Site Allocation Proformas

Allocation

• A mixed use development providing retail, community, 15,000 sq. m (net additional) of employment space and approximately 500 residential units
  
• Public square

Site Area

• 2.47 ha

Site Specific Requirements

Development of the site will be required to:

1. Be of exceptional design and a main focal point in terms of placemaking and town centre functions
2. Act as the primary retail focus for Maidenhead providing high quality primary retailing frontages with a dominance of Class E (a) uses
3. Create a highly permeable network of attractive human scale streets that are highly connected to surrounding streets and adjoining developments
4. Provide a network of high quality pedestrian and cycle routes across the site and linked into surrounding areas and routes
5. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys. This will include provision of bus stops adjacent to the main frontages of the site and attractive way marking from Maidenhead Railway Station
6. Provide storage and parking for cycles and scooters
7. Provide an appropriate level of car parking, including electric car charging points, for residential and commercial uses, having regard to the Infrastructure Delivery Plan (IDP) requirement for a permanent multi-storey car park (approximately 1,500 spaces) at the Broadway
8. Be strongly connected in visual terms into the High Street with a visually prominent route through from the High Street through the site to the intersection of King Street and Broadway
9. Create a high quality green infrastructure network on the site at both ground and upper levels to facilitate biodiversity enhancement, leisure and improved health and wellbeing for visitors, workers and residents
10. Plant large growing trees along the western side of the site, including on the junction of King Street and Nicolson’s Lane and at the junction of King Street and Broadway corner
11. Provide mixed uses at ground floor levels throughout the development
12. Provision of public social spaces at upper levels in the form of an exceptional quality roof garden
13. Provide an exemplar quality designed public square at ground floor level to act as the focus for streets, pedestrian and cycling routes and the network of green infrastructure. The square will be expected to be fronted by high quality buildings housing a mix of retail, community and employment uses at ground floor level. The square will be human scale and a social space providing a favourable micro climate for outdoor leisure throughout much of the year. Blue infrastructure and public art will be expected to provide a focus for the square
14. Provide appropriate mitigation measures to address the impacts of noise and air quality in order to protect residential amenity
15. Contribute to the vitality, enclosure and enhancement of all surrounding streets, particularly the High Street, King Street and Broadway
16. Provide high quality attractive and animated frontages to Queen Lane and Brock Lane
17. Conserve and seek to enhance the significance of heritage assets and provide appropriate settings for these heritage assets
18. Be designed sensitively to consider the privacy and amenity of neighbouring residential properties
19. Maintain a human scale frontage to the High Street
20. Provide 30% affordable housing
21. Address surface water flooding issues and potential risks to groundwater
22. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare
23. Demonstrate the sustainable management of surface water runoff through the use of Sustainable
    Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible.

Allocation

• A mixed use scheme incorporating retail, employment and approximately 300 residential units

Site Area

• 0.96 ha

Site Specific Requirements

Development of the site will be required to:

1. Demonstrate how proposals have sought to facilitate comprehensive re-development and effective placemaking in the town centre. This will include playing a key role in enhancing the vitality and attractiveness of the western end of the High Street and improving the environment of West Street
2. Provide mixed uses at ground floor levels with a dominance of retail uses in the eastern half of the site
3. Contribute towards the provision of high quality pedestrian and cycle connections between the High Street and West Street
4. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys
5. Create high quality green and blue infrastructure on the site at ground and upper levels to facilitate biodiversity enhancement, leisure and improved health and wellbeing for residents
6. Provide suitable tree planting on the western end of the site to provide a buffer to the Castle Hill roundabout and also along the southern side of West Street to improve the visual qualities of the street
7. Contribute to the vitality, enclosure and enhancement of the public space at the intersection of King Street, High Street and Castle Hill
8. Provide high quality attractive and animated frontages to West Street, the High Street and Castle Hill
9. Conserve and seek to enhance the significance of heritage assets within the area, and in particular the special interest, character and appearance of the Conservation Area
10. Be designed sensitively to consider the privacy and amenity of neighbouring residential properties
11. Provide appropriate mitigation measures to address the impacts of noise and air quality in order to protect residential amenity
12. Maintain an attractive and human scale frontage to the High Street
13. Provide 30% affordable housing
14. Address surface water flooding issues and potential risks to groundwater
15. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible.

Allocation

• A mixed use development (that may come forward in stages) incorporating employment, retail and preferably residential uses

Site Area

• 0.32 ha

Site Specific Requirements

Development of the site will be required to:

1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include playing a key role in providing an attractive and safe connection between the High Street and the public realm areas to the north of the site as well as enhancing the vitality and attractiveness of Providence Place
2. Focus retail provision (at ground floor level) on the part of the site fronting the High Street, preferably with residential uses above
3. Provide high quality attractive and safe pedestrian and cycle connections between the High Street, Providence Place, St. Marys Close and the public realm area to the north
4. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys
5. Create a high quality green infrastructure network on the site at ground and upper levels to facilitate biodiversity enhancement, leisure and improved health and wellbeing for residents and visitors
6. Retain and protect existing trees, including the Hornbeam in the precinct area and the Lime tree next to Providence Place
7. Improve the design quality, safety, green infrastructure and vitality of St Mary’s Walk through public realm improvements, incorporation of a mix of uses, providing for overlooking, improving frontages and adding public art
8. Provide for high quality active frontages to the High Street, Providence Place, St Mary’s Walk and the public realm space to the north
9. Provide appropriate mitigation measures to address the impacts of noise and air quality in order to protect user/residential amenity
10. Provide 30% affordable housing (if applicable)
11. Conserve and seek to enhance the significance of heritage assets within the area, and in particular the special interest, character and appearance of the Conservation Area
12. Address potential risks to groundwater
13. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible.

Allocation

• A mixed use scheme incorporating retail, approximately 2,000 sq. m of employment and community/cultural floorspace , civic square and approximately 450 residential units

Site Area

• 2.51 ha

Site Specific Requirements

Development of the site will be required to:

1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include providing a new civic and social space for the town and improving the frontage to the adjacent waterway
2. Retain existing community uses unless acceptable provision is made elsewhere Provide a network of high quality pedestrian and cycle routes across the site which link into surrounding areas and routes to improve the connectivity between Stafferton Way and the town centre via York Stream
3. Provide mixed uses at ground floor levels throughout the development
4. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to educational facilities
5. Provide high quality green and blue infrastructure
6. Conserve and enhance local biodiversity
7. Retain high/medium quality trees and planting of replacement trees
8. Provide a high quality public realm, including improvements to existing pedestrian thoroughfare
9. Provide high quality attractive and animated frontages to St Ives Lane, York Road and York Stream
10. Provide 30% affordable housing
11. Conserve and enhance the setting of the Town Centre Conservation Area
12. Preserve the setting of the setting of the library, which is a Grade II Listed Building, and its associated outdoor environment, and the Grade II Listed 25 & 27 Broadway
13. Provide appropriate mitigation measures to address the impacts of noise, vibrations and air quality from the railway in order to protect residential amenity
14. Be sensitively designed to consider the privacy and amenity of neighbouring residential properties
15. Address surface water flooding and potential risks to groundwater
16. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zones 2 and 3 and larger than one hectare. This will need to demonstrate that the exception test can be passed and that a safe evacuation route can be provided
17. Provide strategic waste water drainage infrastructure
18. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible
19. Protect and enhance the Designated Local Wildlife site (York Stream)
20. Support the implementation of the Maidenhead Waterways Project.

Allocation

• A mixed use development incorporating approximately 240 residential units and community uses

Site Area

• 0.96 ha

Site Specific Requirements

Development of the site will be required to:

1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include playing a key role in enhancing the vitality and attractiveness of West Street and improving the frontages onto Bad Godesberg Way
2. Consolidate or remove the telecommunications infrastructure to enable comprehensive, phased redevelopment
3. Retain existing community uses
4. Provide high quality green and blue infrastructure including at higher levels
5. Retain and protect important trees along Bad Godesberg Way and to the west of the existing car park
6. Provide pedestrian and cycle links through the site, with improved connectivity to Kidwells Park to the north, overcoming the barrier of Bad Godesberg Way (A4), and to the south to the West Street Opportunity Area (AL5) and the High Street
7. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys
8. Provide improvements to the quality of the public realm including improvements to existing pedestrian underpass
9. Provide limited on-site parking, with vehicular access from West Street or Kidwells Park Drive
10. Achieve a high quality design which supports the character of the area
11. Provide an exceptional quality building to act as a landmark on the corner of Bad Godesberg Way and West Street
12. Provide 30% affordable housing
13. Retain the Listed building (United Reformed Church) in an appropriate setting, with regard had to the setting of the Town Centre Conservation Area
14. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible
15. Address potential risks to groundwater
16. Provide appropriate mitigation measures to address the impacts of noise and air quality from Bad Godesberg Way in order to protect residential amenity
17. Provide waste water drainage infrastructure in order to address network capacity issues
18. Ensure that an appropriate archaeological assessment is undertaken.

