council informed accordingly.

Public open space

The scheme should provide public open space to the required standard (see Local Plan policy RL1) for new housing development. In general location terms it would be better to provide this on the higher ground at the rear of the site and away from the A4. The oil pipe line safety zones could also be utilised as amenity space and for pedestrian access purposes. The public open space should be provided and maintained by the developers.

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Design and layout

The layout will be heavily influenced by the oil pipe line routes. The housing designs should reflect the qualities and character of the older parts of Eddington, while changing to a village design when moving eastwards along the A4 to adjoin the existing thatched cottage. This transition in design and character will need careful handling in architectural terms. A modern estate layout with standard house types is unlikely to provide a satisfactory solution. This site is on a main approach road into Hungerford and within the AONB which is further justification for having a quality scheme.

Development limits

The development limits are those shown on the site plan which forms part of this development statement.

Required elements of the development

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HUNGERFORD: fifty eight dwellings; site east of the Salisbury Road

IMPACTS

• Development within the AONB.
• Visual intrusion.
• The access arrangements.
• More traffic having to pass through the centre of Hungerford to gain access to the A4 and M4.
• Concern that this development might lead to further development to the south and on a much larger scale.
• Loss of existing landscape features.

Other recognised needs

Affordable Housing

The current Sovereign Housing Association waiting list (held on behalf of West Berkshire Council) indicates a need for eighty houses principally in the two and three bedroom category. In Hungerford the Council will expect to secure at least the provision of eighteen affordable dwellings (30 % of the total development size). The waiting list is, however, an understatement of the true level of local housing need. In addition to which Hungerford, given its size and character, is likely to be the focus of housing needs from the surrounding rural parishes.

Visual Intrusion

The site is prominently located on the urban edge within the AONB, therefore any development should seek to enhance the landscape qualities of the area. In this respect the outer edges of the site (the southern and western boundaries) will need extensive landscape treatment to soften and screen the impact of the development on the wider rural character and qualities of the AONB landscape. This should be approached as a fundamental requirement ideally needing the input of expert landscape advice. A detailed landscape impact assessment should be submitted with the planning application.

Future pressure for development to the South

To prevent any likelihood of development to the south the Council and Hungerford Town Council will require control of the southern landscape area together with an appropriate sum for its on-going maintenance. This provision should be outside of any private garden space and held as a protected landscape/buffer zone.

Access (vehicular and pedestrian)

The Highway Authority have stated and reaffirmed their view that access to this site should be taken from Lancaster Square and not directly from the A338 Salisbury Road. The developers and the Working Group would, however, prefer to access the private housing from the main road frontage. They have no objection to the affordable housing being serviced from the rear. The developers have appointed highway consultants to investigate this matter further with the Highway Authority. A footpath link across the site between Lancaster Square and the Salisbury Road is also a requirement of this development. If the main site access is taken from the Salisbury Road then substantive new landscape treatment on this frontage will be required (a new hedgerow and tree planting behind the sight lines).

Public Open Space provision

This development should meet the normal public open space requirements for new housing development whilst bearing in mind the need for substantive landscape treatment, the size of private garden areas within the development and the existing provision of public open space at the end of Priory Road. In these circumstances, it may be appropriate to seek improvements to the existing recreation ground rather than to provide another small area of public open space but this would be a matter for detailed negotiation.

[ page 169 ]

Type of housing

The site is located on an important road frontage into Hungerford and in this regard it is considered that larger dwelling houses would be more appropriate on this frontage.

Development Limits

The development limits are those shown on the site plan which forms part of this development statement.

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[ page 171 ]

[ page 172 ]

MORTIMER: one hundred and twenty dwellings

Impacts

Increased traffic

The prime concern of the community working party was the increased impact from traffic that would flow from the development. A comprehensive scheme of traffic measures is required throughout the village in order to mitigate the impact of this traffic.

Potential harm to the setting of Mortimer Hill

The setting of this grade II listed building must be protected, and if possible enhanced. This can best be done by providing an area of open land to the front of the property.

Effect on adjacent land uses

A poor development could cause unacceptable impacts on adjacent land uses, particularly on the residential amenities of the properties fronting Hammond's Heath.

Recognised needs

Affordable housing

Planning permission has been granted for twelve affordable houses, on a rural exceptions site in Windmill Road, Mortimer. Demand for these units was high with over thirty requests in the first few weeks. Housing association waiting lists contain thirty households for Mortimer parish. Earlier parish studies indicated that approximately seventy households were in need of affordable accommodation in the village. Clearly therefore demand in the parish is for at least thirty homes, probably more.

