Planning in Bracknell Forest

Protection of community facilities and services

1. Development will be permitted where: i. existing facilities and services are retained and maintained; ii. the quality and capacity of existing facilities and services is improved; and, iii. new facilities and services are provided. 2. Development proposals that would result in the loss of community facilities and services will be permitted where: i. the loss would be replaced by an equivalent or better facility in a suitable and accessible location; or, ii. the development is for an alternative community use - the benefit of which clearly outweighs the loss; or, iii. a robust assessment has been carried out that demonstrated that the facility or service is surplus to requirements. The assessment must evaluate the quantity and quality of existing facilities in the locality and assess their value to the community and should include evidence that: a. the facility no longer provides a valued function to the community; b. all reasonable efforts have been made to retain the facility (including evidence to confirm that the property or site has been actively and positively marketed for a meaningful period (75) with reasonable commercial terms (76), and that there is no realistic interest in its retention for the current use); and c. it would not be economically viable, feasible or practicable to retain the building or site for its existing, or an alternative, community use.

Standards for Open Space of Public Value

1. Residential development should provide Open Space of Public Value (OSPV) at a standard of 4.3 hectares (ha) per 1000 persons, comprising 2 ha of Active OSPV and 2.3 ha of Passive OSPV. This can be through new provision and/or financial contributions, by agreement with the Council depending on site circumstances. 2. Development will be approved which provides and maintains OSPV in accordance with the quantity standards listed in Table A, that is reasonably accessible from the development (Table C) and is of high quality design. 3. Financial contributions made in lieu of on-site provision will fund enhancement of the capacity, quality and accessibility of existing OSPV in accordance with the Plus One Principle and the standards in Tables B and C. 4. Wherever possible, relevant development should improve the connectivity of OSPV which may include creating new routes or the enhancement of existing routes.

Design principles

1. All development must achieve a high standard of design that positively contributes to placemaking. Proposals should be design-led and will be supported where they: i. create attractive places by responding to and enhancing the distinctive character, heritage, amenity and/or appearance of the local area, or where appropriate, create character, identity and attractiveness; ii. create vibrant neighbourhoods with easy access to local facilities, and, where appropriate to the scale and location of the development, provide a mix of uses; iii. are appropriately connected to existing streets, footways and cycleways; iv. maximise the opportunity for linkages between green spaces, include high quality landscaping to reflect and enhance the local character of the area and enhance biodiversity; v. integrate Sustainable Drainage Systems (SuDS) and drainage solutions into site layouts at an early design stage; vi. include measures to minimise climate change and alleviate its effects, having regard to: a. adapting to a change in climate; b. ensuring opportunities for energy efficiency have been maximised; and c. ensuring developments are designed to prevent overheating. vii. create inclusive places and spaces, designed for ease of movement and access, to meet the needs of all the community; viii. create safe communities and minimise opportunities for crime and anti-social behaviour; and ix. do not prejudice the comprehensive development of a wider area. 2. Masterplans and design codes will be required for larger, complex or more sensitive developments to establish an overall vision and strategy for a development that demonstrates a high quality, comprehensive approach to design. Design codes will be required as part of any Full or Reserved Matters applications for sites with a masterplan. The requirement, or otherwise for a masterplan and design code will need to be agreed with the Council prior to the submission of any planning application. Where a masterplan and/or design code is required, it will be submitted in a timely manner, to be agreed with the Council. Known sites where a masterplan and design code are required are: i. Eastern Gateway Development Area (Town Square) of Bracknell Town Centre and immediate vicinity (BRA7 and land in its vicinity); ii. The Southern Gateway Development Area of Bracknell Town Centre (including Jubilee Gardens (BRA14), Land east of Station Way and north of Church Road (BRA15) and the Bus Station (BRA17)), and immediate vicinity; iii. The Peel Centre and The Point, Skimped Hill Lane, Bracknell (BRA18); iv. Land at Beaufort Park, Nine Mile Ride, Bracknell (BRA4); and v. Land east of Wokingham Road and south of Dukes Ride (Derby Field), Crowthorne (SAND5).