Allocation

• A mixed use scheme incorporating, retail, community uses and approximately 50 residential units

Site Area

• 0.20 ha

Site Specific Requirements

Development of the site will be required to:

1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include playing a key role in enhancing the vitality and attractiveness of the King Street and improving the social space at the High Street/King Street intersection.
2. Bring forward the site as a high quality gateway to the High Street
3. Retain the existing Methodist Church building as an important heritage assets fronting onto the High Street/King Street intersection and conserve it in a manner appropriate to its significance
4. Conserve and seek to enhance the significance of heritage assets within the area, and in particular the special interest, character and appearance of the Conservation Area
5. Provide a Heritage Management Plan
6. Retain community uses on the site, unless alternative suitable accommodation can be provided elsewhere within Maidenhead Town Centre.
7. Address all frontages and corners of the site with a high quality design
8. Provide active frontages to Nicholsons Lane, Kings Street and the High Street.
9. Focus residential units away from Castle Hill and Frascati Way to mitigate noise and air quality impacts arising from traffic on.
10. Provide improvements to the quality of the frontage with Castle Hill and Frascati Way.
11. Consider views into the site, especially from the High Street and Castle Hill
12. Provide high quality green and blue infrastructure
13. Contribute towards the enhancement of the social space at the intersection of King Street and the High Street.
14. Minimise the visual impact on service areas with appropriate screening
15. Address potential risks to groundwater
16. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible
17. Provide 30% affordable housing.

Allocation

• A mixed use scheme providing 4,000 sq. m (net additional) of employment space, approximately 150 residential units, small scale station related retail/cafes and an enhanced railway station

Site Area

• 3.11 ha

Site Specific Requirements

Development of the site will be required to:

1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include acting as a key gateway site of exceptional quality as well as the sustainable transport interchange for the town centre which significantly enhances the arrival and departure experience for visitors, workers and residents
2. Facilitate the delivery of a public transport interchange with drop off and cycle parking facilities and bus and taxi stops
3. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to educational facilities
4. Provide improved pedestrian/cycle connectivity through the station and into
   • The primary shopping areas focused on the High Street and the Nicholsons Centre
   • Surrounding residential and commercial areas (including South West Maidenhead)
   • Braywick Park.
5. Provide a high quality public realm in the station approach areas, including a human scale public square with public art on the northern side of the station concourses
6. Have regard to, and avoid compromising, the Crossrail (Elizabeth Line) infrastructure improvements at Maidenhead Station
7. Improve the vitality and attractiveness of all streets within and surrounding the site by delivering exceptional architecture and active frontages
8. Provide high quality green and blue infrastructure, including at higher levels
9. Provide very limited on-site parking for both station users and other land uses
10. Provide an outstanding and distinctive design reflecting its gateway location with a modest tall building adjacent to the train station entrance. The building must respect and be compatible with the adjacent residential uses in terms of both character and amenity
11. Provide 30% affordable housing
12. Provide appropriate mitigation measures to address the impacts of noise, vibrations and air quality from the railway and surrounding streets in order to protect residential amenity
13. Address potential risks to groundwater
14. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible
15. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare
16. Conserve and enhance the setting of heritage assets in the surrounding area, including the provision of an enhanced setting for the Grade II Listed clock tower and Victorian station buildings.

Allocation

• Approximately 3,500 sq. m of office space (net additional)

Site Area

• 0.19 ha

Site Specific Requirements

Development of the site will be required to:

1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include playing a key role in enhancing connections into the Town Centre Areas and improving the appearance and environment of the Town Centre Ring
2. Contribute to the provision of very high quality and safe connections from the northern side of St Cloud Way into the Town Centre Core Area
3. Provide a network of pedestrian and cycle connections through the site facilitating linkages to St Cloud Way, Cookham Road, the adjoining surgeries, Council car park and St Cloud Way allocation site
4. Provide adequate vehicle and cycle parking provision proportionate to and in line with the implemented sustainable transport measures
5. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys
6. Include high quality green infrastructure at ground floor and higher levels and incorporate green walls and/or roofs and sitting out areas for employees
7. Create an active frontage to both St Cloud Way and Cookham Road
8. Enclose St Cloud Way and Cookham Road with buildings and large trees
9. Address the Cookham Road/St Cloud Way intersection with a gateway feature
10. Provide appropriate transition from the height of the built form on the site to the low height and small scale buildings adjacent to the northern boundary. A building of inappropriate height, scale or mass that does not respect its setting will not be acceptable
11. The development should be of an exemplary design to reflect the gateway role of the site. The design must also positively manage, conserve and enhance the setting of the adjoining Grade II Listed Building, The Wilderness (Claremont Surgery), and its associated outdoor environment. Particular attention will need to be paid to height, massing, character, overshadowing, architectural form, amenities, landscaping, lighting and materials
12. Integrate well in terms of design, layout, function and connectivity with the adjoining St Cloud Way allocation site
13. Ensure that adjoining developments do not suffer from poor residential amenities as a result of the proposals. This will include good sun and daylighting and privacy standards for adjoining developments
14. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible
15. Address potential risks to groundwater.

Allocation

• A mixed use scheme incorporating approximately 550 residential units, community centre and retail

Site Area

• 2.52 ha

Site Specific Requirements

Development of the site will be required to:

1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include playing an important visual and connectivity role in the Town Centre linking ring and fringe areas with the Town Centre Core
2. Provide a small amount of non-residential uses at ground floor level, including a small community centre to accommodate community groups and small scale retail/café units
3. Support delivery of the Maidenhead Missing Links scheme with high quality pedestrian and cycle routes through the site and into the town, and with an improved access across St Cloud Way (A4)
4. Ensure that the development is well served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys
5. Develop and implement a robust residential travel plan to manage travel to and from the site and reduce instances of single-occupancy car trips, including a car club for residents
6. Provide high quality green and blue infrastructure linking to existing open space to the west (Kidwells Park) and to the waterway (York Stream) to the east
7. Conserve and enhance biodiversity, especially in the proximity of the York Stream Local Wildlife Site
8. Consist of a high quality design which supports the character of the area and is sensitively designed to consider the privacy and amenity of neighbouring residential properties
9. Develop the site in phases, with the Magnet Leisure Centre retained until the new facilities at Braywick Park are open
10. Integrates well in terms of design, layout, function and connectivity with the adjoining St Cloud Gate allocation site
11. Have residential development of an appropriate scale fronting onto Kennet Road, Holmanleaze and the waterway, with active frontages onto St Cloud Way, with buildings stepped back from the road, potentially with green walls
12. Address topographical issues across the site
13. Be designed sensitively to conserve and enhance the setting of the Listed Building (The Wilderness)
14. Provide 30% affordable housing
15. Retain high/medium quality trees and planting of replacement trees
16. Provide strategic waste water drainage infrastructure
17. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and 3 and larger than one hectare. This will need to demonstrate that the exception test can be passed and that a safe evacuation route can be provided
18. Direct development away from areas at highest risk of flooding on eastern part of site, with any built development in Flood Zone 2 requiring robust justification and consideration of climate change effects. Only open space/green infrastructure uses would be appropriate in Flood Zone 3
19. Address surface water flooding and potential risks to groundwater
20. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible
21. Provide appropriate mitigation measures to address the impacts of noise and air quality from St Cloud Way in order to protect residential amenity
22. Support the implementation of the Maidenhead Waterways Project.

