08 eastern gateway planning brief - bracknell...

(ITEM 8)

TO: THE EXECUTIVE21 OCTOBER 2003

EASTERN GATEWAY PLANNING BRIEF(Director of Environment)

1 PURPOSE OF DECISION

1.1 To approve as Supplementary Planning Guidance a planning brief for London Roadand the Eastern Business Area (The “Eastern Gateway”), comprising land inBullbrook, Priestwood & Garth and Wildridings & Central wards, Bracknell.

2 RECOMMENDATIONS

2.1 That the revised Eastern Gateway Planning Brief be approved asSupplementary Planning Guidance.

2.2 That the brief be published for sale at a cost of £25.00 per copy

3 REASONS FOR RECOMMENDATIONS

3.1 To provide an appropriate planning framework to act as a catalyst for regenerationand enhancement of the area.

4 ALTERNATIVE OPTIONS CONSIDERED

4.1 Not producing a brief. This would mean that the opportunity to act proactively toenable regeneration in the area would be lost, and the Borough Council would haveless influence over future development in the area.

5 SUPPORTING INFORMATION

5.1 The Executive approved a draft brief for public consultation on 15 July. Theconsultation is detailed below, and has informed the revised brief that is nowpresented for adoption as SPG.

5.2 The brief covers a 31ha area as shown on the accompanying map. It is largelycommercial in character with a mixture of other uses.

5.3 The brief area is not fulfilling its full potential. It is home to a number of life-expiredbuildings that are difficult to let, and is experiencing a high level of ongoing pressurefor redevelopment. Piecemeal redevelopment in the past has led to a disjointed andinefficient layout. A number of sites have been redeveloped in recent years, and theBorough Council is aware of several other sites that are either on the market, or arethe subject of current or future redevelopment inquiries.

5.4 Pressures for extra housing are being caused by this actual and potentialemployment generation. This has led to strategic concerns over demand for housingland elsewhere, including on less sustainable greenfield sites.

5.5 The area contains some of the Borough’s key development sites, including the MetOffice HQ, Eastern Employment Area and Bracknell & Wokingham College sites.The Borough Council had previously agreed to prepare a development brief for theMet Office site, but considered that the opportunity existed to deal with this key sitealong with the surrounding area in a more comprehensive and integrated manner.This would help to unlock the potential of sites within the area, and in particular theidentified key sites, leading to a more effective planning and design solution and thereinvigoration of the area as a whole.

5.6 There is a great opportunity to influence the future development and success of thearea by adopting a planning brief at this time. The Council is now in a position to seta strategic framework for development, an opportunity that would be lost were thebrief to be delayed. The more development that happens incrementally outside theprovisions of this brief, the less effective the brief will be. Therefore it is presented foradoption now, while the opportunity to guide development positively is at its height.

5.7 Currently the area has a poor quality environment and detracts from other, moresuccessful parts of the town. This brief will be the catalyst for enhancement ofLondon Road and its surroundings. It will enable the upgrading of this key gatewayto the town centre, which will be crucial to adding value to the town centreregeneration and contributing to the success of that high profile project.

5.8 Adoption of a brief will also enable integrated and coherent transport measures to beachieved, with funding from developer contributions being available. In addition, thebrief will help avoid delay in moving forward identified key sites (e.g. Bracknell &Wokingham College) that could otherwise have a knock-on effect of delay on otherkey sites (e.g. Bracknell Town Centre and Garth Hill).

5.9 In light of this, the main objectives stated in the brief are:

• Managing economic development and its effects.• Increasing integration, linkages and permeability.

5.10 The brief envisages that the current mix of employment, residential, transport,community and leisure uses in the area will continue. In particular it seeks a balancebetween increases in employment and housing provision. Redevelopment isadvocated where this would raise the quality of the area and lead to otherimprovements.

5.11 The brief gives general development guidance and also goes into specific detail forcertain key sites. Among the more important development principles are thatdevelopment should:

• Be of sufficiently high density to make the best use of previously developed land.• Reflect Bracknell’s history of modern and innovative design.• Provide a choice of means of transport and realistic alternatives to car use.• Be accessible to all.• Make adequate provision for open space.

5.12 A mixture of change of use and redevelopment is proposed in the brief, which wouldenable the upgrading of the town’s stock of business floorspace while also providinga significant amount of new housing on previously developed land. Officers haveconsidered the area site by site and quantified the likely development potential. Thishas concluded that there is likely to be significant redevelopment of old employmentfloorspace, involving the provision of much new floorspace in place of old and alsothe change of use of some sites to residential. Overall there is projected to be asmall reduction in employment floorspace (of the order of 10,000 square metres), anegligible effect on employment (owing to new floorspace being occupied moreefficiently than the old) and an increase of about 400 dwellings. The brief alsoconsiders the transport issues raised by this scale of development, and addressesthe necessary solutions and developer contributions required to provide these.

5.13 The brief document is proposed to be adopted as SPG. It will be non-statutory, areaspecific planning guidance that will form a Local Development Document within theforthcoming Local Development Framework.

6 ADVICE RECEIVED FROM STATUTORY AND OTHER OFFICERS

Borough Solicitor

6.1 A recent Court of Appeal case indicates that Supplementary Planning Guidanceshould not be inconsistent with the adopted Local Plan. Subject to that caveatSupplementary Planning Guidance will be a material consideration in thedetermination of any application for planning permission to which the SPG relates,particularly if there has been extensive public consultation

Borough Finance Officer

6.2 The Borough Finance Officer is satisfied that no significant financial implications arisefrom this report.

Access Implications

6.3 The Access Officer’s comments are incorporated in the planning brief.

Other Officers

6.4 Aside from the above, the Urban Design Officer, Property Group, Transport Section,Education Department, Leisure Department and Social Services & HousingDepartment were consulted on the draft brief. In addition, MVA were commissionedto analyse the cumulative transport effects of this brief, the town centre regenerationand Garth Hill proposals on the Millennium Way/London Road corridor.

7 CONSULTATION

7.1 Public consultation was undertaken between 21 July and 22 August 2003. This fiveweek period was extended from the usual four weeks to take account of the summerholiday period. Since then, officers have analysed the responses received andconsidered whether and how the brief should be revised. A background paper to thisreport details the representations received and actions arising. A copy of the revisedbrief is also attached.

Principal Groups Consulted

7.2 Relevant stakeholders including:

• Occupiers within the area (commercial and residential).• Owners of property within the area and their agents.• Residents living in or near the area.• Bracknell Town Council.• Amenity groups and residents’ groups.• Commercial groups.• Statutory undertakers and consultees.• Borough Council departments.• Ward members.

Method of Consultation

7.3 Consultation made use of many different media and included the following elements:

• 0ver 1,200 leaflets delivered to homes and businesses within and near the area.• An article in Bullbrook newsletter.• Coverage in Bracknell News.• Public exhibition in Bullbrook Community Centre.• The Brief was displayed on BF Online.• Dedicated e-mail address for comments.• Displays in Time Square and Easthampstead House.• Presentation to Bracknell Town Council and local businesses.

Representations Received

7.4 Consultation responses and actions arising are summarised in the attachedbackground paper.

Next Steps

7.5 If the Executive approves the revised brief as SPG, it will become Borough Councilpolicy and will inform and guide future planning applications.

Background PapersSummary of consultation responses and actions arising.Eastern Gateway Planning Brief.

Contact for further informationPhillip Gill, Environment Department: (01344) [email protected]

Doc. RefPB/6/PG

Eastern Gateway Planning Brief

October2003

Eastern Gateway Planning BriefOctober 2003

22

Contents

1. Index

2. Introduction2.1. Overview2.2. The Area and its Character2.3. Reasons for Producing a Planning Brief2.4. Geographical Extent2.5. Objectives for the Area2.6. Structure of the Brief

3. Planning Policy Context3.1. Development Plan3.2. Principles of Development

4. The Brief Area – Descriptions4.1. Met Office HQ Site4.2. Bracknell & Wokingham College Site4.3. London Road4.4. Eastern Employment Area

5. General Development Guidance5.1. Guidance Applicable to the Whole Area5.2. General Development Mix5.3. Density and Floorspace5.4. Design5.5. Energy Efficiency5.6. Access5.7. Transport5.8. Open Space and Trees

6. Met Office HQ Site – Specific Guidance6.1. Mix of Uses6.2. Improving Linkages6.3. Levels6.4. Design6.5. Transport

7. Bracknell & Wokingham College Site – Specific Guidance7.1. Mix of Uses7.2. Improving Linkages7.3. Levels7.4. Design7.5. Transport

8. London Road Character Area – Specific Guidance8.1. Guidance Applicable to the Whole Character Area8.2. Transport8.3. Sites where Change of Use is Encouraged8.4. Other Sites with Potential for Redevelopment

9. Eastern Employment Character Area – Specific Guidance9.1. Guidance Applicable to the Whole Character Area


33

9.2. Transport9.3. Sites Recently Redeveloped and where Little Change is Expected9.4. Sites where Change of Use is Encouraged9.5. Other Sites with Potential for Redevelopment

10. Implementation10.1. Policy Context10.2. Phasing and Timescale10.3. Developer Contributions10.4. Works by the Council10.5. Requirements for Planning Applications

Appendix A Consultation Statement

Appendix B Development Plan and Relevant Policies

Appendix C Extract from Local Plan Map

Appendix D Map of Study Area

Appendix E Urban Design Principles


44

Introduction

2.1. Overview

2.1.1. This brief defines the “Eastern Gateway”, which covers a 31 ha area of Bracknelleast of the town centre. The area is centred around the A329 London Road and theEastern Employment Area, and is an important gateway to Bracknell town centre.

2.1.2. The area has regeneration potential but is suffering from a lack of strategic planningguidance. The brief draws together the issues associated with redevelopment andsets a planning context for the area. By doing this it enables a sustainable upgrade ofthe area, including delivery of a substantial amount of new housing and employmentspace.

2.2. The Area and its Character

2.2.1. After Bracknell’s designation as a New Town in 1949, the area between LondonRoad and Broad Lane was designated as the Eastern Industrial Area. In addition,most of the original housing on London Road was redeveloped for employment uses,and now very little of the original frontage development remains.

2.2.2. The evolution of this part of Bracknell has been piecemeal. The area is now home tovarious life-expired buildings that are difficult to let, and experiences a high level ofongoing development pressure. A number of sites have been developed in recentyears, and the Borough Council is aware of several other sites that are either on themarket, or are the subject of current or future redevelopment inquiries.

2.2.3. This actual and potential employment generation creates extra housing pressures.This has led to strategic concerns over demand for housing land elsewhere, includingon less sustainable greenfield sites.

2.3. Reasons for Producing a Planning Brief

2.3.1. The area is an important gateway to the town centre and includes some of theBorough’s key development sites. However, some run-down parts of the area detractfrom more successful parts of the town. This brief will be a catalyst for enhancementand a crucial contribution to the success of the town centre regeneration project.

2.3.2. The Borough Council has previously agreed to prepare a development brief for theMet Office headquarters site. However, the opportunity now exists to deal with thelarger, surrounding area in a more comprehensive and integrated manner. This willhelp to unlock the full potential of sites, in particular identified key sites, leading to amore effective planning and design solution and reinvigoration of the whole area.