The need for a quality development

Local materials and building styles must be used. In addition the spatial and density standards need to reflect the Victorian village character of Mortimer.

Landscaping and tree planting

The site is generally well screened by existing woodland. The plan shows where additional planting is required. The desirability of enhancing existing planting should be investigated.

[ page 173 ]

Required elements of the development

[ page 174 ]

[ page 175 ]

[ page 176 ]

ENBORNE ROAD, NEWBURY: fifty five dwellings

Impacts

• The effects on the appearance and character of the Setting of Newbury.
• The site's location within the Newbury Battlefield designation.

Other recognised needs

Dwelling numbers

It would be possible to achieve 55 dwellings on the site (subject to a high standard of design), and still maintain the required amount of public open space. This would provide a net density of approximately 37 dwellings per hectare, which reflects guidance in PPG3 (Housing).

Affordable housing

The Council would require a minimum of 17 affordable housing units (30% of the total development size) although this requirement may be increased at the application stage depending upon local housing need. Land necessary to provide the affordable housing shall be made available to a housing association at a cost reflecting administration, servicing the site and value of the land prior to achieving planning permission, or the dwellings built to the housing associations specifications by the developer.

Transport

Newbury station is approximately 1.5 km away. The site is within walking distance of the bus service to Newbury and Thatcham.

The development should also consider the need for improvements to the footpath linking the site to the Canal towpath, and improvements to the existing cycleways in the area. There have already been improvements to the Canal towpath at the Town Centre.

The development of this site shall be required to make provision for green transport measures.

Public Open Space

Assuming 55 dwellings, the development of this site should provide 0.6 ha. of public open space to meet the required standard (Local Plan Policy RL.1) for new housing development.

Visual intrusion/landscape features

There will be some curtailment of rural outlook from the east, especially for the existing residents, but the site is flat and not particularly attractive. The retention of the intervening playing-field will soften any loss, and this shall be safeguarded as Important Open Space under Policy ENV.31.

A new landscaped border shall be created along the western boundary of the site, which would create a strong visual boundary to Newbury.

The following landscape principles shall apply:

• To respect the significance of the First Battle of Newbury.
• To protect the adjacent landscape from the residual effects of the new development.

[ page 177 ]

• To protect and enhance all landscape features of value.
• To ensure landscape detailing is rural in character.
• To predominantly use native plant species in order to enhance the biodiversity and landscape setting of the site.
• To ensure the designated public open space and non designated public open spaces (i.e. the space between the buildings) offer a positive contribution to the environment and the community.
• To ensure proposed new footpaths and cycleways within the development should not only provide links to existing PROW and informal footpaths within the vicinity, but be attractive and take advantage of the landscape features of value within the site. The rural character of existing PROW and non designated footpaths should also be protected.
• To minimise the impact of lighting throughout the site and on adjacent areas.

Design and layout

The development should be built to meet 'secure by design' standards. In addition, all paths should be designed so that they are well used and overlooked.

Parking areas should not be designed in designated parking areas, but ideally located in view of the properties.

Water

The River Kennet is 500 metres and the Kennet and Avon Canal is 370 metres away. The development should avoid any pollution of these watercourses.

Local facilities

The site is 1.5 km from the mainline station and less than 2 km from the Town Centre, which is favourable for the encouragement of cycling and walking as alternative means of transport.

Education

Number of pupils likely to be generated - 15 primary; 10 secondary.

The local primary schools are John Rankin Infant and John Rankin Junior Schools. Both schools are full and would find it difficult to accommodate extra pupils. The infant school will also need to accommodate any early years pupils generated.

Access to St. Bartholomew School is good, however this school is currently operating with a shortfall of places, and numbers are forecast to rise over the next four years.

This development shall be required to fund extra provision at both primary and secondary schools.

Archaeology

The site lies within the designated area of the Registered Battlefield of the Battle of Newbury, lying on the right flank of the line of deployment of the Royalist forces at the start of the battle. The site may contain human remains, in addition to distributions of battlefield debris, i.e. weaponry and shot, which could be important in terms of interpreting the battlefield as a whole. A full archaeological survey shall be conducted prior to any development of the site.

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Required elements of the development

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[ page 180 ]

MANOR PARK, NEWBURY: eighty dwellings

Impacts

• The Gap between Newbury and Cold Ash.
• Appearance and character on the setting of Newbury.
• The impact on the nearby Manor Lane footpath.

Other recognised needs

Dwelling numbers

It would be possible to achieve 80 dwellings on the site, subject to a high standard of design, and still maintain the required amount of public open space. This would provide a net density of approximately 31 dwellings per hectare which reflects government guidance in PPG3 (Housing).

