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INTRODUC TION0101ARBORFIELD GARRISON LANDOWNER ’S CONSOR TIUM
PRE-APPLICATION CONSULTATION
your feedback
your feedback
new green space
s
new green space
s
a new com
mu
nity
a new com
mu
nity
www.gvagrimley.co.uk/consultarborfi eld
YOUR VIE WS COUNT
We would welcome any comments
that you have on our proposals
and will take them all into account
before submitting planning
applications on our site.
Please feel free to ask the
Consortium’s representatives any
questions that you have about the
proposals.
Please take a few minutes to
complete and return the feedback
form provided.
POST OR EMAIL:
Comments can also be sent by post or
email to the following addresses:
Arborfi eld Garrison Consultation,
c/o Sarah Jones,
Assistant Estates Surveyor (London),
Defence Estates Operations South,
First Floor, Zone D, St George’s Court,
2-12 Bloomsbury Way,
London, WC1A 2SH.
consult.arborfi [email protected]
The content of this exhibition can also
be viewed at the following website:
www.gvagrimley.co.uk/consultarborfi eld
Your comments should be submitted by no later than Friday 14th
January 2011. Contact details are on the ‘Feedback Form’ and shown
on the Feedback Board.
WELCOME
The Arborfi eld Garrison Landowners
Consortium, which relates to land at the
Garrison, Dovecote Nursery and part of
Westwood Farm, wants your feedback…
Welcome to this consultation by the
Consortium which is a key component in the
development of the wider Arborfi eld Garrison
Strategic Development Location (AG SDL).
Since the Core Strategy Examination in April
2009, the Consortium has been working up
proposals for the development of around
165 hectares in the central and northern part
of AG SDL for new mixed use residential led
development, designed in accordance with
best practice in sustainable development.
This exhibition invites you to comment
on the Consortium’s plans and related
development principles which will guide the
future sustainable development of the site.
The Consortium’s proposals include:
around 2,000 homes, •
a new district centre, •
a new neighbourhood centre,•
a new secondary and primary school, •
new streets, and•
green spaces/sports pitches.•
the moatthe moat
THE SITE & ITS HISTORY02 02
the scheduled sta
bles
the scheduled sta
bles
the water tower
the water tower
THE SITE
The Consortium’s application site is approximately 165
hectares and consists of two main areas:
1) Arborfi eld Garrison is located in the north and centre
of the application site and includes a number
of military educational buildings and ancillary
recreational and social facilities.
2) The southern area of the site is semi-improved
pasture surrounding West Court.
West Court itself and land immediately adjacent are
not included in the planning application boundary and
separate proposals will come forward at a later stage.
Existing Ministry of Defence (MoD) married quarters
to the north and centre are also excluded from the
application proposals as these will continue in residential
use.
Also excluded from the Consortium’s planning application
is land to the south of the SDL. This land (around 100+
hectares) is under diff erent ownership and will form the
subject of a separate planning application in 2011.
GARRISON HISTORY
The Garrison began life in 1911 as the Remount Depot
which was tasked with supplying horses to the military
for both operational and ceremonial tasks. By 1939 the
site had been transformed into the Army Technical School
(Boys), taking the name ‘Arborfi eld Garrison’. It is currently
a training base for the Corps of the Royal Electrical
and Mechanical Engineers and also the location of the
Regimental Headquarters.
Following a review of the MOD’s future requirements,
Arborfi eld Garrison is due for closure in 2015 although
Rowcroft Barracks (around 45 hectares) is already partly
vacant.
www.gvagrimley.co.uk/consultarborfi eld
Application SiteBoundary
ARBORFIELD GARRISON LANDOWNER ’S CONSOR TIUM
PRE-APPLICATION CONSULTATION
Langley Com
mon R
oad
Reading Football Club
Married Offi cers Quarters
Biggs Lane
Hogwood Lane Industrial Estate
A32
7
A3
27
NIne Mile Ride
West Court
Park
Lan
e
Shee
rlan
ds
Ro
ad
OPPORTUNITIES & CONSTR AINTS03 03 THE OPPORTUNITIES
The plan summarises the key opportunities
and constraints on the site.
Re-develop a signifi cant •
amount of previously developed
brownfi eld land.
Retain and integrate existing •
landscape features including trees,
water courses, ecological and
topographical elements.
• Enhance and deliver a movement network
that uses existing streets and footpaths
to create appropriate publicly accessible
routes and streets.
Retain a number of buildings to include •
the church, community centre, Stables
and the Moat.
