New Arborfield

A vision to create a unique place for a new way of living in the Thames Valley

AGLC

Contents
1. Who we are 2. Background 3. What you said 4. The Community Brief 5. How we responded 6. The way forward

Who we are

The Landowners

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).

AGLC
Arborfield Garrison Landowners Consortium

MFT
Marino Family Trust

Aegean Trust Mr. & Mrs. Kenyon

Planning and development consultants

AGLC masterplanners

Technical consultants

MFT masterplanners

The Team
John Thompson & Partners is an international placemaking practice of architects and urbanists

Technical Consultants Landscape Transport Ecology Flood Risk Management Utilities

Planning and Development Consultants

Background

View west from Princess Marina Drive

Existing Cricket ground

View across the balancing lake

Water tower in Hazebrouck barracks

Horse hospital (Scheduled Monument)

View west from junction of Nuffield Road and Princess Marina Drive

Sergeants Mess

Existing gymnasium building on Nuffield Road

Wider Context
Wokingham Borough Councils Core Strategy sets out the vision for how the Borough will develop about 13,600 new homes in the period to 2026 (including 10,000 in Strategic Development Locations [SDLs]) and how the Council aims to protect and enhance the good quality of life enjoyed in the Borough.

Strategic Development Locations (SDLs)

Previous WBC Consultation

Previous AGLC Consultation

Masterplan review
Previous draft masterplan (2010) Consultation draft masterplan

What you said

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

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

UTILITIES & DRAINAGE Upgrading of sewage works for new homes. Plans to be started now Upgrading of water 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

RURAL CHARACTER & GREEN SPACE Loss of rural character- urbanisation Concern for wildlife Green gap between new homes and Finchampstead Concern over loss of existing green spaces (specifically the proposed location of the primary school on tennis courts) Difficult to access to California Country Park from north

Issues

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

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 deck parking common in continental Europe What kind of foodstore should be provided and would two smaller foodstores be better than one large one? Will retail be viable here?

Issues

EMPLOYMENT Concern over commuting to work 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 of working and living

Issues

SCHOOLS Broad consensus that Hazebrouck Barracks is best location for secondary school Significant concern from Arborfield Garrison Residents over primary school location on Princess Marina Drive Impact of new schools catchment on surrounding villages

Issues

SPORTS Affordable sports and leisure facilities not just private gym Keep existing playing fields Facilities to support horse riding (over 250 horses stabled around the area) School playing fields are open to community outside school hours A velodrome?

Issues

MEETING SPACES Spaces to encourage community and communication Need places of worship Garrison church will remain but uncertainty over its use by military congregation Multi-use community hub needed including space for arts & culture A library with a coffee shop Scouting and guides

Issues

SERVICES & COMMUNITY SAFETY Doctors to serve the growing community Provision to care for increasing elderly population Include Early Years provision (already oversubscribed) Provide for emergency services Expand hospital services Presence of the military ensures it feels like a safe place Once the military leave fears anti-social behaviour will increase Issues

HOMES Appropriate provision of affordable housing Starter homes and sheltered housing Low density housing with space for car parking Future-proof homes Use high quality materials

Issues

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

COMMUNITY ENGAGEMENT/ RE-BUILDING TRUST

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

Bypass or not to bypass

1 1

1. Traffic pinch points

Bypass or not to bypass

3 2

2. Preferred bypass route 3. Possible alternative bypass route not preferred 4. Assumed cheapest bypass route not preferred

The Council has commissioned 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. You will be invited soon.
Bypass or not to bypass

Analysing the masterplan

1. Existing church and community centre to remain in the short term 2. 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 brook 5. 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

2 4 1 6 5 4

Analysing the masterplan

1. Church car park and existing community centre to remain in the short term 2. Move primary school away from this 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 brook 5. 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

2 4 1 6 5 4

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 to existing properties 4. Consider moving centre further south 5. Have an equivalent to the Finch Centre for mixed/ community uses: add a doctors surgery, pharmacy, post office, crche, police presence 6. Consider moving supermarket out of centre, close to A327 2

4 5

Tally Ho

Tally Ho
1. 2. Over 250 horses within close proximity Connect separate bridleways together through new routes set in landscape 3 3. 4. 5. 6. 7. Retain existing open space Relocate primary school Pub including tie-up for horses Waitrose Cycle route links to secondary school 1 6 5 2 4 7

Haze(l) Brouck
4 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 with Langley Common Stables 5. More horse crossings 6. New access to Hogwood Industrial Estate 1 6

5 2 3

Building community

Building community
How can the community evolve? Need to manage transition departure of military and arrival of new residents Military community has a charter defining shared values New settlement needs its own new charter Orchestrate activities which make a community, e.g. festivals, music & sports New meeting places to replace messes

Building community

Establish new vision and set of beliefs Empower Community Stewards to manage the transition and promote integration Create a Village Team

