ANNEX 1 Amen Corner Area Action Plan Issues and Options Report November 2007 Introduction The Amen Corner Area Action Plan (AAP) is a document which will set out the planning framework for development of this site in Bracknell Forest Borough. This document forms part of the Bracknell Forest Borough Local Development Framework, which is a suite of documents setting out policies and proposals for development taking place within the Borough (this is further explained below). The Amen Corner AAP is at an early stage in its preparation. This document aims to explore the main issues and the options for delivering comprehensive mixed use development on the site. This Issues and Options report seeks to ensure that there is early public and stakeholder involvement in the production of the AAP. It is intended the Amen Corner AAP will be a guide to development and will stimulate the regeneration of this site over the coming years. Once adopted as a Development Plan Document, its policies and proposals will be used in the consideration of planning applications relating to the comprehensive redevelopment of the site. It is anticipated that development of the site will be completed sometime before 2017. The production of the Amen Corner AAP will be supplemented by a series of supporting documents creating a robust evidence base. The document will also be thoroughly tested by way of a Sustainability Appraisal looking at how sustainable the various options for development of the site are. The final AAP will have been subject to at least 3 rounds of public consultation: Issues and Options being the first. The Local Development Framework The Bracknell Forest Borough Local Development Framework comprises a number of individual documents that together will guide the future development of the Borough. There are two types of document: • Development Plan Documents (DPDs) which contain policies and proposals; and, • Supplementary Planning Documents which contain the detail needed to implement the policies. The policies and proposals in the DPD’s will eventually replace the policies and proposals contained in the Bracknell Forest Borough Local Plan (currently the main planning document used to judge planning applications). The Amen Corner AAP (a DPD) will build on the principle of development as set out in Policy CS4 of the Core Strategy DPD which identifies Amen Corner as a broad location for a future comprehensive mixed use development. Policy CS4 states:
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Amen Corner Area Action Plan Issues and Options Report November 2007 Introduction The Amen Corner Area Action Plan (AAP) is a document which will set out the planning framework for development of this site in Bracknell Forest Borough. This document forms part of the Bracknell Forest Borough Local Development Framework, which is a suite of documents setting out policies and proposals for development taking place within the Borough (this is further explained below). The Amen Corner AAP is at an early stage in its preparation. This document aims to explore the main issues and the options for delivering comprehensive mixed use development on the site. This Issues and Options report seeks to ensure that there is early public and stakeholder involvement in the production of the AAP. It is intended the Amen Corner AAP will be a guide to development and will stimulate the regeneration of this site over the coming years. Once adopted as a Development Plan Document, its policies and proposals will be used in the consideration of planning applications relating to the comprehensive redevelopment of the site. It is anticipated that development of the site will be completed sometime before 2017. The production of the Amen Corner AAP will be supplemented by a series of supporting documents creating a robust evidence base. The document will also be thoroughly tested by way of a Sustainability Appraisal looking at how sustainable the various options for development of the site are. The final AAP will have been subject to at least 3 rounds of public consultation: Issues and Options being the first.
The Local Development Framework The Bracknell Forest Borough Local Development Framework comprises a number of individual documents that together will guide the future development of the Borough. There are two types of document:
• Development Plan Documents (DPDs) which contain policies and proposals; and,
• Supplementary Planning Documents which contain the detail needed to implement the policies.
The policies and proposals in the DPD’s will eventually replace the policies and proposals contained in the Bracknell Forest Borough Local Plan (currently the main planning document used to judge planning applications). The Amen Corner AAP (a DPD) will build on the principle of development as set out in Policy CS4 of the Core Strategy DPD which identifies Amen Corner as a broad location for a future comprehensive mixed use development. Policy CS4 states:
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“Land at Amen Corner, to the south of London Road and west of Beehive Road, Binfield is identified for a comprehensive, well designed mixed-use development including
i. Residential; and ii. Employment; and iii. Social and Physical Infrastructure; and iv. The protection of the local gap between Binfield and Wokingham; and v. Measures to avoid and mitigate the impact of the residential development upon
the Thames Basin Heaths Special Protection Area Development will be detailed through further policies and deliverd during the period 2006-2021, unless monitoring indicates otherwise.”