2.3.3. Production of a brief will also enable integrated and coherent transport measures tobe achieved, with funding from developer contributions being available and required.In addition, the brief will help avoid delay in moving forward identified key sites (e.g.Bracknell & Wokingham College) that could otherwise have a knock-on effect ofdelay on other key sites (e.g. Bracknell Town Centre and Garth Hill/ Wick Hill).

2.3.4. The brief will be adopted as SPG so as to provide a context for the futuredevelopment of the area, including key strategic sites, in a sustainable manner.


55

2.4. Geographical Extent

2.4.1. The brief area is centred around London Road and the Eastern Employment Area.Reference is also made to adjoining sites where these may have an impact on thestudy area, or vice-versa. The study area is defined on the map at Appendix B.

2.4.2. Specific character areas identified in the brief are as follows:• Met Office HQ site• Bracknell & Wokingham College site• London Road• Eastern Employment Area

2.5. Objectives for the Area

2.5.1. The main objectives for this area are:• Managing economic development and its effects.• Increasing integration, linkages and permeability.

Objective 1: Managing economic development and its effects

2.5.2. This objective is necessary because of the constricted labour market in the Borough.In simple terms, there are very few people available to fill any new jobs that arecreated. This means that increases in employment tend to lead to demands for:• Extra housing to accommodate new employees, or alternatively• Public transport measures to enable new employees to commute into the area.

2.5.3. In Bracknell Forest and the surrounding area, it is no longer possible to equateeconomic development simply with developing more floorspace. The issue now ismore of economic growth management, creating more wealth without increasing builtdevelopment and the use of other resources. It is acknowledged, however, thatsignificant redevelopment will be necessary within the brief area. This may lead toincreases in employment densities on particular sites. This is a common feature ofmaking more efficient use of previously developed land, and in itself is not a problemas long as its potentially adverse effects are recognised and addressed.

2.5.4. Making provision for new employees by providing housing close to employment sitesis the preferred option. This minimises the need to travel and reduces journey length,and also acknowledges the key fact that most surrounding areas suffer from labourshortages just as acute as those in Bracknell Forest. In effect there is no spare poolof labour to draw on in any area within a reasonable travel distance of Bracknell.

2.5.5. As a result, if economic development leads to an increase in employment, this mustbe balanced by providing housing. This can be done by redevelopment (either whollyfor housing or as part of a mixed use scheme) or by conversion of existing officebuildings, as appropriate. It is necessary to consider the balance betweenemployment and housing development across the area as a whole. This can mostappropriately be done by taking an overview through this planning brief.

2.5.6. The brief identifies sites currently in employment use where change of use orredevelopment for housing will be encouraged, and others where it is one of apossible range of uses. Redevelopment of these sites for employment uses will bestrongly discouraged. This will have the benefit of increasing the housing supply andallow for higher quality, replacement office floorspace to be provided elsewhere


66

within the brief area. Any intensification of development must be linked to the deliveryof housing to absorb the increase in employment generation.

2.5.7. Housing development will also bring life and activity to the area. Currently there isvery little activity outside of normal working hours, and few pedestrians even duringthe day. This lack of activity provides an environment that could be perceived to behostile and unsafe. The introduction of housing will address this problem by providingnatural surveillance and increasing activity levels in the evenings and at weekends.

Objective 2: Increasing integration, linkages and permeability

2.5.8. This objective reflects the fact that the area has developed in a disjointed way, withnumerous barriers to movement. Despite its urban location, large parts arecomparatively isolated. There are few access points and extremely poor permeabilityfor pedestrians and cyclists. Piecemeal improvements can be made throughindividual development schemes, but a planning brief allows a coordinated overviewto enable the full potential of increased linkages to be provided. The briefacknowledges and addresses the need to improve access.

2.5.9. The introduction of new housing to the area will increase the demand for pedestrianand cycle access routes, both into and within the brief area, and to link it to the towncentre and to local schools and shops. An introduction of new commercialdevelopment should allow for more permeable bus movement throughout the briefarea. The brief highlights specific areas where new routes and links will be required.Their primary function is to aid permeability for pedestrians and cyclists, but theyshould be designed to incorporate the needs of disabled people (the principle ofaccess for all). Improvements to movement across London Road are also detailed.

2.5.10. The brief outlines where raising design quality can lead to improvements in these andother linkages. If new routes are badly designed they have the potential to increasecrime and will not be well used. Therefore new routes will need to be designed to besafe, direct, overlooked and well lit, benefiting from natural surveillance fromadjoining properties. Some improvements to links will be required in individualredevelopment schemes, while others will be funded by general developercontributions.

2.6. Structure of the Brief

2.6.1. The brief provides overall planning guidance for the whole area and specificallyaddresses four identified character areas. It sets out broad development principles,including the distribution of land uses and access and implementation issues. Broadurban design principles are set out in Appendix E, and more detailed guidance isgiven for a few key sites where design will be crucial.

2.6.2. The planning policy context for the area is examined in section 3. Section 4 givesinformation on the character of each constituent part of the brief area. Generaldevelopment guidance applicable to the whole area is found in section 5, withdetailed development guidance for specific areas being found in sections 6 to 9.Section 10 addresses implementation issues.


77

Planning Policy Context

3.1. Development Plan

3.1.1. Relevant development plan policies are listed in Appendix B. For full details of thepolicies and how they are applied, please refer to the relevant plans. This briefshould not be taken to be an exhaustive or comprehensive statement of applicablepolicies and policy issues.

3.1.2. The development plan sets out a cautious approach to employment generation. It isenvisaged that the area covered by this brief will continue to play host to a mix ofuses, although employment development will predominate in certain areas. It istherefore useful to highlight the policies that are particularly relevant to this type ofdevelopment.

3.1.3. Some sites within the brief area can be classified as edge of centre: principally theMet Office HQ site, the Bracknell and Wokingham College site and some sites at thewestern end of London Road. The rest of the brief area is classified as out of centre.

3.2. Principles of Development

3.2.1. National planning guidance sets a context for development, including the followingkey elements:• Maximising use of previously developed land (see PPG3)• Minimising the use of greenfield sites (see PPG3)• Maximising choice of means of transport (see PPG6 and PPG13)• Minimising the need to travel (see PPG6 and PPG13)• Access for all (see PPG1)• Intensification and higher density development (see PPG3)• Sequential assessment for major developments not in town centres (see PPG6)

3.2.2. The development plan sets a framework for development whereby town centres arethe principal locations for major office development. Other established employmentareas and previously developed land will be appropriate for employmentdevelopment provided that certain objectives are met.

3.2.3. As the brief covers edge of centre and out of centre sites, any proposal for a keytown centre use (including commercial offices) is required by PPG6 to beaccompanied by a sequential assessment of alternative sites. See below for details.

3.2.4. Policies E2 and E3 of the Local Plan acknowledge that employment developmentwithin particular parts of the brief area will generally be acceptable, subject to certaincaveats. Policy BU1 of the adopted Structure Plan and Policy E2 of the emergingStructure Plan deal with the acceptability of major development, and apply a cautiousapproach to employment generation and its effects.

3.2.5. Policy BU2 of the adopted Structure Plan, Policy E3 of the emerging Structure Planand Policy E4 of the Local Plan encourage the provision of a variety of premises,including small units and industrial, distribution and storage units. This is so as toprotect the economic base of the Borough, leaving it less vulnerable in the event of arecession in one particular market sector, and preserve the widest possible range ofemployment opportunities.


88

3.2.6. Policy BU3 of the adopted Structure Plan and Policy E4 of the emerging StructurePlan encourage the reuse of employment sites for non-employment uses, providingthat this does not adversely affect the availability of premises or job opportunities.

3.2.7. These policies act to enable employment development whilst ensuring that its effectsare acknowledged and minimised. They aim to not exacerbate the large overhang ofcommitted development, with its attendant issue of job creation. The policies allow forredevelopment, as long as certain criteria are met.

3.2.8. Guidance for specific sites is found in sections 5 to 8 of this brief. The most importantgeneral policy issues and their implications for development are as follows.

Sequential Assessment

3.2.9. A sequential assessment is necessary for major office development. The BoroughCouncil considers that this requirement should apply to developments involving a netincrease of 2,500 m2 or more office floorspace (GEA - gross external area), or otherdevelopment that creates an equivalent number of jobs across the site.

Plot Ratio

3.2.10. The plot ratio of development on a site should not normally exceed 60%. However,there are factors that may dictate that a higher plot ratio is desirable on certain sites.These could include a particularly sustainable location, an urban design requirement,or a beneficial mix of uses on the site. Appropriate mitigation will always be requiredfor developments with a plot ratio above 60%.

Housing and Transport Pressures

3.2.11. Development should include appropriate mitigation for any pressures for extrahousing development or transport problems that it would create. Further guidance onthis matter will be available from the Joint Strategic Planning Unit.

Non-Office Employment Floorspace

3.2.12. Existing non-office employment floorspace in the area will be protected and new suchfloorspace encouraged. If development involves the loss of such floorspace, then itwill be required to reprovide at least an equivalent amount of floorspace tocompensate for that lost. In exceptional cases, it may be possible to providealternative benefits instead of non-office employment floorspace. As well as this avariety of B1 use types will be encouraged in the area to allow for a variety of shiftpatterns, therefore, alleviating traffic impact at certain times of the day.


99

The Brief Area – Descriptions

4.1. Met Office HQ Site

4.1.1. This 1.8 ha site is located adjacent to the town centre and houses the headquartersof the Met Office. Most buildings date from 1961, with a later extension added in1971. They accommodate a variety of office and other ancillary floorspace, includingcomputer suites, and range in height from 3 to 7 storeys. Total floorspace on the siteis 21,088 m2 gross external area (GEA), providing some 650 full time equivalent jobs.Total parking provision is 304 spaces.

4.1.2. This very sustainable location is a natural interface between the brief area, the towncentre and the residential areas to the north east. The complex is part of the identityof Bracknell and a significant local landmark.

4.1.3. The buildings on site are of poor design and architectural quality. Their outdateddesign and specialist nature mean that the complex is today unsuited to the needs ofother occupiers. The Met Office is undertaking a phased relocation of its operationsto Exeter, and this site is due to be vacated by late 2003. This provides anopportunity to redevelop and enhance the site.

4.2. Bracknell & Wokingham College Site

4.2.1. This 1.5 ha site is located adjacent to the town centre and houses post-16 and adulteducation facilities. The 1960s buildings comprise a 7 storey tower for classroom andadministration facilities, and single storey buildings for workshop and storage space.Total floorspace on the site is 7,876 m2 GEA, providing some 159 full time equivalentjobs. Total parking provision is 226 spaces.

4.2.2. This very sustainable location has a natural pivotal role as an interface between thebrief area, the town centre and the sports club sites on Larges Lane, but at presentacts as a barrier to movement. The main tower is a significant local landmark. It isone of the highest points in Bracknell, and provides an important first impression forvisitors to the town centre travelling along London Road.