Sustainable development principles

As appropriate to their nature, proposals for development will be permitted that: 1. provide suitable land/buildings to help meet development needs; 2. make efficient use of land/buildings, particularly suitable previously developed land; 3. create a high quality built environment, enhance and maintain local character and landscapes, and reduce and prevent crime; 4. protect and enhance the natural environment and conserve and enhance the significance of heritage assets including their settings; 5. minimise the use of natural resources, minimise and manage waste and respond to climate change; 6. protect existing and provide necessary new infrastructure, services and facilities, and enhance the green infrastructure network; 7. promote healthy lifestyles and maximise health and wellbeing; 8. are located so as to reduce the need to travel; and, 9. offer a choice of modes of travel with minimal reliance on the private car.

Design

1. In meeting the objectives of Policy LP 28 'Design principles', applicants will need to consider the detailed design matters set out below. Proposals will be supported where they: i. include a full site appraisal that informs the proposal, assessing the site's context and identifying it's assets of visual, ecological or heritage value; ii. ensure layouts make efficient use of land, having regard to the character of the area/location and other factors affecting good design; iii. demonstrate that proper consideration of the topography of the site and levels on and around the site have informed the design and that views into and out of the site have been considered; iv. include high quality hard and soft landscaping to assist in enhancing and defining the character and legibility of the area; this will include street trees and planting to enhance the visual amenity of streets; v. relate well to their location and surroundings through their siting, scale (including height and massing), form, roofscape, design and materials, and in relation to adjoining buildings, spaces and views; vi. do not adversely affect the amenity of surrounding properties; vii. retain existing assets on a site that have a visual, ecological or heritage value in the local environment or are of a quality that is worthy of retention. Where reasonable, these features should be enhanced within their setting; this includes trees, hedgerows, important open areas, gaps in frontages, walls, fences, banks and other features of quality and/or visual importance or that inform local character; viii. provide acceptable levels of privacy and standards of daylight and sunlight that do not adversely affect the amenity of the locality or surrounding properties, particularly in relation to shadowing and overlooking; ix. include appropriate, high quality, public open space and an appropriate amount of usable private amenity space for all dwellings, including communal gardens and/or balconies for apartments; x. can demonstrate that the design, layout and orientation of buildings positively contribute to reducing the impacts of climate change, including planting schemes to provide shade and green roofs and roof gardens, particularly in higher density developments; xi. provide inclusive, safe and well-designed places for all that provide ease of access to, and within, all new development and infrastructure. This should include appropriate facilities for disabled people and those with mobility issues and, where reasonable, improve access and facilities when alterations are being made to publicly used buildings or open spaces; xii. provide appropriate boundary treatments which respond to local features and characteristics and clearly define the public and private realms; xiii. incorporate well designed facilities for the storage and efficient collection of waste and recyclable materials; xiv. ensure good natural surveillance of public and private routes and spaces, with appropriate lighting, being sensitive to the impacts on biodiversity and the character of the area; particularly in rural and semi-rural parts of the Borough.

Tall buildings

The Council will support proposals for tall buildings where: 1. the location is sustainable and suitable for high intensity development; 2. they are located at a point of townscape significance and have a height, scale and massing that is proportionate to the proposed location and size of site; 3. they will not detract from the significance or appreciation of heritage assets, nor have a detrimental impact on the local environment, including the micro-climate and the amenity of surrounding buildings and spaces; 4. they positively contribute to one or more of the following: i. the existing streetscene, ii. the containment of a space or square, or iii. creation of a focal point of interest in an appropriate location; 5. they reinforce or add positively to the surrounding scale and urban form of the area; 6. the building is sympathetic to local character, including the surrounding environment and landscape setting, including longer distance views and will have a positive impact on the skyline; 7. they are of exemplary architectural design appropriate to landmark buildings and create a high quality living environment; 8. they provide appropriate levels of usable amenity space for future occupants and the proposed uses; 9. they include appropriate levels of parking for cars and cycles for the site's location, and space is provided for the effective servicing of the building without having an unacceptable, detrimental effect on amenity space and the streetscene; 10. their entrances are highly visible and legible; and; 11. the lower floors create visual interest within the streetscene and a positive pedestrian experience.

Advertisements and shop fronts

1. Advertisements will be permitted where they have no unacceptable impact, taking account of cumulative impacts, on: i. public safety, including highway safety; and; ii. amenity, including visual amenity, the amenity of neighbouring sites; and iii. the significance of the historic environment. 2. New or altered shop fronts will be permitted where: i. alterations/ lighting have regard to the character, materials, design, scale and proportion of the building; ii. important architectural or historic features on the existing building are restored and / or retained and not concealed; iii. an active frontage is maintained; and, iv. security measures are well designed and integrated with the frontage. There will be a presumption against visually intrusive measures, such as external roller shutters.