The Amen Corner AAP Stages The Amen Corner AAP will follow a number of stages during its production. The following sets out these key stages including consultations on its Sustainability Appraisal. Amen Corner AAP Stage
Issues and Options Document Consultation There are a number of key issues that relate to the development at this site; these have been identified through early discussion with the public, local residents, statutory bodies, landowners and developers. Each of these issues can be addressed through a number of options which together form a number of potential plans for the site. We would like to seek your views on all the issues and options so that we can move forward to a preferred option. To allow effective analysis that we can take forward to the next stage we have devised a number of questions to focus responses, these are set out later in this document. The deadline for your comments is (to be inserted). Details of how and where to respond are found at the back of this document.
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Sustainability Appraisal The Council has produced a Sustainability Appraisal Report (Issues and Options) for consultation in parallel with this stage of the Amen Corner AAP. The Sustainability Appraisal has assessed the economic, social and environmental impacts of this issues and Options Report and will continue to do so in the build up to the finalised AAP. Therefore, the Sustainability Appraisal will ensure the adopted policies and proposals will deliver sustainable development on the site.
Draft Plan Objectives The draft objectives of the AAP are based upon the objectives of the Core Strategy DPD. This helps to ensure consistency and appropriate cross referencing between documents within the LDF. Core Strategy Objectives A, C, E and I have been expanded for this DPD to provide a local interpretation; these are highlighted in italics in the table below.
Spatial Context National policy in the form of Planning Policy Statements (PPS’s) directs the way in which Planning Policy is translated down to the local level. PPS1 Delivering Sustainable Development and PPS3 Housing are of particular relevance to Amen Corner, PPS1 seeks to create sustainable development that supports existing communities and contributes to the creation of safe and liveable mixed communities. It also seeks good access to jobs and key services for all members of the community. With regard to housing the government is seeking to achieve a wide choice of quality homes both market and affordable, widening the opportunities to open up home ownership and ensure high quality housing for those who cannot afford market housing. PPS3 seeks high quality housing that creates a mix of housing, sufficient quantity to respond to need; they should be in suitable locations which offer a good range of community facilities and with good access to jobs and key services.
Ref Objective
A (i) To ensure the timely delivery and continued monitoring of suitable development sites
B To aid the delivery of housing in the Borough which meets the needs of all sectors of the community, including the provision of affordable housing.
C (i) To support the regeneration of Bracknell Town Centre
D To promote a sequential approach to the location of new development
E (i) To mitigate against the impacts of the development on the Strategic Road Network
F To ensure high quality well designed development is delivered in the Borough
G To support and facilitate essential community facilities and infrastructure in accessible locations
H To deliver accessible development meeting the needs of the borough
I (i) To protect the function of the gap between Binfield and Wokingham
I (ii) To mitigate against the impact upon the Thames Basin Heaths Special Protection Area
I (iii) To maintain, create and enhance landscape character and biodiversity
J To maintain high and stable levels of economic growth
K To promote the sustainable use and disposal of resources.