4.2.3. Despite their landmark status, the buildings are of poor architectural and designquality. They cannot provide for modern educational needs in an efficient manner.The College intends to relocate its operations to new, purpose designed premiseselsewhere in the town, giving an opportunity to redevelop and enhance the site.

4.3. London Road

4.3.1. This 11.5 ha area is centred around the A329 London Road between the Met Officeroundabout and the Running Horse roundabout, and includes most of the frontagesites that are not covered by other character areas. It comprises a mixture ofcommercial, residential, transport and leisure uses. Notable occupiers include Canonand Johnson & Johnson. The Met Office also lease a number of buildings in additionto their main headquarters site, but will vacate most of these during 2003.

4.3.2. The area is close to the town centre and adjoins considerable amounts of housing. Itis in a potentially very sustainable location, mixing edge of centre and out of centresites, and has the potential to be well served by a choice of means of transport.


1010

4.3.3. A number of buildings have become life-expired and do not meet current occupancyneeds. There is current developer interest in the area, and a number of opportunitieshave been identified where redevelopment could enhance the overall area. Thisredevelopment could involve changing the use of some sites.

4.3.4. London Road and its frontage development currently act as a barrier to north – southpedestrian movement. Within the brief area there are only three official crossingpoints. All are unattractive and poorly positioned subways. This leads many people tocross the road at unauthorised points, with obvious safety implications. This briefprovides the opportunity to upgrade the crossing arrangements for London Road,and through this both enhance accessibility and increase pedestrian safety. This willbe done through developer contributions towards new surface crossings and, whereappropriate, upgrading of existing subways. Any proposals for surface crossings willbe subject to safety audits.

4.3.5. In addition there is little permeability between frontage developments, especially onthe north side of London Road. Notably, there is no north – south through route forpedestrians or cyclists at all on the stretch between the Met Office roundabout andthe Eastern Road roundabout. This brief also provides the opportunity to address thispoint through the promotion of new and upgraded pedestrian and cycle links.

4.4. Eastern Employment Area

4.4.1. This 16.6 ha area is one of the three industrial areas of the former New Town. Itcontains a mixture of employment uses. Mowlem and Honda are notable occupiers. Itis in a potentially very sustainable location, close to considerable amounts ofhousing. It has the potential to be well served by a choice of means of transport.

4.4.2. Despite these advantages, the area is largely isolated from its surroundings. In largepart it turns its back on them. It can be accessed at only three points – two roads andone footpath - and permeability between the eastern and western sections of theemployment area is almost nil. This brief provides the opportunity to address thispoint through the promotion of new and upgraded pedestrian and cycle links. Inaddition there is the opportunity to allow for a future link between Eastern Road andGipsy Lane. This would open up new access opportunities to the town centre and theRanelagh School playing field in Larges Lane, although in practice such a link isunlikely to be achievable in the short term.

4.4.3. Most parts of the area are unconstrained by surrounding residential uses. Thisprovides the opportunity to accommodate uses that, elsewhere, might conflict withresidential amenity, e.g. B2, B8, telecoms equipment or energy-related development.The area is thus an important resource for the economic base of the Borough.

4.4.4. A number of buildings have become life-expired and are unsuited to modernoccupancy needs. Some sites have recently been redeveloped for a variety of uses.There is current developer interest in a number of sites, and considerable scope forredevelopment to enhance the overall area. This redevelopment could involvechanging the use of particular sites, although will need to maintain the variety ofemployment uses in the area.


1111

General Development Guidance

5.1. Guidance Applicable to the Whole Area

5.1.1. The following guidance is applicable to the whole planning brief area. More detailedguidance specific to each character area can be found in sections 6 to 9 of the brief.

5.2. General Development Mix

5.2.1. The brief area comprises a mixture of employment, residential, transport, communityand leisure uses. It is envisaged that the area as a whole will continue to play host toa mixture of uses. A balance between housing and employment development will besought across the brief area. This will contribute towards the creation of a sustainablecommunity in this part of Bracknell (not just the Brief area in isolation)

Employment

5.2.2. The considerable diversity of employment uses and accommodation within the areais valuable for the economic base of the Borough. It is protected by planning policy,and the retention of a mixture of employment uses will be required.

Housing

5.2.3. Areas of existing housing will be protected. Alongside this, redevelopment toenhance the housing stock and make better use of previously developed land will beencouraged. The brief identifies some sites where change of use to housing isencouraged, and others where it is one of a possible range of uses. This couldinvolve either reuse of existing buildings or redevelopment, as appropriate. A smallnumber of live-work units will generally be appropriate in residential developments.The Borough Council will require provision of affordable and key worker housing toits adopted standards in force at the time of an application.

Retail

5.2.4. Retail development is not appropriate on any site in the brief area, and will bestrongly resisted. The only exception to this rule is that some small scale uses (lessthan 150 m2 GEA) may be acceptable in certain locations, if they are designedpurposely to serve the needs of people living and working locally and to meet nowider need. Car-based retail concepts, including retail warehouses and drive-throughrestaurants, will be entirely inappropriate.

Leisure

5.2.5. Some leisure uses may be appropriate, again to serve the needs of people living andworking locally. Health and fitness development, for example a health club or spa, isthe most likely form of development to be appropriate. Such uses could usefully formpart of a larger development, for instance to enable an office or hotel building to havea greater element of height so as to provide a more impressive landmark.

5.2.6. Although the boundary of the planning brief does not give rise to any specific leisurerelated issues, it should be noted that there is significant leisure provision adjacent tothe site with regards to football, cricket and bowls. Any development should bemindful of the needs of these organisations and should not preclude their aspirationsfor future development.


1212

Telecoms and Energy

5.2.7. Some sites within the brief area are isolated from residential areas, and thereforehave the potential to accommodate uses such as telecommunication masts andenergy-related development, which could elsewhere cause conflict with residentialamenity. Some telecoms-related development, such as switching stations, will haveless amenity problems and therefore a greater possible range of locations.

Education and Community

5.2.8. A number of schools are in close proximity to the Brief area. St Joseph’s RomanCatholic Primary School borders the area, and Holly Spring Infant and Junior Schoolsare close by. All sites where housing is an existing or suggested use fall within thecatchment of the Holly Spring Schools. Development will be required to ensure thatlinks are provided between areas of new housing and the schools which would serveit, and that these links are appropriate and safe for children to use. The BoroughCouncil can provide further guidance on the Safe Routes to School initiative.

5.2.9. The Borough Council has identified a number of requirements for community facilitiesto meet service needs over the next few years. Examples of these facilities are livingaccommodation, respite accommodation and day centres for people with specialneeds (such as BROC on Eastern Road). These uses require a location with goodtransport links and are often difficult to locate in established residentialneighbourhoods.

5.2.10. The brief area may provide an opportunity to promote these types of uses close tothe town centre. This could be achieved by allowing higher density schemes, with thedeveloper providing land and working with an appropriate partner to construct thefacility.

General

5.2.11. Subject to all the above, suitable redevelopment that accords with planning policyand would lead to environmental enhancements will be encouraged.

5.3. Density and Floorspace

5.3.1. Making the most efficient use of previously developed land is a key objective ofnational policy guidance, and will generally be appropriate within the brief area.

5.3.2. Residential density in excess of 50 dwellings per hectare will generally be soughtwithin the brief area. Higher densities may be appropriate on some particularlyaccessible sites. Lower densities will only be appropriate if dictated by the scale andcharacter of adjacent development, or if this is the best way to effectively reuse anexisting building.

5.3.3. For amenity reasons, planning policy states that employment development shouldnot normally exceed a plot ratio of 60% (based on gross external area). However, onsome sites a more dense form of development may be dictated, for instance tocreate high quality architecture or urban design. In this case, appropriate mitigationmeasures will be required, including an effective Travel Plan. The Joint StrategicPlanning Unit will publish further guidance on this topic.


1313

5.3.4. This brief includes suggested floorspace figures for various sites. They should not betaken to be completely prescriptive, but provide an indication of the developmentpotential of each site. The quantum of development on a site will be expected to begenerally in line with the floorspace figures quoted.

5.4. Design

5.4.1. Bracknell’s legacy as a former New Town means that modern and innovative designsand materials are appropriate. When used with care, this design approach hascontributed to the distinctive, modern character of the town. Proposals fordevelopment will be encouraged to follow this approach, except where adjoiningbuildings of more traditional design may dictate an alternative approach.

5.4.2. In general buildings should face existing roads and not turn their back on importantpublic frontages. They should have an attractive public face with active street leveluses and no unsightly gaps in the frontage.

5.4.3. The main pedestrian entrance to buildings should be taken from the main roadfrontage, not only from a car park at the rear of the site. The entrance should beoriented so as to provide the easiest possible access to bus stops. Parking should beincorporated into the design of buildings and should be provided undergroundwherever possible, taking due account of the need to design out opportunities for carcrime. If site conditions dictate that parking is better provided at the ground floor levelof buildings, it should not be the main element of the street frontage.

5.4.4. Sites where design will be of particular importance are highlighted in sections 6 to 9.These are mainly sites where a key landmark or strong frontage is required. In thesecases, specific guidance on matters such as the number of storeys, focal points anddesign features required is provided. Design on all sites should aim to raise thequality of the public realm and create a safe and secure environment, following thephilosophy of designing out crime.

5.5. Energy Efficiency

5.5.1. Energy-efficient design will be expected in any redevelopment and should bedemonstrated within any submission. Expected features will include:• Orientation to achieve maximum solar gain• High levels of insulation and high performance glazing• Energy efficient boilers and heating systems• Water efficiency and grey water recycling

5.5.2. The brief area contains high profile sites that afford the opportunity to create ashowcase for energy-efficient designs and techniques. Complementary work is beingundertaken as part of the Bracknell town centre regeneration project, and there ispotential to integrate techniques such as combined heat and power with town centredevelopments. In addition, the brief area may afford suitable sites for infrastructure tosupport town centre energy facilities.

5.6. Access for Disabled People

5.6.1. Access for disabled people should be taken into account and incorporated into allaspects of design and layout. Development should be designed with the needs ofdisabled people in mind, whether as residents, employees, visitors, customers or


1414

other users of the area. The access requirements of older people and parents withyoung children should also be incorporated into development.

5.6.2. The layout and location of development should ensure that potential accessdifficulties for disabled people are eliminated. This can be achieved by locatingfacilities in easily accessible positions and by ensuring that pedestrian routes followthe contours of the land and provide sufficient space for disabled people, especiallywheelchair users, to manoeuvre around the external environment with ease.

5.6.3. Shared use facilities can generate conflicts between different users, for exampleblind people may find it difficult to share a route with cyclists. Conversely, sharedfacilities can offer enhanced personal safety for users. Dedicated facilities will bepreferred where appropriate to the needs of the site and potential users.

5.6.4. Information on access issues is available from a number of sources.• The Borough Council has produced Supplementary Planning Guidance detailing

good practice and minimum standards relating to accessible design.• The 1999 edition of Part M of the Building Regulations details minimum provision

now required in new development.• “Revised Guidelines for Reducing Mobility Handicaps Towards a Barrier-Free

Environment”, produced by the Institution of Highways and Transportation,includes details on footway design, lighting, seating, step and ramp design, streetfurniture and parking.