Allocation

• A mixed use scheme providing retail, employment and approximately 350 residential units

Site Area

• 1.89 ha

Site Specific Requirements

Development of the site will be required to:

1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include playing a key role in enhancing the vitality and visual and environmental attractiveness of the fringe areas of the town centre.
2. Ensure that building heights respect and not significantly exceed those of the surrounding Stafferton Way area.
3. Be designed as a high quality mixed use site that provides attractive and animated frontages to Stafferton Way.
4. Significantly improves the interface and frontage of the site with the adjoining waterway to the east.
5. Avoid domination of frontages by car parking and service areas
6. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys
7. Provide high quality green and blue infrastructure at all levels across the site and maintain a strong landscaping buffer at all site boundaries
8. Be designed sensitively to consider the privacy and amenity of neighbouring residential properties in Greenfields
9. Provide appropriate mitigation measures to address the impacts of noise, vibrations and air quality from the railway in order to protect residential amenity
10. Provide 30% affordable housing
11. Provide a high quality public realm, including improvements to existing pedestrian thoroughfare
12. Provide a network of high quality pedestrian and cycle routes into and across the site which link into surrounding areas and routes.
13. Address surface water flooding and potential risk to groundwater
14. Protect and enhance the nearby Designated Local Wildlife site (York Stream)
15. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and larger than one hectare
16. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater
17. Conserve and enhance local biodiversity
18. Retain high/medium quality trees and planting of replacement trees where required
19. Provide strategic waste water drainage infrastructure
20. Provide suitably located and screened servicing areas towards the rear of the site adjacent to the railway line
21. Support the implementation of the Maidenhead Waterways Project.

Allocation

• Approximately 4,500 sq. m (net additional) of industrial and warehousing space

Site Area

• 1.17 ha

Site Specific Requirements

Development of the site will be required to:

1. Provide a suitable and sustainable mix of E(g)(iii), B2 and B8 and associated sui generis employment uses
2. Retain existing belt of trees along northern boundary of site
3. Include high quality green infrastructure along the southern boundary of the site and incorporate green walls and/or roofs and sitting out areas for employees
4. Include the submission of an appropriate Travel Plan
5. Provide adequate vehicle and cycle parking provision proportionate to and in line with the implemented sustainable transport measures
6. Be designed to take into account that the access to and from the site passes residential properties. The Council will therefore limit delivery hours and control vehicle movements to minimise disruption to nearby residents
7. Be of a high quality design that supports the character and function of the surrounding area
8. Ensure that building heights and densities reflect those of the surrounding area, including the industrial estate to the north
9. Address topographical issues across and adjacent to the site to the north, which is at a lower level
10. Ensure that any design takes account of the potential requirement for operational access to railway tracks and sidings
11. Address potential risks to groundwater
12. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare
13. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater
14. Provide appropriate mitigation measures to address the impacts of noise and air quality from the adjacent railway line.

Allocation

• Approximately 50 residential units

Site Area

• 0.47 ha

Site Specific Requirements

Development of the site will be required to:

1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include playing a key role in enhancing the attractiveness and safety of the environment in the Braywick Gate area
2. Provide pedestrian/cycle connections to external networks at all site boundaries
3. Provide vehicular access from Stafferton Way
4. Create effective and attractive permeability through the site
5. Provide a permeable layout with a mix of pedestrian and cycle linkages
6. Include high quality green and blue infrastructure in the form of internal courtyards, roof gardens and green walls and roofs
7. Contribute to the enhancement of the existing footpath to the north of the site through provision of green boundary treatment, lighting active frontages and human scale high quality building design to enable sun and light access to the connection route
8. Provide improvements to the quality of the public realm
9. Provide a high quality design to enable the effective integration of the residential uses with the surrounding non-residential buildings. Buildings of inappropriate height, scale or mass that do not respect their surroundings and contextual scale will not be acceptable
10. Be designed sensitively to mitigate air and noise pollution
11. Mitigate the loss of the car park facility through sustainable transport measures, including improving public transport links to educational facilities
12. Provide 30% affordable housing
13. Address surface water flooding issues and potential risks to groundwater
14. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible.

Allocation

• Approximately 2600 residential units. Educational facilities including primary and secondary schools. Strategic public open space, formal play and playing pitch provision. Multi-functional community hub including retail as part of a Local Centre

Site Area

• 89.93 ha

Site Specific Requirements

Development of the site will be required to:

In addition to the requirements set out in other policies in this plan, particularly those in Policy QP1b: Placemaking Principles for South West Maidenhead Strategic Area, the development of the site will be required to:

1. Create two new distinct neighbourhoods, each forming a clear sense of place and sustainable function:
   1. The northern neighbourhood will be orientated towards the town centre making the most of proximity to the railway station and town centre facilities. Here, building heights, densities and typologies will reflect those in the town centre and will promote patterns of living which reduce reliance on the car
   2. Residential development in the southern neighbourhood will be focused around a new local centre on or near to Harvest Hill Road, where services and facilities are concentrated and housing densities and building heights of 4 to 6 storeys reflect the area’s accessibility and contribute to its vibrancy. Residential areas will reduce in density away from the Local Centre, allowing for the provision of family homes with gardens whilst retaining a high quality network of connections
2. Create a dense and high quality green and blue infrastructure network across the site capable of supporting biodiversity, recreation, food production and leisure functions
3. Provide a highly connected green spine running from the northern edge near the railway station through the northern neighbourhood, the central green space, the southern neighbourhood, the Local Centre and south towards the employment site. The spine will carry the main sustainable public transport, biodiversity and green infrastructure networks and be intensively connected with the rest of the site. It will not carry cars or other private means of vehicular transport
4. Provide a central green area combining existing ecological assets and new publicly accessible spaces, retaining the existing public right of way across the golf course and including measures to enhance biodiversity, will create a distinction between the northern and southern neighbourhoods
5. Provide a range of services and facilities within the Local Centre including local convenience retail, leisure, community facilities, including space for police, health, and local recycling
6. Provide a seven forms of entry secondary school and a 4 forms of entry primary school, as well as necessary nursery and early years provision. The schools should be co-located on a shared site totalling a minimum of 9.2 ha within or in close proximity to the Local Centre. These facilities should be capable of dual use as community facilities
7. Retain Rushington Copse, together with other mature trees and hedgerows where possible, and include mitigation measures, including buffer zones where necessary, to protect trees from the impacts of development
8. Safeguard protected species and conserve and enhance the biodiversity of the area in addition to providing net biodiversity gain across the site and adjoining open spaces within the South West Maidenhead Strategic Area (SWMSA) as a whole
9. Retain and reinforce the tree landscape buffers to the A404(M) and A308(M) and along all of the site boundaries to maintain the sense of a leafy enclosure and setting to the development
10. Provide appropriate mitigation measures to address the impacts of noise and air quality in order to protect residential amenity
11. Retain long distance views to and within the site, with particular regard to the impact of tall buildings on existing long distance views and the amenity of existing properties surrounding the sites
12. Conserve and enhance the setting of the nearby Scheduled Ancient Monument to the south of the A308(M) at Moor Farm, Holyport
13. Provide 30% affordable housing in each planning application containing residential development
14. Provide 5% of market housing units as custom and self build plots (fully serviced)
15. Enhance access to and within the site in accordance with Policy QP1b: Placemaking Principles for South West Maidenhead Strategic Area, including
    1. Strengthening east west connections across the site
    2. An access to the north of the site from the existing Golf Course access on Shoppenhangers Road
    3. The exploration of a new vehicular link between Shoppenhangers Road and Braywick Road that would provide an additional access into the site and deliver environmental and public realm improvements to the south of the railway station
    4. The creation of attractive and legible direct links from the northern part of site to the railway station and beyond into the town centre
    5. Making Harvest Hill Road the main vehicular access into and through the new residential development area. Improvements to its junctions with Shoppenhangers Road and Braywick Road will be required for vehicular traffic and such improvements should make better provision for safe pedestrian and cycle crossings
    6. Where east-west connections cross existing road corridors, improvements to pedestrian and cycle crossings are required. The design of public realm, landscaping and tree planting around the public right of way which crosses the Golf Course should be used to increase the prominence of the right of way where it meets Shoppenhangers Road and Braywick Road
    7. A safe, attractive green link between this site and the new leisure facilities and existing open space at Braywick Park should be established and improvements made to the non-vehicular crossing over the A404(M) to improve the attractiveness of the link from the Site to Ockwells open space
    8. Further discussion is needed, including with Highways England, over the feasibility of a pedestrian and cyclist bridge over the A308(M), and if deliverable, this should create a distinctive landmark on the approach to Maidenhead and facilitate the safe movement of pedestrians and cyclists between the Triangle site and South West Maidenhead. Alternatively, if demonstrated not to be feasible, alternative sustainable access options would need to be explored and implemented that provide comparable benefits for the movement of pedestrians, cyclists and public transport users in the area
    9. Opportunities to create a relationship and access between this site and existing residential areas to the south-east and south-west should be explored to provide access for existing residents to the new development and its facilities and green space
16. Promote sustainable travel and mitigation measures such as improved public transport provision and walking and cycling routes to mitigate the impact of development on the Maidenhead Town Centre Air Quality Management Area (AQMA)
17. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys
18. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource as the site falls within a Minerals Safeguarding Area
19. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and larger than one hectare
20. Demonstrate the sustainable management of surface water runoff through the use of Sustainable
    Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates.
    