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Other relevant planning guidance is set out in PPS9 Biodiversity and Geological Conservation, which seeks planning authorities should protect maintain and enhance biodiversity not only on designated sites but in development areas. PPS22 Renewable Energy seeks local planning authorities to set criteria for assessing planning applications with regard to renewable energy generation. Local Development Documents (including Area Action Plans) should contain policies designed to promote and encourage the development of renewable energy resources. The South East Plan (Draft Plan for Submission to Government) will form the regional spatial strategy once approved. This sets down regional policies and sets some of the requirements that local authorities should respond to at the local level. The plan sets the Borough Council’s housing allocation, which broadly 11,000 new units by 2026. This figure has now been recommended to be increased by a further 2000 dwellings by an independent panel. The South East Plan also focuses on economic development of the South East the need for infrastructure to support development and the need to meet carbon reduction targets and increase the use of renewable energy. The Core Strategy DPD sets out the planning framework for guiding the location and level of development in the Borough for the next 20 years. Its core policies focus on promoting development in urban areas and two broad locations for urban extensions (including Amen Corner in Policy CS4, see above) and places a strong emphasis on providing infrastructure and transport solutions. The document promotes sustainable construction and renewable energy initiatives and takes a proactive approach to avoiding and mitigating impacts on the Thames Basin Heaths Special Protection Area. The strategy also seeks to protect and enhance: - The wider countryside and Green Belt; - Biodiversity, flora and fauna; - Employment areas; and, - Existing recreational spaces and facilities. The Amen Corner AAP will support and contribute to delivering the priorities set out in the Bracknell Forest Sustainable Community Plan (or any revisions) which are: - Promoting learning and training for all ages; - Protecting and enhancing the environment - Improving health and well being; - Providing decent and affordable housing; - Developing a town fit for the 21st century; - Improving travel and transport; - Promoting community safety; and, - Improving community engagement.
The Site The site is located to the south of the B3408 London Road, Binfield, east of the A329 Berkshire Way, north of the Reading-Waterloo railway line and west of Beehive Road. The site is wholly contained in the Binfield with Warfield Ward, in the Parish of Binfield. However, it is a contiguous extension to the wider Bracknell urban area. The general site area follows the most logical and recognisable boundaries surrounding Amen Corner, regardless of the Borough boundary. While the area
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given most attention is the underdeveloped land south and west of the Leisure sport complex, the perimeter development along London Road, John Nike Way and Beehive Road are integral to the future vision of Amen Corner and have therefore been included. The land generally slopes from 90 metres above sea level in the northeast to around 65 metres in the southeast. Land adjacent to the site contains a variety of existing land uses including; a 4-star hotel; an office building; and a leisure complex with dry ski slope. Within the site there are: residential dwellings and caravans; small general industrial businesses with open storage; scrap storage areas; ancient woodland; a recreation area and undeveloped land between Binfield and Wokingham. Planning permission exists for a garden centre off London Road, west of the Coppid Beech Hotel. A temporary golf driving range has also been built on the eastern side of the study area. The existing planning designation for the site is detailed in the Bracknell Forest Borough Local Plan – Alteration (November 2005).
Land within the area is also currently the subject of unlawful uses and on-going enforcement issues. The western edge of the site abuts the Borough boundary with Wokingham Borough. This area of land does however exhibit similar landscape characteristics to the site
Site History Brickmaking was a significant industry in East Berkshire from about 1900-1950. The London Clay beds and the availability of fuel nearby, coupled with the railway line, allowed Amen Corner to become one of the favoured locations for brickmaking, initially by individuals and small firms until demand for bricks began to grow. Two terraces of cottages for brickworkers were constructed along North View and South View around the turn of the 20th century, many of which remain today.
The Second World War meant brick production largely halted and the drying sheds were used to store military equipment. After the war, the brickmaking equipment had become out of date, and it had become uneconomic to continue working the pits in the face of rising competition. Once the clay pits were exhausted, they often flooded and were eventually filled, generally with brick and other waste. In the last 25 years, redevelopment and site levelling of the brickworks, clay pits and ancillary storage areas has taken place. A large area of Amen Corner east of Beehive Road (outside the framework area) was granted planning permission for employment purposes in 1987. Since then, individual permissions have brought forward new high-quality office premises. The next step in the history of this area of Bracknell is the preparation of an AAP to define future development and regeneration for the site.
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Issues and Options – An Overview Through our early consultation and discussions with key stakeholders the key issues appear to be as follows, (these have been structured under the Core Strategy chapter headings to maintain continuity between documents). 1. Fixing the Boundaries of the site
• The need to determine the boundary of the site. 2. Sustainable Growth
• The need to deliver sustainable mixed use development. 3. Quality of Life
• The need to identify and ensure adequate physical and social infrastructure is provided to serve the development; and,
• the design and layout of the development. 4. Environment
• The need to retain and enhance landscape features;
• the form and function of a gap between Wokingham and Binfield;
• the need to resolve issues of land contamination and protect from environmental impacts of the development;
• the need to protect and enhance biodiversity on the site; and,
• the need to avoid and mitigate any impacts on the Thames Basin Heaths Special Protection Area.