• BS 8300: “Design of Buildings and their Approaches to Meet the Needs ofDisabled People – Code of Practice”

5.6.5. Development should be designed to take account of the requirements, advice andprinciples contained in these publications. Further advice on accessible design andlayouts is available from the Borough Council’s Access Officer.

5.7. Transport

5.7.1. Transport provision within the brief area should reflect national and local objectives toprovide a choice of means of transport with realistic alternatives to car use.

5.7.2. Company Travel Plans will be required as part of any development proposal, and willbe secured by legal agreement as a matter of course. They will be required toprovide imaginative solutions to deliver a significant modal shift away from car use.Developer contributions will also be required for improvements to the transportnetwork serving the brief area, which may include works outside the area andcontributions towards public transport.

5.7.3. Cycle parking will be required in all new developments. The design of cycle parkingand its ancillary facilities such as showers and changing rooms should be of highquality so as to provide a realistic incentive for its use.

5.7.4. Car parking provision should reflect the generally accessible and sustainable natureof the brief area, and the mix of uses proposed within it. Within this framework, somesites will be more accessible by a choice of modes of transport than others, and theneed for modal shift will be more acute in some areas than others. Parking provisionshould not compete with town centre developments, and as a result parking willgenerally be more restricted closer to the town centre, whilst greater provision maybe possible on less accessible sites or sites further from the town centre.


1515

5.7.5. Maximum car parking standards are specified for some sites in sections 6 to 9.Where site-specific standards are not listed, the following maximum standards will beapplied. They exclude spaces for disabled people, which should be to the BoroughCouncil’s normal standards. Floorspace figures are stated in gross external area.Parking should be shared between uses wherever possible.

Housing

5.7.6. The normal car parking standard for housing development will be 1.5 spaces perdwelling.

5.7.7. These spaces will normally not be allocated to specific dwellings, to allow for moreflexible and efficient use of land and to facilitate parking for visitors. It will onlynormally be appropriate to provide dedicated parking for individual areas of specifictypes of housing, for example the townhouses that are promoted on London Road.

5.7.8. Development proposals with less parking will be encouraged, especially on sitescloser to the town centre.

Offices

5.7.9. The normal car parking standard for office development will be:• 1 space per 40 m2 for sites within 300 m walking distance of the town centre

boundary.• 1 space per 35 m2 for sites between 300 – 500 m walking distance of the town

centre boundary.• 1 space per 30 m2 for other sites.

5.7.10. The town centre boundary defined in the Bracknell Forest Borough Local Plan followsthe eastern side of Church Road, the northern side of Millennium Way and theoutside of the Met Office Roundabout. It is shown as a light blue line on the LocalPlan Map in Appendix C.

5.7.11. The relatively generous standards of 1 space per 30 m2 office and 1.5 spaces perdwelling may be tightened in the future as transport choices and government andstrategic guidance develop further. Development will be expected to contribute toimprove accessibility by alternative modes of transport.

Other uses

5.7.12. Parking for other uses will be considered on their merits.

5.7.13. If an application for development within this brief area proposes less parking thanspecified above (with the exception of disabled parking), the Borough Council will notrequire greater provision than that proposed.

5.8. Utilities Infrastructure

5.8.1. Development will be expected to make appropriate provision for utilitiesinfrastructure. In particular, the Borough Council will seek to ensure that there isadequate surface water, foul drainage and sewage treatment capacity to serveredeveloped sites. Developers will be required to demonstrate that there is adequatecapacity both on and off site to serve any redevelopment and that it would not lead toproblems for existing users.


1616

5.8.2. In some circumstances it may be necessary to carry out appropriate studies toascertain whether the proposed redevelopment will lead to overloading of existinginfrastructure. Where there is a capacity problem and no improvements are plannedby Thames Water, developers may be required to fund appropriate improvementswhich must be completed prior to occupation of the development. Early contact withThames Water is recommended.

5.8.3. Sustainable drainage systems will be promoted in the area as a means to reducepollution and flooding risk. The Environment Agency should be consulted on anysuch proposals, and can also provide advice on possible issues of site contaminationand remediation.

5.9. Sport, Recreation, Open Space and Trees

5.9.1. Developments will be expected to meet any needs that they generate for sport andrecreation facilities and quality public open space. This could involve the directprovision of land or facilities, or else financial contributions, as appropriate. Thenature of the provision or facilities required will be informed by an assessment oflocal need. The Borough Council’s forthcoming Open Space Strategy and PPG17Audit will provide more details.

5.9.2. Development will be expected to take due note of the tree preservation orders thatare in force in parts of the brief area, and to encourage biodiversity through theplanting of native species, as appropriate.


1717

LOND

ONR

OADBracknell

Col lege

ElSub

Sta

Sub wa y

M et eo ro l og ic a lOff ic e

(H ea d qu a rt e rs )

PARK

ROAD

Su b wa y

Su b way

Wa rd

Bd y

CR

Ed e nf ie ld

ElSu bSta

Av is Ho u se

Ce n tu ry Co u r t

Av is Ho u se

10 2028

8

25

13

1

2 73 9

2

4

68

1012 14 16

18

202

2

2426

28

2 3

21

13

5

79

11

BM 7 5. 8 5m

SSHe

rmon

Manningford

Me te or o lo g ic alOf fi ce

(He a dq u a rt er s)

THEOAKS

THEO

AKS

PARK

ROAD

Gipsy

Lan

e

Wi nt e rb o ur ne Cou r t

1 t o 35

36to41

82

Jo h ns o n Ho u se(Th e Me tO ffic e )

6

12

St ylu s

Ho u se

ElSub

Sta

LONDON ROAD

Met Office HQ Site – Specific Guidance

6.1. Mix of Uses

6.1.1. This site is the main headquarters of theMet Office and comprises a mixture ofoffice and ancillary accommodation. Avariety of other buildings in the brief areaare leased by the Met Office for supportaccommodation.

6.1.2. The Met Office is currently relocating toExeter and this site is due to be vacated bylate 2003. The age and specialist nature ofmuch of the accommodation on the sitemeans that it is unsuited to modernoccupancy needs. This provides anopportunity to redevelop and enhance the site. Suitable redevelopment that accordswith planning policy and would lead to environmental enhancements will beencouraged. A variety of uses may be appropriate on this site and are detailedbelow.

Housing

6.1.3. Housing will be an essential part of any redevelopment scheme for this site. Thisreflects the edge of centre location and allows for more successful integration withthe surrounding residential uses. Housing on this site will increase footfall in the areaand boost the success of the adjoining Bracknell town centre regeneration scheme. Itwill also assist with the objective of balancing employment and housing growth.

6.1.4. For these reasons, development of this site must be either wholly or partly forhousing. Mono-use redevelopment for any use except housing will not be permitted.An entirely housing based scheme may be the best opportunity to provide the highquality, landmark development demanded by the site. It is envisaged thattownhouses will be the most appropriate form of development on the eastern part ofthe site, with flats predominating on the western part.

Office and Hotel

6.1.5. Office floorspace would be an acceptable part of a mixed use development on thissite. Alternative uses such as a quality hotel may also be appropriate, provided theirnature and design reflect the site’s importance. Any hotel proposal will need to besupported by market analysis to show that it will not prejudice the hotel site promotedin the Bracknell Town Centre Masterplan.

6.1.6. The existing floorspace is occupied at a very low density of some 32 m2 GEA perperson. Modern office floorspace is likely to be occupied at a much higher densitythan this. Therefore, a one for one replacement of B1 office floorspace would result ina significant increase in employment on the site, leading to attendant pressures forhousing development and transport improvements. As a result, no increase infloorspace on the site will be permitted, and a reduction will be encouraged.

6.1.7. The very high plot ratio for the existing development – some 117% - indicates that inpractice there is little scope for intensifying employment uses on the site even if this


1818

was acceptable in policy terms. In fact the reverse is the case. Design requirementsfor modern offices, for instance greater floor to floor heights, mean that adevelopment of similar height to that already existing would be unable toaccommodate as much floorspace. This will be of significant help in lessening theemployment generation of any redevelopment.

6.1.8. Any development that increases the level of employment on the site will be requiredto provide significant compensatory measures including a high quality, landmarkbuilding, the provision of housing and an effective Company Travel Plan.

Hospital

6.1.9. The site is considered to be suitable for use as a hospital. Bracknell Forest PrimaryCare Trust does not have any current plans for such a development, and is insteadpromoting a healthplex proposal in Bracknell town centre. However, should theseplans change, or were another operator come forward, this brief would allow for thepossibility of a hospital being developed on the Met Office site. The Borough Councilwould happily engage with any proposals for hospital development, and workpositively towards this outcome.

6.1.10. It is possible that the site may have to be combined with others along London Roadto provide enough space for a hospital, and in this case it may not prove possible toalso provide housing on the site. The benefit achieved by the presence of a hospitalwould be considered to outweigh this loss of housing potential.

Other Uses

6.1.11. Other small scale uses such as a cafe, health club or creche may be appropriate tocomplement the development mix on the site.

6.1.12. Industrial, warehousing and retail uses will not be acceptable for this site because oftheir appearance and operational characteristics. They would not deliver the prestigedevelopment demanded by the site. The only exceptions to this are:• A1 and A3 uses that are both small scale and ancillary to the main site uses.• Small elements of employment space in the form of live-work units.

Quantum of Development

6.1.13. In light of the above, if the site is redeveloped entirely for housing, it is envisaged thatit could accommodate at least 120 dwellings. If the site is redeveloped for a mix ofuses, it is envisaged that it could accommodate not more than 21,000 m2 GEA ofcommercial development and at least 30 dwellings. More intensive use of the sitemay be possible if this would achieve other benefits while still creating a high qualityresidential environment.

6.2. Improving Linkages

6.2.1. The site is a key interface between the town centre, London Road and the housingareas to the north east. However, the current pattern of development restricts easymovement between adjoining areas. To address a key objective of this brief, apedestrian and cycle route through the site to link Deepfield Road directly to LondonRoad will be required, this route will also be linked to the existing cycle network in thetown.


1919

6.2.2. Development of the eastern part of this site and of other sites along London Road willnot be permitted to create multiple new road accesses onto London Road. In order tosuccessfully develop these sites it will be necessary to provide a rear access roadthrough the Met Office site. This is described below in the section on transport.

6.3. Levels

6.3.1. The site has its highest point at the western end and gradually falls away to the east.Development should have its ground floor at an elevation that delivers convenient,level access for pedestrians and wheelchair users. It is envisaged that developmentat the western end of the site will take its access from roughly the level of the MetOffice roundabout. This will allow basement parking to be easily served by the lowerlevel site access road.

6.3.2. Development at the eastern end of the site should have its ground floor at the level ofLondon Road. This will enable level access for pedestrians and wheelchair users. Itwill also allow for better visual integration with the low-rise residential development tothe north east of the site. Basement parking would be enabled in this case by theprovision of the site access road as described below.

6.4. Design

6.4.1. The current buildings are a highly visible landmark. Such a high profile site demandsa high quality, landmark development, with a strong frontage and a significantelement of height. A modern, energy efficient design will be required.