Allocation

• General Industrial/Warehousing uses

Site Area

• 25.70 ha (Note: not all of the site will be developed for employment purposes due to flood risk and other constraints)

Site Specific Requirements

Development of the site will be required to:

1. Be considered as a gateway site to the town of Maidenhead and an important highly visible part of a wider South West Maidenhead growth area
2. Facilitate comprehensive development and effective placemaking in the South West Maidenhead Area
3. In line with Policy ED1, provide a suitable and sustainable mix of B2 and B8 uses
4. Explore how best to make efficient use of the site, which may include some E(g)(iii) space above industrial uses
5. Promote sustainable travel and mitigation measures such as improved public transport provision and walking and cycling routes to mitigate the impact of development on the Maidenhead Town Centre Air Quality Management Area (AQMA)
6. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to railway stations
7. Provide adequate vehicle and cycle parking provision proportionate to and in line with the implemented sustainable transport measures
8. Provide pedestrian and cycle links to Desborough (AL13) with connectivity to the surrounding area and Maidenhead Town Centre
9. Address impacts of vehicle movements on Ascot Road and Braywick Road roundabout
10. Further discussion is needed, including with Highways England, over the feasibility of a pedestrian and cyclist bridge over the A308(M), and if deliverable, this should create a distinctive landmark on the approach to Maidenhead and facilitate the safe movement of pedestrians and cyclists between the Triangle site and South West Maidenhead. Alternatively, if demonstrated not to be feasible, alternative sustainable access options would need to be explored and implemented that provide comparable benefits for the movement of pedestrians, cyclists and public transport users in the area
11. Enhance vehicular and non-vehicular access to and within the site in accordance with Policy QP1b: Placemaking Principles for South West Maidenhead Strategic Area
12. Provide high quality green and blue infrastructure across the site at both ground and upper levels. This should include green walls and roofs, sitting out areas for employees and robust and generous provision of landscaping in vehicle parking areas
13. Treat the existing water course on the site in a sensitive way to enhance biodiversity and ecosystem health
14. Retain all valuable trees and reinforce the tree landscape buffers to the A308(M) and M4 and along all of the site boundaries to maintain the sense of a leafy enclosure and setting to the development
15. Strengthen the boundary to the remaining Green Belt to ensure it is defensible and permanent, for example through landscape planting or a tree belt
16. Be of a high quality design that supports the character and function of the surrounding area
17. Be designed sensitively to consider the privacy and amenity of neighbouring residential properties
18. Provide appropriate mitigation measures to address any impacts of the site in terms of noise, pollution and air quality on adjoining residential areas
19. Ensure that building heights and densities reflect those of the surrounding area
20. Consider and retain long distance views to and from the site, particularly the impact of tall buildings on historic views and the amenity of existing properties surrounding the sites
21. Address topographical issues across the site
22. Address fluvial flooding issues, including by avoiding any built development within Flood Zone 3b areas which are located to the north and west of the site. Any development should be supported by a robust Flood Risk Assessment, demonstrating that the development would manage flood risk on site without increasing flood risk elsewhere and taking account of the impacts of climate change
23. Address surface water flooding and potential risks to groundwater
24. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates
25. Conserve and enhance local biodiversity and local Priority Habitat areas
26. Provide high quality green landscaping surrounding the site
27. Provide a high quality public realm
28. Be supported by an appropriate Travel Plan
29. Retain, conserve and enhance the setting of the nearby the Scheduled Ancient Monument to the south of the A308(M) at Moor Farm, Holyport
30. Provide appropriate Archaeological Assessment
31. Provide strategic waste water drainage infrastructure
32. Connect to/provide all required utilities.

Allocation

• A mixed use Strategic Green Infrastructure site to serve Maidenhead, providing a sports hub, a public park, a special needs school and multi-use games area, a 'wildlife zone' comprising the Braywick Local Nature Reserve and a Site of Special Scientific Interest. The site will remain in the Green Belt.
  (Note: planning permission has already been granted for the leisure centre and the special needs school/multi use games centre and these have been either completed/occupied or are under construction.)

Site Area

• 54.1 ha

Site Specific Requirements

Development of the site will be required to:

1. Be a highly connected place that provides links to surrounding residential areas, both existing and proposed (including AL13, Desborough), the town centre and improved links between the sports hub to the west and the publicly accessible parts of the nature reserve/Site of Special Scientific Interest (SSSI) to the east
2. Provide cycle and pedestrian links to be north-south (for example to the town centre) and east-west (for example to AL13, Desborough and the nature reserve)
3. Provide a range of sporting facilities (indoor and outdoor) to create a high quality strategic sporting hub for Maidenhead. This will include a leisure centre to replace the Magnet Leisure Centre which is to be decommissioned
4. Encourage links between the new proposed school and sporting facilities at Braywick Park, including the new leisure centre
5. Encourage improved public transport access for users of the site
6. Be a major focus of Borough’s green and blue infrastructure network, delivering a wide range of environmental and quality of life benefits
7. Preserve and enhance biodiversity by avoiding built development next to existing areas of biodiversity value, including the Nature Reserve/SSSI and the cemetery which will prevent noise/light pollution from affecting wildlife in accordance with the objectives of the Bray to Eton Pits and Meadow Biodiversity Opportunity Area
8. Take opportunities for setting pitches in woodland or landscaping, improving planting around buildings and car parks and providing trees and hedgerows along newly created footpaths wherever possible
9. Maintain rural open character of site that is part of the green wedge extending in from the south towards the heart of the town centre
10. Extend, maintain and reinforce the existing soft boundary character along Braywick Road which is comprised of trees and landscaping with intermittent views into the Park
11. Avoid built development in areas subject to flooding and address surface water flooding issues.

Allocation

• A mixed use development providing approximately 300 residential units, 900 sq. m (net additional) of offices, public open space, a community building (including cultural/leisure) and retail/cafes/restaurants

Site Area

• 12.30 ha

Site Specific Requirements

Development of the site will be required to:

1. Be considered as part of a wider Ascot Strategic Area to enable comprehensive development and effective placemaking
2. Deliver holistic mixed use phased development, integrated with surrounding uses, including on allocation AL17 to the south
3. Deliver a ‘village square’ on the southern side of the High Street with community/cultural/leisure/retail uses and public open space
4. Provide small scale retail/cafes/restaurants, including independent retailers along the High Street and the village square
5. Provide high quality green and blue infrastructure, including significant public open space and children’s play areas throughout site
6. Provide public open space on at least 22% of the developable site
7. Retain the prevailing green and leafy character of the area, with mature trees and hedgerows retained where possible
8. Conserve and enhance biodiversity of the area, including on the priority habitat fronting the High Street
9. Provide a network of high quality pedestrian and cycle routes through the site and enhanced connectivity to Ascot Railway Station and South Ascot
10. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to local leisure and educational facilities
11. Develop and implement a robust residential travel plan to manage travel to and from the site and reduce instances of single-occupancy car trips
12. Be designed to as to rationalise and improve the junctions of the A329/A330/St George’s Lane and the site access
13. Provide improvements to the quality of the public realm, specifically the High Street environment for pedestrians and cyclists, including provision of parking for all users of the High Street
14. Consist of a high quality design which is sympathetic to local character, reflects the local vernacular, is sensitive to the scale and heights of existing properties around the site and the sloping topography and considers the impact of long distance views. No buildings should have more than four storeys
15. Provide appropriate mitigation measures to address the impacts of noise and air quality in order to protect residential amenity
16. Provide 40% affordable housing
17. Provide 5% of market housing units as custom and self-build plots (fully serviced)
18. Make a financial contribution towards High Street public realm improvements and education provision
19. Provide local waste water infrastructure upgrades and address the issue of public sewers crossing site
20. Address surface water flooding issues
21. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare
22. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible
23. Mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area.

