Download - Exhibition Boards 25th April 1

Arborfield Garrison & Adjoining Land Exhibition of Planning Application Proposals 25th April 2013

Visioning and Issues Post-it Workshop Community Planning Weekend - issues workshop using post-it notes Community Planning Weekend - Hands-on Planning Workshop

Community Planning Weekend - Hands-on Planning Workshop

Community Planning Weekend - Report back exhibition

BackgroundFollowing an extensive period of public consultation Wokingham Borough Council’s Core Strategy identified Arborfield SDL as a Strategic Development Location (SDL) in 2010, to deliver 3,500 new homes.

Ownership of the developable parts of the site is shared between two main parties: a consortium of landowners known as the Arborfield Garrison Landowners’ Consortium (AGLC); which is a collaboration between Defence Infrastructure Organisation (DIO) and Wates Development Ltd; and the Marino Family Trust (MFT). The Consortium owns approximately half of the area allocated for development and will account for 2,000 of the proposed new homes, new secondary school, new district centre with a foodstore, shops and other services and a neighbourhood centre with a new primary school.

The Marino Family Trust Company Ltd (MFT) owns the southern part of the SDL. This area will accommodate 1,500 new homes, a further primary school, employment and burial ground.

The focus for Arborfield Garrison is planning for the creation of a great place to live, including the best range of local facilities that can be achieved. A key part of the process is the preparation of a masterplan for the area. The masterplanning team, led by John Thompson & Partners (JTP) and supported by gVa (planning consultants) and aMEc (technical consultants), has been employed by the AGLC, working closely with Wokingham Borough Council, and other stakeholders, to draw up a masterplan for the area, taking into account the Planning Authority’s Core Strategy and Supplementary Planning Document that has been adopted by the Council (2011). The Marino Family Trust has employed its own masterplanning team, led by Wei Yang and Partners, who are working in consultation with JTP to ensure a coordinated approach to masterplanning the SDL as a whole.

aBouT uS & PurPoSE

dEfEncE InfraSTrucTurE organISaTIon (dIo)DIO represents the Ministry of Defence as the majority land owner within the SDL on all estate development matters.

WaTES dEVEloPMEnTSWates Developments is an expert in land, planning and joint ventures in residential development throughout southern England. Privately owned by the Wates family for more than 115 years, their commitment to residential development remains at the heart of their business. Wates Developments open and consultative approach to the community is consistent with the highly regarded corporate responsibility credentials of the Wates Group.

PurPoSEThe purpose of this exhibition is to inform the community about the planning application proposals for a major mixed-use development at Arborfield Garrison and adjoining land. The proposals have been developed in close consultation with the local community through hands-on planning workshops held during a Community Planning Weekend in January 2013, and have involved pre-application discussions with the Council.

A planning application has now been submitted to Wokingham Borough Council by the Arborfield Garrison Landowners’ Consortium (AGLC). It includes outline plans for up to 2,000 new homes, elderly care, extensive landscape and recreational greenspaces, a neighbourhood centre with a new primary school and secondary school, and a new village centre with a community hub, foodstore, shops and other community services. The application also includes detailed proposals for access, and provision of Suitable Alternative Natural Greenspaces (SANGs).

The aim of the exhibition is to outline the main elements of the planning application and explain how the proposals have been revised to take account of the views of the local community.

This event is separate from the Council’s statutory consultation process and is being hosted by the applicants for information purposes. Full technical reports accompanying the planning application can be viewed independently at the offices of Wokingham Borough Council’s Planning Department, and on its website. Background information can be viewed on the AGLC’s own website – arborfieldvision.com – and technical reports can also be downloaded from this website.

We welcome comments about the proposals, which can be posted on the AGLC’s website, however formal submissions about the planning application should be directed to the Council.