Definition and protection of designated Employment Areas

1. Designated Employment Areas as defined on the Policies Map are as follows: Western Employment Area, Western Road, Bracknell Eastern Employment Area, Eastern Road, Bracknell Southern Employment Area, Doncastle Way, Bracknell Wellington Business Park, Dukes Ride, Crowthorne Vulcan Way, Swan Lane, Sandhurst. 2. Within the designated Employment Areas the following will be supported: i. development for business, industry, distribution and storage uses (BIDS); ii. development that will enable existing businesses to expand and/or adapt to changing circumstances; and iii. proposals that meet an evidenced need for a particular type of BIDS development. 3. The sequential test will not be required where new office floorspace is proposed in designated Employment Areas. 4. Development within designated Employment Areas for non-BIDS uses (with the exception of 'ancillary services') will be resisted and will be permitted where there is a justification for a departure from this policy following submission of information on, and consideration of, the following matters: i. impact on the supply (amount, type, quality and use) of BIDS land and premises; ii. evidence of need for the proposed use and the need for it to be located within a designated Employment Area; iii. evidence that the site has been effectively and continuously marketed for BIDS uses through a variety of media for a period of at least 12 months; iv. the relative suitability of the site for BIDS and for the alternative use; and, v. the location of the site and its relationship to other uses. 5. Ancillary services will be permitted in appropriate locations within designated Employment Areas and other areas provided that they: i. are small in scale (100m2 or less GEA); ii. support the primary business function of the designated Employment Area; and, iii. cumulatively do not compromise the integrity of the prime business functions of the designated Employment Area. 6. The sequential test will not be required where ancillary services are proposed within designated Employment Areas.

Employment development outside designated Employment Areas in defined settlements

1. Outside designated Employment Areas in defined settlements, business, industry, distribution and storage uses (BIDS) development will be supported where it does not have unacceptable adverse impacts on nearby residents, other businesses or other uses. This includes impacts caused by transport movements, noise, emissions, hours of operation and lighting. This support will apply to proposals that: i. help create a range of different types and sizes of employment sites and premises to meet the diverse needs of the local economy; and/or, ii. comprise the appropriate intensification, redevelopment or upgrading of an existing employment site or premises to help meet the forecast demand over the plan period and to respond to modern business needs; and/or, iii. support improvements to the education and skills levels of Borough residents and initiatives to use local labour, particularly on the development of large and strategic sites; and/or, iv. are an appropriate part of a mixed use development. 2. Planning applications for large employment developments outside designated Employment Areas (involving a net increase of at least 2,500m2 Gross External Area, GEA) will also be required to be accompanied by an Employment Impact Statement demonstrating: i. compliance with the sequential approach to location; ii. how it is appropriate in nature and scale to its location; iii. the transport implications of the proposal and how they will be provided for; iv. the number and type of jobs likely to be created by the development, and how they are to be sourced; and, v. how any unacceptable adverse impacts will be mitigated.

Sites allocated for employment development/mixed use

The following sites, as shown on the Policies Map, are allocated for employment/mixed use development and should be developed in accordance with the relevant strategic policies within this plan together with general policy considerations. Table 14 Sites allocated for employment development/ mixed use Approximate capacity (m2 net) (1) Address Site ref (as used in the SHELAA) 3,160 Eastern Gateway Development Area (comprising Land at Town Square, The Ring), Bracknell BRA7 22,300 Southern Gateway Development Area (comprising Jubilee Gardens, Land east of Station Way and north of Church Road, and the Bus Station), Bracknell BRA14, BRA15 and BRA17 500 Peel Centre and The Point, Skimped Hill Lane, Bracknell BRA18 25,960 Total 1. The floorspace allocated for these sites is for offices

Smaller businesses

1. Development proposals in defined settlements that would assist small and start-up businesses and enable their expansion, including the creation of flexible floorspace and provision of sites will be permitted. Proposals should not result in unacceptable harm to: i. highway safety; and, ii. residential amenity. 2. Proposals that result in the net loss of smaller business units (500m2 or less GEA) will be permitted where: i. adequate available alternative provision already exists in the locality, or the loss would be replaced by an equivalent or better facility in a suitable and accessible location; or, ii. the proposal is for an alternative economic use – the benefit of which clearly outweighs the loss; or iii. a robust assessment has been carried out demonstrating that: a. the facility is no longer needed for any of the functions it performs; and, b. all reasonable efforts have been made to retain the facility (including evidence to confirm that the property or site has been actively and positively marketed for a meaningful period with reasonable commercial terms and that there is no realistic interest in its retention for the current use); and, c. it would no longer be economically viable, feasible or practicable to retain the building or site for its existing use or for it to be re-used for an alternative economic use.