Allocation

• Approximately 131 residential units

Site Area

• 5.80 ha

Site Specific Requirements

Development of the site will be required to:

1. Be considered as part of a wider Ascot Strategic Area to enable comprehensive development and effective placemaking
2. Deliver a holistic development that is integrated with surrounding uses, including development on allocation AL16 to the north
3. Address the loss of the existing waste uses on the site
4. Provide high quality green and blue infrastructure, including open space/children’s play area
5. Retain mature trees and hedgerows where possible
6. Conserve and enhance the biodiversity of the area (including by addressing the impacts on wildlife on the adjoining Ascot Wood)
7. Provide pedestrian and cycle links through the site, including to/from Ascot Railway Station, South Ascot and the High Street
8. Develop and implement a robust residential travel plan to manage travel to and from the site and reduce instances of single-occupancy car trips
9. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including local leisure facilities
10. Enhance vehicular access, including on St George’s Lane and junction improvements to the Winkfield Road roundabout
11. Maintain and enhance the public right of way on St George's Lane
12. Be of a high quality design that is sympathetic to local character, reflects the local vernacular, is sensitive to the scale and heights of existing properties around the site and the sloping topography and considers the impact of long distance views
13. Provide appropriate mitigation measures to address the impacts of noise and air quality in order to protect residential amenity
14. Deliver a series of character areas based around an element of the green and blue infrastructure
15. Provide 30% affordable housing
16. Provide local drainage infrastructure upgrades
17. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare
18. Address potential risks to groundwater
19. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater
20. Provide an appropriate solution for addressing the possible contamination of the site
21. Make a financial contribution towards High Street public realm improvements and education provision
22. Mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area.

Allocation

• A mixed use scheme providing approximately 50 residential units, public car parking and ancillary retail/cycle hub

Site Area

• 1.14 ha

Site Specific Requirements

Development of the site will be required to:

1. Be considered as part of a wider Ascot Strategic area to enable comprehensive development and effective placemaking
2. Provide enhanced pedestrian and cycle access into and through the station from Station Hill and to South Ascot
3. Ensure that the development is well-served by public bus routes with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys and bus/rail interchange is supported
4. Provide an increase in the amount of public car parking currently available at the station by decking the existing upper level of the car park, with parking for cycles along with electric car charging points
5. Provide high quality green and blue infrastructure across the site
6. Retain mature trees where possible
7. Consist of a high quality, sensitive design which is sympathetic to local character, enhances the gateway into Ascot and considers the impact on long distance views
8. Provide improvements to the quality of the public realm at the entrance to the railway station
9. Provide 30% affordable housing
10. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare
11. Address potential risks to groundwater
12. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater
13. Provide appropriate noise and vibration mitigation to ensure a high quality living environment for new residents
14. Mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area.

Allocation

• A mixed use development including approximately 230 residential units, retained health uses and 3,800 sq. m of retained ancillary offices and Suitable Alternative Natural Greenspace (SANG)

Site Area

• 16.25 ha

Site Specific Requirements

Development of the site will be required to:

1. Retain hospital facilities and GP practice
2. Provide in perpetuity a bespoke SANG on the southernmost part of the site to mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area in agreement with the Council and Natural England. Requirements include a contribution towards Strategic Access Management and Monitoring and any other measures to satisfy the Habitat Regulations
3. Ensure that built form does not extend beyond the southernmost extent of residential development as granted under permission 16/03115/OUT to avoid encroachment onto the land intended for the SANG
4. Provide high quality green and blue infrastructure, including on-site public open space and children’s play areas in accordance with standards
5. Provide structural planting/trees to the High Street frontage in order to respect the adjoining residential properties’ amenity
6. Provide pedestrian and cycle access into and through the site including from Ascot Railway Station
7. Provide a new footpath/cycle route between Prince Albert Drive and Ascot High Street around the hospital
8. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to leisure and educational facilities
9. Provide sufficient car and cycle parking for residential and non-residential uses
10. Provide highways improvements, including to High Street/London Road (Heatherwood) roundabout
11. Provide a landscape buffer to the woodland to the south of the site
12. Be designed in a high quality manner, reflecting the gateway location of site
13. Conserve and enhance biodiversity of the area
14. Provide 30% affordable housing, including key worker housing
15. Retain the Scheduled Ancient Monument on the site (Bell Barrow on Bowledge Hill) and enhance its setting by providing a landscape buffer
16. Ensure vehicular access utilises the existing junctions on Kings Road and High Street
17. Provide an appropriate solution for addressing the possible contamination of the site
18. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare
19. Address potential risks to groundwater
20. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater
21. Provide appropriate mitigation measures to address the impacts of noise and air pollution from Kings Ride and High Street so to protect residential amenity
22. Provide local upgrades to drainage infrastructure
23. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource as the site falls within a Minerals Safeguarding Area.

Allocation

• Approximately 450 residential units, strategic public open space, formal pitch provision for football and rugby, multi-functional community hub (including a café and internal space for community meetings/activities) and a Special Educational Needs School (approximately 150 pupil capacity)

Site Area

• 20.52 ha

Site Specific Requirements

Development of the site will be required to:

1. Retain the hidden nature of the site in the landscape through retention and reinforcement of existing tree belts and hedgerows along roads (especially the A308 Windsor Road) and by retaining low building heights that are reflective of local contextural heights
2. Be highly connected with surrounding streets, public rights of way and public transport corridors to ensure that the development integrates into the Windsor urban area
3. Provide a highly permeable layout within the site focused on the strategic public open space
4. Provide pedestrian and cycle links through the site and into surrounding streets and rights of way to improve connectivity
5. Enhance existing pedestrian and cycle links towards Maidenhead and Windsor
6. Ensure that the development is well served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to local railway stations
7. Develop and implement a robust residential Travel Plan to manage travel to and from the site and reduce instances of single-occupancy car trips, including a car club for residents
8. Provide a strong high quality green and blue infrastructure network across both elements of the site that uses existing trees, water courses and landscaping elements as its base framework. The Green infrastructure network will need to support enhanced biodiversity, recreation, food production and leisure functions
9. Ensure the strategic public open space is of very high design quality and is located in the southern parcel of the site with the community hub and educational facilities located near to or fronting the space
10. Retain valuable trees at site boundaries
11. Be of very high quality design that respects the framework of trees and hedgerows in and around the site
12. Provide a series of character areas across the site, each focused on an element of the green and blue infrastructure network
13. Provide 40% affordable housing
14. Provide family housing with gardens
15. Provide 5% of market housing units as custom and self build plots (fully serviced)
16. Conserve, or preferably enhance, the Grade II* Listed The Old Farmhouse and its setting
17. Consider and avoid or, where necessary, mitigate potential disturbance impacts on the users of the Cardinal Clinic
18. Ensure appropriate edge treatments and transition to the countryside
19. Provide allotments or community garden/orchards by accommodating these uses on areas of best and most versatile land where practical, subject to wider site layout and design considerations
20. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and 3 and larger than one hectare. This will need to demonstrate that the exception test can be passed and that a safe evacuation route can be provided
21. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates
22. Provide appropriate mitigation measures to address the impacts of noise and air pollution to protect residential amenity.

Allocation

• Approximately 39 residential units

Site Area

• 0.74 ha

Site Specific Requirements

Development of the site will be required to:

1. Be considered as part of a wider area to enable comprehensive development and effective placemaking for the Windsor growth location
2. Enhance existing pedestrian and cycle links towards Maidenhead and Windsor
3. Ensure that the development is well served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to nearby GP surgeries, leisure facilities, educational facilities and railway stations
4. Not threaten the retention of the trees just beyond the site boundary, either during construction or in the longer term by creating amenity issues for future residents
5. Provide high quality green and blue infrastructure
6. Be designed to be of a high quality which supports and enhances local character
7. Provide 30% affordable housing
8. Front onto the A308
9. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2
10. Address potential risks to groundwater
11. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible
12. Provide appropriate mitigation measures to address the impacts of noise and air pollution to protect residential amenity
13. Ensure that the sewer systems including treatment works are sufficiently reinforced prior to the occupation and use of the housing.

Allocation

• Approximately 40-50 residential units

Site Area

• 1.55 ha

Site Specific Requirements

Development of the site will be required to:

1. Provide green and blue infrastructure on the site to support health and well-being as well as biodiversity.
2. Provide pedestrian and cycle links through the site to improve connectivity
3. Integrate successfully, and in a high quality way with the remaining hospital uses on the adjoining site.
4. Enhance vehicular access at St Marks Road and Courthouse Road
5. Be designed sensitively to consider the privacy and amenity of neighbouring residential properties
6. Be designed sensitively to conserve and enhance the Hospital’s Listed Buildings, including St Mark's Church, and their settings. A Heritage Assessment must be submitted with any planning application for the southern part of the site that would appraise the historic environment and potential impacts of development and redevelopment on the Listed Buildings and their setting.
7. Provide active and attractive frontages to Courthouse Road and St Marks Road
8. Provide 30% affordable housing
9. Provide an appropriate solution for addressing the possible contamination of the site
10. Provide appropriate mitigation measures to address the impact of noise and air quality so as to protect residential amenity
11. Provide mitigation measures for surface water flooding and address potential risks to groundwater
12. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare
13. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater
14. Retain valuable trees where possible, particularly at site boundaries
15. Provide appropriate edge treatment, especially adjacent to the cemetery.