THE CONSTR AINTS
As well as the opportunities, the plans
must address the important constraints on
development. Some of these are highlighted
below:
An aviation fuel pipeline crosses the site to •
the West.
High voltage electricity power lines cross •
the western edge of the site near the
A327.
Two scheduled ancient monuments •
within the site (the Stables and the
Moat) must be protected.Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. Entec UK Ltd. AL100001776.
www.gvagrimley.co.uk/consultarborfi eld
Site Features
Vegetation, Hedgerow / Trees
Water course / Water / Drainage ditch
Contours (at 1m intervals)
Existing building of note
Existing road (to be retained)
Public Footway
Sports pitches
Ecology
Significant Vegetation
Pond screened, with no potential for Great Crested Newts (CGN)
Pond screened, with potential for Great Crested Newts (CGN) subject to further survey work
Grassland peripheries with potential for reptiles
Archaeology and Cultural Heritage
Scheduled Ancient Monument
Listed Building (Grade II)
Archaeological Priority Area
Known undesignated features(subject to further survey work)
Suggested location for detailed survey
Services and Drainage
High level electricity pylon
Low level HV & LV line
Aviation oil pipeline (6m wayleave)
NB: Location of services, substations & transformers to Garrison currently unknown
Flooding
Fluvial flood risk zone II, Flood(1 in 100 - 1 in 1000 annual probability)
ARBORFIELD GARRISON LANDOWNER ’S CONSOR TIUM
PRE-APPLICATION CONSULTATION
Application SiteBoundary
Applicant’s other land interest
WOKINGHAM BC ’S CORE
Policy CP18 and Appendix 7 of the WBC’s
adopted Core Strategy (2010) identifi es
an area around Arborfi eld Garrison as a
Strategic Development Location (SDL) for the
development of a sustainable, well-designed
mixed use development to be delivered by
2026.
The whole SDL is proposed to accommodate
around 3,500 homes. In commenting on
the capacity of this SDL, the Core Strategy
Inspector’s report noted that
Core Strategy Policy CP18 and Appendix
7 lists out the land-uses required to be
delivered in this SDL and appropriate
infrastructure to support new housing, which
includes new schools, streets, green spaces,
community facilities, employment and a new
district centre.
WOKINGHAM BC’S SPDS
WBC is currently preparing a Supplementary
Planning Document (SPD) relating to this
SDL and has adopted SPDs on infrastructure
delivery/contributions matters and
sustainable construction. These documents
seek to provide more detailed guidance
regarding how this SDL should be developed.
PLANNING POLICY
WOKINGHAM BC ’S CORE
04 04 STR ATEGY
www.gvagrimley.co.uk/consultarborfi eld
“a guideline fi gure of 3,500 should be
retained, but some fl exibility could be
aff orded by reasoning this as a minimum,
to allow scope to make the best use
of the land without compromising
environmental objectives.”
LANGLEY COMMON ROAD
PARK LANE
PARK LANE
COMMONFIELD LANE
A327 (READING ROAD)
NINE MILE RI
DE
A327 (READING ROAD)
SDL Boundary
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. Entec UK Ltd. AL100001776.
ARBORFIELD GARRISON LANDOWNER ’S CONSOR TIUM
PRE-APPLICATION CONSULTATION
EXISTING OIL PIPELINE
NC
SCHOOL
PRIMARY
SCHOOL(indicative)
COMM
LANGLEY COMMON ROAD
PARK LANE
PARK LANE
PARK LANE
COMMONFIELD
LANE
SHEERLANDS ROAD
A327 (READING ROAD)
BIGGS LANE
NINE MILE
RIDE
INDICATIVE
ROUTE OF
NMRE
(1500 homes 43ha, indicative areas)
(29ha SANG for 1500 homes, indicative areas)
Reading Football Club
Existingemployment
Indicative areas
NUFFIELD ROADA327 (READING ROAD)
BRAMSHILL CLOSE
SECONDARY
SCHOOL
PRIMARY
CENTRE
DCRBI
NC
INDICATIVE ROUTE OF NMRE
www.gvagrimley.co.uk/consultarborfi eld
Application Site Boundary
Primary streets
Secondary streets
Bus routes
Open space
Suitable Alternative Natural Green Space (SANGS)
Community Uses
Allotments
Proposed employment
Future development area
Food store, petrol fi lling station and future expansion area (red)
Residential area (including play areas and incidental open space)
THE STR ATEGIC MASTERPLAN
NROAD
05 05
Note: Shaded land areas do not show the extent of built area
DC: District Centre
NC: Neighbourhood Centre
RBI : Regional Bus Interchange
NMRE: Nine Mile Ride Extension
Proposed secondary school(including playing fi elds)
Proposed primary school(including playing fi elds)
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. Entec UK Ltd. AL100001776.