Sustainable construction

1. Development proposals will be required to meet climate change objectives and achieve a high standard of environmental sustainability. This will be achieved by the following: i. All major (85) new dwellings will be encouraged to contribute towards the target of net zero carbon for regulated emissions, unless it can be clearly demonstrated that this is not viable. ii. All new dwellings shall meet the water efficiency standard of 110 litres/person/day. iii. All non-residential development and non-C3 residential development of 500m2 (gross external area) or above will meet BREEAM 'excellent' or equivalent standard, unless it can be clearly demonstrated that this is not viable. In such cases, development will meet BREEAM 'very good' standard.

Climate change

1. Depending on the nature and scale of a development proposal, a proactive approach to mitigating risks and maximising measures to adapt to climate change will need to be demonstrated. This may include: i. Taking opportunities to reduce the need to travel and to maximise the use of sustainable transport modes. ii. Using innovative approaches to design and optimising site layout, orientation and building form to reduce carbon emissions and improve resilience to climate change. iii. Incorporating multi-functional green infrastructure and a minimum 10% biodiversity net gain. iv. Incorporating tree planting and shelter to provide cooling and enhance carbon sequestration. v. Applying a sequential approach to the location of development taking into account all sources of flooding and the current and future impacts of climate change. vi. Incorporating sustainable drainage systems. vii. Using sustainable construction techniques. viii. Applying stringent water usage standards. ix. Maximising the use of energy from renewable or low carbon sources. x. Avoiding or minimising light, water, air and noise pollution and improving or maintaining air and water quality. 2. Relevant proposals should be supported by a Climate Change Assessment which demonstrates how these principles have been considered and embedded in the development, where applicable. The level of information provided should be proportionate to the scale and nature of the development proposed.

Renewable and low carbon energy

1. Development involving the generation of energy from low carbon and renewable sources will be permitted where it can be demonstrated that there will be no significant adverse impact on: i. amenity; ii. the built or historic environment; and, iii. the natural environment, including individual and cumulative landscape and visual impacts.

Green infrastructure

1. The Borough's green infrastructure will be protected and enhanced. In considering proposals that affect the Borough's green infrastructure account will be taken of the scale, type and quality of any assets lost or created and the contribution they make to the wider green infrastructure network. As appropriate to the scale of development and the opportunities it offers, development should: i. be designed and located to maximise opportunities for green infrastructure within the development; ii. protect and enhance the wider green infrastructure network including the connectivity of different habitat types; iii. provide new links to the existing public access networks; iv. create new green infrastructure either through on site provision or financial contributions; and, v. not fragment green infrastructure assets or create barriers to the movement of people, biodiversity and water through green infrastructure. 2. Where new or improved green infrastructure is proposed, the maximum benefit should be achieved by designing it to serve a variety of functions. 3. Where development is required to provide green infrastructure, consideration should be given as to whether this can be in a form that provides accessible natural green space and other green infrastructure assets to help meet identified green infrastructure requirements in Bracknell Forest. 4. Where the need for development has been demonstrated and adverse impacts on green infrastructure are identified, including fragmentation, they must be proportionately addressed in accordance with the mitigation hierarchy of: i. Avoidance; ii. Mitigation; iii. Compensation. 5. Where the requirements of this hierarchy cannot be met, development will be refused. 6. Where development is proposed adjacent to a main river or an ordinary watercourse a minimum 8 metre wide undeveloped buffer zone should be created or retained between the top of the river bank and the development. A long term landscape and ecological management plan will be required for this buffer. 7. Planning permission will only be granted for proposals which do not involve the culverting of watercourses, unless there are no other means of access, and do not prejudice future opportunities for de-culverting.