6.4.2. This site and the College site that faces it mark the end of London Road and thetransition to Bracknell town centre, and form an important gateway. In design andtownscape terms, they are perhaps the most important of all sites within the area.Particular attention will need to be paid to the relationship between these two sitesand to their relationship with areas of adjoining housing, particularly in terms ofoverlooking, to make the most of these key sites while minimising the impact on thesurrounding area.

6.4.3. Provision of a pedestrian and cycle link through the site will tend to divide it into twosections. It will therefore be possible to treat the two parts of the site separately,although a common design theme may be appropriate.

Western Section

6.4.4. The current buildings on the western section of the site provide an important locallandmark. The key site frontages are those to the Met Office roundabout and LondonRoad. In these locations, height and bulk will be crucial to achieving a successfuldevelopment. It is envisaged that at least one part of the building will be of a heightequal to or exceeding the tallest building currently on the site (the seven storeyNapier Shaw building). This will maintain the site’s landmark status and complementexisting and planned tall buildings in the town centre and on the nearby College site.

6.4.5. Development will be required to present a distinct and attractive face to all roadfrontages. Special attention should be paid to achieving attractive and lively groundfloor uses, and an A3 use may be appropriate here.

6.4.6. Currently many pavements around the site are narrow and hemmed in by walls andfences, and the subway exits constrain movement and viewing angles. This presentsa particular design challenge, and radical proposals such as the realignment of


2020

subways may be necessary to properly address these matters. The opportunity toimprove the subway exits (i.e. the length and steepness of gradients), should betaken where feasible. Such changes may in turn impact on the form of developmenton the site. Particular attention should be paid to ensure that the relationship of newdevelopment with existing access routes provides for the principle of access for all.

Eastern Section

6.4.7. The eastern section of the site currently provides surface car parking enclosed by ablank wall. This creates an unattractive gap in the building frontage and significantlydetracts from the locality. Redevelopment will be required to close this gap andprovide a much improved public face for the site.

6.4.8. This part of the site should be developed as townhouses. This site is one of very fewclose to Bracknell town centre that provides an opportunity to achieve this form ofdevelopment. Townhouses will deliver an impressive, high quality face to LondonRoad, befitting its status as one of the key access routes to the town centre, whilstalso being in keeping with the scale of adjoining housing areas and the historical useof the site. They will be of at least three storeys plus basement parking. Thebasements should be secure, to avoid the possibility of car crime and other anti-social behaviour.

6.5. Transport

6.5.1. The vehicular access to this site should be taken from Deepfield Road, in the form ofan adoptable access road. It is envisaged that this road will follow the site’s northeastern boundary, as it should be designed so that it can serve both individualportions of development on this site, and also development on other sites to the east.

6.5.2. Parking provision should reflect the site’s inherently sustainable location adjacent tothe town centre. It will be necessary to implement a management regime to preventoverspill parking in adjoining residential areas.

6.5.3. Owing to the amount of development proposed in the part of Bracknell (sites in thisBrief plus Bracknell Town Centre and Garth Hill/ Wick Hill College), it is likely thatworks to increase highway capacity will be necessary. It is possible that radicalchanges in the area of the Met Office roundabout may be required. This maypotentially include the re-routing of Park Road through the site to form a new junctionwith London Road, and major changes to the current junction. This should notsignificantly affect the overall developable area of the site but could have a majoreffect on its layout. Options for highway works are still being assessed and will be thesubject of future advice from the Borough Council.


2121

LARGESLANE

LONDONRO

ADBracknellCollege

ElSubSta

Subw

ay

Clu b

Sub wa y

(PH)

BM82

.93m

CarPark

Bo wling Gre en

Ede nfield

CollegeHouse

TheOld Manor

Jam e s Gla i sh er Ho us e

Ch urc hK2

Bracknell & Wokingham College Site – Specific Guidance

7.1. Mix of Uses

7.1.1. This site is currently occupied byBracknell and Wokingham Collegeand used for post-16 and adulteducation. In the short to mediumterm the College operations are likelyto be relocated to other sites outsidethe brief area, which will allow thissite to be redeveloped. Suitableredevelopment that accords withplanning policy and would lead toenvironmental enhancements will beencouraged. A variety of uses maybe appropriate on this site and aredetailed below.

Housing

7.1.2. Housing will be an essential part ofany redevelopment scheme for thissite. This reflects the site’s edge ofcentre location. Housing on this sitewill increase footfall in the area and boost the success of the adjoining Bracknell towncentre regeneration scheme. It will also assist with the objective of balancingemployment and housing growth. For these reasons, development of this site mustbe either wholly or partly for housing. Mono-use redevelopment for any use excepthousing will not be permitted.

Other Uses

7.1.3. If a mixed use development is proposed for this site, a variety of other uses may bepossible to complement housing. These could include offices, health and fitness or ahotel. Small scale A3 uses may also be appropriate to provide an active frontage tonew pedestrian and cycle links through the site. If relocation of the College does notprove possible, it would be acceptable for the College to remain on this site.

7.1.4. Industrial, warehousing and retail uses will not be acceptable for this site because oftheir appearance and operational characteristics. They would not deliver the prestigedevelopment demanded by the site. The only exceptions to this are:• A1 and A3 uses that are both small scale and ancillary to the main site uses.• Small elements of employment space in the form of live-work units.

7.1.5. There is currently a restrictive legal covenant on this site that restricts its use toeducation. It is assumed that this can be lifted if appropriate provision is madeelsewhere for the college operations currently on the site.

Quantum of Development

7.1.6. In light of the above, if the site is redeveloped entirely for housing, it is envisaged thatit could accommodate in the region of 100 dwellings. If the site is redeveloped for amix of uses, it is envisaged that it could accommodate in the region of 50 dwellings


2222

and approximately 8,000 m2 GEA of commercial development e.g. an office or hotel.More intensive use of the site may be possible if this would achieve other benefitswhile still creating a high quality residential environment.

7.2. Improving Linkages

7.2.1. This site is a key interface between the brief area, the town centre and the openspaces on Larges Lane. Although the landmark status of the site contributes toorientation and wayfinding, the pattern of development hinders easy movementbetween adjoining areas. In particular it frustrates the natural desire line forpedestrian movement between London Road and the town centre (High Street).

7.2.2. A key objective of this brief is to improve integration, linkages and permeability. Tothis end any redevelopment will be required to include a through east – westpedestrian and cycle route. This will link High Street directly to London Road andthus improve the accessibility of both the town centre and London Road.

7.2.3. The Bracknell town centre masterplan proposes a surface level crossing of ChurchRoad, which will become the main pedestrian route to and from this part of the towncentre. It is likely that the underpass will also remain for cycle use, therefore the newroute through the College site should link with both these crossing points.Topography and access considerations for disabled people will dictate the detaileddesign of this link and its interface with crossing points to the town centre.

7.3. Levels

7.3.1. The site slopes, such that the western side facing the town centre is at a noticeablyhigher level than the eastern side. Despite this, the low level subway approach underThe Ring and Church Road visually isolates the site from the town centre.

7.3.2. The proposed surface level crossing of Church Road will considerably enhance thepresence of the College site and reinforce its landmark status. Development will beexpected to reflect this. It is envisaged that development at the northern end of thesite will have its ground floor at the Church Road level, and its basement access atthe lower elevation of Larges Lane. This will allow for convenient, level access forpedestrians and wheelchair users while also enabling basement car parking to beaccommodated.

7.4. Design

7.4.1. The existing College tower is a highly visible landmark. Such a high profile sitedemands a high quality, landmark development, with a strong frontage and asignificant element of height. A modern, energy efficient design will be required.

7.4.2. This site and the Met Office site that faces it mark the end of London Road and thetransition to Bracknell town centre, and form an important gateway. In design andtownscape terms, they are perhaps the most important of all sites within the area.Particular attention will need to be paid to the relationship between these two sites.

7.4.3. Provision of a pedestrian and cycle link across the site will tend to divide it into twosections. It will therefore be possible to treat the two parts of the site separately,although a common design theme may be appropriate. Splitting the site will alsoallow for more flexible delivery, making it possible for one section to be redevelopedin advance of the other. In this case, the first may act as a catalyst for the second.


2323

Northern Section

7.4.4. The current College tower is unattractive and dowdy. Redevelopment of the northernsection of the site will be required to supply a high quality, landmark building. Thisbuilding is envisaged to be of a height equal to or exceeding the tallest part of thecurrent building and should make a strong design statement. It should present adistinct and attractive face both to all the road frontages and to the pedestrian andcycle link through the site. Active ground floor uses should face this link so as toprovide natural surveillance and an attractive route, and an A3 use may beappropriate here. A circular building may be the best way to achieve all theseobjectives, and a variety of uses are possible for this building.

Southern Section

7.4.5. This section of the site is currently used for parking and workshop buildings, whichare unattractive and do not enhance Larges Lane. Development on this section of thesite is anticipated to be on a smaller scale than on the northern section, although thisdoes not preclude a tall building if that is the most appropriate design solution.

7.4.6. The quieter environment and excellent views across the adjoining green area of thecricket pitch suggest that this part of the site is suitable for housing. Density of atleast 70 dwellings per hectare will be expected, to reflect the site’s sustainablelocation adjacent to the town centre.

7.4.7. This brief does not envisage redevelopment of adjoining sites outside the brief area,such as the bowls club. However, one or more of the sports clubs may choose torelocate to other sites in the medium term, creating synergy between redevelopmentof the College site and adjoining sites. If this happens, any redevelopment will needto incorporate a quality, open, green element to compensate for the loss of existingopen space.

7.5. Transport

7.5.1. The main vehicular access to this site should be taken from Larges Lane, although aleft turn only junction on Church Road may also be possible.

7.5.2. Parking provision should reflect the site’s inherently sustainable location adjacent tothe town centre. It will be necessary to implement a management regime to preventoverspill parking in adjoining residential areas.


2424

London Road Character Area – Specific Guidance

8.1. Guidance Applicable to the Whole Character Area

Mix of Uses

8.1.1. This character area is in a potentially very sustainable location and comprises amixture of commercial, residential, transport and leisure uses. It is envisaged that thearea as a whole will continue to play host to a mixture of uses. Suitableredevelopment and change of use that accords with planning policy and would leadto environmental enhancements will be encouraged.

Improving Linkages

8.1.2. London Road and its frontage development act as a barrier to movement. Thiseffectively cuts off the residential areas to the north of London Road from theemployment sites to the south of the road. It also contributes to the comparativeisolation of the Eastern Employment Area, and reduces the effectiveness of publictransport access because of the difficulty of getting to and from bus stops.

8.1.3. A key objective of this brief is to improve access for all, and in particular thepedestrian and cycle linkages across London Road. This will be achieved bydeveloper funding for upgrading existing crossings and introducing new ones, wherepossible at grade. Locations where links will be a required element of redevelopmentare detailed in the text below. Creation of new links through frontage developmentshould not lead to the creation of multiple road accesses onto London Road.

8.1.4. Initial indications from studies of the A329 show it may be possible in the long term toreplace the Eastern Road roundabout with a signalised junction, and if this is done, atgrade crossings will be provided. Such a scheme would enable a morecomprehensive solution to the area’s problems, and would also create moredevelopment land that could be incorporated in any redevelopment of the sitesadjoining the junction.