THE aglc PlannIng aPPlIcaTIonThe planning application was submitted on 8th April and, following validation, will be determined in a 28-week period. It is accompanied by a suite of approximately 20 technical documents and a number of plans, which provide a comprehensive level of information about the proposed development. These include:

• The Planning Statement, which provides a summary of the scheme and assesses it against national and local planning policies;

• The Transport Assessment (TA), which considers the impacts of the proposals upon the local highway network and how these can be mitigated;

• The Design and Access Statement (DAS), which assesses the implications of the scheme from a design perspective, and incorporates an indicative masterplan; and

• The Statement of Community Participation, which discusses how the proposals have been shaped by local community views.

A full list of submitted documents is found in the Planning Statement. Further information on the planning application determination programme and next steps is provided on the last exhibition panel.

Aerial photograph of Arborfield SDL site © Google Maps


InTroducTIon

Wokingham Borough Council’s Core Strategy sets out the vision for how the borough will develop in the period to 2026 and how the Council aims to protect and enhance the good quality of life enjoyed in the borough.

This vision is based on locating the majority of the new housing in high quality Strategic Development Locations (SDLs), of which Arborfield Garrison is one.

STraTEgIc dEVEloPMEnT locaTIonS

To deliver the necessary development within the borough, the Council has identified four SDLs (Core Strategy policies CP18-21) to provide 9,900 of the dwellings required to be built in the borough. The SDLs include Arborfield, south of the M4 together with North and South Wokingham. They have been chosen by the Council to deliver for the area through locating schemes where they can provide sustainable access to both existing facilities or where improvements are readily deliverable.

SuPPlEMEnTarY PlannIng docuMEnT

To guide the SDL proposals for Arborfield Garrison, the Council adopted a Supplementary Planning Document (SPD) in October 2011. This document’s purpose is to establish Wokingham Borough Council’s expectations about the masterplanning and design quality that will be forthcoming in future planning applications and subsequent approved development. It does not contain detailed proposals for the SDL and it is not poplicy but it is a material consideration in determining the appropriateness of planning applications and in moving forward through implementation.

WokinghamWokinghamWokinghamWokinghamWokinghamWokinghamWokinghamWokinghamWokingham

Town CentreTown CentreTown CentreTown CentreTown CentreTown CentreTown CentreTown CentreTown Centre

North WokinghamNorth WokinghamNorth WokinghamNorth WokinghamNorth WokinghamNorth WokinghamNorth WokinghamNorth WokinghamNorth Wokingham

South WokinghamSouth WokinghamSouth WokinghamSouth WokinghamSouth WokinghamSouth WokinghamSouth WokinghamSouth WokinghamSouth WokinghamSouth of M4South of M4South of M4South of M4South of M4South of M4South of M4South of M4South of M4

Arborfield GarrisonArborfield GarrisonArborfield GarrisonArborfield GarrisonArborfield GarrisonArborfield GarrisonArborfield GarrisonArborfield GarrisonArborfield Garrison

© Crown copyright and database rights 2010 Ordnance Survey 100019592

Strategic Development Locations (source: Wokingham Borough Council)

ocToBEr 2012JTP appointed to review draft AGLC

masterplan

noVEMBEr 2012 - JanuarY 2013Prelimery review of previous

masterplan

18 & 19 JanuarY 2013Community Planning Weekend

8 aPrIl 2013Planning application submitted to

Wokingham Borough Council

dEcEMBEr 2012Focussed stakeholder consultations and preparation of

consultation masterplan

fEBruarY 2013Focussed stakeholder consultations

14 MaY 2009Stakeholder Workshop,

Wokingham Borough Council Offices

20 JunE 2009Community Workshop 1

Arborfield Parish Hall

SEPT - ocT 2009Options Exhibition


17 - 19 JunE 2010Wokingham Community Hubs Consultation

Finchampstead

25 JulY 2009Community Workshop 2


fEB - MarcH 2010Statutory Consultation 1

ocT 2011SPD adopted

9 &10 dEcEMBEr 2010Exhibition of previous AGLC draft framework plan

PrEVIouS conSulTaTIon & PlannIng HISTorY

WIdEr conTExT

The Supplementary Planning Document (SPD) adopted by WBC

31

October 2011

Section 3:V

ision

& D

eve

lop

me

nt C

on

cep

t

0km 1km

Figure 3.1: Preferred Spatial Framework Plan (exact development areas to be agreed through ongoing discussions with LPA)

This map is based upon Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of HMSO © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.

