JTP Presentation

7/29/2019 JTP Presentation

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NewArborfield

A vision to create aunique place for

a new way of living in

the Thames Valley

AGLC


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Contents

1. Who we are2. Background

3. What you said

4. The Community Brief

5. How we responded

6. The way forward


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Who we are


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Ownership of the developable parts of the site is shared

between two main parties:

1. Arborfield Garrison Landowners Consortium (AGLC);which is a collaboration between Defence Infrastructure

Organisation (DIO) and Wates Developments Ltd

(representing Aegean Trust and the Kenyons); and

2. Marino Family Trust (MFT).

The Landowners


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AGLCArborfield Garrison

Landowners Consortium

MFTMarino Family Trust

AGLC

masterplanners

Planning and

development

consultants

Technical

consultants

Aegean

Trust

Mr. & Mrs.

Kenyon

MFT

masterplanners


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John Thompson & Partners is an international placemaking

practice of architects and urbanists

The Team

Planning and Development Consultants

Technical Consultants

Landscape

Transport

Ecology

Flood Risk Management

Utilities


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Background


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View west from Princess Marina Drive

Existing Cricket ground

View across the balancing lake Water tower in Hazebrouck barracks


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Sergeants Mess

Horse hospital (Scheduled Monument)

Existing gymnasium building on Nuffield Road

View west from junction of Nuffield Road and Princess Marina Drive


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Wokingham Borough

Councils Core Strategysets out the vision for

how the Borough will

develop about 13,600

new homes

in the period to 2026

(including 10,000 inStrategic Development

Locations [SDLs]) and

how the Council aims to

protect and enhance the

good quality of life

enjoyed in the Borough.

Wider Context

Strategic Development Locations (SDLs)


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Previous WBC Consultation


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Previous AGLC Consultation


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Masterplan reviewPrevious draft masterplan (2010) Consultation draft masterplan


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What you said


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TRAFFIC IMPACT

Increased traffic on congested routes

Peak-time bottlenecks:- B3349 to Wokingham: Barkham Bridge and through Barkham

- Nine Mile Ride: California Cross Roads

- Arborfield Cross Roundabout

- Eversley Road

White Horse Lane & Langley Common Road

Avoid HGVs on Nine Mile Ride

Construction traffic

Arborfield bypass needs to be built before new homes

Issues


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MOVING ABOUT

Lack of safe off-road routes for horse-riding

Integrated cycle networks and bridleways to surrounding villages

Bus services are infrequent and not direct

School run will cause local congestion around new schools

Safe routes to school encourage walking and cycling

Off-street parking is needed for school drop-off

Issues


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UTILITIES & DRAINAGE

Upgrading ofsewageworks for new homes. Plans to be started now

Upgrading ofwater supply

Concern that homes will be built before upgrades complete

Include flood prevention measures

Slow broadband

No mobile phone reception in RG40 4NG

BT will not upgrade exchange

Issues


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RURAL CHARACTER & GREEN SPACE

Loss of rural character- urbanisation

Concern forwildlife

Green gap between new homes and Finchampstead

Concern over loss of existing green spaces (specifically the proposedlocation of the primary school on tennis courts)

Difficult to access to California Country Parkfrom north

Issues


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COMMUNITY

Create a community not a housing estate

Consider the needs of the existing community

Integrate new residents

Retain existing community centre until a new one is built

Create a sense of belonging through care, respect, trust

Avoid isolation of the elderly, disabled, young mums etc.

Issues


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SHOPPING & BUSINESSES

Need a variety of local businesses not a cloned village/town centre

Not just food and drink outlets

Convenient supermarkets and restaurants

Consider double deckparking common in continental Europe

What kind of foodstore should be provided and would two smallerfoodstores be better than one large one?

Will retail be viable here?

Issues


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EMPLOYMENT

Concern over commuting towork

New jobs will be created on site in schools, shops and industrial area

Working from home needs to be accommodated

Create opportunities for entrepreneurs

Encourage new sustainable ways ofworking and living

Issues


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SCHOOLS

Broad consensus that Hazebrouck Barracks is best location for

secondary school

Significant concern from Arborfield Garrison Residents over primaryschool location on Princess Marina Drive

Impact ofnew schools catchment on surrounding villages

Issues


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SPORTS

Affordable sports and leisure facilities not just private gym

Keep existing playing fields

Facilities to support horse riding (over 250 horses stabled around thearea)

School playing fields are open to community outside school hours

A velodrome?