Affordable housing

The Council would require a minimum of 24 affordable housing units (30% of the total development size) although this requirement may be increased at the application stage depending upon local housing need. Land necessary to provide the affordable housing shall be made available to a housing association at a cost reflecting administration, servicing the site and value of the land prior to achieving planning permission, or the dwellings built to the housing associations specifications by the developer.

Transport

Newbury station is approximately 3 km. away. Frequent bus services to Newbury and Thatcham are about 0.5 km. away.

There would need to be a financial contribution towards improved cycleway provision to facilitate access especially to employment areas and Newbury railway station.

The development would need to fund traffic-calming and safety measures to minimise any traffic implications for existing residents of Waller Drive.

Manor Lane which runs to the east of the proposed site is a public footpath. There should be no vehicular access onto the footpath. There is the potential for new footpath/cycle links to be created.

The development of this site shall be required to make provision for green transport measures.

Access

Access would be from Phase 4 of Manor Park (Yates Copse).

Public Open Space/Development Limits

The remainder of the 5.5 ha. site (excluding the 2.6 ha. site developed for housing) would be public open space and buffer planting. The development of this site should provide a minimum of 0.9 ha. of public open space to meet the required standard (Local Plan Policy RL.1) for new housing development. The open space would then be included within the settlement boundary formally allocated as Important Open Space under Policy ENV.31.

[ page 181 ]

Visual intrusion/landscape features

The visual impact of this development is likely to be significant due to the topography of the land.

Yates Copse is a Wildlife Heritage Site (W.H.S.). A survey of the W.H.S. will be required, and the developer would need to prepare a Long Term Management Plan for the site.

The following landscape principles shall apply:

• To provide a sympathetic development to fit in with the natural topography of the site.
• To protect the adjacent landscape from the residual effects of the new development.
• To protect and enhance all landscape features of value.
• To predominantly use native plant species in order to enhance the biodiversity and landscape setting of the site.
• To protect sites of nature conservation interest within and adjacent to the site
• To ensure the designated public open space and non designated public open spaces (i.e. the space between the buildings) offer a positive contribution to the environment and the community.
• To ensure proposed new footpaths and cycleways within the development should not only provide links to existing PROW and informal footpaths within the vicinity, but be attractive and take advantage of the landscape features of value within the site. The rural character of existing PROW and non-designated footpaths should also be protected.
• To minimise the impact of lighting throughout the site and on adjacent areas.

Design and layout

Due to the topography of the site all housing development shall be below the 105 metre contour.

The development shall be built to meet 'secure by design' standards. In addition, all paths shall be designed so that they are well used and overlooked.

Parking areas shall not be designed in designated parking areas, but ideally located in view of the properties.

Water

This site has a source protection zone within it, therefore appropriate mitigation measures shall need to be taken to ensure that no pollution occurs to groundwater resources.

Local facilities

This is a reasonably sustainable location in relation to an established settlement and local facilities. These include schools, shops, community hall and recreation facilities, employment opportunities and public transport, as well as the future hospital.

Education

Number of pupils likely to be generated - 22 primary; 14 secondary. Fir Tree Primary school had 22 surplus places in January 2000. The site is in the Trinity Secondary School catchment area. The precise education requirements shall be calculated at the time of an application.

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[ page 183 ]

[ page 184 ]

PARK HOUSE SCHOOL, NEWBURY: seventy dwellings

Impacts

• The need to provide for replacement playing-fields.
• The relationship to potential improvements for the School and for road safety?

Other recognised needs

Dwelling numbers

It would be possible to achieve 70 dwellings on the site (subject to a high standard of design), and still maintain the required amount of public open space. This would provide a net density of approximately 35.0 dwellings per hectare which reflects guidance in PPG3 (Housing).

Affordable housing

The Council would expect 21 affordable housing units (30% of the total development site), although this requirement may be increased at the application stage depending upon local housing need. Land necessary to provide the affordable housing shall be made available to a housing association at a cost reflecting administration, servicing the site and value of the land prior to achieving planning permission, or the dwellings built to the housing association's specifications by the developer.

Transport

Newbury railway station is approximately 2 km. away. Within easy walking distance of the site is a frequent bus service to Newbury and Thatcham.

There are no definitive rights of way in or around the site although a pedestrian route to the south to link with Footpath 9 (Greenham) and cycle links into the town centre shall be considered.

The development of this site shall be required to make provision for green transport measures.

Access

The school has acknowledged problems with on-site parking and the existing access onto Andover Road (A343). These also act as constraints on needed additional parking and on the School's future expansion and improvements. The development of this land, with access to Monk's Lane, could overcome these two problems with increased safety, and possibly provide for educational improvements. There could also be benefits for the traffic conflicts in Warren Road.

