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INTRODUC TION0101ARBORFIELD GARRISON LANDOWNER ’S CONSOR TIUM

PRE-APPLICATION CONSULTATION

your feedback

your feedback

new green space

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new green space

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a new com

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a new com

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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:


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.


Application SiteBoundary

ARBORFIELD GARRISON LANDOWNER ’S CONSOR TIUM


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.


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)



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


“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.



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)


Existingemployment

Indicative areas

NUFFIELD ROADA327 (READING ROAD)

BRAMSHILL CLOSE

SECONDARY

SCHOOL

PRIMARY

CENTRE

DCRBI

NC

INDICATIVE ROUTE OF NMRE


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)


Playing fi elds

Proposed District CentreDC

Key access to District Centre

Local access

Existing lake




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



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



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)


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



PHASE 1 & 2 (2012-2018

7 years) P

7




Phase 1 (2012 - 2015)

Phase 2 (2016 - 2020)

Phase 3 (2021-2026)




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


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.



SUSTAINABLE TR ANSPORT0909


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


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



Existing streets

Boulevard

Main street

Residential street

Primary route

Main pedestrian/cycle links

Lane



LANDSC APE & PUBLIC OPEN SPACE 1010


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.


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



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:



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.



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