Designated nature conservation and geological sites

1. Any planning application affecting a designated nature conservation or geological site must ensure that these sites are safeguarded and enhanced having regard to the national or local status and designation of the site as set out below: Development proposals on or affecting: i. internationally designated habitats sites, including candidate sites, will not be permitted unless it can be clearly demonstrated through a Habitats Regulations Assessment that there will be no significant adverse effect on their integrity. Developers will be required to provide all information that the Council may reasonably require for the purpose of the assessment. For larger residential developments this may include an assessment of the likely significant air quality effects on habitats sites. Applications for non-residential development will be dealt with on a case by case basis; ii. Sites of Special Scientific Interest, will not normally be permitted and will be dealt with in accordance with national planning policy; iii. locally designated sites will not normally be permitted unless the need for the development clearly outweighs the harm to the nature conservation value or geological value of the site. Such developments will be considered on a case by case basis. 2. Effective avoidance, mitigation and compensation will be secured through the imposition of planning conditions or planning obligations as appropriate, including monitoring of the effectiveness of these measures.

Thames Basin Heaths Special Protection Area

1. New development which, either alone or in combination with other plans or projects, is likely to have a significant adverse effect on the integrity of the Thames Basin Heaths Special Protection Area (SPA) (as identified on the Policies Map) without appropriate avoidance and mitigation measures will be refused. 2. Where development is proposed that is likely to have a significant adverse effect on the integrity of the SPA it must be demonstrated that adequate measures will be put in place to avoid or mitigate any such effects. Such measures must be agreed with the Council and Natural England. In order to assist the Council in carrying out a Habitats Regulations Assessment, the developer will be required to provide such information as the Council may reasonably require for the purpose of the assessment. For larger residential developments this may include an air quality assessment of the likely significant effects on the SPA and other habitats sites. Applications for non-residential development will be dealt with on a case by case basis. Zones of Influence 3. Where Suitable Alternative Natural Greenspace (SANG) and Strategic Access Management and Monitoring (SAMM) mitigation measures are required for residential development, the Council will follow a consistent approach to mitigation, based on the following zones of influence (as identified on the Policies Map): i. A straight line distance of between 0 to 400 metres from the SPA boundary (400m Zone of Influence). This will be an 'exclusion zone' where mitigation measures are unlikely to be capable of protecting the integrity of the SPA. Proposals for a net increase in dwellings within this zone will not be permitted unless it can be demonstrated through a Habitats Regulations Assessment that there will be no adverse effect on the integrity of the SPA. SANG Standards 4. The provision of SANG will meet the following standards and arrangements: i. Within the 400m – 5km zone a minimum of 8 hectares of SANG land (after discounting to account for current access and capacity) will be provided per 1,000 new occupants. ii. Residential developments of net 9 dwellings or fewer will not be required to be within a specified distance of SANG land provided it is ensured that a sufficient quantity of SANG land is in place to cater for the consequent increase in residents. iii. Developments of 10 or more net dwellings will need to be within the catchment of a specified SANG and a sufficient quantity of SANG land must be in place to cater for the consequent increase in residents. iv. Small developments as set out in supporting guidance will be required to provide developer contributions towards strategic SANG facilitated by the Council subject to available SANG capacity unless there are other material considerations. v. Large developments as set out in supporting guidance may be

Flood risk

1. In the areas defined as functional floodplain in the Bracknell Forest Council Strategic Flood Risk Assessment (SFRA), or more recent flood modelling, only water compatible uses and essential infrastructure development will be supported. 2. Development will only be permitted in areas at risk of flooding if: i. the sequential test, when required by national policy, is applied to the location of development taking into account flood risk from all sources, both now and in the future, including climate change, and is passed; ii. the sequential approach is applied to the layout of development within an application site, taking into account flood risk from all sources, both now and in the future, including climate change, to ensure that the most vulnerable development is located in the lowest risk flood areas within a site; iii. flood risk from all sources of flooding, now and in the future, including climate change, are taken into consideration and fully addressed; and, iv. the exception test, when required by national policy, is fully complied with. 3. A Flood Risk Assessment (FRA) will be required for developments in areas identified in the latest SFRA as being at risk of flooding now or in the future, including climate change, and when required by national policy. The FRA is required to demonstrate that: i. the development, including its cumulative impact, will not increase flood risk off-site over the lifetime of the development and will implement opportunities to reduce the causes and impacts of flooding; ii. any loss of flood storage capacity must be compensated for to ensure that the total volume of floodplain storage is not reduced; iii. suitable allowances for climate change have been taken into account in accordance with the most up to date guidance; iv. the development is safe for its lifetime from all forms of flooding with finished floor levels set above predicted design flood levels; v. safe access and egress routes are provided; and vi. all sources of flooding have been considered.