The cumulative effect of this development along with other proposed developments in the vicinity needs to be assessed at the application stage, and an appropriate contribution made towards improvements to the A339.

Public Open Space

Assuming 70 dwellings, the development of this site should provide 0.7 ha. of public open space to meet the required standard (Local Plan Policy RL.1) for new housing development.

[ page 185 ]

Playing fields

The development of the existing school playing fields is only acceptable if equivalent or better playing fields (both in terms of area and quality) can be provided in the immediate vicinity. This could also be used to make up some of the current deficiency in overall playing field area, and seek enhancement of existing facilities.

Visual intrusion/landscape features

The following landscape principles shall apply:

• To protect the adjacent landscape from the residual effects of the new development.
• To protect adjacent residential areas from intrusive elements of the new development.
• To protect and enhance all landscape features of value.
• To ensure landscape detailing is rural in character.
• To predominantly use native plant species in order to enhance the biodiversity and landscape setting of the site.
• To ensure the designated public open space and non designated public open spaces (i.e. the space between the buildings) offer a positive contribution to the environment and the community.
• To ensure proposed new footpaths and cycleways within the development should not only provide links to existing PROW and informal footpaths within the vicinity, but be attractive and take advantage of the landscape features of value within the site. The rural character of existing PROW and non-designated footpaths should also be protected.
• To minimise the impact of lighting throughout the site and on adjacent areas.

Design and layout

The development should be built to meet 'secure by design' standards. In addition, all paths should be designed so that they are well used and overlooked.

Parking areas should not be designed in designated parking areas, but ideally located in view of the properties.

Development limits

If the new playing fields are included within a new settlement boundary, then they shall be protected as Important Open Space under Policy ENV.31.

Water

This site has a source protection zone within it, therefore appropriate mitigation measures would need to be taken to ensure that no pollution occurs to groundwater resources.

Local facilities

This site is in a highly sustainable location, well located for facilities and public transport routes.

Education

Number of pupils likely to be generated - 17 primary; 13 secondary. The closest primary school is Falkland. Secondary school education would be at Park House School, although parental choice may mean that they could also attend St. Bartholomew's or Trinity Schools.

[ page 186 ]

Required elements of the development

[ page 187 ]

[ page 188 ]

BASINGSTOKE ROAD/MILL LANE, ALDERMASTON WHARF: sixty dwellings

Impacts

• Adverse affect on the Conservation Area, the character of the surrounding rural area especially the ASLI and the public footpath.
• The effect on the hydrology of the area and the adjacent SSSI.

Other recognised needs

Dwelling numbers

It would be possible to achieve 60 dwellings on the site (subject to a high standard of design), and still maintain the required amount of public open space. This would provide a net density of approximately 36 dwellings per hectare which reflects government guidance in PPG3 (Housing).

Affordable housing

The Council would require a minimum of 18 affordable housing units (30% of the total development size) although this requirement may be increased at the application stage depending upon local housing need. Land necessary to provide the affordable housing shall be made available to a housing association at a cost reflecting administration, servicing the site and value of the land prior to achieving planning permission, or the dwellings built to the housing association's specifications by the developer.

Transport

The site is well located for good public transport services by train and bus, with easy access to Reading, Theale, Thatcham and Newbury. There are planned improvements in cycle-routes, including the Canal towpath, which is part of the proposed National Cycle Route Network.

A safe crossing is needed to provide access to the railway station from the new development.

Footpath 1 Padworth (Mill Lane) runs immediately alongside the north-eastern boundary of the site. There shall be no vehicular access onto the footpath although a footpath/cycle link would be of benefit and the upgrading of part of the footpath to a cycleway track should be considered. There is a need to consider the opportunity to link with the cycleway on the canal towpath.

The development of this site would be expected to make a financial contribution towards green transport measures including improved cycleways and the provision for school transport.

Access

Access shall take the form of either a ghost island or simple T junction onto the A340 Basingstoke Road.

The development shall fund improvements to the Canal bridge. Improvements to the railway bridge will be considered at the application stage.

It may be necessary to reduce the speed of vehicles along the A340.

[ page 189 ]

Assuming 60 dwellings, the development of this site should provide 0.47 ha. of public open space to meet the required standard (Local Plan Policy RL.1) for new housing development. The location of this area of public open space needs to be well related to the existing area of public open space provided as a result of the Persimmon Homes development. This area would be protected as Important Open Space under Policy ENV.31.