Wokingham Borough Council License No. 100019592 2009. For reference purposes only. No further copies may be made.

Approximate Indicative area

(ha)

Indicative dwelling capacity

(dwellings)

Area A 35 1,050

Includes Neighbourhood Centre and a primary school

Area B 7 190

Area C 39 720

Includes District Centre and Secondary School

Area D 56 1,540

Includes Neighbourhood Centre and a primary school

3,500

Notes

1. SDL to be planned according to guideline figure of 3,500 dwellings up to 2026

2. Land for Schools assumed as up to 10 ha. for Secondary School and 2.5 ha. for each Primary School.

3. Land for each centre assumed to be up to 6 hectares for the District Centre and up to 1.5 ha for each Neighbourhood Centre.

4. Areas A – D indicate areas for development and do not refer to development phasing.

5. In order to protect the existing mature trees a detailed tree survey of the site should be undertaken to inform the masterplan.

6. Particular regard should be had to pedestrian and cycle connectivity between the neighbourhoods, the SANG to the South, and surrounding areas.

A.

B.C.

D.

Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Office. © Crown Copyright. Entec UK Ltd. AL100001776.

yeK x

Application Site Boundary

Residential Secondary School Interim private open space

SANG

Public open space

Playing fields

District Centre

Supermarket and petrol fuel station

Future expansionExisting oil pipeline

Primary School Site 2FE (with extension area to 3FE)

Community DC: District CentreNC: Neighbourhood CentreRBI: Regional Bus Interchange

Allotments

Indicative areas

Existingemployment

May 201122729-L447a.ai smitv

Arborfield GarrisonPlanning Application

Figure 1.6Parameters Plan - Land Use

0 m 500 m

Scale 1:10,000 @ A3

EXISTING OIL PIPELINE

LANGLEY COMMON ROADPARK LA

NE

PARK LANE

PARK

LAN

E

SHEE

RLAN

DS

ROAD

A327 (

READIN

G ROAD)

A327 (READIN

G RO

AD)

NINE MILE

RIDE

BRAM

SHILL CLO

SE

INDICATIVE ROUTE OF NMRE

Reading Football Club

NC

(1500 homes 43ha, indicative areas)

DCRBI

NC

COMM

ONFIEL

D

LANE

SCHOOL(indicative)

PRIMARY

R1

R3

R4

R5

R6

R7

R8

R9

R10

S1

S2

PF1

PF2

G1

G2

G3

G4

G5

G6G6

G7

G8

A2

A1

SM

PS

E3

E2

SS

WB

G8

G5

FD1

E1

INDICATIVE ROUTE OF NMRE

G5

PF3

PF4

(29ha SANG for 1500 homes, indicative areas)

E4E5

E6

TOTAL SITE AREA: 165 ha

RESIDENTIAL (ha)R1: 28.31 R2: 1.26 R6: 0.91R3: 3.08 R7: 8.40R4: 1.00 R8: 6.85R5: 2.12 R9: 3.05TOTAL: 55.61 Ha 2000 homes (@ 35 dph)

INTERIM PRIVATE OPEN SPACE (ha)FD1: 5.21TOTAL: 5.21 Ha

PUBLIC OPEN SPACE (ha)G1: 1.50 G5 (buffers): 2.09G2: 0.90 G6: 11.384G3: 0.48 G7: 0.42G4: 1.98 G8: 1.74TOTAL: 20.49 Ha

PLAYING FIELDS (ha)PF1: 4.00 PF3: 1.586PF2: 2.43 PF4: (all weather pitch inc. in SS)TOTAL: 8.016 Ha (8.016 required, see SS below)

SANG (ha)S1: 14.90 (not including 1.3ha waterbody, WB)S2: 23.50TOTAL: 38.40 Ha (38.40 required)