Allocation

• Approximately 300 residential units, strategic public open space and sports pitches

Site Area

• 16.69 ha

Site Specific Requirements

Development of the site will be required to:

1. Provide a mix of residential, strategic public open space and sporting hub for western Maidenhead
2. Retain the existing central tree belt in the centre of the site running north to south
3. Provide all housing to the west of the existing central tree belt order to create a defensible boundary to the urban edge
4. Limit development on the eastern side of the central tree belt to the provision of facilities associated with delivery of the strategic open space and sports pitches
5. Provide strong pedestrian and cycle connectivity throughout the housing area and into and through the strategic public open spaces on the eastern side of the central tree belt. Provide strong linkages into surrounding urban and countryside areas including connections to the Public Rights of Way network
6. Ensure that the development is well served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including local railway stations
7. Develop and implement a robust residential travel plan to manage travel to and from the site and reduce instances of single-occupancy car trips, including a car club for residents
8. Create a strong high quality green and blue infrastructure framework across the whole site to deliver biodiversity, health and wellbeing benefits, recreation, food production and leisure opportunities. The central tree belt and the public open spaces to the east will form the focus for the Green Infrastructure network on the site
9. Retain valuable trees at site boundaries and enhance biodiversity across the site by placing sports pitches in a woodland setting
10. Provide appropriate edge treatment and transition from the strategic public open spaces to the countryside
11. Minimise the visual impacts of any recreational, sporting or leisure built form on the eastern side of the central tree belt, including sports pitch lighting
12. Provide family housing with gardens
13. Provide 40% affordable housing
14. Provide 5% of market housing units for custom and self build plots (fully serviced)
15. Be designed sensitively to conserve and enhance the setting of nearby Listed Building
16. Provide appropriate mitigation measures to address the impact of noise and air quality so as to protect residential amenity
17. Front onto both Woodlands Park Road and Woodlands Park Avenue
18. Address potential risks to ground water and surface water flooding issues
19. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and larger than one hectare
20. Demonstrate the sustainable management of surface water runoff through the use of SustainableDrainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates
21. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource, as the site falls within a Minerals Safeguarding Area.

Allocation

• Approximately 330 residential units and educational facilities

Site Area

• 13.51 ha

Site Specific Requirements

Development of the site will be required to:

1. Provide a mix of residential, education uses integrating with the adjoining green infrastructure allocation site (AL28)
2. Provide a primary school with up to three forms of entry
3. Provide a clear and defensible Green Belt boundary, making use of the woodland edge to the north, and new features along the eastern boundary of the allocation, such as linear attenuation basins, estate fencing and new landscape planting
4. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to nearby GP surgeries
5. Develop and implement robust residential and school travel plans to manage travel to and from the site and reduce instances of single-occupancy car trips
6. Provide a network of high quality pedestrian and cycle routes across the site which link into surrounding areas and routes including improving the connectivity to the Public Rights of Way network and the adjoining green infrastructure site (AL28)
7. Provide a high quality network of green and blue infrastructure across the site, (including on-site public open space) that connects to surrounding Green Infrastructure (GI) networks and pedestrian and cycle access points
8. Conserve and enhance local biodiversity
9. Identify and adequately mitigate any historic waste material deposited on the site
10. Provide appropriate mitigation measures to address the impacts of noise and air quality from the railway line in order to protect residential amenity
11. Provide 40% affordable housing
12. Provide 5% of market housing units as custom and self-build plots (fully serviced)
13. Be designed sensitively to consider the impact of long distance views and be sensitive to the scale and heights of existing properties around the site, and the sloping topography
14. Retain high/medium quality trees and planting of replacement trees
15. Provide waste water drainage infrastructure
16. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zones 2 and 3 and larger than one hectare. This will need to demonstrate that the exception test can be passed and that a safe evacuation route can be provided
17. Address potential risks to groundwater
18. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater.

Allocation

• Approximately 100 residential units

Site Area

• 3.99 ha

Site Specific Requirements

Development of the site will be required to:

1. Provide a strong green infrastructure network across the site that is highly connected to the Lake edge and capable of supporting enhanced biodiversity, recreation, food production and leisure functions
2. Provide a clear and defensible Green Belt boundary
3. Create a high quality public open space along the Lake Edge that is fronted by housing to the south and integrated with the adjoining Hospice site
4. Retain valuable trees and hedgerows, particularly at site boundaries
5. Reinforce and enhance the planting along the Windsor Road frontage to reduce the visibility of the site in the wider landscape
6. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to nearby GP surgeries, leisure facilities and railway stations
7. Be of very high quality design which responds positively and sensitively to the character (including height) of the surrounding residential areas
8. Provide a series of high quality character areas across the site each with its own identity
9. Designed sensitively to consider the impact on long distance views from across the Lake
10. Provide family housing with gardens
11. Provide 40% affordable housing
12. Provide 5% of market housing units as custom and self-build plots (fully serviced)
13. Achieve flood risk betterment on site by incorporating appropriate flood risk reduction measures
14. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and 3 and larger than one hectare. This will need to demonstrate that the exception test can be passed and that a safe evacuation route can be provided
15. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates
16. Provide appropriate mitigation measures to address the impacts of noise and air quality from the Windsor Road so to protect residential amenity
17. Link to the permitted path around the lake
18. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource, as the site falls within a Minerals Safeguarding Area.

Allocation

• Approximately 20 residential units on previously developed land

Site Area

• 0.49 ha

Site Specific Requirements

Development of the site will be required to:

1. Deliver a comprehensive, high-quality scheme, that responds positively to the character of the adjoining residential area
2. Protect the amenity and privacy of existing neighbouring properties, through careful consideration of the local topography, and the scale, siting and orientation of new development
3. Ensure opportunities for soft landscaping are fully explored and implemented as part of the green and blue infrastructure strategy for the site, to soften the visual impact of the significant levels of hardstanding required to deliver development on this linear site
4. Ensure that the trees just beyond the site boundary are not adversely affected by the proposed development
5. Provide appropriate green landscaping to the St Marks Road frontage
6. Provide 30% affordable housing
7. Investigate and remediate as required, site contamination
8. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible.

Allocation

• A Green Infrastructure site providing a local ‘pocket park’, a habitat area and flood attenuation

Site Area

• 2.29 ha

Site Specific Requirements

Development of the site will be required to:

1. Create a maintained ‘pocket park’ with small scale facilities which may include information boards and seating
2. Deliver biodiversity enhancement – Due to proximity to river corridor and nearby lake, the site is of value to various wildlife (including: birds, bats, frogs, toads, hedgehogs and reptiles) as a stop-over/feeding/roosting location. A pond should be created away from public footpaths to enhance this value to the wildlife
3. Retain and enhance all existing trees and shrubs and varied grassland
4. Provide flood attenuation areas
5. Provide and improve public footpaths into and across the site
6. Retain the existing car parking off Ray Mill Road East
7. Maintain views of open land from surrounding residential properties.

Allocation

• A Green Infrastructure site providing sports facilities, public open space, habitat area and flood attenuation

Site Area

• 6.43 ha

Site Specific Requirements

Development of the site will be required to:

1. Deliver green and blue infrastructure, including public open space to serve the new residential and educational uses development on adjoining site allocation AL25
2. Provide further improvements to the existing football facilities
3. Deliver significant biodiversity improvements, including along the Greenway Corridor/Strand Water, which is a Local Wildlife Site
4. Retain the existing area of woodland to the north of the site
5. Provide a network of high quality pedestrian/cycling routes to the new housing/educational uses to the west, enabling new residents and pupils to access the public open space, habitat areas and sporting facilities
6. Link into and help extend the wider strategic green infrastructure/nature recovery network linking Maidenhead with Cookham via an alternative route to the Thames path
7. Mitigate impacts of light pollution from the floodlighting that serves the football pitch on light sensitive wildlife
8. Provide flood attenuation areas as a defensible buffer for proposed development on adjoining site allocation AL25.