5. Somewhere to Live
• The mix, type and number of residential dwellings. 6. Somewhere to Work
• The type and level of employment to be provided. 7. Transport
• The need to overcome transport problems which may result from the development; and,
• the need to provide effective transport access to the site.
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1. Fixing the boundaries of the site What are the issues and options? Core Strategy Policy CS4 establishes the principle for a comprehensive mixed use development at Amen Corner and sets out the general location where development will take place. However during the examination of the Core Strategy there was much debate around the boundary of the Amen Corner site to be developed. The following question seeks views as to what the extent of the boundary should be. Question 1 Q. Should the site boundary be contained within the Borough as shown on
Plan 1 reflecting the area identified in the Core Strategy, retaining a gap between Wokingham and Binfield?
2. Sustainable Growth What are the issues and options for obtaining a mix of uses? The development of this site needs to be sustainable in all respects, providing a mix of dwellings and employment floorspace with the necessary infrastructure and services. The Core Strategy already sets out 725 new dwellings as the minimum level of houses which need to be delivered on the site; however the quantum and type of other uses on the site are yet to be determined. The following questions explore the opportunities to develop the site in a number of different ways. Question 2 Q. Should the opportunity be taken to maximise the level of residential
development to more than 725 dwellings and limit the amount of employment space on the site?
Question 3 Q. Should the amount of new employment space be maximised with a fixed
total of 725 dwellings? Question 4 Q. Should the development be a balanced mixed use scheme with a
significant element of employment floorspace and housing of at least 725 dwellings?
3. Quality of life What are the issues and options for providing infrastructure, facilities and services? The AAP will ensure that the need for infrastructure, facilities and services are provided for in relation to the demand created by the development. This will also include contributions and connections to wider and more strategic infrastructure, facilities and services. The Borough Council’s publication “Limiting the Impact of Development” (LID) sets out what the Council will seek from development with regards to infrastructure, services and facilities which for example, will include open space, education and community facility provision.
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Question 5 Q. Should the Borough Council seek infrastructure, facilities and services
in line with its published guidance (Limiting the Impact of Development SPD) or are there specific infrastructure, facilities or services which should be prioritised when considering the development of this site?
Question 6 Q. Are there opportunities for other public facilities on the site over and
above those that would be secured by way of developer contributions e.g. leisure or health facilities?
What are the issues and options for design and layout? The AAP has to provide sufficient policy and guidance to ensure the development is well-planned and safely laid-out. Amen Corner is a key gateway into Bracknell Forest and therefore, its image needs to be positive. It is essential that the AAP helps to establish this positive identity through ensuring all development has a high standard of quality urban design and architecture consistent with a number of design principles, starting with those set out in Policy CS7 of the Core Strategy. The site currently comprises of a mix of previously developed land and greenfield land, which may affect the way development of the site is laid out. Question 7 Q. Do you agree that high quality design and architecture are important for
this site and that it should be a key principle for the development of this site?
Question 8 Q. What character would you expect from development of this key site, e.g.
traditional, modern, eco friendly? Question 9 Q. Should development be focused on the previously developed parts of
the site in the first instance and areas of open space and recreation be located on undeveloped parts of the site?
4. Environment What are the issues and options relating to the landscape of the site? We need to ensure that the site is landscaped to high quality, the site has a distinctive existing topography and a number of tree belts and a Wildlife Heritage Site which help create character and promote biodiversity. Much of the site will be redeveloped so landscaping of the site provides many opportunities. Question 10 Q. Should development of this site look to create its own distinctive
landscape character rather than being restricted by existing landscape features?