ALLOTMENTS (ha)A1: 1.63A2: 0.87TOTAL: 2.50Ha (2.50 required)

DISTRICT CENTRE (ha)DC: 1.5 (ground floor residential blocks to be mixed use)

SUPERMARKET AREA (ha)SM: 5.58Future expansion area (red): 0.45

COMMUNITY (ha)SS: Secondary School: 10.50 (inc. sports pitches) 2FE Primary School Site, including expansion area(to include 1200m2 MUGA): 3.4C1 Church: 0.28C2 Community Centre: 2.67TOTAL: 24.38 Ha

INFRASTRUCTURE (ha) WB: 1.30Roads and Buffers : 4. 24M: Moat House: 0.47

RETAINED IN EXISTING USE (ha)E1: Dovecote: 3.76E2: Community Centre: 2.67E3: Church: 0.28E4: Officers’ MessE5: Moat House: 0.47E6: Infirmary Stables: 0.1

Previous AGLC draft framework plan (2010)

Pre-Consultation Masterplan (18th January 2013) Report Back Masterplan (30th January 2013)

TranSPorT MaTTErS

It is recognised that the AGLC proposals, as part of the Arborfield Garrison SDL, will have implications for the local highway network. These impacts are assessed in the Transport Assessment, and measures put forward to mitigate these effects.

AGLC will only be responsible for addressing issues resulting directly from the HPA development; resolving any pre-existing traffic problems is a separate matter for the Local Highway Authority. Three key strategic improvements have been put forward as follows:

i. Arborfield Cross Relief Solution - Wokingham Borough Council are currently reviewing options for a potential bypass to Arborfield Cross. This is as an alternative to the ‘nil-detriment’ solution proposed by AGLC involving improvements to Arborfield Cross roundabout. In principle, AGLC would be willing to make an appropriate financial contribution towards the Council’s bypass scheme in accordance with relevant legal guidance and recent appeal decisions. ii. Shinfield East Relief Road - AGLC will be willing to make an appropriate financial contribution towards its delivery based on the comprehensive assessment of traffic impacts in the Transport Assessment. iii. Public Transport Improvements - it is proposed to improve the No.144 bus service, together with other measures to enhance the sustainability of the development from a transport perspective.

30 JanuarY 2013Report back and exhibition of revised consultation

masterplan


SITE conTExT

Location of images

ExISTIng SITE fEaTurES

Horse Infirmary Sergeants’ Mess

Gymnasium

1

4

5

6

3

2

Nuffield road

Biggs laNe

comm

oNfiel

d laNe

park

laN

e

a327 e

versley r

oad

laNgley commoN road

shee

rlaN

ds r

oad

NiNe mile ride

7

6

1

9

10

5

23

4

8

View south from Nuffield Road towards Arborfield Garrison View west from Nuffield/Sheerlands Road intersection towards A327

4

View north-west from Isaac Newton Road towards hangar

View north of the balancing lake

Water TowerThe Moat House

Community Centre

1 2

3 4

5 6

7

10

8 9

Application Boundary

Land within ownership, outside of the application boundary


Nicky Ford’s postcard collection (Arborfield Local History Society)



1086 Finchampstead recorded within the Hundred of Cerleton in William’s “Domesday Book”, which listed a large oak forest that could support 200 swine. Finchampstead was directly under the rule of William the Conqueror (died 1087) and then Henry I (King from 1100-1135), who granted the area to the Lord of Aldermaston.

13th Century Finchampstead became possession of Alard Banister, whose Grandson did not have any male heirs. The Royal Forest was then subdivided into four Balliwicks which included Finchampstead Balliwick and this was broken into four Walkes: Bearwood, Easthampstead, Sandhurst and Bigshotte.

1607 Enclosures are shown on maps of Swallowfield, Arborfield and Oakingham however Finchampstead remained open heath and woodland until 1752

Second half of 18th Century Advances in farming (crop rotation, agricultural machinery and selective livestock breeding) see a move towards enclosures across Finchampstead and the virtual elimination of small landowners

1780s John Walter found The Times newspaper in 1785 and his family had a close connection to Finchampstead. Bearwood Estate provided respite from the hustle of London. He built the Bearwood Mansion, now a school, and extended the estate to the east as far as Yateley through the purchase of the East Court Manor, owned by Charles Fyshe Palmer.