Playing fi elds
Proposed District CentreDC
Key access to District Centre
Local access
Existing lake
ARBORFIELD GARRISON LANDOWNER ’S CONSOR TIUM
PRE-APPLICATION CONSULTATION
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. Entec UK Ltd. AL100001776.
0606The Consortium’s proposed scheme has
evolved to include the following uses/
principles:
A District Centre, centrally located and easily •
accessible for the whole SDL area and beyond.
A range of facilities including a primary school, •
secondary school, food store, other retail and
employment, transport interchange, children and
youth facilities, GP surgery, existing community
centre and church.
A neighbourhood centre, centrally located in the •
northern part of the site, to serve and integrate both
existing housing areas and new housing to the north.
Extension of the Nine Mile Ride route (in part) to •
connect to the A327 close to the new District Centre.
New housing areas in two main neighbourhood •
areas - the new housing in the central and northern
neighbourhoods will compliment and integrate with
the retained housing areas.
Retention and enhancement of green corridors •
across the site following existing water courses to
provide a green network for recreational use and
wildlife/ ecological value.
Extensive areas to the east and south of the site •
dedicated to creating Suitable Alternative Natural
Green Space (SANGS) to minimise impacts on the
wider area.
The Consortium considers their latest OPA
scheme complies with the principles set out
in the Core Strategy for this SDL.
OTHER SDL L AND
There is further land in the south of the
SDL which will be the subject of a separate
planning application by an adjoining
landowner, which it is understood is currently
DESIGN PROPOSALS
www.gvagrimley.co.uk/consultarborfi eld
Application Site Boundary
New district centre with mixed uses & regional bus interchange
Attenuation pond & existing water course
Proposed new homes New secondary school Foodstore & car park
SANG with existing and proposed new planting New primary school Neighbourhood centre
being prepared. The Consortium’s latest
scheme takes into account land to the
south and assumes the following coming
forward:
around 1500 houses,•
a primary school,•
a neighbourhood centre,•
green spaces including SANGS,•
employment land, and•
Nine Mile Ride extension (part).•
ILLUSTR ATIVE MASTERPLAN
Existing community uses Play areas Retained stables
ARBORFIELD GARRISON LANDOWNER ’S CONSOR TIUM
PRE-APPLICATION CONSULTATION
PHASING
The Consortium’s phasing strategy indicates
development starting in 2012 leading up to
an average build rate of around 200 houses
each year up to 2026 to deliver around 2000
dwellings in three main phases:
The fi rst phase (2012-2015) is proposed to The fi rst phase (2012-2015) is proposed to • •
focus on the new district centre and the focus on the new district centre and the
new foodstore with surrounding land for new foodstore with surrounding land for
housing. The district centre will be at the housing. The district centre will be at the
heart of the SDL and provide not only a heart of the SDL and provide not only a
new foodstore but other units for retail, new foodstore but other units for retail,
offi ces, food and drink, medical uses, and offi ces, food and drink, medical uses, and
a regional bus interchange. First phases a regional bus interchange. First phases
of a new secondary and primary school of a new secondary and primary school
is proposed in Phase 1, together with is proposed in Phase 1, together with
appropriate levels of green space, new appropriate levels of green space, new
streets and street improvements. streets and street improvements.
The second phase (2016-2020) proposes The second phase (2016-2020) proposes • •
to develop to the north around Biggs Lane to develop to the north around Biggs Lane
with further housing and appropriate levels with further housing and appropriate levels
of greenspace, including SANGS.of greenspace, including SANGS.
The fi nal phase (2021-2026) focuses on the The fi nal phase (2021-2026) focuses on the • •
remaining Hazebrouck Barracks area to the remaining Hazebrouck Barracks area to the
north of the application site.north of the application site.
Two future development areas have Two future development areas have • •
been identifi ed which may be progressed been identifi ed which may be progressed
beyond this plan period.beyond this plan period.