Green Belt

1. Proposals for development in the Green Belt (as defined on the Policies Map) will be determined in accordance with relevant national Green Belt policy. 2. The following Green Belt village areas are defined on the Policies Map (and Inset Maps), where limited infilling will be permitted: i. Cranbourne ii. Church Road, Winkfield iii. North Street, Cranbourne iv. Cheapside v. Maidens Green/Winkfield Street.

Development in the countryside

1. Outside the defined settlements and the Green Belt (as defined on the Policies Map), the following forms of development will be permitted: i. Employment development a. The redevelopment or infilling of previously developed land. b. New buildings needed to support the rural economy. c. The replacement, extension or alteration of existing buildings, where the existing use will be retained. d. The re-use or conversion of redundant or dis-used buildings of permanent and substantial construction. ii. Residential development a. The construction of new dwellings in accordance with Policy LP 47 'Dwellings for rural workers'. b. The re-use or conversion of redundant or dis-used buildings of permanent and substantial construction. c. The replacement, extension or alteration (including sub-division) of existing dwellings. iii. Sport, recreation and nature conservation development a. Facilities and changes of use of land for outdoor sport, recreation and nature conservation. 2. All development shall: i. recognise the intrinsic character and beauty of the countryside ii. avoid the unnecessary loss of existing business uses. iii. be appropriate and sensitive to its surroundings, and minimise the harm to the character and appearance of the area having regard to the following: a. scale: floorspace, volume and height, b. size of the proposal in relation to plot size, c. siting within a plot/curtilage, d. impact upon character and impact upon the site and its surroundings, e. design and landscaping of the proposal, f. means of enclosure/boundary treatment, g. amenities of neighbouring land uses, h. the provision of appropriate vehicular and pedestrian/cycle access for the uses proposed, and i. the cumulative effect of proposals, including visual impact and impact to highway safety. 3. In relation to employment development, regard will be had to whether it: i. meets a local business or community need, and ii. is in a sustainable location, or includes measures to make a location more sustainable. 4. In relation to replacement buildings, extensions and alterations: i. The starting point in relation to scale and siting will be a comparison of the existing building with that proposed. ii. Proposals should have no unacceptable impact upon the surrounding character and appearance of the area compared to the existing building to be replaced/extended. 5. In relation to re-use of buildings, the following matters will also be taken into consideration: i. The building should be capable of re-use without major alterations, adaptations or reconstruction; ii. The proposal should enhance the immediate setting of the building; iii. Where a proposal relates to the re-use of an agricultural building, it must not result in the need to construct additional agricultural buildings, unless it can be demonstrated that the building to be re-used is no longer suitable or needed for agricultural use; and iv. Where a proposal relates to residential re-use or conversion, the extent of associated residential curtilage and hardstanding should be proportionate to the size of the existing building. 6. Sport and recreation development that would also be classified as a 'main town centre' use (as defined in relevant national planning policy) will not be considered an appropriate form of development in the countryside.

Landscape character (outside of defined settlements)

1. The following landscape character areas are defined on the Policies Map (and Inset Maps): i. A1 – Bracknell Forest ii. B1 – Crowthorne/ Sandhurst Heathland Mosaic iii. C1 – Binfield and Warfield Clay Farmland iv. C2 – Winkfield and Cranbourne Clay Farmland v. D1 – The Hazes Wooded Clayland vi. E1 – Blackwater River Valley vii. F1 – Chavey Down Wooded Sands viii. G1 – Easthampstead Wooded Estate ix. G2 – Sunninghill Wooded Estate x. H1 – Windsor Great Park xi. H2 – Windsor Forest 2. Outside of defined settlements, development proposals will be permitted which recognise and enhance the character and quality of the landscape character area within which they are situated, and protect and enhance the setting of individual settlements and their distinctive characters. 3. Development proposals will be expected to demonstrate the likely effects of development upon the landscape in relation to: i. how they protect, enhance and/or restore the condition, defined characteristics and valued features of the surrounding landscape character, and respond positively to the landscape strategy of the local landscape character within which they are located, and ii. how any adverse impacts can be mitigated.