Allocation

• A mixed use scheme providing employment space, retail, leisure/tourism and approximately 100 residential units

Site Area

• 0.53 ha

Site Specific Requirements

Development of the site will be required to:

1. Predominantly have retail uses on the ground floor with active frontages
2. Provide minimum off-street parking for future occupiers to encourage sustainable travel patterns. Such parking that is provided must be of a high quality design and not adversely impact the character of the area
3. Develop and implement a robust residential travel plan to manage travel to and from the site and reduce instances of single-occupancy car trips, including a car club for residents
4. Ensure that the development is well served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys
5. Provide pedestrian and cycle access to the site
6. Integrate high quality green and blue infrastructure at all levels throughout the site, with priority on Victoria Street and William Street frontages
7. Provide appropriate mitigation measures to address the impacts of noise and air quality from the surrounding roads so to protect residential amenity
8. Provide improvements to the quality of the public realm, prioritising pedestrian and cycle mobility
9. Provide high quality design which preserves, or preferably enhances the character of the Windsor Town Centre Conservation Area
10. Address the corner site at Victoria Street/William Street to create a distinctive feature that will enhance the area
11. Be designed sensitively to consider the impact on long distance views across Windsor
12. Conserve and seek to enhance the significance and provide an appropriate setting for nearby Listed Buildings
13. Ensure that the scale and massing of development respects the existing site context and makes a positive contribution to local character and distinctiveness
14. Be designed sensitively to preserve and enhance residential amenity including neighbouring residents
15. Minimise the visual impact on service areas with appropriate screening
16. Provide 30% affordable housing
17. Address surface water flooding issues and potential risks to groundwater
18. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible.

Allocation

• Approximately 30 residential units on previously developed land

Site Area

• 0.85 ha

Site Specific Requirements

Development of the site will be required to:

1. Maintain pedestrian, cycle and vehicular access along Riverside Walk
2. Re-provide the existing Eton and Windsor Riverside railway station parking, either onsite or in alternative location, with enhancements to cycle parking for the station
3. Provide a strong high quality green and blue infrastructure network across the site that is highly connected to the River’s edge and capable of supporting enhanced biodiversity, and leisure functions
4. Retain trees along river frontage to provide a green corridor along the River Thames
5. Provide views through the site to the River Thames from Riverside Walk
6. Be designed sensitively to consider the impact on long distance views, including from the River Thames
7. Have a very high quality design which preserves, or preferably enhances the character and function of Windsor, and the Town Centre Conservation Area
8. Ensure that the design, scale and extent of development takes into account the impact on views from the Grade I Registered Windsor Home Park
9. Provide very high quality interfaces and frontages towards both the River Thames and Riverside Walk
10. Be designed to be sensitive to the scale and heights of existing properties around the site, and its location in Windsor
11. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and ensure that built form is restricted within Flood Zone 1
12. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible
13. Address potential risks to groundwater
14. Provide appropriate mitigation measures to address the impacts of noise, vibrations and air quality from the railway and surrounding streets in order to protect residential amenity
15. Provide 30% affordable housing.

Allocation

• Approximately 47 residential units

Site Area

• 0.72 ha

Site Specific Requirements

Development of the site will be required to:

1. Provide a high quality green and blue infrastructure on the site to support health and well-being as well as biodiversity
2. Provide pedestrian and cycle links through the site to improve connectivity
3. Integrate successfully, and in a high quality way with the remaining hospital uses on the adjoining site
4. Be based on a Heritage Assessment (agreed with the Local Planning Authority) of the Listed Buildings on and near the site and their setting
5. Be designed sensitively and retain, conserve and enhance to preserve and enhance the setting of Listed Buildings, including the main front block and statue, and non-designated heritage assets in a manner appropriate to their significance
6. Provide 30% affordable housing
7. Retain valuable trees where possible, particularly at site boundaries
8. Provide a high quality corner feature to address the intersection of Alma Road, St Leonards Road and Frances Road
9. Ensure that the sewer systems including treatment works will be reinforced prior to the occupation and use of the housing, if required
10. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible
11. Provide appropriate mitigation measures to address the impacts of noise, vibrations and air quality arising from traffic and the adjoining NHS hospital uses in order to protect residential amenity.

Allocation

• Approximately 20 residential units

Site Area

• 0.49 ha

Site Specific Requirements

Development of the site will be required to:

1. Provide high quality small scale green and blue infrastructure
2. Retain valuable trees where possible, particularly at site boundaries, including between All Saints Church and the site
3. Consist of a high quality and sensitive design which responds to the immediate context and the green and leafy character of the area
4. Retain the original building, a non-designated heritage asset, in a manner appropriate to its significance, but allow for a sympathetic extension
5. Conserve and enhance the setting of the adjacent Listed Building (All Saints Church)
6. Provide 30% affordable housing
7. Provide local waste water and surface water infrastructure upgrades
8. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible
9. Mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area
10. Mitigate impacts on the nearby Englemere Pond Site of Special Scientific Interest (SSSI)/Local Nature Reserve
11. Mitigate the impacts of noise and air quality from the London Road to protect residential amenity.

Allocation

• Approximately 53 residential units on previously developed land

Site Area

• 2.41 ha

Site Specific Requirements

Development of the site will be required to:

1. Deliver a comprehensive, high-quality scheme, that responds positively to the character of the adjoining residential areas
2. Protect the amenity and privacy of existing neighbouring properties, through careful consideration of the scale and siting of new development, and the treatment of the site boundaries
3. Investigate and remediate as required, site contamination
4. Retain the trees covered by Tree Preservation Orders wherever possible (subject to further consideration of the need to move/remove contaminated soil, and the impact this will have on the aforementioned trees)
5. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare
6. Provide mitigation measures for surface water flood risk
7. Investigate an appropriate surface water drainage strategy, which addresses the risks of any infiltration mobilising contaminants
8. Provide high quality green and blue infrastructure across the site, making provision for new and replacement tree planting
9. Mitigate the impact of development on the Thames Basin Heaths Special Protection Area
10. Preserve and enhance biodiversity, including through preserving and enhancing the green corridor adjacent to the railway line
11. Provide appropriate mitigation measures to address the impact of noise and air quality from the railway
12. Provide family housing
13. Provide 30% affordable housing
14. Enhance vehicular access along Bridge Road (onto the High Street)
15. Provide pedestrian and cycle access through site and onto Bridge Road and High Street.

Allocation

• Mixed use scheme including approximately 30 residential units, retail, employment and public car parking

Site Area

• 1.45 ha

Site Specific Requirements

Development of the site will be required to:

1. Ensure predominantly small retail units fronting London Road with no net loss of retail floorspace
2. Retain and enhance existing employment uses (and/or provide a new medical/health facility)
3. Provide an increase in the amount of public car parking currently available, over and above that which may be required to serve any new residential or employment floorspace
4. Provide high quality green and blue infrastructure throughout the site that links into the wider surrounding network
5. Retain mature trees located on the north west boundary of the site
6. Improve pedestrian and cycle access into and through the site, including linking Broomhall Lane and London Road, with additional cycle parking provision for new retail uses
7. Enhance pedestrian crossing facilities on London Road
8. Enhance vehicular access into the site from London Road
9. Enhance the bus stop facilities on Broomhall Lane, particularly for northbound services
10. Provide a high quality, sensitive design which supports the character and function of the area and takes account of views into the site from Chobham Road (B383)
11. Provide 30% affordable housing
12. Provide appropriate mitigation measures to address the impacts of noise and air quality so to protect residential amenity
13. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare
14. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible
15. Provide a financial contribution to mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area in agreement with the Council and Natural England
16. Minimise the visual impact on service areas with appropriate screening.

Allocation

• Approximately 10 residential units

Site Area

• 0.82 ha

Site Specific Requirements

Development of the site will be required to:

1. Retain valuable, higher category (BS5837) trees where possible, particularly those that reinforce the character of the area, and at site boundaries
2. Implement new tree planting in and around the site where appropriate
3. Provide biodiversity net gain for site with biodiversity assessment. Habitats areas must be connected to avoid fragmentation
4. Make improvements where possible to vehicular access from London Road, and provide safe access into the site for pedestrians and cyclists as well as motorists
5. Have a high quality design which supports the character and function of the area and has regard to the topography of the site
6. Provide appropriate mitigation measures to address the impacts of noise and air quality so to protect residential amenity
7. Provide 30% affordable housing
8. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates
9. Mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area.