8.1.5. London Road provides a key east – west link and has recently had a cycle laneinstalled on its southern side. Recent works have enhanced London Road’sappearance a little but there is still scope for further upgrading. Improvement of thelighting on this route will be sought, possibly involving a change from central to sideillumination. Not only would this improve conditions and safety for all users,encouraging greater use of this route, but it would also enable easier maintenanceand hence improved reliability.

8.1.6. In addition, upgrading of public transport on this key route will be sought, includingthe provision of real time information along bus routes. Enhancements to vehiclesand service levels will also be sought in conjunction with the bus operators throughthe Bracknell Forest Borough Umbrella Quality Transport Partnership.

8.1.7. An unofficial pedestrian link currently exists between The Oaks and Gypsy Lane.This is really little more than a hole in a hedge, but affords access for the able-bodiedfrom the housing area at The Oaks to London Road and also to St. Joseph’s Schoolon Gypsy Lane. Enhancements and upgrading of this link and Gypsy Lane itself willbe sought. This will enable all sectors of the community to share in its benefits, andcater for the anticipated increase in demand when nearby sites are redeveloped andother pedestrian and cycle links are introduced in the brief area.


2525

2028

3 953

18

2022

24

26

28

36

46

52

50

48

39

35

32

3031 28

29

27

23

2122

1920

18

16

1714

15

13

12

1011

89

7

12

8

3

2a 21a

1

4443

13to

18

19 to 24

El SubSta

ElSubSta

Shel ter

Sh elte r

Subway

El Sub Sta

Chy

ElSu bSta El

SubSta

Apex House

Ha yl eyHouse

Foundat ion Ho use

T HEOAKS

LO NDONR OAD

BARNCLOS

E

NEWROAD

D

FIELD

ENPLACE

Powell Duff ryn Ho useMan tixHo use

El Su bStaGree nwoodHous e

Jo hnson Ho us e

(Th eMetOf f ice)

SuttonHous e

(Th eMetOf f ice)T he Hadle yCentre

(Th eMetOf f ice)

T he Braccans

Styl us

House

Su bway

BAYDRIVENEW

BARNCL

OSE

El SubSta

OakCottages

OakBung al ow

37

41 1 2

ROAD

8.2. Transport

8.2.1. Stemming from the above, developer contributions will be sought for schemesincluding the following:• Improved pedestrian and cycle crossings of London Road and Bay Drive• Improved lighting on London Road• Improved public transport services and facilities• Provision of real time information system for public transport• Possible replacement of Eastern Road roundabout with a signalised junction• Upgrading of Gypsy Lane and the link between Gypsy Lane and The Oaks• Improvements to enable access for all throughout the area.

8.3. Sites where Change of Use is Encouraged

North Side of London Road

8.3.1. This is an area of varied office buildings that stretches between Stylus House (next tothe Met Office HQ site) and The Braccans (next to Bay Drive). Piecemealdevelopment over the last few decades has resulted in some buildings of reasonabledesign quality, but overall there is a mishmash of building styles and types. Thestreet frontage overall does not provide the positive image of Bracknell that isdemanded by London Road’s status as a key gateway to the town centre.

8.3.2. Many of the buildings are currently occupied by the Met Office, whose relocationprovides an opportunity for a much more comprehensive design treatment of thisarea. The size and shape of the sites, with their restricted depth, make it difficult toprovide high quality office development in this location. The sites are better suited towell designed housing, and their change of use will be encouraged.

8.3.3. Redevelopment or reuse for housing will permit employment intensification on othersites within the brief area. There will be synergy with the housing developmentrequired on the Met Office HQ site, and it will also enable better integration betweenthe road frontage and residential sites immediately to the north. Housingdevelopment will need careful design to avoid issues with noise and fumes fromLondon Road, and to ensure that adjoining housing is not significantly overlooked.New housing will have the positive point of increasing natural surveillance on LondonRoad, increasing the actual and perceived safety of pedestrians.

8.3.4. There may be scope to incorporate some garden land at Fielden Place that iscurrently owned by the Borough Council and is likely to become redundant soon. The


2626

2a 21a

1

4443

Su bwa y

BARNCLOSE

NEWROAD

Th e Bracca ns

Sub way

Royal Oak

( PH )

Rupe rt

Vi ll as

High cle reCl ose

65.2 m

S ubway

BAYDRIVENEW

BARNCLOSE

OakCottages

BM 65. 37m

64. 6m

BAY

ROAD

Community

Centr e

Bul lbro

okRow

PO

LB

TCB s

12

1

4

2

1

4

57

11

31

21

37

41 1 2

6

1

ROAD

T CB

12

Ca r Par k

C ar Par k

LONDO

NROAD

Bracknell

S ubw ay

Su bw ay

S ubw ay

War d Bdy

CR

80 .6m

(P H )

BM82.9

3m

C ar Park

Th e Ol d Ma no r

J ames G la ishe r H ous e

MILLENNIUM

WAY

WE ATHE R WAY

Ce ntu ry Cour t

1

Brief does not promote any development for the housing area at Deepfield Road.However, there may be some synergy between this land and the London Roadfrontage, and it may be desirable in future to develop a larger area for housing thanthe Brief promotes. This would be outside the scope of this Brief and would beassessed on its merits at the time that any application was made.

8.3.5. The current frontage development acts as a barrier to north-south movement.Development will be required to provide through pedestrian and cycle links toimprove this situation and to enable access for all. In particular, a link will be requiredbetween Deepfield Road and Larges Lane. The most appropriate location is likely tobe between the current Sutton House and Hadley Centre sites, in conjunction with anew crossing of London Road that would link to an upgraded Gypsy Lane.

8.4. Other Sites with Potential for Redevelopment

Met Office Roundabout

8.4.1. The Met Office roundabout is a key junction inBracknell’s road network. It is also a crucialpedestrian and cycle link that connects the towncentre with London Road, Park Road andDeepfield Road. Its centre is landscaped with anumber of trees, but is very underutilised anddoes not fulfil its potential.

8.4.2. Works are likely to be required to increasehighway capacity in this area. If the roundaboutremains, there may be scope to enhance itscentre. Developer contributions will be soughtfor highway and environmental enhancementworks in this area. As part of the roundabout’samenity role, there is scope for some A3development on the site, such as a small cafe. Development within the roundaboutshould not exceed 75 m2 GEA.

Land at Junction of Bay Drive and London Road

8.4.3. This site largely comprises agrassed amenity area with a numberof trees. The Local Plan allocates itas proposal site PEN20ii. This policypromotes an environmentalenhancement scheme for generalupgrading of the area to include asitting out area and additional publicparking spaces, and also provisionof a footpath link to the Bullbrookneighbourhood centre, which islocated just north east of the site.

8.4.4. The site also contains three olderdwellings: 1 & 2 Rupert Villas and 1Bay Road. The last of these is currently leased to a charity and is operated as amothers and babies hostel, which is planned to be relocated to a site in Broad Laneduring autumn 2003.


2727

E l

Sub

St a

Ape xHouse

HayleyHou se

LONDONROAD

Gr een wood House

8.4.5. The amenity space is not well used because of the site’s location next to a busy dualcarriageway and roundabout, so it is not safe for children to play on. This situationwould only be marginally improved by the implementation of the Local Plan proposal.In addition, the buildings on site appear rather isolated and disjointed in thestreetscene. These factors combine to mean that the site as a whole is poorly utilisedand does not fulfil the potential of its high profile location.

8.4.6. For these reasons it is considered that this site should be viewed as a developmentopportunity. This would allow for a landmark building and a more comprehensivedesign solution, involving upgrading of the site and retention and improvement of thepublic car park. A replacement amenity space such as a playground should beprovided to compensate for the loss of open space, and any development will needto respect the character of the area and avoid significant overlooking of adjoininghousing.

8.4.7. A residential development with ancillary facilities will be encouraged. Other uses willnot be considered appropriate. Despite the site’s location away from the town centre,it is relatively accessible by a choice of modes of transport, so a high density schemeof around 90 dwellings per hectare may be appropriate here.

8.4.8. Bay Drive can currently only be crossed by a subway. This is reached only by steps,and is therefore inaccessible to anyone with restricted mobility, including disabledpeople or parents with pushchairs. Development of this site will increase activity inthe area and specifically lead to greater demands for appropriate access to Bracknelltown centre. Therefore any development on this site will be required to contributetowards an improved surface level crossing of Bay Drive that will provide for theprinciple of access for all.

Hayley House, London Road

8.4.9. Although this office building is relatively newit could make a much more effectivecontribution to the streetscene. It isconsidered that this is an appropriate sitefor offices. Therefore redevelopment with amore attractive building, or alternativelyreuse of the existing building that involves adramatic change and upgrading of itsappearance, will be encouraged.Development either of this site in isolation,or in combination with adjoining sites, maybe appropriate.


2828

Eastern Employment Character Area – Specific Guidance

9.1. Guidance Applicable to the Whole Character Area

Mix of Uses

9.1.1. This character area is in a potentially very sustainable location and comprises amixture of commercial, residential and community uses. It is envisaged that the areaas a whole will continue to play host to a mixture of uses.

9.1.2. There is considerable diversity of employment floorspace within this area, and it is animportant source of non-office based employment. Planning policy encourages andprotects this diversity, as it helps preserve a broad economic base and leaves theBorough less susceptible to economic change. The area can accommodate B2 andB8 uses, telecommunications structures or energy-related development with fewamenity problems, and is hence an important resource for the Borough. Anyredevelopment that would lead to a loss of non-office employment floorspace will berequired to provide an equivalent amount of similar floorspace, or appropriatealternative benefits, to compensate.

9.1.3. Subject to the above, suitable redevelopment that accords with planning policy andwould lead to environmental enhancements will be encouraged.

Improving Linkages

9.1.4. Apart from some frontage development, this area is isolated and mostly turns its backon its surroundings. There are only two road access points and one pedestrian link,and no links between the eastern and western sections. This impermeability resultsin a disjointed area that operates in an unsustainable manner and does not fulfil itspotential. It also reduces the effectiveness of public transport access because of thedifficulty of getting between bus stops and employment opportunities.

9.1.5. A key objective of this brief is to improve pedestrian and cycle linkages both withinthe area and between it and its surroundings. This will be achieved by developerfunding for upgrading existing links and introducing new ones. Any developmentshould not prejudice the future provision of a link between Eastern Road and theRanelagh School playing field on Larges Lane.

9.2. Transport

9.2.1. The area is fairly homogenous in terms of its accessibility needs and characteristics.Although some sites away from the main road frontages are less accessible by achoice of transport alternatives, this will be addressed by the creation andimprovement of pedestrian and cycle links in the area.