Play, open space and sports provision

1. The Borough's play, open space and sports provision will be protected and enhanced. Development must provide for any play, open space and sporting needs it creates. Development proposals should: i. protect existing, enhance and/or provide new Open Space of Public Value (OSPV) and Built Sports Facilities in line with defined quantity and quality standards; ii. protect, enhance and provide connectivity between OSPV and Built Sports Facilities through the use of the footpath and cycleway network, the Public Rights of Way network, and long-distance recreational routes; iii. enable beneficial changes to the recreational function of existing OSPV and Built Sports Facilities where this is supported by evidence of local demand; iv. promote the dual use of facilities such as schools for community recreational purposes; and, v. improve access to recreational activity in the countryside (including the Green Belt) where this does not harm its function or character.

Equestrian uses

1. Proposals for the development of equestrian facilities (including extensions and changes of use) will be permitted, provided the following criteria are met: i. existing buildings are re-used where possible and any new facility should be satisfactorily integrated and consolidated with existing buildings where present; and, ii. the development will not cause harm to a site of nature conservation or landscape value that cannot be satisfactorily mitigated; and, iii. the development is appropriate in terms of design, layout, siting and external materials relative to its intended use and surrounding area and will not have an adverse visual impact; and, iv. the development will not have a detrimental effect on the amenity of neighbouring properties or the local area through activity causing unacceptable levels of noise, smell, light pollution, overlooking, traffic generation, highway safety or other general disturbance; and, v. proposals for equestrian establishments whether for private or commercial use are of an appropriate size and scale for their intended use and in relation to the associated fields. This must allow for the proper care of horses, including stabling, grazing and exercise where appropriate. vi. proposals that affect any heritage asset or its setting will be assessed against Policy LP 29 'Conservation and enhancement of the historic environment'.

Biodiversity

1. Development in the Borough will be expected to achieve a minimum 10% net gain for biodiversity. 2. Development proposals will be expected to: i. provide suitable ecological survey information and assessment to establish biodiversity net gains and the extent of any potential impact on ecological features. These may include ancient woodland, veteran trees, waterbodies, wildlife corridors (including river corridors), protected species, priority species or priority habitat that may be affected during and after development. This information shall be provided prior to the determination of an application; ii. retain, protect, enhance and buffer ecological features and provide for their appropriate management; iii. where possible, create new ecological features and incorporate provisions to maximise opportunities for biodiversity; and iv. avoid fragmentation of habitats and create coherent ecological networks within the Borough such as improvements to Biodiversity Opportunity Areas and Nature Recovery Networks. 3. Where adverse impacts of development on biodiversity are identified, they must be proportionately addressed in accordance with the mitigation hierarchy of: i. avoidance; ii. mitigation; and, iii. compensation. 4. Where the requirements of this hierarchy cannot be met, development will be refused. 5. Where biodiversity has been removed or degraded (including through neglect), the Council will take the pre-development biodiversity value as what it is likely to have been had the removal or degradation not occurred. 6. The Council will secure effective avoidance, mitigation, monitoring and compensation measures which will be maintained for at least 30 years after the development has been completed through the imposition of planning conditions, conservation covenants or planning obligations as appropriate, including monitoring of the effectiveness of these measures.

Protection and enhancement of trees and hedgerows

Protection 1. Development proposals seek to secure the sustainable retention and enhancement of trees and native hedgerows of value wherever possible. 2. Retained trees and hedgerows should be integrated effectively into site layouts, with new landscaping where appropriate. 3. Retained trees and native hedgerows shall be protected during demolition and construction works in accordance with latest arboricultural best practice. Enhancement 4. Development proposals will be encouraged to provide for additional tree and hedgerow planting wherever possible. 5. Development proposals will be encouraged to provide a net gain in landscape quality on site and fully mitigate for any existing trees and hedgerows lost as a result of the development. 6. Development proposals will be required to incorporate landscaping schemes that: i. enhance the character and appearance of the landscape, townscape or roofscape; ii. include the planting of indigenous trees and native hedgerows appropriate to the area; iii. incorporate species diversity to establish sustainable landscaping in respect of climate change and disease; iv. incorporate appropriate indigenous species in locations that maximise the benefits to biodiversity, including the creation of woodland and green corridors; v. maximise opportunities for the planting of urban trees within streets and greenspace to create rich urban treescapes; vi. maximise opportunities to plant community orchards in amenity greenspace.