Allocation

• Approximately 230 residential units which may include specialist accommodation for older people

Site Area

• 4.83 ha

Site Specific Requirements

Development of the site will be required to:

1. Mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area through the provision of Suitable Alternative Natural Greenspace (SANG) on adjoining land
2. Provide biodiversity net gain for the site with a biodiversity assessment. Development should also be designed sensitively to conserve and enhance the biodiversity throughout the site
3. Provide soft green boundaries with tree plantings to screen development from the historic park
4. Retain mature trees and hedgerows throughout the site to retain the character of the area
5. Provide safe pedestrian and cycle access from Larch Avenue and new routes through the site to Sunningdale village and Sunningdale Railway Station
6. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to local leisure facilities
7. Be designed sensitively to preserve and enhance the setting of Listed Buildings and non-designated heritage assets
8. Be designed sensitively to consider the impact of long distance views into the site
9. Provide appropriate mitigation measures to address the impacts of noise and air quality so to protect residential amenity
10. Provide 30% affordable housing
11. Conserve and seek to enhance the setting of the historic park and garden, which should remain undeveloped
12. Enhance the setting of the Grade II Listed Northcote House
13. Provide a Heritage Management Plan
14. Provide mitigation measures to address potential traffic and congestion increase
15. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare
16. Address potential risks to groundwater
17. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater
18. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource, as the site falls within a Minerals Safeguarding Area.

Allocation

• Approximately 50 residential units on previously developed land

Site Area

• 1.25 ha

Site Specific Requirements

Development of the site will be required to:

1. Provide high quality green and blue infrastructure across the site including the retention of mature trees and hedgerows where possible
2. Provide vehicular, cycle and pedestrian access onto Whyteladyes Lane
3. Ensure that the development is well served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to leisure and educational facilities
4. Deliver a high quality design which supports the character of the area
5. Provide 30% affordable housing
6. Have an appropriate relationship to adjoining land uses and give due consideration to the topography of the site
7. Improve connectivity to local facilities in Cookham Rise
8. Ensure that the sewer systems including treatment works are reinforced prior to the occupation and use of the housing
9. Provide an appropriate solution for addressing the possible contamination of the site
10. Address surface water flooding issues and potential risks to groundwater
11. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare
12. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater
13. Provide appropriate mitigation measures to address the impacts of noise and air quality from Whyteladyes Lane in order to protect residential amenity.

Allocation

• Approximately 200 residential units

Site Area

• 8.78 ha

Site Specific Requirements

Development of the site will be required to:

1. Provide family housing with gardens
2. Provide a strong high quality green and blue infrastructure network across the site that is highly connected to the surrounding area and capable of supporting enhanced biodiversity, recreation, food production and leisure functions
3. Have appropriate edge treatment and transition to the countryside with a need to minimise the impact on long distance views from the south-west, south and south-east
4. Connect to the Public Rights of Way network
5. Provide pedestrian and cycle links through the site to improve connectivity
6. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to nearby GP surgeries and leisure facilities
7. Provide appropriate mitigation measures to address the impacts of noise and air pollution to protect residential amenity
8. Ensure that the sewer systems including treatment works will be reinforced prior to the occupation and use of the housing
9. Be of high quality design which responds positively and sensitively to the character (including height) of the surrounding areas
10. Provide 40% affordable housing
11. Provide 5% of market housing units for custom and self build opportunities
12. Address potential risks to groundwater
13. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare
14. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates
15. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource, as the site falls within a Minerals Safeguarding Area.

Allocation

• Approximately 20 residential units

Site Area

• 0.90 ha

Site Specific Requirements

Development of the site will be required to:

1. Provide family housing with gardens and 40% affordable housing
2. Provide high quality pedestrian and cycle routes across the site which link into Bass Mead
3. Provide a high quality green and blue infrastructure across the site that delivers food production opportunities and connects to surrounding GI networks and pedestrian and cycle access points
4. Include a highly visible area of high quality public open space that is accessible to the wider surrounding community
5. Conserve and enhance local biodiversity
6. Be of a high quality design that reflects the scale and height of surrounding development
7. Provide appropriate mitigation measures to address the impacts of noise and air quality so to protect residential amenity
8. Integrate well with the adjoining mobile home park and countryside areas
9. Have appropriate edge treatment and transition to the countryside
10. Retain valuable trees where possible, particularly at site boundaries
11. Ensure that the sewer systems including treatment works are reinforced prior to the occupation and use of the housing
12. Provide safe access and egress during major flood events as well as ensuring the site is resilient to all forms of potential flooding
13. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and 3. This will need to demonstrate that the exception test can be passed
14. Address potential risks to groundwater
15. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates

Allocation

• Approximately 80 residential units on greenfield land

Site Area

• 3.92 ha

Site Specific Requirements

Development of the site will be required to:

1. Provide a mix of housing including family homes with gardens that will respect the character of the area and with regard to the natural landscape
2. Provide 40% affordable housing
3. Provide high quality green and blue infrastructure across the site that delivers recreation, food production and leisure opportunities
4. Provide connectivity to village centre and take opportunity to connect Riding Court Lane and London Road
5. Provide safe pedestrian and cycle links through the site including open spaces, and to create easy pedestrian and cycle mobility to the village centre
6. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys
7. Have a design which responds positively to the size, shape and rhythm of the existing development on London Road, where the amenity of the existing dwellings is not adversely affected
8. Be designed sensitively to consider the impact on long distance views into the site, especially from the conservation area in the south west
9. Create a distinctive public realm with a high quality design which can be accessed easily for all people
10. Provide biodiversity net gain for site with biodiversity assessment. Habitats areas must be connected to avoid fragmentation
11. Consider flood risk as part of a Flood Risk Assessment as the site is located partly within Flood Zone 2 and larger than one hectare
12. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates
13. Provide appropriate treatment to boundaries with adjoining land uses. Valuable trees should be retained and new planting of trees or hedgerows should be implemented, especially on the site boundaries to provide screening
14. Provide appropriate mitigation measures to address the impacts of noise and air pollution from the M4 to protect residential amenity
15. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource, as the site falls within a Minerals Safeguarding Area.

Allocation

• Approximately 100 residential units

Site Area

• 4.44 ha

Site Specific Requirements

Development of the site will be required to:

1. Provide strong pedestrian and cycle connectivity throughout the housing area and into access points north and south of the development
2. Provide linkages into the adjoining open space to the east of the site
3. Create a strong high quality green and blue infrastructure framework across the whole site (at both ground and upper levels) to enhance the biodiversity and ecology of the area. A large area of planting, including trees will be provided as part of this framework in the southern half of the site
4. Retain existing trees, wherever possible and reinforce tree and landscaping on the western and eastern boundaries
5. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to railways stations and educational facilities
6. Integrate well with development on Springfield Road, including provision of vehicular access and ensuring development provides active frontages onto the road
7. Improve the vehicular access at Horton Road
8. Provide family housing with gardens
9. Provide 40% affordable housing
10. Provide 5% of market housing units for custom and self build opportunities (on the basis that the scheme delivers 100 net new dwellings or more)
11. Conserve and seek to enhance the significance and provide appropriate setting for the nearby Grade II Listed Building Mildridge Farmhouse
12. Retain the band of woodland around the farmhouse as part of any development proposal in order to protect the setting of the Listed Building
13. Provide high quality on-site open space and play facilities
14. Provide appropriate mitigation measures to address the impacts of noise and air quality issues associated with Heathrow Airport
15. Adopt a sequential approach to the location of built form on the site. Development will need to be directed away from areas at highest risk of flooding on south eastern part of site and residential units located in Flood Zone 1 areas only
16. Provide a safe means of vehicular egress and access that does not traverse functional floodplain
17. Incorporate appropriate flood risk measures and surface water mitigation
18. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and 3 and larger than one hectare. This will need to demonstrate that the Exception test can be passed and that a safe evacuation route can be provided
19. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates
20. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource, as the site falls within a Minerals Safeguarding Area.

Allocation

• Approximately 24 residential units on Green Belt land

Site Area

• 1.06 ha

Site Specific Requirements

Development of the site will be required to:

1. Deliver a high-quality scheme, that fronts onto Coppermill Road and respects the character of the neighbouring residential units and the openness of the Green Belt
2. Prevent public access to the reservoir east of the site to protect its status as an important wildlife site
3. Provide appropriate mitigation measures to address the impacts of noise and air quality issues associated with Heathrow airport
4. Protect the trees worthy of retention and provide a soft landscaping strategy that reflects the character of the local street scene
5. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare
6. Provide mitigation measures for surface water flood risk
7. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates
8. Provide 40% affordable housing.