Issues


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MEETING SPACES

Spaces to encourage community and communication

Need places of worship

Garrison church will remain but uncertainty over its use by militarycongregation

Multi-use community hub needed including space for arts & culture

A library with a coffee shop

Scouting and guides

Issues


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SERVICES & COMMUNITY SAFETY

Doctors to serve the growing community

Provision to care for increasing elderly population

Include Early Years provision (already oversubscribed)

Provide for emergencyservices

Expand hospital services

Presence of the military ensures it feels like a safe place

Once the military leave fears anti-social behaviourwill increase

Issues


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HOMES

Appropriate provision ofaffordable housing

Starter homes and sheltered housing

Low density housing with space for car parking

Future-proofhomes

Use high quality materials

Issues


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IDENTITY

Homes should not be crammed in- plenty of green space

Village greens

Characterful village centre

Is it a town or a village?

The place needs a name!

Issues


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COMMUNITY ENGAGEMENT/ RE-BUILDING TRUST

Previous development of area was poorly planned leading to lack of trust

Fearthis development will open flood gates for building on all green space

Meaningful continued Community Engagement is needed

Deliver on promises

Provide information about phasing

Issues

B b


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1. Traffic pinch points

1

Bypass or not to bypass

1

1

B b


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2. Preferred bypass route

3. Possible alternative bypass

route not preferred

4. Assumed cheapest bypass

route not preferred

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4

2



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The Council hascommissioned the work

on the bypass and we

expect the initial traffic

study at the end of May.

We have decided to hold

a special public traffic

forum, because this is

such a big question. Youwill be invited soon.

A l i h l


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1

7

4

5

2

6

3

Analysing the masterplan

1. Existing church and

community centre to remain

in the short term2. Move primary school away

from playing fields

3. Co-locate primary and

secondary school to the north

4. Higher density housing to the

north and along the brook5. Can we have a Waitrose

supermarket in the centre?

6. Build a new, flexible, multi-faith

place of worship in the centre

7. Be aware there are polecats in

this area

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4

A l i th t l


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1

7

4

5

2

6

3

Analysing the masterplan

1. Church car park and existing

community centre to remain in

the short term

2. Move primary school away fromthis area, keep it open

3. Co-locate primary and

secondary school to the north

4. Consider higher density

development to the northern

area and along the brook5. Can we have a Waitrose

supermarket in the centre?

6. Build a new, flexible, multi-faith

place of worship in the centre

7. Be aware there are polecats in

this area

4

4


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Wh t h ?


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1

3 4

2

6

5

What goes where?

1. Move proposed primary

school off open green space,

and further north

2. Keep secondary school to

north as shown

3. Maintain green buffer toexisting properties

4. Consider moving centre

further south

5. Have an equivalent to the

Finch Centre for mixed/

community uses: add adoctors surgery, pharmacy,

post office, crche, police

presence

6. Consider moving

supermarket out of centre,

close to A327


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Tally Ho

T ll H


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1. Over 250 horses within

close proximity

2. Connect separate bridleways

together through new routes

set in landscape

3. Retain existing open space

4. Relocate primary school

5. Pub including tie-up forhorses

6. Waitrose

7. Cycle route links to

secondary school1

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7

4

2

6

5

Tally Ho

H (l) B k


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1. Alternative options for Nine

Mile Ride Extension

2. Access into the site through

former alignment of A327?

3. Comprehensive bridleway

network throughout the site

and SANGS

4. Linking bridleways in withLangley Common Stables

5. More horse crossings

6. New access to Hogwood

Industrial Estate

Haze(l) Brouck

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3

4

2

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5


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Building community

Building community


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How can the community evolve?