PHASING STR ATEGY
PHASING
07 07
A327 (READING ROAD)
LANGLEY COMMON ROAD
A327 (READING ROAD)
Reading Football Club
NINE MILE RI
DE
PARK LANE
COMMONFIELD
LANE
SHEERLANDS ROAD
PHASE 2 (2016-2020, 5 years):750 homes, SANG, neighbourhood centre
P7n
PHASE 1 (2012-2015, 4 years):750 homes, West Court SANG, community uses, retail, district centre, NMRE
P7c
PHASE 3 (2021-2026 6 years): 500 homes, POSP6
Future development area
Future development area
PHASE 1 & 2 (2012-2018
7 years) P
7
www.gvagrimley.co.uk/consultarborfi eld
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. Entec UK Ltd. AL100001776.
Application Site Boundary
Phase 1 (2012 - 2015)
Phase 2 (2016 - 2020)
Phase 3 (2021-2026)
Future development area
ARBORFIELD GARRISON LANDOWNER ’S CONSOR TIUM
PRE-APPLICATION CONSULTATION
ACCESSIBILIT Y & TR ANSPORT0808
PUBLIC TR ANSPORT
The bus routing through the application site
will allow the majority of households to be
within 400m of a bus route and bus stop.
Central to the public transport proposals
will be an interchange facility within the
district centre to link local services with those
serving more distant destinations. Existing
public transport services will be revised and
improved to provide enhanced commuter
services to Wokingham, Reading, Winnersh
Triangle and Bracknell.
C YCLISTS/PEDESTRIANS
Pedestrian/cycle priority links will be
provided through the site. All streets will have
standard footways on either side and cyclists
will be accommodated with a combination
of on-street routes and off -street shared
use routes. This will provide an accessible
network of streets and routes to enable
walkable neighbourhoods and encourage
local travel by foot or cycle. All housing areas
will be within 800m of one of the district
and neighbourhood centres, and most areas
will be within 400m. Home Zone design
principles will be applied to the residential
priority streets where the living environment
will be predominant over provision for
traffi c. Through street design, landscaping
and highway engineering, vehicles will be
controlled and speeds constrained.
HIGHWAY NET WORK
The proposed street hierarchy and movement
corridors are based on existing infrastructure
and pedestrian/cycling routes around the
application site. The key to a successful and
thriving district centre will be to maximise
the accessibility of that centre to both local
people and people passing through the area.
The centre is therefore located at the cross-
roads with a new main north-south spine
route and a new east-west spine. The new
primary routes/main streets include:
East-West link - running through the •
centre of the application site using
Nuffi eld Road, with new sections
linking the A327 to the west at a new
roundabout junction and Park Lane
to the east (which could be improved/
widened in part). The east-west link
could serve as the main route for the
initial phasing of the application site,
until the extension to Nine Mile Ride is
provided in full.
North-South link - Princess Marina Drive •
will provide a north-south route through
the site, connecting to Biggs Lane with
realignment to join with James Watt
Road. This will be connected to the
extended Nine Mile Ride to the south
when it is provided on land in the south
of the SDL.
safe places
green l inks
N ine Mi le Ri d
e
www.gvagrimley.co.uk/consultarborfi eld
Car use will be discouraged by the Car use will be discouraged by the
location of core areas within walking location of core areas within walking
distance from residential areas and by distance from residential areas and by
the provision of a network of pedestrian the provision of a network of pedestrian
and cycle routes as well as a new bus and cycle routes as well as a new bus
route through the site and a transport route through the site and a transport
interchange in the District Centre.interchange in the District Centre.
ARBORFIELD GARRISON LANDOWNER ’S CONSOR TIUM
PRE-APPLICATION CONSULTATION
SUSTAINABLE TR ANSPORT0909
www.gvagrimley.co.uk/consultarborfi eld
TRAVEL PLAN
A Travel Plan setting out the transport
strategy for the Consortium’s proposals
will seek to deliver sustainable transport
objectives through infl uencing travel
behaviour right from the outset.
INFR ASTRUC TURE CONTRIBUTIONS
The Consortium is exploring options for a
relief solution around Arborfi eld Cross. Other
off -site highway proposals for improvements
to the local highway network are being
identifi ed through the ‘transport assessment’
process which is currently being prepared
in consultation with Wokingham Borough
Council.
The Consortium is currently preparing
a package of measures/contributions it
will submit with its planning application.
This package takes account of WBC’s
Infrastructure SPD.
The Consortium is also preparing an
infrastructure plan in conjunction with
non-Consortium landowners in the SDL to
demonstrate how SDL wide infrastructure
can be delivered in a viable and
comprehensive manner.