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What are the issues and options to protect the gap function? The AAP will have to ensure the development on the site contributes to creating a gap to ensure that the built part of Binfield does not coalesce with the built up part of Wokingham. Core Strategy DPD Policy CS9 stresses the importance of preventing the coalescence of distinctive settlements and that a gap function is necessary between Wokingham and Binfield. Policy CS4 (iv) requires that the development includes the protection of this gap. Therefore a number of considerations in respect to the gap are expressed in the following questions. Question 11 Q. Is there a need for a physical gap or buffer between Amen Corner and
Wokingham? Question 12 Q. Does the A329 and existing tree belts carry out this function? If so, how
can they be enhanced further? What are the issues and options for the general environment? There are a number of environmental issues affecting the development of the Amen Corner area, these relate to wildlife and nature habitats, biodiversity, site contamination, along with ensuring that the development contributes to reducing carbon emissions. All of these issues will have an influence over the way in which this site is developed and for what purpose. Question 13 Q. How can existing bio-diversity and wildlife / nature habitats be protected
and enhanced within any development proposals on this site? Question 14 Q. Should the site be developed with a strict requirement upon sustainable
measures to combat climate change, e.g. zero carbon homes? What are the issues and options to avoid and mitigate the impact on the Thames Basin Heaths Special Protection Area? The AAP will have to ensure that the impact of the residential element of the development is mitigated in respect of the Thames Basin Heaths Special Protection Area (SPA). The SPA is a European designated site which protects three species of birds. The Borough Council has an Avoidance and Mitigation Strategy which sets out the Borough Council’s approach to dealing with development within 5km of the SPA. For strategic sites bespoke packages of mitigation should be prepared. This should include on site provision of open space where possible and other measures to meet this requirement. The issues for Amen Corner will be the ability for the site to provide on site mitigation whilst still achieving a suitable level of development for the site. Question 15 Q. Should mitigation of the SPA be dealt with through on-site provision of
mitigation open space (12 hectares per 1000 people generated by the development)?
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Question 16 Q. Should mitigation be dealt with through a bespoke solution including on
and off site provision and contributions toward mitigation?
Question 17
Q. Should SPA mitigation be dealt with wholly off site?
5. Somewhere to Live What are the issues and options? Development on this site has to provide a suitable mix of dwellings in terms of type and size in line with policy CS16 of the Core Strategy. This will mean that a variety of smaller starter homes through to larger family housing will need to be delivered on the site. Some of which will need to be of an affordable nature. The current need for affordable housing in the Borough is 320 units a year which is in addition to that expected to be built over the next 5 years. The Housing Register maintained by the Council demonstrates that the biggest need is for affordable rented family sized accommodation. Currently the Borough Council seeks 23% affordable plus 15% key worker intermediate accommodation from all new housing developments where there is a net increase in residential units of 15 dwellings. This site may also be suitable for specialist housing provision for the elderly which is necessary given the trend of an ageing population in the South East which is anticipated to continue within the borough. Question 18 Q. Do you believe that there should be an equal mix of dwelling sizes
across the site or should there be a bias to a particular size of unit? Question 19 Q. Is 23% affordable and 15% key worker housing from residential
schemes an acceptable level for the Amen Corner site to deliver? Question 20 Q. Government guidance asks that strategic sites such as Amen Corner
deliver higher levels of Affordable Housing to help deliver against need. Do you agree that Amen Corner should provide an increased level, if so how much more?
6. Somewhere to Work What are the issues and options? The development has to provide for a sustainable level of new employment floorspace. Therefore, the AAP needs to establish how much floorspace will be located on site and of what type. The area already accommodates a number of the Borough’s largest businesses, therefore an extension of this approach into part of the Amen Corner site could be one solution for the site. Alternatively, as the site currently houses smaller scale industrial uses on site which perform an important function for the Boroughs population it could continue to do so in the future.
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Whichever of the above (or a mix of both) seem to be the best solution for this site, it is important to consider the level of new business space that should be provided. In previous consultations the Borough Council indicated that up to 45,000 sqm of office space would be acceptable in the Amen Corner area. Question 21 Q. Should the site be predominantly for office type development? If so is
up to 45,000m2 an appropriate level? If not should it be higher or lower and why?