Arborfield Garrison Champions

Site is split between four parishes Could draw Champions from each of these to create a Village Team

Arborfield Garrison Champions

Arborfield Garrison Champions will be the Vision carriers Establish a Forum - invite guest speakers from places we can learn from Visit successful new communities and understand how they were established Build trust by delivering early wins improved footpaths and bridleways Establish a welcome point from day one

Church Centre & Hub

Church Centre & Hub

Church Centre & Hub

1. A centre that feels like a place 2. A walkable centre with good pedestrian connections 3. A new church with a multiuse community centre 4. Homes for the elderly 5. A caf and restaurant 6. A doctor and dentist 2

4 1 5

Community heart

Community hearts
4 1. Existing community (military) heart 2. Proposed new community heart - bringing everything & everyone together 3. Transition of community hearts 4. Primary school moved next to secondary school (education hub) 5. Loved green space should be retained, linking community heart(s) with education hub

5 1 3 2

Community heart

Community heart

UTOPIA?
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, preschool and nursery facilities 7. Range of outdoor play facilities e.g. basketball 8. New post office 8 4 1 3 7

2 6

UTOPIA?

Green Spaces
1 1. Keep existing green space in the heart of the place (relocate primary school) 2. Create linked bridleways through the place (e.g. from California Country Park) 3. Preserve wildlife corridors 4. Provide safe cycleways and footpaths (including link from Finchampstead to Secondary School via Biggs Lane)

2 4 3

Green space

The small sacrifice of this proposed

development on our green space will be all that is needed to restore peoples faith in the bigger whole.
Green space

Neighbourhood by Design

Neighbourhood by Design

1. Mini-communities around focal points, plus wider community facilities within walking distance

2. Connected clusters of development: farm buildings model

Neighbourhood by Design

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?

Neighbourhood by Design

5. Avoid back gardens and fences against public open spaces

6. Design outward looking clusters of homes overlooking routes and spaces

Sustainability principles
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 water recycling 6. Retain the close knit community & support integration
Sustainability principles

4 3 1 2

Sustainability principles

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

The Community Brief

1. BUILD A STRONG COMMUNITY Consider introducing a new version of the existing Military Charter to encourage good neighbourliness. Shared values, respect and neighbourliness Four parishes play a key role Welcoming new residents and fostering community spirit Existing organisations supported and new meeting places created

COMMUNITY BRIEF

2. CREATE IDENTITY Look back at the past to find inspiration for what will work in the future. 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

3. MINIMISE ADVERSE IMPACT We need joined-up thinking over infrastructure provision. 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

4. GET WELL CONNECTED We need an improved cycle network to knit communities together. 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

5. PROVIDE GOOD SERVICES A facility like Finchampstead Baptist Church centre is needed. Plan ahead to serve new community as it grows Schools, GP surgeries, dentists, youth clubs, nurseries, early years centres Emergency services

COMMUNITY BRIEF

6. KEEP RURAL CHARACTER The rural feel should be retained that is why we moved here and why new residents will want to move here. 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

COMMUNITY BRIEF

7. ENCOURAGE ENTERPRISE Populate with passionate people! Attract enterprising people with entrepreneurial skills Start viable businesses, new community organisations and social enterprises Ensure market square becomes a vibrant heart from early stage

COMMUNITY BRIEF

8. ENSURE HIGH QUALITY

We need high quality buildings to create a great place.

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

9. CREATE A SUSTAINABLE COMMUNITY It's the challenge of integration. Social, economic and environmental sustainability inform all aspects plan Mix of market and affordable homes to reflect community needs

COMMUNITY BRIEF

10. COMMIT TO ON-GOING ENGAGEMENT If youre passionate about something join the action team! Commitment to on-going meaningful engagement with residents Community Forum could be led by a Village Team of Community Champions Topic groups report back on transport, community, green space, arts and culture etc.

COMMUNITY BRIEF

Now we have got to build on this foundation! Paul Sheldrick, DIO

Arborfield Circa 1900

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

Arborfield Circa 1912

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

Map of Arborfield Circa 1930

Acreage increases. Temporary stabling to accommodate about 600 horses.

Nicky Fords postcard collection (Arborfield Local History Society)

Nicky Fords postcard collection (Arborfield Local History Society)

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.
Nicky Fords postcard collection (Arborfield Local History Society)

Map of Arborfield Circa 1978

How we responded

Existing road network and settlement

Existing landscape assets including woodland, mature trees, hedges, brook, ponds and lake

Existing landscape asset includes adjacent California Country Park

Nick Taylor
Scarborough Renaissance

Design Principle 1: - Retain existing green recreational areas - Create new allotments and community orchards to rear of existing properties on Tyler Drive

Nick Taylor
Scarborough Renaissance

Design Principle 2: - Retain existing heart of Garrison including the Community centre on a temporary basis and the Garrison church to serve military residents

Nick Taylor
Scarborough Renaissance

Design Principle 3: - Locate proposed new primary school to the north of Biggs Lane

Design Principle 4: - Locate proposed new secondary school to north of Biggs Lane with close links to the primary school

Design Principle 5: - Locate proposed second new primary school to the south

Design Principle 6: - Create new neighbourhood heart with a market square in a central location where Sheerlands Road crosses the existing brook

Design Principle 7: - A new public transport route connects Nine Mile Ride to A327 and to existing housing, providing access to the mixed use heart and market square, primary and secondary schools and recreational spaces

Nick Taylor
Scarborough Renaissance

Design Principle 8: - Walkable neighbourhoods of 400m (circa 5 minutes walk) provide good pedestrian accessibility to primary school, neighbourhood heart and bus stops
Nick Taylor
Scarborough Renaissance

Design Principle 9: - Create a new eastwest green corridor incorporating the existing brook and woodland linking to existing green spaces and California Country Park

Nick Taylor
Scarborough Renaissance

Design Principle 10: - Create a new northsouth green corridor connecting California Country Park through existing woodland and new SANGS area to a second new and larger SANGS area proposed to the south

Concept Plan: - Residential Development set within the green network

Nick Taylor
Scarborough Renaissance

Concept Plan: North-south activity spine of mixed uses focussed on the village heart East-west and northsouth green corridors provide good accessibility to open space
Nick Taylor
Scarborough Renaissance

Illustrative masterplan

A large proportion of the proposed site is open space

Green and Blue Infrastructure

Sustainable Urban Drainage

Grasses, meadows and trees

Allotments

Orchards

The Village at Caterham Bus route

Graylingwell tree-lined approach

Footpaths

Bridleways

Formal play

Character Areas 1. Hazebrouck

1

2. Biggs Ride
3 2

3. Marina Park Drive 4. Sheerlands Gate

5. Rowcroft and Village Square

Character areas

Hazebrouck Formal character of treelined streets and squares with 2 and 3 storey terraced and semidetached houses and apartments

Hazebrouck

Hazebrouck Childrens play area

Lower Earley, Reading

Biggs Ride Informal character of larger detached and semi-detached houses set amongst the existing trees and overlooking the existing lake and open space

Biggs Ride

Biggs Ride Courtyard Cluster

Biggs Ride Edges

Queen Elizabeth Park, Guildford

Marina Park Drive Housing for elderly, sheltered accommodation, care home and over 55s accommodation, and 1 and 2 bed apartments set amongst existing trees on public transport route and in close proximity to centre

Marina Park Drive

Marina Park Drive Sheltered housing

Caterham Barracks, retirement village & nursing homes

Assisted Living

Sheerlands Gate Sense of arrival created from A327 with sweeping drive following line of existing brook and green corridor. Route overlooked by 2 and 3 storey housing

Sheerlands Gate

Sheerlands Gate Entry to development

Lower Earley, Reading

Watercolour, Redhill, Surrey

Rowcroft Formal character of treelined streets of terraced and semi-detached housing linking to market square. Village square creates a focus and heart for the new village

Rowcroft

Village Square

Food store & shops

Village Square

Food store

Community Building - multi-purpose hall - ecumenical church (entrance from west) - GPs - pharmacy - childrens nursery

Village Square

Finchampstead Baptist Church Centre

Childrens nursery

Restaurant/Pub

Village Square

Shops & cafes at ground floor Creative industry and starter businesses Hairdresser and beauty salon

Village Square

Creative industry

Market Square

Village Square

Village Square

Illustrative masterplan

The way forward

Vision
A welcoming, enterprising and thoughtfully planned 21st century village, where modern working patterns as well as rural leisure pursuits are accommodated, and the areas unique human and natural heritage is valued.

The Ten Commitments

A response to key issues raised at the Community Planning Weekend

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 outline planning application to Wokingham Borough Council.

1. Engagement

We will set up a website to inform local people and to act as a forum for their continued involvement.

2. Communication

We will give local people a say in choosing a name and identity for the new Arborfield.

3. Naming

We will continue to work with and support Wokingham Borough Council to expedite its proposals for the construction of a relief road to by-pass Arborfield Cross and other improvements to the local transport network.

4. Transport strategy

We will phase the construction of new homes in consultation with Thames Water to make sure the pace of development will not exceed the capacity of the Sewage Treatment Works, and that work needed to increase its capacity will take place in a timely manner.

5. Sewage works

We will negotiate with Wokingham Borough Council to ensure an appropriate level of social and affordable housing is provided to meet local needs.

6. Affordable housing

We will work with broadband providers to provide state of the art broadband speeds for new and existing residents.

7. Broadband

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.

8. Existing facilities

We will provide safe, convenient pathways, cycleways, bridleways and wildlife corridors.

9. Accessibility

We will facilitate stewardship of community assets by and on behalf of local people.

10. Stewardship

Contact

Clare San Martin Partner John Thompson & Partners, London

www.jtp.co.uk

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