There is a significant and growing need for additional housing in Bracknell and the surrounding area, particularly for first time buyers.
The 2003 outline permission corresponds to a density of just below 31 dwellings per hectare (dph), excluding the public open space. This is a very low density for this type of site. By way of comparison, the average density of new homes built in England in 2005 was 41 dph.
Nowadays, planning policy seeks greater intensity of development on sites such as this, which are within walking distance of a town centre and public transport links. This means that housing needs can be accommodated with the minimum use of less sustainable greenfield sites.
Since the original outline planning permission was granted in 2003, the Government has taken a number of steps to increase the amount of new housing, including affordable housing. The review undertaken by Kate Barker for The Treasury has led to the publication of new government housing policy (PPS3), which re-emphasises the need to give priority to previously developed sites like the RAF Staff College. One of the intended measures is to make more efficient use of land though increased densities.
This is of particular importance in Bracknell Forest where the future requirement for housing, as a result of the South East Plan, is significantly higher than had previously been envisaged under the Berkshire Structure Plan. The Bracknell Forest Core Strategy, the replacement for the Local Plan, gives priority to committed sites and previously developed land within urban areas in order to reduce the need to release greenfield land elsewhere.
A planning application was submitted in May for amendment to the current approved scheme for the crescent area. The Crescent is the most sustainable part of the site and provides a clear opportunity to create a strong entrance feature. The redesign of the Crescent area increases the number of units in this area from 70 to a 100 units. However, this application is also for exclusion of 30 units elsewhere therefore with this application the number of units would remain at 730.
The Copse application submitted in May covers an area of land within the site previously containing buildings and hard standing. This land, whilst identified by the Council as open space, is previously developed land and therefore is suitable for redevelopment. Whilst this application does result in an increase in the number of units, the level of open space remaining would still be far in excess of the Local Plan requirement of 4.3ha of open space per 1,000 population.
Both of these applications have been submitted separately to the enhanced scheme because they accord with the overall principles already approved. If approved, they can be constructed as part of the current development independently to the enhanced proposal. They have also been incorporated in to this enhanced scheme.
The reduction of traffic levels and the accompanying reduction in carbon emission is a core driver of sustainable development. English Partnerships is seeking to increase the number of new dwellings on the site is because of its location near to the town centre and good public transport. The Parks offers new residents greater opportunities to travel other than by car compared to sites outside the town.
There will of course be some additional traffic locally but Taylor Wimpey will contribute to providing comprehensive capacity improvements to local road infrastructure that also allows for traffic from other proposed developments, such as the major town centre regeneration.
This includes traffic capacity improvements at the Horse and Groom Roundabout, Broad Lane / Ralph’s Ride junction, and a third access to the site via Elizabeth Close. This is in addition to the two new junctions off Broad Lane to help minimise traffic on Broad Lane.
A detailed Transport Assessment will be submitted with the planning application for the enhanced scheme that will demonstrate how traffic arising from the new homes can be accommodated on the highway network.
As previously highlighted, a Community Green Travel plan will be produced to encourage less car-dependent travel. This could include measures such as personalised travel planning, bus taster tickets, cycle discount vouchers, car clubs, car sharing and new residents’ travel packs.
We heard you are reducing the open space.
The total open space allocation on the enhanced scheme is around 18 ha (44.48 acres), including one large central open space of amenity parkland. We have improved the design of the open spaces so there are more green corridors between the housing and better access routes so more residents and community members can enjoy the variety of green spaces available.
Additionally, a review of the site highlighted that there were a number of previously developed areas that fell within the area that was originally classed as open space. These areas were re-allocated as areas for housing, for example, the area now known as ‘The Copse’.
Will more homes put pressure on our schools?
There is a general decline in the number of children in the area and there are surplus places at the local schools - Harmans Water Primary, Crown Wood and Brakenhale School Secondary School – which will accommodate children from the development.
Furthermore, Taylor Wimpey will make appropriate financial contributions towards enhancing the local education infrastructure as part of the enhanced scheme.
Can the existing medical services cope?
The planning process will consider the capacity of local medial services, and an additional provision may be considered for the commercial centre subject to requirements. Feedback on this can be provided at the public exhibition.
Work on Phase One of the scheme that is part of the approved application has already commenced and will continue over the coming months. We are hoping to gain the necessary approvals to enable the enhanced scheme to follow on directly from this, starting next summer (2008). We expect the entire development to be completed by the end of 2013.
This planning application will be made available for inspection during the application process and local residents will be given the opportunity to submit comments during the statutory 21 days consultation period. You may wish to contact Bracknell Forest Borough Council during this time with your feedback. The Council will then analyse and determine the application in the light of the national and local planning policies for the site.