Question 22 Q. Should the site be predominantly for smaller scale commercial and
industrial employment uses? If so should the level be similar to that which exists at the moment increasing the opportunity for more residential development?
Question 23 Q. Should there be a mix of both large scale and small scale commercial?
If so is the replacement of the existing small scale units along with up to 45,000m2 of office space an acceptable approach?
7. Transport What are the general transport issues and options? The AAP needs to ensure that an effective and sustainable transport network is provided which can mitigate the impact of the new development in transport terms; for example, additional traffic onto the local and strategic highways network. The foundation of any transport solution will be the provision of an effective and reliable public transport system serving Amen Corner. Giving emphasis to public transport is seen as part of the solution to providing sustainable and attractive transport alternatives to the car. This could include a new rail station on the Reading to London Waterloo line or high frequency bus services between Amen Corner and Bracknell and Wokingham town centres. As the site is very close to the M4 measures will also need to be put in place to restrict access to this road in order to receive support from the Highways Agency to this plan. The following questions explore the issues and options regarding transport and the development of this site. Question 24 Q. Should a new Railway Station be provided at the site? Question 25 Q. If so should this be a localised rail halt, a fully functioning station or a
large scale station which could help provide direct access to Heathrow as part of the Airtrack project?
Question 26 Q. Should a public transport interchange which supports new bus
service/s be provided?
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Question 27 Q. One of the aims of this plan has to be to restrict car access onto the M4
as it is already nearing capacity. This may mean measures to restrict car usage such as reduced car parking on site, comprehensive links to foot and cycle ways and travel plans for all uses on the site. Do you agree with this approach? Are there other measures that the Borough Council could implement?
What are the issues and options for access to the site? There is a need to plan for suitable access to the site which is appropriate for the level of development to be constructed, and which does not impact on the existing transport situation that current residents deal with on a daily basis. Access into and egress from the site is an important issue for the redevelopment. The existing access into the site comprises John Nike Way (a private road) which leads to an access from Beehive Lane through to North and South View. This existing access in its current form is not suitable for increased development. Therefore, new and/or enhanced access to the site is necessary. An additional entrance from London Road has also been created and could form an entry point to the wider site. In structuring a development at this site we need to understand the issues and options for transport access to the site. Question 28 Q. Should John Nike Way/Beehive Lane be enhanced and adopted by the
Local Authority to create the main access into the Amen Corner site? Question 29 Q. Should a new junction into the site off the London Road (i.e. in the north
of the site) be created as the main access to the site? Question 30 Q. Is there another solution or a combination of the above suggested
accesses which would best serve this site?
Further Information: To discuss further any part of this Area Action Plan, please contact the Development Plan team at Bracknell Forest Borough Council. This can be done; In Person between the hours of 8.30 am – 5.00 pm (Monday to Friday) at;
Environment and Leisure Department Bracknell Forest Borough Council Time Square, Market Street Bracknell, RG12 1JD By post (to the address above), or By telephone on 01344 352000 (Direct line and name?) By email [email protected]
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An electronic version of this document and an online representation form is available on the Council’s website at www.bracknell-forest.gov.uk/ldf
This document is available in large print, in Braille or audio format by request. Please contact the Development Plans Team on 01344 352000.
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Question 1 Q. Should the site boundary be contained within the Borough as shown on
Plan 1 reflecting the area identified in the Core Strategy, retaining a gap between Wokingham and Binfield?
A. Yes/No Comments:
Question 2 Q. Should the opportunity be taken to maximise the level of residential
development to more than 725 dwellings and limit the amount of employment space on the site?
A. Yes/No Comments:
Question 3 Q. Should the amount of new employment space be maximised with a fixed
total of 725 dwellings? A. Yes/No Comments:
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Question 4 Q. Should the development be a balanced mixed use scheme with a
significant element of employment floorspace and housing of at least 725 dwellings?
A. Yes/No Comments:
Question 5 Q. Should the Borough Council seek infrastructure, facilities and services
in line with its published guidance (Limiting the Impact of Development SPD) or are there specific infrastructure, facilities or services which should be prioritised when considering the development of this site?