Need to managetransition -

departure of military and

arrival of new residents

Military community has a

charter defining shared values

New settlement needs its ownnew charter

Orchestrate activities which

make a community, e.g.

festivals, music & sports

New meeting places to

replace messes

Building community

Building community


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Establish new vision and set

of beliefs

Empower CommunityStewards to manage the

transition and promote

integration

Create a Village Team

Building community

Arborfield Garrison Champions


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Site is split between fourparishes

Could draw Championsfrom each of these to

create a Village Team




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Arborfield Garrison Championswill be the Vision carriers

Establish a Forum - invite guest

speakers from places we canlearn from

Visit successful newcommunities and understand

how they were established

Build trust by delivering earlywins improved footpaths and

bridleways

Establish awelcome point

from day one



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Church Centre & Hub


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Church Centre & Hub


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Church Centre


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1

3

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Church Centre

& Hub

1. A centre that feels like a

place

2. Awalkable centre with good

pedestrian connections

3. A new church with a multi-

use community centre

4. Homes for the elderly

5. A caf and restaurant

6. A doctor and dentist

4


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Community heart

Community hearts


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1. Existing community (military)

heart

2. Proposed new community

heart - bringing everything &everyone together

3. Transition of community

hearts

4. Primary school moved nextto secondary school

(education hub)

5. Loved green space should be

retained, linking community

heart(s) with education hub

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3

4

2

5

Community hearts

Community heart


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Community heart

UTOPIA?


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1. New location of the primary

school

2. A family friendly pub

3. Reuse military medical

facilities, including a pharmacy,

surgery & physio

4. Park and ride facilities

5. Bus route

6. A community centre with

a multi-faith church, pre-school and nursery facilities

7. Range of outdoor play

facilities e.g. basketball

8. New post office

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3

7

4

8

2

6

5

UTOPIA?

UTOPIA?

Green 2


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1

3

42

Green

Spaces

1. Keep existing green space in

the heart of the place (relocateprimary school)

2. Create linked bridleways

through the place (e.g. from

California Country Park)

3. Preservewildlife corridors

4. Provide safe cycleways and

footpaths (including link from

Finchampstead to Secondary

School via Biggs Lane)

2

2

2

3

Green space


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The small sacrifice of this proposeddevelopment on our green space will be all that

is needed to restore peoples faith in the bigger

whole.Green space


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Neighbourhood by Design



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1. Mini-communities aroundfocal points, plus wider

community facilities within

walking distance

2. Connected clusters of

development: farm buildings

model



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3. Mini-communities of varying character,

set in a shared landscape and close to

shared community facilities

4. Private gardens only or increased shared

space?



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5. Avoid back gardens and

fences against public open

spaces6. Design outward looking clusters of homes

overlooking routes and spaces

Sustainability


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1. Supporting community business

growth and providing jobs locally

2. Schools need a strong

walkable catchment (400m)

3. Bus services are direct and

frequent with a range of routes

from day one

4. Support for all age groups,

especially the elderly

5. Sustainable drainage and grey

waterrecycling

6. Retain the close knit

community & support integration

1

34

26

5

Sustainability

principles

Sustainability principles

2


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Sustainability principles


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All your aspirations I

have already seen

elsewhere, maybe not in

the UK. You have a great

chance to make

something happen here.And if you get involved

you will be surprised to

see what is possible!

John Thompson, JTP


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The Community Brief


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COMMUNITY BRIEF

Consider introducing

a new version of the

existing Military

Charter to encouragegood neighbourliness.

1. BUILD A STRONG COMMUNITY

Shared values, respect and neighbourliness

Four parishes play a key role

Welcoming new residents and fosteringcommunity spirit

Existing organisations supported and new

meeting places created


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Look back at

the past to find

inspiration for

what will work in

the future.

2. CREATE IDENTITY

New village needs a name

Reflect pride in the past and ambition for the

future

Value areas unique cultural and natural heritage

Create new buildings and spaces that lift the

human spirit

Foster a sense of pride and belonging

COMMUNITY BRIEF


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We need joined-up

thinking over

infrastructure provision.

3. MINIMISE ADVERSE IMPACT

Minimise adverse impact on existing

communities

Transport, sewage, provision of utilities and

flood prevention

Contribute to bypass and improvement of

traffic pinch points

Integrated planning strategy including safe

routes to school, affordable and reliable buses

COMMUNITY BRIEF


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We need an

improved cycle

network to knit

communities

together.

4. GET WELL CONNECTED

Walkable neighbourhoods catering for day to

day needs

Routes, spaces and buildings accessible to

wheelchair users

Improved footpaths to villages

Excellent bridleway network

COMMUNITY BRIEF


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A facility like

Finchampstead

Baptist Church centre

is needed.

5. PROVIDE GOOD SERVICES

Plan ahead to serve new community as it

grows

Schools, GP surgeries, dentists, youth clubs,

nurseries, early years centres

Emergency services

COMMUNITY BRIEF


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The rural feelshould be retained

that is why we

moved here and

why new residents

will want to movehere.

COMMUNITY BRIEF

6. KEEP RURAL CHARACTER

Sensitive design to preserve rural character

Preserve distinct identity of existing villages

Integrate new buildings and spaces sensitively

Network of green spaces

Link to surrounding countryside

Keep a significant amount of green space


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Populate with

passionate

people!

7. ENCOURAGE ENTERPRISE

Attract enterprising people withentrepreneurial skills

Start viable businesses, new community

organisations and social enterprises

Ensure market square becomes a vibrant heartfrom early stage

COMMUNITY BRIEF


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We need high

quality buildings to

create a great

place.

8. ENSURE HIGH QUALITY

You dont get a second chance to make a first

impression

First phases of development must be high

quality

Establish good reputation from the start

Ensure standards are kept high

COMMUNITY BRIEF


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It's the

challenge of

integration.

9. CREATE A SUSTAINABLE

COMMUNITY

Social, economic and environmental

sustainability inform all aspects plan

Mix of market and affordable homes to reflectcommunity needs

COMMUNITY BRIEF


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If youre

passionate about

something jointhe action team!

10. COMMIT TO ON-GOING

ENGAGEMENT

Commitment to on-going meaningful

engagement with residents

Community Forum could be led by a VillageTeam of Community Champions

Topic groups report back on transport,

community, green space, arts and culture etc.

COMMUNITY BRIEF


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Now we have got to

build on this foundation!

Paul Sheldrick, DIO


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Arborfield Circa 1900 In 1904, land acquired by the War Office for Arborfield Remount Depot


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Arborfield Circa 1912 200 acres site, Garrisons Headquarters built on Biggs Farm, just a handful of sheds


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Map of Arborfield Circa 1930 Acreage increases. Temporary stabling to accommodate about 600 horses.


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Nicky Fords postcard collection (Arborfield Local History Society)


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1938 Reopens as Arborfield Garrison,

1939 Army Technical School opens and Poperinghe Barracks is built,

1942 Garrison becomes home to the Royal Electrical and Mechanical Engineers of the British Army (REME)

1944 - 1946 Garrison serves as a medical centre and accommodation for troops.


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Map of Arborfield Circa 1978


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How we responded

Existing road network

d ttl t


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and settlement

Existing landscape

t i l di


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assets including

woodland, mature

trees, hedges, brook,

ponds and lake

Existing landscape

t i l d dj t


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Nick TaylorScarborough Renaissance

asset includes adjacent

California Country

Park

Design Principle 1:


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- Retain existing green

recreational areas

- Create new

allotments and

community orchards

to rear of existingproperties on Tyler

Drive

Design Principle 2:


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- Retain existing heart

of Garrison including

the Communitycentre on a

temporary basis and

the Garrison church

to serve militaryresidents

Design Principle 3:


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- Locate proposed

new primary school

to the north of BiggsLane

Design Principle 4:


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- Locate proposed

new secondary

school to north ofBiggs Lane with

close links to the

primary school

Design Principle 5:


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- Locate proposed

second new primary

school to the south

Design Principle 6:


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- Create new

neighbourhood

heart with a marketsquare in a central

location where

Sheerlands Road

crosses the existingbrook

Design Principle 7:


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- A new public

transport route

connects Nine MileRide to A327 and to

existing housing,

providing access to

the mixed use heartand market square,

primary and

secondary schools

and recreational

spaces

Design Principle 8:


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- Walkable

neighbourhoods of

400m (circa 5minutes walk)

provide good

pedestrian

accessibility toprimary school,

neighbourhood

heart and bus stops

Design Principle 9:


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- Create a new east-

west green corridor

incorporating theexisting brook and

woodland linking to

existing green spaces

and CaliforniaCountry Park

Design Principle 10:


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- Create a new north-

south green corridor

connectingCalifornia Country

Park through

existing woodland

and new SANGSarea to a second

new and larger

SANGS area

proposed to the

south

Concept Plan:


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- Residential

Development set

within the greennetwork

Concept Plan:


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North-south activity

spine of mixed uses

focussed on the villageheart

East-west and north-

southgreen corridors

provide good

accessibility to open

space


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Illustrative masterplan


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Green and Blue Infrastructure

A large proportion of

the proposed site is

open space


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Sustainable Urban Drainage


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Grasses, meadows and trees


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Allotments


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Orchards


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The Village at Caterham Bus route


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Graylingwell tree-lined approach


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Footpaths


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Bridleways


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Formal play

Character Areas


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Character areas

1. Hazebrouck

2. Biggs Ride

3. Marina Park Drive

4. Sheerlands Gate

5. Rowcroft and Village

Square

1

3

4

2

5

Hazebrouck


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Formal character of tree-

lined streets and squares

with 2 and 3 storeyterraced and semi-

detached houses and

apartments

Hazebrouck


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Hazebrouck Childrens play area


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Lower Earley, Reading

Biggs Ride


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Informal character of

larger detached and

semi-detached housesset amongst the existing

trees and overlooking

the existing lake and

open space

Biggs Ride


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Biggs Ride Courtyard Cluster


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Biggs Ride Edges


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Queen Elizabeth Park, Guildford

Marina Park Drive


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Housing for elderly,

sheltered

accommodation, care

home and over 55s

accommodation, and 1

and 2 bed apartments set

amongst existing trees onpublic transport route

and in close proximity to

centre

Marina Park Drive


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Marina Park Drive Sheltered housing


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Caterham Barracks, retirement village & nursing homes


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Assisted Living

Sheerlands Gate


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Sense of arrival created

from A327 with sweeping

drive following line ofexisting brook and green

corridor.

Route overlooked by 2and 3 storey housing

Sheerlands Gate


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Sheerlands Gate Entry to development


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Lower Earley, Reading


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Watercolour, Redhill, Surrey

Rowcroft

F l h t f t


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Formal character of tree-

lined streets of terraced

and semi-detachedhousing linking to market

square.

Village square creates afocus and heart for the

new village

Rowcroft


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Village Square


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Food store & shops

Village Square


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Food store


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Community Building

- multi-purpose hall

- ecumenical church

(entrance from west)

- GPs

- pharmacy

- childrens nursery

Village Square


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Finchampstead Baptist Church Centre


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Childrens nursery


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Restaurant/Pub

Village Square


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Shops & cafes atground floor

Creative industry and

starter businesses

Hairdresser and

beauty salon

Village Square


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Creative industry


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Market Square

Village Square


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Village Square


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Illustrative masterplan


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The way forward


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Vision

A welcoming, enterprising and thoughtfully planned 21st

centuryvillage, where modern working patterns as well as rural leisure

pursuits are accommodated, and the areas unique human and

natural heritage is valued.


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The Ten CommitmentsA response to key issues raised at the Community Planning Weekend


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1. Engagement

We will continue to engage with local

people and keep residents involved in the

detailed development of the proposals before

and after the submission of an outlineplanning application to Wokingham Borough

Council.


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3. Naming

We will give local people a say in choosing

a name and identity for the new Arborfield.


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4. Transport strategy

We will continue towork with andsupportWokingham Borough Council to

expedite its proposals for the construction of

a relief road to by-pass Arborfield Cross andother improvements to the local transport

network.


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5. Sewage works

We will phase the construction of newhomes in consultation with Thames Water to

make sure the pace of development will not

exceed the capacity of the Sewage TreatmentWorks, and that work needed to increase its

capacity will take place in a timely manner.


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6. Affordable housing

We will negotiate with Wokingham Borough

Council to ensure an appropriate level of

social and affordable housing is provided to

meet local needs.


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7. Broadband

We willwork with broadband providers

to provide state of the art broadband speeds

for new and existing residents.


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8. Existing facilities

We will ensure that the existing garrison

church and community facilities will

remain in operation to support the existing

community until alternative provision is

made.


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9. Accessibility

We will provide safe, convenient

pathways, cycleways, bridleways and

wildlife corridors.


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10. Stewardship

We will facilitate stewardship of

community assets by and on behalf of local

people.


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Clare San MartinPartner

John Thompson & Partners, London

Contact

www.jtp.co.uk

Future Community Engagement:


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Future Community Engagement:

WBC Transport Forum Mid February

Confirmation by WBC via e-mail to attendees

Check the website for future events

www.arborfieldvision.com

Documents

JTP Presentation