However, it may be more appropriate to require less than the maximum public open space but require alternative and equivalent community facilities. Firstly, the development should provide a commuted sum for the management of the existing public open space provided by the Persimmon development, along with the provision of facilities for children's play equipment and equipment for teenagers, some low key sporting facility and a nature/ecological area. Secondly, the development should provide for the creation of a village shop. (this is covered in more detail later in this statement)

Visual intrusion/landscape features

The existing trees on the southern edge of the Conservation Area should be protected, and the various uses (e.g. the children's play area) should be located to ensure minimal effect upon the Conservation Area.

A careful design approach is needed to minimise the effect upon Footpath 1 Padworth (Mill Lane) including the retention of the existing mature hedgerow with enhanced native planting to screen the new development from the footpath.

Similarly, the views of the site from the south should be relieved with retention and reinforcement of the hedges, and sensitive landscaping.

The following landscape principles shall apply:

• To protect the adjacent landscape from the residual effects of the new development.
• To protect and enhance all landscape features of value.
• To ensure landscape detailing is rural in character.
• To predominantly use native plant species in order to enhance the biodiversity and landscape setting of the site.
• To protect sites of nature conservation value within and adjacent to the site
• To ensure the designated public open space and non designated public open spaces (i.e. the space between the buildings) offer a positive contribution to the environment and the community.
• To ensure proposed new footpaths and cycleways within the development should not only provide links to existing PROW and informal footpaths within the vicinity, but also be attractive and take advantage of the landscape features of value within the site. The rural character of existing PROW and non-designated footpaths should also be protected.
• To minimise the impact of lighting throughout the site and on adjacent areas.

Design and layout

The development would touch the corner of the Conservation Area and the south-western extremity of the village by the public house. This development shall help to consolidate a much-needed nucleus for the settlement, relating to the Conservation Area, the Canal and the development on the former Stirling Cables site.

The residential areas shall include a mix of dwellings including terraced houses to reflect the Mill Lane properties.

The development should be built to meet 'secure by design' standards. In addition, all paths should be designed so that they are well used and overlooked.

Parking areas should not be designed in designated parking areas, but ideally located in view of the properties.

[ page 190 ]

Development limits

The new open space to the north of the site (which is under control of the Council) would be allocated as Important Open Space under Policy ENV.31.

Water

As part of the site is likely to fall within the 1000 year floodplain, a flood risk assessment has been prepared. An assessment should also accompany any planning application for the site and should be updated and extended to cover precautionary mitigation measures needed to address the residual flood risk identified in the initial report. The assessment should be in the form of an independent report prepared in consultation with the Environment Agency and must conform with the guidance in Appendix F of PPG25.

The Council will not allow any housing to be built within the area likely to flood. Full protection should be given to the nearby SSSI and Padworth Lock cut and Aldermaston Lock cut.

This site has a source protection zone within it, therefore appropriate mitigation measures would need to be taken to ensure that no pollution occurs to groundwater resources, and this needs to be agreed at the application stage.

Environmental Impact Statement

An Environmental Impact Statement would be required to accompany a planning application on this site to assess, amongst other matters, the impact upon the Aldermaston Gravel Pits SSSI

Local facilities

There are local deficiencies in shops, schools and other community facilities. As a minimum the development should provide a shop building in a prominent road side position. The shop would be rented out at a discounted rent of 50% of the open market value (OMV) for the first five years, following which a market rent could be charged. The shop should be used as a convenience store/grocer/post office. A flat should be constructed over the shop, built so that it can either be rented with the shop, or separately. This would be covered by a S.106 Planning Obligation.

Education

The closest primary school is at Woolhampton which is almost full. Therefore the development will have an impact upon this school, and the development shall be required to fund an extra classroom, subject to evaluation at the planning application stage.

There is a shortfall of secondary school places at the Kennet School; the development will have an impact upon this school. Similarly, the development shall be required to fund an extra classroom, subject to evaluation at the planning application stage.

The need for school transport is referred to above.

Archaeology

Further work may be necessary in the form of an archaeological evaluation before a planning application is determined.

[ page 191 ]

Required elements of the development

[ page 192 ]

[ page 193 ]

[ page 194 ]

Impacts

• Potential impact upon the AONB.
• Need to take account of proximity to school playground.
• Impact of additional traffic on Long Lane.

Other recognised needs

Dwelling numbers

It would be possible to achieve 95 dwellings on the site subject to a high standard of design, and still maintain the required amount of public open space. This would provide a net density of approximately 35 dwellings per hectare which reflects guidance in PPG3 (Housing).

Affordable housing

The Council would require a minimum of 29 affordable housing units (30% of the total development site) although this requirement may be increased at the application stage depending upon local housing need. Land necessary to provide the affordable housing shall be made available to a housing association at a cost reflecting administration, servicing the site and value of the land prior to achieving planning permission, or the dwellings built to the housing associations specifications by the developer.

Transport

Tilehurst station is approximately 2 km. away. The development should fund improvements to the bus service to this station.

The site is within walking distance of a Monday to Saturday half hourly service to Reading and hourly on Sunday.

There are no definitive rights of way within the boundaries of the site but potential shall be explored for new pedestrian and cycle links to be created. A link to Footpath 10 Purley to the west should be considered.

The development of this site shall be required to make provision for green transport measures.

Access

The speed limit along Long Lane has been reduced from 40 mph to 30 mph. Traffic calming measures have been introduced which appear to be influencing vehicles speeds. A "T" junction would be acceptable to serve the proposed development.

Public Open Space

Assuming 95 dwellings, the development of this site should provide 1.1 ha. of public open space to meet the required standard (Local Plan Policy RL.1) for new housing development.

The Denefield School playing fields will be designated as Important Open Space and protected under Policy ENV.31.

[ page 195 ]

Visual intrusion/landscape features

There would be changes to the appearance from Long Lane, especially with the new access. However, with careful treatment and high quality design, together with the retention of existing trees and new landscaping, this under-used land could contribute an attractive and still sensitive development, with little impact eastward or westwards.

From the AONB, the development would be well contained and screened, and the existing vegetation could be strengthened. The landform to the immediate west of the site already assists this protection. Views from the AONB are therefore very limited. From the public footpaths the existing long, robust tree and hedge feature which marks the western boundary, together with the distances involved, would generally screen development from the west, and preserve the rural feel and character of the AONB. The trees within the site and along the playing-fields' western boundary reinforce this feature, and enhance the softening effects. Development should also be largely screened from the east by the existing houses and the retention of most of the existing trees.

The following landscape principles shall apply:

• To protect the adjacent landscape from the residual effects of the new development.
• To protect adjacent residential areas from intrusive elements of the new development.
• To protect and enhance all landscape features of value.
• To predominantly use native plant species in order to enhance the biodiversity and landscape setting of the site.
• To ensure the designated public open space and non designated public open spaces (i.e. the space between the buildings) offer a positive contribution to the environment and the community.
• To ensure proposed new footpaths and cycleways within the development should not only provide links to existing PROW and informal footpaths within the vicinity, but be attractive and take advantage of the landscape features of value within the site. The rural character of existing PROW and non designated footpaths should also be protected.
• To minimise the impact of lighting throughout the site and on adjacent areas.

Design and layout

Layout needs to ensure satisfactory relationship to allow for operational needs of the school, and the amenity of the neighbouring properties.

The development should be built to meet 'secure by design' standards. In addition, all paths should be designed so that they are well used and overlooked.

Parking areas should not be designed in designated parking areas, but ideally located in view of the properties.

Water

This site is 60 metres from a source protection zone, therefore appropriate mitigation measures need to be taken to ensure that no pollution occurs to groundwater resources.

Local facilities

The site is generally well located in respect of local facilities and services, including bus routes. It is also reasonably well-located for railway-services and a range of major employment opportunities in Reading, and beyond. There is a need for an improved cycleway network.

Education

Number of pupils likely to be generated - 17 primary; 17 secondary.

The development would have a significant effect upon Long Lane Primary School. The development shall fund one extra classroom.

[ page 196 ]

Denefield Secondary School is also full and extra pupils would put pressure on existing resources. Due to the proximity of the playing field to the development, secure screening and fencing will be required to ensure the security of the school.

Required elements of the development

[ page 197 ]

[ page 198 ]

STOCKCROSS: nine elderly person (affordable) dwellings

A site suitable for single storey elderly persons (two bed) dwellings with disabled access facilities and private garden space. This site is well placed in terms of access to local services and is tucked away while being well related to the edge of the village. There is the opportunity for pedestrian access on to the adjacent lane with a new vehicular access through site B to the B4000.

Impacts

• Visual intrusion.
• Protecting the setting of the village.
• Access and traffic speeds on the B4000 through the village.
• Development to respect and maintain the special 'Estate' character of Stockcross.
• Preventing the further spread of development by utilising a site well related to the existing village edge.

Other recognised needs

Site selection

The chosen site lies to the east of the village south of the B4000. The site is well related to the core of the village and is accessible to local services.

Affordable housing

The Working Party consider the primary need is for elderly persons dwellings and this is the preferred development for the site . They also consider that to relocate elderly tenants of the estate into this accommodation would free up existing larger family housing. If this is to be achieved then the agreement of Sutton Estates would be required to 'fair rent' any existing estate housing that is released by this process and to accept the nomination of new non-estate tenants.

Access/Highway Arrangements

The access and highway arrangements will need the approval of the Highway Authority and should be linked to other traffic calming and speed control measures through the village on the B4000. The Working Group would also welcome the provision of one or more speed cameras.

General Design Statement

The village of Stockcross has an 'estate' character and a unique sense of place. This is apparent in both the internal and external views of the village. These essential features can be broadly divided into two groups, namely: spatial standards and the design and detailing of the houses.

[ page 199 ]

Required elements of the development

[ page 200 ]

[ page 201 ]

[ page 202 ]

LAND ADJACENT TO BENHAM'S FARM, BURGHFIELD: eighty dwellings

Impacts

• The effects on the character of the area and on the intervening bridleway.

Other recognised needs

Dwelling numbers

It would be possible to achieve 80 dwellings on the site subject to a high standard of design, and still maintain the required amount of public open space. This would provide a net density of approximately 36 dwellings per hectare which reflects guidance in PPG3 (Housing).

Affordable housing

The Council would require a minimum of 24 affordable housing units (30% of the total development size), although this requirement may be increased at the application stage depending upon local housing need. Land necessary to provide the affordable housing shall be made available to a housing association at a cost reflecting administration, servicing the site and value of the land prior to achieving planning permission, or the dwellings built to the housing associations specifications by the developer.

Transport

The site is within walking distance of the bus services to Tadley, Mortimer and Reading.

The development of this site shall be required to make provision for green transport measures.

Bridleway 4 Sulhampstead runs immediately alongside the northern boundary of the site. There shall be no vehicular access onto the bridleway. Improvements to the junction of the bridleway and the metalled road are needed and traffic calming should be introduced in view of the increase in vehicular movements along the road.

Access

A full Transport Assessment will be required with this development to fully assess the impacts on the junction of Hollybush Lane and Reading Road. The developer shall be required to fund any necessary improvements.

The development will be expected to fund effective traffic calming along Hollybush Lane, especially in the vicinity of the schools.

Public Open Space

The development of this site should provide 0.9 ha. of public open space to meet the required standard (Local Plan Policy RL.1) for new housing development. This should be provided in Site A where there is less potential for housing development due to the topography and the need to screen the development from the more vulnerable road frontage. This land would be included within the settlement boundary and allocated as Important Open Space under Policy ENV.31.

[ page 203 ]

Visual intrusion/landscape features

The topography, vegetation and stream to the north and west of Site A offer a distinct natural break, however this should be strengthened with landscaping and the area of public open space.

To the west of Site B there should be a distinct woodland screen as an integral part of the development, which should relate to the character of the adjoining countryside, and help to soften the current urban edge.

Native planting would be required to screen the new buildings from Bridleway 4 Sulhampstead which runs immediately alongside the northern boundary of Site B.

The following landscape principles shall apply:

• To protect the adjacent landscape from the residual effects of the new development.
• To protect and enhance all landscape features of value.
• To ensure landscape detailing is rural in character.
• To predominantly use native plant species in order to enhance the biodiversity and landscape setting of the site.
• To protect sites of nature conservation value within and adjacent to the site.
• To ensure the designated public open space and non designated public open spaces (i.e. the space between the buildings) offer a positive contribution to the environment and the community.
• To ensure proposed new footpaths and cycleways within the development should not only provide links to existing PROW and informal footpaths within the vicinity, but be attractive and take advantage of the landscape features of value within the site. The rural character of existing PROW and non designated footpaths should also be protected.
• To minimise the impact of lighting throughout the site and on adjacent areas.

Design and layout

Bridleway 4 Sulhampstead passes through Benham's Farm, and is the only recreational path to the west (and the north) in this area. The design and layout of this housing, together with the landscaping should minimise the impact upon the bridleway.

The development should be built to meet 'secure by design' standards. In addition, all paths should be designed so that they are well used and overlooked.

Parking areas should not be designed in designated parking areas, but ideally located in view of the properties.

Development limits

The settlement boundary shall be amended to include Sites A and B and the intervening houses within the settlement boundary.

Water

The stream to the west of Site A should be protected from pollution as it flows into Omas Copse which is a Wildlife Heritage Site (W.H.S.).

This site has a source protection zone within it, therefore appropriate mitigation measures would need to be taken to ensure that no pollution occurs to groundwater resources.

Local facilities

Burghfield Common contains a range of facilities and services "which would be of benefit and would themselves benefit from the provision of further development". The two sites are well-located for schools, local shops, community and recreational facilities.

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Education

Number of pupils likely to be generated - 22 primary; 14 secondary.

The closest primary schools are Mrs Bland's Infant School and Garlands Junior School which are both full. The development shall be required to fund an extra classroom.

The secondary school is Willink, where currently there are a few surplus places, however forecasts show a shortage of places by 2002. At the application stage the education requirements will need to be re-assessed to see if the development will need to fund further secondary school provision.

Archaeological

There are no recorded archaeological features within Site A. A sub-rectangular enclosure has been identified from aerial photography as being situated immediately south of Site B. It appears likely that this feature extends into the southerly corner of Site B. Prior to the determination of an application on Site B there needs to be an archaeological evaluation to examine the enclosure and if possible identify its extent, date, function and importance.

Required elements of the development

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NORTH WEST THATCHAM: fifty five dwellings

Impacts

• Effects on the character and appearance of the designated Gaps between Newbury and Thatcham, Newbury and Cold Ash, and Thatcham and Cold Ash, particularly in the light of the new Northern Relief Road.
• Effects on public footpaths.

Other recognised needs

Dwelling numbers

It would be possible to achieve 55 dwellings on the site (subject to a high standard of design), and still maintain the required amount of public open space. This would provide a net density of approximately 37 dwellings per hectare which reflects guidance in PPG3 (Housing).

Affordable housing

The Council would require a minimum of 17 affordable housing units (30% of the total development site) although this requirement may be increased at the application stage depending upon local housing need. Land necessary to provide the affordable housing shall be made available to a housing association at a cost reflecting administration, servicing the site and value of the land prior to achieving planning permission, or the dwellings built to the housing associations specifications by the developer.

Transport

Thatcham Railway Station is approximately 3.7 km. away.

The development would need to provide improvements to the local cycle network, and improvements to the existing public transport. Footpath 4 - Cold Ash runs through the site. Careful design is needed.

The development of this site shall be required to make provision for green transport measures.

Public Open Space

Assuming 55 dwellings, the development of this site should provide 0.6 ha. of public open space to meet the required standard (Local Plan Policy RL.1) for new housing development. Alternatively it may be appropriate to make a contribution to improvements at Henwick Fields.

Land to the south of the site would be included within the settlement boundary, and included as Important Open Space under Policy ENV.31.

Visual intrusion/landscape features

With sensitive design and implementation, the development would fit in with adjoining housing to the south and east, and merge with the sporadic houses on the north side of Bowling Green Road and to the immediate north-east around Henwick Close. This shall be assisted by further landscaping on the opposite side of the road.

The development would detract from the attraction of both footpaths (4 and 10) as rural footways close to the urban area. The particular lengths most affected would require enhanced screening to reduce the impact of development.

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The following landscape principles shall apply:

• To protect the adjacent landscape from the residual effects of the new development.
• To protect and enhance all landscape features of value.
• To ensure landscape detailing is rural in character.
• To predominantly use native plant species in order to enhance the biodiversity and landscape setting of the site.
• To ensure the designated public open space and non designated public open spaces (i.e. the space between the buildings) offer a positive contribution to the environment and the community.
• To ensure proposed new footpaths and cycleways within the development should not only provide links to existing PROW and informal footpaths within the vicinity, but be attractive and take advantage of the landscape features of value within the site. The rural character of existing PROW and non designated footpaths should also be protected.
• To minimise the impact of lighting throughout the site and on adjacent areas.

Design and layout

The development should be built to meet 'secure by design' standards. In addition, all paths should be designed so that they are well used and overlooked.

Parking areas should not be designed in designated parking areas, but ideally located in view of the properties.

Development limits

The site would be deleted from the gap and included within the settlement boundary.

Water

This site has a source protection zone within it, therefore appropriate mitigation measures would need to be taken to ensure that no pollution occurs to groundwater resources.

Local facilities

The site is well-located for schools, shops, recreational facilities, employment opportunities and public transport. This location could offer a choice of means of travel, and therefore help to minimise the need to travel by car.

Education

Number of pupils likely to be generated - 15 primary; 10 secondary.

Whitelands Primary School should be able to accommodate the extra pupils, but there will be a pressure on resources. Secondary schooling would be at Kennet School and Trinity School. This would add pressure on Kennet School. This development would need to be considered along with the other proposed residential developments in Thatcham to consider the overall educational provision in Thatcham.

At the application stage the education requirements will need to be re-assessed to see if the development would need to fund additional provision.

Archaeology

There is a track or road, identified from the aerial photographs as a mark in the crop, running through the most westerly portion of the development site. It will be necessary to clarify whether the road does cross the western portion of the site as it could represent a road associated with the Roman settlement at Thatcham.

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Required elements of the development

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