SHEERLANDS ROAD
A327 (READING ROAD)
LANGLEY COMMON ROAD
Reading Football Club
NINE MILE RI
DE
INDICATIVE R
OUTE OF
NINE MILE RI
DE (EXT)
PARK LANE
PARK LANE
COMMONFIELD LANE
A327 (READING ROAD)
Jame
s Wa
tt W
ay
BRAMSHILL CLOSE
INDICATIVE ROUTE
OF NINE MILE RIDE (EXT)
BIGGS LANEPRINCES MARINA
DRIVE
NUFFIELD ROAD
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. Entec UK Ltd. AL100001776.
Application Site Boundary
Existing streets
Boulevard
Main street
Residential street
Primary route
Main pedestrian/cycle links
Lane
ARBORFIELD GARRISON LANDOWNER ’S CONSOR TIUM
PRE-APPLICATION CONSULTATION
LANDSC APE & PUBLIC OPEN SPACE 1010
www.gvagrimley.co.uk/consultarborfi eld
The Consortium’s proposed scheme has
evolved to include a variety of public open
spaces that will be available for the whole
community.
GREEN SPACES AND WATER COURSES
2 SANG areas to off er the community the 2 SANG areas to off er the community the • •
opportunity for informal recreation.opportunity for informal recreation.
A number of green corridors throughout A number of green corridors throughout • •
the site to provide alternative pedestrian the site to provide alternative pedestrian
and cycle routes throughout the and cycle routes throughout the
development that also connect to wider development that also connect to wider
areas. areas.
A large open space around the Stables area A large open space around the Stables area • •
(Scheduled Ancient Monument) to protect (Scheduled Ancient Monument) to protect
its setting. its setting.
Existing trees and tree groups will be Existing trees and tree groups will be • •
retained and suitably incorporated into the retained and suitably incorporated into the
development. development.
Existing water courses are enhanced and Existing water courses are enhanced and • •
incorporated into the green network incorporated into the green network
throughout the development.throughout the development.
OUTDOOR SPORTS AND CHILDREN’ S PLAY
Formal children’s play areas to suit all ages Formal children’s play areas to suit all ages • •
are located throughout the development.are located throughout the development.
A number of existing sports fi elds are A number of existing sports fi elds are • •
retained to include improved sports retained to include improved sports
facilities and sports pitch sizes. facilities and sports pitch sizes.
ALLOTMENTS
Allotments are provided within Allotments are provided within • •
the site for community use. the site for community use.
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. Entec UK Ltd. AL100001776.
Application Site BoundaryPublic open space surrounding the stables
Attenuation pond & existing water course
Existing trees Playing fi elds Allotments
Existing pond New buff er planting and proposed trees
SANG with existing and proposed new planting
ARBORFIELD GARRISON LANDOWNER ’S CONSOR TIUM
PRE-APPLICATION CONSULTATION
FEEDBACK1111LET US KNOW WHAT YOU THINK .. .
This is your opportunity to help infl uence and shape the
Consortium’s outline application scheme and the future of a large
part of this SDL.
The Arborfi eld Landowners Consortium wants to know your
views on the latest proposals and on any matters you think are
important for this site.
These issues may include:
type of uses proposed,•
layout, built form (size/shape), amount and density of uses,•
location of new homes and community buildings and •
public space,
location and provision of public open space areas and SANGS,•
transport proposals and pedestrian links.•
THE ARBORFIELD L ANDOWNERS CONSORTIUM, a commitment to consultation…
Thank you for taking the time to visit our exhibition.
We would be grateful if you would feed back your views
by Friday 14th January 2011 by fi lling in one of the
comment forms provided or write to us at:
Arborfi eld Garrison Consultation,
c/o Sarah Jones,
Assistant Estates Surveyor (London),
Defence Estates Operations South,
First Floor, Zone D, St George’s Court,
2-12 Bloomsbury Way,
London, WC1A 2SH.
Email to:
consult.arborfi [email protected]
or visit our website at:
www.gvagrimley.co.uk/consultarborfi eld
www.gvagrimley.co.uk/consultarborfi eld
All responses will be considered by the Consortium and its
Planning and Design Team and taken into account in the ongoing
development of a comprehensive and sustainable Masterplan
for the Consortium’s site. Your views will feed into a Statement of
Community Involvement that the Consortium will submit with it’s
outline planning application.
The Consortium is committed to liaising with all stakeholders and
the local community before making an outline planning application
in early 2011 and look forward to working in partnership with all
interested parties to achieve an exemplary, high quality sustainable
mixed use development in this SDL.
ARBORFIELD GARRISON LANDOWNER ’S CONSOR TIUM
PRE-APPLICATION CONSULTATION