A. Yes/No Comments:
Question 6 Q. Are there opportunities for other public facilities on the site over and
above those that would be secured by way of developer contributions e.g. leisure or health facilities?
A. Yes/No Comments:
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Question 7 Q. Do you agree that high quality design and architecture are important for
this site and that it should be a key principle for the development of this site?
A. Yes/No Comments:
Question 8 Q. What character would you expect from development of this key site, e.g.
traditional, modern, eco friendly? A. Yes/No Comments:
Question 9 Q. Should development be focused on the previously developed parts of
the site in the first instance and areas of open space and recreation be located on undeveloped parts of the site?
A. Yes/No Comments:
Question 10
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Q. Should development of this site look to create its own distinctive landscape character rather than being restricted by existing landscape features?
A. Yes/No Comments:
Question 11 Q. Is there a need for a physical gap or buffer between Amen Corner and
Wokingham? A. Yes/No Comments:
Question 12 Q. Does the A329 and existing tree belts carry out this function? If so, how
can they be enhanced further? A. Yes/No Comments:
Question 13 Q. How can existing bio-diversity and wildlife / nature habitats be protected
and enhanced within any development proposals on this site? Comments:
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Question 14 Q. Should the site be developed with a strict requirement upon sustainable
measures to combat climate change, e.g. zero carbon homes? A. Yes/No Comments:
Question 15 Q. Should mitigation of the SPA be dealt with through on-site provision of
mitigation open space (12 hectares per 1000 people generated by the development)?
A. Yes/No Comments:
Question 16 Q. Should mitigation be dealt with through a bespoke solution including on
and off site provision and contributions toward mitigation?
A. Yes/No Comments:
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Question 17
Q. Should SPA mitigation be dealt with wholly off site? A. Yes/No Comments:
Question 18 Q. Do you believe that there should be an equal mix of dwelling sizes
across the site or should there be a bias to a particular size of unit? A. Yes/No Comments:
Question 19 Q. Is 38% affordable housing from residential schemes an acceptable level
for the Amen Corner site to deliver? A. Yes/No Comments:
Question 20 Q. Government guidance asks that strategic sites such as Amen Corner
deliver higher levels of Affordable Housing to help deliver against need.
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Do you agree that Amen Corner should provide an increased level, if so how much more?
A. Yes/No Comments:
Question 21 Q. Should the site be predominantly for office type development? If so is
up to 45,000m2 an appropriate level? If not should it be higher or lower and why?
A. Yes/No Comments:
Question 22 Q. Should the site be predominantly for smaller scale commercial and
industrial employment uses? If so should the level be similar to that which exists at the moment increasing the opportunity for more residential development?
A. Yes/No Comments:
Question 23 Q. Should there be a mix of both large scale and small scale commercial?
If so is the replacement of the existing small scale units along with up to 45,000m2 of office space an acceptable approach?
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A. Yes/No Comments:
Question 24 Q. Should a new Railway Station be provided at the site? A. Yes/No Comments:
Question 25 Q. If so should this be a localised rail halt, a fully functioning station or a
large scale station which could help provide direct access to Heathrow as part of the Airtrack project?
A. Yes/No Comments:
Question 26 Q. Should a public transport interchange which supports new bus
service/s be provided? A. Yes/No Comments:
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Question 27 Q. One of the aims of this plan has to be to restrict car access onto the M4
as it is already nearing capacity. This may mean measures to restrict car usage such as reduced car parking on site, comprehensive links to foot and cycle ways and travel plans for all uses on the site. Do you agree with this approach? Are there other measures that the Borough Council could implement?
A. Yes/No Comments:
Question 28 Q. Should John Nike Way/Beehive Lane be enhanced and adopted by the
Local Authority to create the main access into the Amen Corner site? A. Yes/No Comments:
Question 29 Q. Should a new junction into the site off the London Road (i.e. in the north
of the site) be created as the main access to the site? A. Yes/No Comments:
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Question 30 Q. Is there another solution or a combination of the above suggested accesses which would best serve this site? Comments:
