Final SHLAA Report (December 2009) - The Royal Borough of ...

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Final SHLAA Report (December 2009) 5 SHLAA Methodology and Findings 2 AREAS EXCLUDED DETAILS Statutory Designated National and International NatureNational Nature Reserves Conservation Sites RAMSAR Sites Land within Flood Zone 3B Land Within Airport Public Safety Zones Sites Allocated for Strategic Priority Transport Projects Figure 2: RBWM SHLAA Exclusion Criteria Stage 3: Desktop Review of Information Special Areas of Conservation Special Protection Area (Inc land within 400m) Sites of Special Scientific Interest 2.9 Potential sites were identified for inclusion in the assessment from the following sources of desktop information: 2.10 Sites within the planning process Planning commitments for housing / lapsed commitments Planning refusals / appeals 2.11 Other sources of information to help identify sites RBWM Urban Potential Review (2006) RBWM Employment Land Review (2006) RBWM Retail and Leisure Study (2006) National Land Use Database returns Ordnance Survey maps Sites proposed as part of the Housing and Employment Policies and Major Site Allocations DPD issues and options consultation (Jan 2006) Local Development Framework Options Consultation (March 2009) Development control pre-application discussions Sites highlighted by RBWM officers Discussions and mail out to key stakeholders Press advert 2.12 All potential sites identified through both stages 2 and 3 were mapped at a scale of 1:1250 prior to a more detailed assessment being undertaken. All duplicate sites were removed. Stage 4: Determining which Sites and Areas will be Surveyed 2.13 From the sites identified by stages 2 and 3 above, all those that were significantly affected by the exclusion criteria set out above were removed and not assessed further. Site visits were undertaken for all the remaining sites (except for those forming part of the housing commitments). Stage 5: Undertaking the Site Surveys 2.14 All sites remaining within the scope of the SHLAA were individually site visited by officers of the Planning Policy Team. It was considered important to visit each one to establish its characteristics in context with its wider environment. A pro-forma was used by officers visiting each site to ensure consistency in the recording of site information. The pro-forma set out to record key information including the topography, site features, boundary details, access, land use and surrounding land uses.
6 Final SHLAA Report (December 2009) 2 SHLAA Methodology and Findings Stage 6: estimating the Housing Potential of Each Site 2.15 For each potential site, a yield has been calculated using the pattern book approach set out in Figure 3. The density levels set out by the matrix have been informed by trends observed in schemes granted planning permission within the Borough in recent years. The new matrix allows for greater flexibility than that previously used by the Urban Potential Study (2006) and reflects both the accessibility of the site as well as the type of built form appropriate for it. As part of its development the new matrix has been considered by a selection of local developers and planning agents who attended the RBWM SHLAA workshop in November 2009. This resulted in some adjustments being made. 2.16 To ensure that the yields being attributed to each site contained within the SHLAA are realistic advice has been taken at the recent workshop as to the form of built development that would be most appropriate. The assessment was undertaken with the aid of detailed site maps, aerial photographs and the local knowledge of the attendees. The densities set out by the matrix represent the highest yield that site is likely to produce. It should be noted that for sites where there are particular constraints such a trees or where the site is visually important, the developable part of the site has been reduced to reflect this. Where sites have either an extant planning permission or a recently lapsed consent, the actual number of units for which permission has been granted has been used as the yield figure. The yield for sites which have been subject to a recent refusal of permission (which remain within the scope of the SHLAA) has been based on the number of units applied for but adjusted to take account of specific reasons for refusal. Locational Accessibility Town centre Opportunity areas (Maidenhead AAP) Town centre boundary (Maidenhead & Windsor) Within 400m of town centre (Maidenhead & Windsor) Within 400m of district centre (Ascot & Sunningdale) Within 400m of local centre (Royal Borough) Other (Royal Borough) Larger style housing (detached and large semi: 4+ bedrooms) N/A N/A N/A N/A N/A 30-35 Smaller style housing (Small semi and terrace: 3 bedrooms) 45-60 N/A 35-50 35-50 35-50 35-45 Built Form Compact housing (terrace or low rise apartment: 1-2 bedrooms) 55-65 N/A 55 55 50 45 Low rise apartments (4 or 5 storeys) 70-120 70-100 60-90 60-80 50-70 45-60 Medium rise apartments (4 or 5 storey) 90-130 90-120 70-100 70-100 70-80 N/A High rise apartments (6 storeys or more) 140+ 120-140 N/A N/A N/A N/A Figure 3: Potential Housing Densities Stage 7: Assessing when and whether Sites are Likely to be Developed 2.17 The site information gathered by desktop reviews as well as through site visits and consultation with site owners was used to help establish whether the site was:
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Final SHLAA Report (December 2009) - The Royal Borough of ...

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