2929

Indus trialArea

3

El S ubSt a

HuntsmanH ouse

BRANTS

BRIDG

E

O GD EN PARK

BRANTS

BRI DG

E

Industria lAreaEl SubS ta

Sil os

El SubSta

2

1

5

4

Residential redevelopment1-82 OGDEN PARK1 ha

S

ElSubS ta

Sterl ing Court

Chilt ernH ouse

3

El S ubS ta

BRANTS

BRI DGE

B ROA DLANE67 .1m TCB

LB

BM67.48m

TheCot

R ose

Cott age

67 .4m3

1

1b

1a

2a

15

2

12

3940

38

3637

3435

3330to32

2829

18

19

89

6 7

5

3 4

2

12

Br oad

House

OGDE NP ARK

TheOnyz

1 to 8

El SubSta

2

1

Residential redevelopment1-82 OGDEN PARK1 ha

2

The Ste rl i ng Ce ntre

StJoseph'sRCP rimary School

El Su bS ta

3

S cottBu il din g(T he Met O ff ic e)

The Sterl in g Ce ntre

9.3. Sites Recently Redeveloped and where Little Change is Expected

Ogden Park, Broad Lane

9.3.1. This is a new area of housing, comprisingflats and townhouses in several blocks. Itis an appropriate use for the site andcauses no amenity concerns.

Business Bridge, Brants Bridge

9.3.2. This is a new development of sixemployment buildings. One of thebuildings, Forth House, contains a suiteof small offices. Planning policy protectsthis floorspace by requiring the building tobe occupied by at least two differentoccupiers.

The Courtyard, Eastern Road<www.reedspace.com>

9.3.3. This site is currently being redevelopedfor twelve small office units, most ofwhich are between 150 - 300 m2 GEA.This development provides much-neededsmall office accommodation, the retentionof which is required by planning policy.


3030

21

18

1

2

KnowleStoneycroft

Shackl ock

IndustrialAr eaEastern

ElSubSta

Cr anbourne

Braem

Sterling Court

ElSubS

ta

Chi lte rn House

O akley Bui lding

Raunds

Cottage

s

2

12

The Onyz

1 to 8

BRANTSBRIDGE

E

67.1mTCB Broughs

67.1m

Et o

SBRIDGE

1

redevelopmentNPARK

S helt er

S helt er

Subw ay

El

Sub

S ta

E l Sub St a

E l Sub St a

Chy

Subway

Easter n

Industrial Area

El

S ub

St a

Ap ex Ho use

yse

Fou nda ti on House

EASTERN ROAD

T he Brac can

Sub St a

El

H unt smanH ouse

Sub way

El S ubS ta

9.4. Sites where Change of Use is Encouraged

Sterling Court, Broad Lane

9.4.1. This isolated office development is locatedbetween an area of new housing (OgdenPark) and a site where further housingdevelopment is imminent (SycamoreRise). As such, if this site is to beredeveloped then housing is a moreappropriate use. This would increase thelevel of activity in the area and produce agreater demand for access to theemployment areas immediately to thenorth.

9.4.2. A road used to link Broad Lane to the Sterling Centre. This road was severed someyears ago to reduce rat-running. However, a clear need remains for a pedestrian andcycle link between these sites. Differences of levels elsewhere dictate that this areais the only practical location where a link suitable for access for all can be delivered,therefore it will be a required element of any redevelopment of Sterling Court.

Land at Junction of Broad Lane and Brants Bridge

9.4.3. These are two small car parks, used by EthylPetroleum but isolated from that site. A buildingon this corner would help to screen theremainder of the employment area from BroadLane. Redevelopment of the sites for housingwill be encouraged as the best way to achievethis. The sites could accommodate upwards of20 dwellings in total, and provision of housing inthis location would increase natural surveillanceof the area, with attendant safety benefits.

9.4.4. The sites could either be developedindependently, or in combination with eitherEastern Gate or the rest of the Ethyl site.Development may be helped by a proposed realignment of Brants Bridge slightly tothe south west of its current position.

9.5. Other Sites with Potential for Redevelopment

Foundation House and Rubus Court,Eastern Road/ London Road

9.5.1. Foundation House dates largely from the1970s, with a 1980s extension. It is setback from the roadside and unattractivewith little presence. The mid 1990s RubusCourt occupies the key corner site by theEastern Road roundabout. It is unsuitablefor modern occupancy needs and isproving very hard to let. The EasternRoad frontage is occupied by car parking.


3131

BRA

NTS

BRIDG

E

EasternIndustrialArea

Th eBul l bro okBui ld i ng

El SubS

ta

Su bwa y

LOND

ON

ROAD

41 to 45 40 to

46 to 50

47 to 51

52 to 56

34

3744

1

4

BRAN

TSB

RID

GE

67.1m1

6

11

22

23

Subway

BROAD

LANE

29to

33

28

to32

9.5.2. Rubus Court has several attractive elements but these are largely hidden from publicview. Fundamentally the building appears to have been designed back to front, withits more attractive frontage to a private car park. The site is critical to people’s firstimpressions of the Eastern Employment Area. Scope exists for more comprehensiveand effective treatment by combining the sites of Foundation House and Rubus Courtfor redevelopment. There may also be design benefits to including other adjoiningsites in any redevelopment.

9.5.3. A high quality, landmark building should be created. An office building of 4 or 5storeys is envisaged, facing outwards and with strong frontages to the Eastern Roadroundabout and London Road, from where it will take its main pedestrian entrance.

9.5.4. There is scope for a mix of uses on the site. The Eastern Road frontage offers themain potential for non-office uses, and should be significantly enhanced in anyDevelopment. Development will be required to upgrade the existing pedestrian andcycle route between London Road and Eastern Road, enhancing it to accord with theprinciple of access for all. Vehicular access to the site will be taken from EasternRoad.

Ethyl Petroleum, Brants Bridge/London Road

9.5.5. The buildings on this site areundistinguished, being of varyingages and styles. The street frontageon both sides of the site is poor andcontributes little to the area. Shouldthe existing occupier wish to vacatethe site, there is a significantopportunity to enhance the areathrough redevelopment. A highquality frontage to London Road willbe required. It is envisaged that thiswill comprise a building of 3 or 4 storeys used for offices or housing, that makes astrong design statement and takes its main pedestrian entrance from London Road.On the rest of the site, there is potential for either non-office employment uses, oralternatively further housing development, provided that an appropriate residentialenvironment can be created.

9.5.6. The main vehicular access to the site will be taken from Brants Bridge. There may bescope for more than one access point if dictated by the mix of uses. A pedestrian andcycle route that addresses the principle of access for all will be required through thesite, linking Brants Bridge with London Road.

Eastern Gate, Brants Bridge/ London Road

9.5.7. This high profile site provides visitors with animportant first impression of the area. It isoccupied by a large but undistinguished officebuilding dating from the mid 1990s. This is setback within the site and heavily screened, andits fortress-like appearance fails to fulfil thesite’s potential or acknowledge its key location.


3232

Su bway

Su b Sta

El

EasternIndustrialArea

TheBullbro okBuildi ng

El Sub

Sta

LOND

Subway

RoyalOak(PH)

T CB

El Su bSta

Si lo s

El Su b Sta

4

El SubSta

5

4

Scott Building

( The Met Of fice)

9.5.8. Redevelopment will be encouraged to create a high quality, landmark building on thecorner of the Running Horse roundabout. It is envisaged that this will be an officebuilding of at least 4 storeys which faces outwards, wraps around the corners to theroad frontages and makes a strong design statement to the roundabout.

9.5.9. The new building should take its main pedestrian entrance from London Road or theRunning Horse roundabout. The main vehicular access to the site will be taken fromBrants Bridge. Detailed access arrangements will naturally be influenced by anydevelopment that comes forward for the adjacent sites fronting Brants Bridge.

Honda, Brants Bridge/ London Road

9.5.10. This site is used for development ofracing car engines. The buildings areutilitarian, but the use is appropriatefor the site and the diversity ofindustrial and office uses is a positivepoint. Retention of the existing use istherefore perfectly acceptable,however if the occupier wishes toredevelop the site, there is significantscope for enhancement.

9.5.11. A mixture of employment uses,including non-office uses, will berequired across the site. The mainvehicle access will be taken from Brants Bridge, with pedestrian access from LondonRoad. A pedestrian and cycle route that addresses the principle of access for all willbe required through the site, linking Brants Bridge with Eastern Road. This cannot bea vehicular route as the design of the Eastern Road roundabout does not allow foranother arm to be added, but the principle of a pedestrian and cycle link is one thatcan be easily achieved when the site is redeveloped.

BROC, Eastern Road

9.5.12. This site accommodates the BracknellResource Opportunity Centre, a day centre forpeople with learning disabilities. There may bescope for a small-scale extension to thebuilding, although the site is fairly tight.

9.5.13. It is not envisaged that the site will beredeveloped in the near future, although that isa longer term possibility. Redevelopment fornew premises for the current use or othercommunity uses would be acceptable, aswould open space provision. Commercialredevelopment may also be acceptable,although offices would only be appropriate in the form of small units. If the site wasredeveloped for commercial uses, replacement facilities for the current use wouldhave to be provided elsewhere in the town.


3333

Implementation

10.1. Policy Context

10.1.1. This brief will be adopted as Supplementary Planning Guidance, which makes it astatement of Borough Council policy and an important material consideration inassessing proposed developments. It sits within the context provided by the adopteddevelopment plan and will form a Local Development Document in the forthcomingLocal Development Framework (LDF). It is intended to be consistent with the resultsof other work to support the LDF including that based on the new Structure Plan.

10.2. Phasing and Timescale

10.2.1. This brief is intended to set a context for development and to make sure that ithappens in the most appropriate and beneficial way. Actual delivery of developmentwill be the responsibility of site owners and investors, and will to a large extent bedriven by the following factors:

• Opportunity• Building obsolescence• Changing occupation patterns• Economic factors

10.2.2. Owing to the large number of influencing factors, it is not possible to predict with anygreat certainty when individual sites may come forward for development. It isassumed, however, that the majority of the development envisioned in this brief willbe completed over the next 10-15 years, with some sites coming forward very earlyon in the process and others over time.

10.2.3. It will not be possible or desirable to complete all the developments concurrently, asthis would cause massive disruption to the town and would flood the market with newproperty, reducing economic returns. For this reason it is envisaged thatdevelopment will be phased, although (with a few exceptions) it does not particularlymatter in what order individual sites come forward. It will be necessary to coordinatedevelopment with that happening as part of the town centre regeneration project, soas to minimise disruption and avoid unnecessary competition between schemes.

10.3. Developer Contributions

10.3.1. Developers will be expected to make contributions to the proper planning of the area.Such contributions may be either monetary or in kind, as appropriate, and will besecured by means of section 106 agreements. The following is a list of topics thatmay be covered, but is not exhaustive and is subject to change as the BoroughCouncil’s policies evolve:

• Affordable and key worker housing• Real time information systems• Highway and other infrastructure works• Public transport services• Open space• Sport and recreation• Waste collection and recycling facilities• Small business units• Education and other community facilities


3434

• Safe routes to school• Environmental enhancements and public art• Travel Plans

10.4. Works by the Council

10.4.1. The Borough Council will not be directly involved in developing sites, but will have theresponsibility to deliver certain infrastructure, primarily for transport and highways. Inparticular, the Council will wish to adopt the access road proposed on the Met Officesite when it is completed, and will therefore expect the road to be designed andconstructed to such standards as required by the Council for this purpose.