1860s John Walter the Second provided funds to build the village school and the road across The Ridges, now owned and preserved by the National Trust

late 1800s John Walter the Third, then editor of The Times, forced to seek funds to help keep his paper in competition against the newly launched penny papers on Fleet Street (Daily Mail and the Daily Telegraph) and decides to sell Bearwood Estate

1887 Challenge of supplying Army with remounts during wartime is recognised. At the time there were two remount depots, one in Woolwich and one in Dublin

1891 Arborfield selected as a location for remount depot. Responsibility of manning depots transferred to the Army Service Corps

Circa 1900

1904 Land in Arborfield acquired by the War Office for the Arborfield Remount Depot. Land was part of the Bearwood Estate, which was owned by the Walter Family of the Times Newspaper. Land is first rented from Walter family and then purchased.

1904 The site included 200 acres and was worked by three farms: Bigg’s Farm, Old Bigg’s Farm, and Ellis’s Farm. Garrison’s Headquarters are built on the largest of the three farms, Bigg’s Farm. Site begins with only a handful of sheds.

Circa 1912

1914 Acreage increases beyond the eastern boundary. Temporary stabling is constructed to accommodate more than 600 horses. Several thousand animals passed through the Depot during World War I.

Circa 1930

1937 Remount Depot closes. Site now covers 500 acres. In the years it was open, nearly 100,000 horses pass through the depot. The Depot was on the largest employers in the local area.

1938 Reopens as Arborfield Garrison

1939 Army Technical School opens and Poperinghe Barracks is built to accommodate two Heavy Anti-Aircraft Regiments of the Royal Artillery.

1942 Garrison becomes home to the Royal Electrical and Mechanical Engineers of the British Army (REME)

1944 - 1946 Garrison serves as a medical centre and accommodation for troops before the Normandy Landings and those off to service in northwest Europe. School renamed the Army Apprentices School.

1966 School renamed The Army Apprentices College

1968 Construction of the Arborfield Garrison by-pass

1971 Ministry of Defense announces a scheme to upgrade its housing stock. Arborfield Garrison is first site to benefit from scheme.

Circa 1978

1982 School renamed Princess Marina College

1990s Original barracks replaced by modern, state of the art facilities

1995 School renamed Army Apprentices College

2000 School renamed Army Technical Foundation College

2002 Community Centre at the Garrison opens

2004 Decision taken to cease apprentice training at Arborfield. Over 50,000 men and women began their army careers as apprentice soldiers and tradesmen at Arborfield Garrison.

HISTorIcal oVErVIEW of THE arEa

TIMElInE

County: BERKSHIRE Scale: 1:10,000 Date: 1978-1990© Crown Copyright and Landmark Information Group Limited 2013 all rights reserved. This map may not be reproduced without permission. 153456041

County: BERKSHIRE Scale: 1:10,560 Date: 1900© Crown Copyright and Landmark Information Group Limited 2013 all rights reserved. This map may not be reproduced without permission. 153456041




oPPorTunITIES & conSTraInTS

• Significant natural and man-made landscape features including watercourses; mature trees and lake

• Character buildings and structures including: - The Moat House; - Sergeants’ Mess; - Water tower; - West Court (a Grade II Listed house currently in use as

an Officers’ Mess); - Hogwood Farm (a Grade II Listed farmhouse dating

from the 17th century); - Westwood Farmhouse (a collection of three Grade II

Listed farm buildings dating from the 16th, 17th and 18th centuries);

- Lea Farmhouse (a Grade II Listed cottage dating [in part] from the 16th century)

• Scheduled Monuments in the northern part of the site, the Horse Infirmary and the Moat

• Existing community and open space facilities including a gym-nasium, community centre and playing pitches

• California Country Park which contains a Site of Special Sci-entific Interest (SSSI)

