This week RBWM Cabinet voted to adopt the new Sustainability Supplementary Planning Document (SPD) which will come into effect from 1st September 2024 but would carry significant weight if the AL21 application came back to the planning panel beforehand.
Currently the builder has outline permission 22/01354/OUT but there are a number of CONDITIONS that need addressing.
To my mind the new Sustainability SPD requires any developer to make much more effort when looking at contributing to a town’s cycling infrastructure if walking & cycling is to take >5% of modal share away from driving, by 2030.
I’m also interested to understand how the development will deliver 12% on-site renewable energy.
The cycle path could be approx 2-3x the width if properly cleared from Monkey Island Lane to Oakley Court hotel on Windsor Road in Bray.
The state of the cycle path has seemingly been ignored for years and is current very dangerous in parts and needs attention. RBWM has no money but the developer will make hundreds of millions from AL21 and so, in my opinion, supported by the Sustainability SPD, should agree to pay for these improvements if they want final sign off on the application.
Trees over grow the public highway / cycle path on this section of the Windsor Road near Oakley Court Hotel / Bray Studio. Currently very dangerous as it would be easy for a cyclist to catch the hedge while cycling carefully and get pushed onto the road which carries constant traffic, much of it HGVs and heavy loaded vehicles.
Outside Bray Studio 1/3rd of path needs to be reclaimed as demonstrated by the position of this, and other, lamp posts.
There also seems to have been no thought for putting a pavement on the section of Oakley Green Road between Windsor Road and Dedworth Road? (See main pic) Making it very dangerous for pedestrians on a section of road that is nearing UK recommended limits for air pollution, 4x those of the World Health Organisation.
Cabinet Paper – Sustainability Supplementary Planning Document
i) Approves the adoption of the Sustainability Supplementary Planning Document, as set out in Appendix B. The SPD would come into effect on 1st September (see paragraphs 4.3 to 4.5 below);
2.5 Policy SP2 states that applicants should refer to the adopted Sustainable Design and Construction Supplementary Planning Document (SPD), the Borough Wide Design Guide SPD and the Environment and Climate Strategy 2020-2025, or successor documents for further guidance. The draft Sustainability SPD is the successor document to the Sustainable Design and Construction SPD, which was adopted in 2009 and will also replace the Interim Sustainability Position Statement from March 2021.
5.1 The SPD will not form part of the statutory Development Plan but will be an important material consideration.
Sustainability Supplementary Planning Document – Adoption
7.1.1 National Transport Commitments / Goals Relevant to Planning
Design to prioritise walking, cycling and public transport and provide coherent, direct, safe and attractive connections to existing or planned infrastructure (See Section 7.4)
291 To enable the reduction in car and van mileage, a range of other changes are needed to support other modes’ popularity in comparison to private vehicles, including: Walking & cycling to take >5% of modal share away from driving, by 2030
REQUIREMENT BOX 15: Travel Plans
A package of measures that seek to reduce the number of car journeys to / from a particular development or organisation and encourage people to adopt more sustainable travel patterns.
CONDITION 26 No buildings hereby approved shall be occupied until a Travel Plan based on the Framework Travel Plan submitted as part of the planning has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall thereafter be implemented in accordance with the approved Travel Plan. Reason: In the interests of highway safety and the free flow of traffic in accordance with policies IF2 and QP3 of the Borough Local Plan.
Policy IF 2 Sustainable Transport 1. Development proposals should support the policies and objectives of the Transport Strategy as set out in the Local Transport Plan, or any successor document. 2. New development should be located close to offices and employment, shops and local services and facilities and provide safe, convenient and sustainable modes of transport. Development proposals that help to create a safe and comfortable environment for pedestrians and cyclists and improve access by public transport will be supported. 3. Development proposals should show how they have met the following criteria where appropriate: a. be designed to improve pedestrian and cyclist access to and through the Borough’s centres, suburbs and rural hinterland; b. be designed to improve accessibility by public transport; c. facilitate better integration and interchange between transport modes particularly for Windsor, Maidenhead and Ascot town centres and railway stations; d. be located to minimise the distance people travel and the number of vehicle trips generated; e. secure measures that minimise and manage demand for travel and parking f. optimise traffic flows and circulation to minimise negative environmental impacts of travel including congestion, air pollution and noise; g. provide cycle and vehicle parking in accordance with the Parking SPD (or the parking standards set in Made Neighbourhood Plans if these are applicable), including disabled parking spaces, motorcycle parking and cycle parking as well as provision of electric vehicle charging points where appropriate. Prior to adoption of the Parking SPD, the parking standards in the 2004 Parking Strategy will be used as a guide for determining the appropriate level of parking provision, with consideration also given to the accessibility of the site and any potential impacts associated with overspill parking in the local area. 4. Transport Assessments and Statements and Travel Plans will be required to be prepared and submitted alongside development proposals, including residential schemes, in accordance with Department for Transport guidance and local authority requirements. Appropriate provision for public transport services and infrastructure will also be required.
Policy QP 3 Character and design of new development 1. New development will be expected to contribute towards achieving sustainable high quality design in the Borough. A development proposal will be considered high quality design and acceptable where it achieves the following design principles: a. Is climate change resilient and incorporates sustainable design and construction which: minimises energy demand and water use maximises energy efficiency; and minimises waste. b. Respects and enhances the local, natural or historic character of the environment, paying particular regard to urban grain, layouts, rhythm, density, height, skylines, scale, bulk, massing, proportions, trees, biodiversity, water features, enclosure and materials; c. Provides layouts that are well connected, permeable and legible and which encourage walking and cycling; d. Delivers easy and safe access and movement for pedestrians, cyclists, cars and service vehicles, maximising the use of sustainable modes of transport where possible; e. Respects and retains existing high quality townscapes and landscapes and helps create attractive new townscapes and landscapes; f. Retains important local views of historic buildings or features and makes the most opportunities to improve views wherever possible (including views of key landmarks such as Windsor Castle, Eton College and the River Thames); g. Creates safe, accessible places where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion. Well connected, attractive, legible places with strong active frontages will be expected; h. Incorporates interesting frontages and design details to provide visual interest, particularly at pedestrian level; i. Designed to minimise the visual impact of traffic and parking; j. Protects trees and vegetation worthy of retention and includes comprehensive green and blue infrastructure schemes that are integrated into proposals; k. Provides high quality soft and hard landscaping where appropriate; l. Provides sufficient levels of high quality private and public amenity space; m. Has no unacceptable effect on the amenities enjoyed by the occupants of adjoining properties in terms of privacy, light, disturbance, vibration, pollution, dust, smell and access to sunlight and daylight; n. Is accessible to all and capable of adaption to meet future needs; o. Provides adequate measures for the storage of waste, including recycling waste bins, in a manner that is integrated into the scheme to minimise visual impact p. Fronts onto, rather than turns its back on waterways and other water bodies.
Photo by Karsten Würth on Unsplash
CONDITION 22 An updated Energy and Sustainability Statement shall be submitted with any Reserved Matters application to provide details of sustainable design and construction measures to be incorporated into the development to achieve, as far as possible, a net-zero carbon outcome on site. The approved details shall be implemented in full, entirely in accordance with the approved measures, and thereafter maintained. Reason: To ensure that the development is designed to incorporate measures to adapt to and mitigate climate change in line with policy SP2 of the Borough Local Plan as informed by the guidance and requirements of the Position Statement on Sustainability and Energy Efficient Design – March 2021.
Policy SP 2 Climate Change 1. All developments will demonstrate how they have been designed to incorporate measures to adapt to and mitigate climate change. The following measures shall be incorporated into development: a. Wherever possible, new buildings shall be orientated to maximise the opportunities for both natural heating and ventilation and reducing exposure to wind and other elements; b. Proposals involving both new and existing buildings shall demonstrate how they have been designed to maximise resistance and resilience to climate change for example by including measures such as solar shading, thermal mass, heating and ventilation of the building and appropriately coloured materials in areas exposed to direct sunlight, green and brown roofs, green walls, etc; c. Use of trees and other planting, where appropriate as part of green and blue infrastructure schemes, to provide shading of amenity areas, buildings and streets and to help to connect habitat, designed with native plants that are carefully selected, managed and adaptable to meet the predicted changed climatic conditions; and d. All development shall minimise the impact of surface water runoff from the development in the design of the drainage system, and where possible incorporate mitigation and resilience measures for any increases in river flooding levels as a result of climate change 2. Adaptation measures need to be built into all new developments to ensure the sustainable development of housing, businesses and the economy of the Royal Borough. 3. Applicants should refer to the adopted Sustainable Design and Construction Supplementary Planning Document (SPD), the Borough Wide Design Guide SPD and the Environment and Climate Strategy 2020-2025, or successor documents for further guidance.
Sustainability Supplementary Planning Document – Adoption
New development is expected to be able meet a minimum of 12% of total energy supply through on-site renewables.
REQUIREMENT BOX 1: Application evidence for energy and carbon calculations
e. proposals to further reduce carbon dioxide emissions through the use of onsite renewable energy technologies. There is an expectation that developments maximise renewable energy generation regardless of whether minimum standards are met through other measures, as such there is an expectation that 12% of the total energy demand will be met by on-site renewables, unless this is demonstrated to be unfeasible;
Thank you.
Jon Davey
Community Champion