10.5. Requirements for Planning Applications

10.5.1. Applications for development on sites within the brief area should be accompanied bythe following documents, as appropriate to the scale and type of developmentproposed:

• Employment impact statement• Design statement• Access study• Travel plan• Sequential assessment• Transport Assessment


3535

Appendix A

Consultation Statement

A1.1. This Planning Brief was prepared by officers at Bracknell Forest Borough Council toaid the future development of the Eastern Gateway area of Bracknell.

A1.2. An extensive public consultation exercise was undertaken between 21 July and 22August 2003. This was a five week period, and was extended from the standard fourweeks because of the summer holiday period. Specific means of consultationincluded the following.• A leaflet was delivered to over 1,200 homes and businesses within and around

the area. This publicised the Brief and gave details of how people could find outfurther information.

• A letter was sent to invited consultees, including service providers and bodieswith an interest in the area, giving details of the Brief and inviting their comments.

• An article publicising the Brief was published in Bullbrook Newsletter, the localcommunity publication.

• Public displays were placed in Council offices at Time Square andEasthampstead House for the duration of the consultation period.

• A public exhibition was held over two days in Bullbrook Community Centre (thenearest venue to the Brief area).

• The Brief was posted on the Borough Council’s website and an e-mail addresswas set up for comments.

• A presentation was made to Bracknell Town Council, which is responsible for thearea of the Brief.

• Officers met with ward members in March and June 2003 to discuss the ideasbehind the Brief and the details contained within it.

• The Joint Strategic Planning Unit were sent a copy of the Brief for strategiccomments.

A1.3. Comments received were considered during autumn 2003. The Brief was revised andtaken to the Council’s Executive in October 2003 to adopt as SupplementaryPlanning Guidance.


3636

Appendix B

Development Plan and Relevant Policies

B1.1. The development plan for the area comprises:• Bracknell Forest Borough Local Plan• Berkshire Structure Plan 1991 – 2006• Replacement Minerals Local Plan for Berkshire• Waste Local Plan for Berkshire

B1.2. The Berkshire Structure Plan is currently being reviewed. A Deposit Draft was thesubject of formal consultation in Spring 2002 and the Unitary Authorities agreedchanges to the Plan in March 2003. The Plan represents emerging strategic policyand is a material consideration for development control. Further changes may bemade to the Plan as it progresses further towards adoption.

Relevant Policies

B1.3. Relevant policies from these plans are listed below. Every effort has been made toinclude all relevant policies, however the list should not be taken to be exhaustive.For further details of the policies and how they are applied, please refer to therelevant plans.

Bracknell Forest Borough Local Plan• EN20 – Design considerations in new development• EN21 – Crime and design• EN22 – Designing for accessibility• EN23 – Advertisements• EN24 – Public art• EN25 – Noise and other pollution• E2 – Development in defined employment areas• E3 – Employment development on land within settlement boundaries but outside

defined employment areas• E4 – Small businesses• H1 – New residential development• H7 – Dwelling types• H8 – Affordable housing• H11- Retention of the dwelling stock• H14 – Accessible housing• M1 – Traffic management and highway schemes• M4 – Highway measures expected in association with new development• M6 – Cycling and walking• M7 – Access for people with disabilities• M8 – Public transport• M9 – Vehicle and cycle parking• R2 – Urban recreation• R4 – Provision of open space of public value• R5 – Publicly usable open space for small sites• R6 – Visitor accommodation• SC1 – Provision of services and community facilities• SC2 – Acceptability of service and community facility proposals• SC4 – Telecommunications provision


3737

• PEN20ii – Land at Bay Drive, Bullbrook

Berkshire Structure Plan 1991 – 2006• OS1 – The overall strategy• LD1 – Sustainable development• LD2 – Provision of recycling facilities• LD3 – Environmental impact of development• LD5 – Transport considerations in dealing with development proposals• LD6 – Provision of infrastructure, services and amenities• LD8 – Development and benefits to the wider community• EN1 – Protection and enhancement of the environment of built up areas• EN2 – Protection from environmental nuisance• H4 – Assessment of development proposals• H5 – Development within settlements and redevelopment/ change of use• H6 – Development proposals involving the loss of housing• H7 – Provision of low cost housing• H9 – Variety of housing• H10 – Provision of housing in town centres• BU1 – Assessment of proposals for further business, industrial, distribution and

storage development• BU2 – Provision of a variety of premises• BU3 – Development proposals involving other uses for business, industrial,

distribution and storage land and premises• T1 – Integrated approach to transport• T2 – Provision for pedestrians• T3 – Provision for cyclists• T4 – Encouraging the increased use of public transport• T5 – Private car use• T6 – Control of on street and off street parking• T7 – Traffic measurement measures and road safety• T9 – Provision of facilities for commercial vehicles• TC1 – Assessment of proposals for telecommunications development• RE1 – Development utilising renewable energy sources• R7 – Provision of tourist accommodation

Berkshire Structure Plan 2001–2016 Deposit Draft incorporating Changes March 2003• DP4 – Provision of infrastructure, services and amenities• DP5 – Quality of urban and suburban areas• EN5 – Air pollution and nuisance• EN8 – Renewable energy and energy conservation• H3 – Criteria for the location of housing development• H5 – Affordable housing• H6 – Residential density and dwelling mix• H7 – Loss of housing• E1 – Location of employment development• E2 – Acceptability of employment development• E3 – Diversity of employment• E4 – Other uses for employment land• T3 – Transport principles in land use planning• T4 – Travel impacts• T5 – Car Parking

Appendix C - Extract from Local Plan Map


3939

Appendix D - Map of Study Area


4040

Appendix E - Urban Design Principles

123

4

5

6

7

8

9

10

11

12

A B C D

Main Point Officer Comment Action Required Who to ActionDevelopment will place too much traffic on local roads, particularly Deepfield Road, Larges Lane and Broad Lane

Applications will be accompanied by TAs and any transport improvements necessary will need to be covered by developer contributions. MVA are undertaking a study of the London Road/ Millennium Way corridor that may have some bearing on this. Broad Lane is outside scope of the Brief.

MVA to complete their assessment and engineers to let us know what they conclude.

RC, VN

Loss of green space at Bay Drive Open space is not well used owing to its proximity to a major road (so unsafe for children playing &c.). Development will need to provide appropriate amenity space.

Liaise with Property team to influence planning application.

Case Officer

Development at Bay Drive would lead to overlooking of nearby property

Design issues will be dealt with at the time of an application.

Liaise with Property team to influence planning application.

MB

Parking problems on adjacent roads, particularly Park Road and Eastern Road

Possible impact of parking controls that may be necessary for town centre redevelopment. Not a matter for this brief.

None at present N/A

More housing needs local facilities such as doctors and schools

Impacts need to be addressed through conditions and s106 agreement on applications. Brief already covers this.

None N/A

Should provide better facilities for existing residents rather than attracting new families

New facilities should benefit all local people. Need to make sure facilties aren't overloaded by development. See above.

Make reference to s106 requirements in planning brief.

PG

Traffic on London Road needs slowing down and pedestrian priority introduced

One aim of brief is to reduce the barrier effect of London Road. Surface crossings should help here.

Liaise with engineers at the detail stage to ensure surface crossings acceptable.

PG, BH

Traffic on London Road should not be held up with surface crossings

Directly conflicts with above None N/A

Houses facing London Road will need careful design to avoid problems with noise, fumes and overlooking

Design will be particularly important at time of application.

None at present N/A

Eastern Gateway Planning Brief - Main Comments

13

14

15

16

17

18

19

20

21

A B C DProvide drop kerbs for new development Design issue, see above None at present N/A

Should give much more attention to community safety and designing out crime

Many points from police which can be referred to in Brief

Make reference to safety issues and s106 requirements in planning brief.

PG

Should give more detail on utilities infrastructure, particularly sustainable drainage

Points from Thames Water and Environment Agency which can be referred to in Brief

Make reference to sustainable drainage issues and s106 requirements in planning brief.

PG

Should add more detail on contamination and nature conservation

Points from Environment Agency which can be referred to in Brief, where applicable

Make reference to contamination and nature conservation in planning brief where appropriate

PG

Scope for improvements for cyclists, including links for cycles/ pedestrians between Eastern Road - Brants Bridge, Eastern Rd - Gypsy La, across London Rd, across Larges La, through College, along Park Rd

Many points from Friends of the Earth which can be referred to in Brief

Make reference to cycling/ access issues and s106 requirements in planning brief.

PG

Improve subways Brief proposes to augment some subways with surface crossings but could also require upgrades to those remaining.

Make reference to subway improvements in planning brief.

PG

Should be more flexible about quantum of development and encourage higher residential densities on College, Met Office and Ethyl sites

Quantum reflects objective to balance employment and residential development. Brief encourages higher densities where appropriate.

Consider whether Brief should provide more guidance on density.

PG

Surplus offices should be converted to flats and offices should not be built on Met Office as they will lead to demand for more housing

Brief requires a balance between new employment and housing. Need for significant gateway building on Met Office may require it to be used for offices.

None N/A

If hospital is provided on Met Office it should be NHS not private

Planning system is unable to control who would operate a hospital. Outside the scope of Brief.

None N/A

22

23

24

25

26

27

28

29

30

31

A B C DOpposed to College relocating to less central site

Some college facilities will relocate to town centre and be even more accesible than now. Other facilities at Wick Hill will be much better than existing. Transport concerns can be addressed at the application stage through a TA.

None N/A

Opportunity for car-free or limited car use housing in area

Brief is flexible about parking standards if a case can be made.

None N/A

Support mix of housing and businesses Brief promotes mix of uses and balance of new development

None N/A

Should improve environmental quality and add objective to "Raise the quality of the public realm"

Brief supports this. None N/A

Should be more flexible about need for housing

Housing is an essential part of balanced development in the area and should remain as a requirement in Brief.

None N/A

Access road through Met Office site need not be adoptable

Engineers can advise on normal Council requirements.

Take advice from engineers. PG, SC

Met Office redevelopment should not be high rise

Need a significant landmark building that could not be achieved by low rise development. Detailed design will be critical to reduce impact on surrounding area.

None N/A

Need gateway element (e.g. sculpture) at Running Horse roundabout

Design quality of the whole area will create a gateway effect. Particularly important sites are those closer to town centre. However, this is a possible area for s106 contributions.

Make reference to s106 requirements in planning brief.

PG

Need to promote wildlife habitat on urban buildings

To be dealt with at application stage. None at present N/A

Should make more explicit mention of local schools and improving access to them

Point from Education Dept which can be incorporated in the Brief

Make reference to school catchment areas and walking routes in planning brief

PG

32

34

35

A B C DShould add reference to sport and recreation needs

Points from Sport England which can be incorporated in the Brief

Add reference to sport and recreation needs, noting that this will be subject to the results of a forthcoming PPG17 audit

PG

That the Sporting facilities adjacent to the Brief area should be mentioned, highlighting that development should be mindful of their needs and future aspirations

Point from Leisure Dept which can be incorporated in the Brief

Add reference to the Leisure section of the Brief

AH/GM

There area number of sections throughout the brief where transportation issues need to be clarified

Changes suggested from Transport engineers have been encorporated thoughout the brief

Amendments made throughout the brief AH/GM

08 eastern gateway planning brief - bracknell...

Documents