• Hogwood Shaw Wildlife Heritage Site

• The existing community, centred on the area around Baird Road in the north-western part of the SDL and to the south of Biggs Lane (Annington Homes)

• The brook running through the site

• The flood plain

• Overhead power lines crossing the western part of the site

• Underground oil pipeline crossing the SDL

• The existing highway network

Planning application boundary

Existing Garrison buildings

Scheduled Monuments

Grade II listed buildings

Existing Trees (Retention Value A) - Trees of significant value

Existing Trees (Retention Value B) - Trees of reasonable value

Existing Trees (Retention Value C) - Trees of low value

Existing Trees (Value R) - Trees of little value

Underground oil pipeline

Traffic noise from A327 and Langley Common Road

Potential connections with California Country Park

Existing watercourse create attractive routes and destinations

Indicative flood plain, inclusive of climate change

Potential key access points into site

Potential minor access points into site

Linking existing and proposed green features, creating a robust green network

Improved cycle/pedestrian and bridleway connections

Hogwood Shaw Wildlife Heritage Site

Summary of opportunities and constraints

nuffield road

biggs lane

comm

onfiel

d lane

park

lan

e

a327 e

versley r

oad

langley common road

shee

rlan

ds r

oad

nine mile ride

Key


green...Well Connected.....High Quality... Community Focussed...

5. ProVIdIng good SErVIcES• Planning ahead to serve new community as it grows;• Schools, GP surgery, dentist, youth clubs, nurseries, early years centres.

6. kEEPIng THE rural cHaracTEr• Sensitive design to preserve rural character ;• Preserving the distinct identity of existing villages;• Integrating new buildings and spaces sensitively;• Developing a network of green spaces;• Create links to surrounding countryside;• Keeping a significant amount of green space.

7. EncouragIng EnTErPrISE • Attracting enterprising people with entrepreneurial skills;• Starting viable businesses, new community organisations and social enterprises;• Ensuring the market square becomes a vibrant heart from early stage.

8. EnSurIng HIgH QualITY• Acknowledging you don’t get a second chance to make a first impression;• Ensuring first phases of development must be high quality;• Establishing a good reputation from the start;• Making sure standards are kept high in later phases.

9. crEaTIng a SuSTaInaBlE coMMunITY• Social, economic and environmental sustainability inform all aspects plan;• Mix of market and affordable homes to reflect community needs.

10. coMMITTIng To on-goIng EngagEMEnT• Commitment to on-going meaningful engagement with residents;• Community Forum(s) could be led by a Village Team of Community Champions.

open...Walkable...New to Arborfield...Well Served...

The vision is underpinned by ten principles for the new Arborfield. They were generated during a Community Planning Weekend held in January 2013 and they underpin the masterplan. As such, they constitute a brief for the creation of the new community:

1. BuIldIng a STrong coMMunITY• Founded on shared values, respect and neighbourliness;• Enabling parishes to play a key role;• Welcoming new residents and fostering community spirit;• Supporting existing organisations supported and creating new meeting places.

2. crEaTIng IdEnTITY• Agreeing a new name and identity for the place;• Reflecting pride in the past and ambition for the future;• Valuing the area’s unique cultural and natural heritage;• Creating new buildings and spaces that lift the human spirit;• Fostering a sense of pride and belonging.

3. MInIMISIng adVErSE IMPacTS• Minimising adverse impact on the existing community;• Meeting demand for transport, sewage, provision of utilities and flood prevention;• Contributing to relief of traffic pinch points;• Integrating safe routes to school and affordable and reliable buses.

4. gETTIng connEcTEd• Creating walkable neighbourhoods that cater for day-to-day needs;• Making routes, spaces and buildings accessible to wheelchair users;• Improving footpaths to villages;• Providing and excellent bridleway network.

VISIon

The vision for Arborfield is to create a welcoming, enterprising and thoughtfully planned 21st century village, where modern working patterns as well as rural leisure pursuits are accommodated, and the area’s unique human and natural heritage is valued...