Sustainable Drainage Systems (SuDS)

1. Major development proposals(88) and developments in areas at risk of flooding from all sources, both now and in the future, identified in the latest Bracknell Forest Strategic Flood Risk Assessment (SFRA), or more recent modelling, shall incorporate SuDS, unless it can be demonstrated that provision on site is inappropriate. SuDS will: i. be an intrinsic part of the design and layout of a proposal, incorporating urban creep allowances and utilising the most up to date climate change allowances and rainfall data; ii. be selected in accordance with the hierarchy of drainage options, with a preference for green solutions; iii. meet the needs of the proposed development, over its lifetime; iv. be designed without creating excessive maintenance burdens to future owners/occupiers, and where possible, incorporated in tandem with other site requirements in order to utilise land efficiently; v. have clear arrangements in place for on-going maintenance secured by legal agreement, or other relevant mechanisms; vi. have run-off from brownfield development that is reduced to as close as practicable to greenfield runoff rates; and vii. provide sufficient water quality treatment to mitigate the impact of development.

Pollution and hazards

1. Development proposals should: i. minimise and reduce pollution and hazards, to mitigate any adverse impacts and where possible provide improvements; ii. neither individually nor cumulatively have an adverse effect on human health, wellbeing and safety, residential amenity, the quality of the natural environment or landscape, either during the construction phase or when completed; and, iii. avoid locating sensitive uses in areas with existing pollution or hazards or in areas that are likely to have them in the future.

Development of land potentially affected by contamination

1. Development proposals on, or near sites which are known, or are suspected to be, potentially contaminated, or proposals for sensitive land uses, will be supported where it can be demonstrated that they will not expose people, the natural environment, property, water bodies, or other receptors(100) to levels of potential contamination which give rise to unacceptable risks or harm to health or other adverse impacts. 2. Applicants will be required to submit details of: i. the extent, scale and nature of the potential contamination; ii. an assessment of potential risks to human health, property, nature conservation, water quality or other receptors; and, iii. any preventative, mitigation or remedial measures and supporting assessments. 3. Development proposals will not be supported where they would spread existing contamination, or cause contamination of land.

Conservation and enhancement of the historic environment

1. Development proposals will be expected to avoid harm to, sustain and, where possible, enhance heritage assets and their settings. All development proposals affecting the significance of heritage assets including their settings must exhibit sympathetic design in terms of siting, mass, scale and use of materials. 2. The impact of development proposals on the significance of heritage assets and their settings will be considered in accordance with case law, legislation and national policy.

Land north of Herschel Grange, Warfield

1. The site is allocated for approximately 115 residential units (including 35% affordable homes). Development will be permitted where: i. Good accessibility is provided to local services, facilities and transport links, and connectivity through the site and to the wider area is provided. ii. A strong physical boundary to the defined settlement is retained and strengthened through additional tree and hedgerow planting, in order to safeguard the setting of the settlement. iii. Areas at risk from all sources of flooding are avoided and mitigated, through the following measures: a. undertake a technical investigation and assessment of all sources of flooding (including surface water and groundwater) to determine flood risk management measures to ensure sustainable development, and b. provide on-site sustainable drainage systems (SuDS). iv. Archaeological impacts are avoided and mitigated, through the following measures: a. undertake an appropriate desk-based archaeological assessment, and b. where necessary, undertake a field evaluation in order to avoid and mitigate any impacts. v. Measures to avoid and mitigate the impact of residential development upon habitats sites are undertaken, in agreement with the Council and Natural England. This will include securing Suitable Alternative Natural Greenspace (SANG) of at least 8ha per 1,000 new population to be provided in perpetuity and a financial contribution towards Strategic Access Management and Monitoring (SAMM) measures. 2. The Plan should be read as a whole and the identified requirements should be provided in a manner compliant with the generic policies in the Plan.

Whitegates, Mushroom Castle, Chavey Down Road, Winkfield

1. The site is allocated for approximately 40 residential units (including 35% affordable homes). Development will be permitted where: i. Areas at risk from all sources of flooding are avoided and mitigated, through the following measures: a. undertake a technical investigation and assessment of all sources of flooding (including surface water and groundwater) to determine flood risk management measures to ensure sustainable development, and b. provide on-site sustainable drainage systems (SuDS). ii. Trees are protected and enhanced, through the following measures: a. Undertake a Tree Survey and Arboricultural Impact Assessment, b. Retain, protect and enhance trees and hedgerows identified within the survey to be of value, c. Provide appropriate new tree planting as part of the landscaping of the site. iii. Green infrastructure and a minimum 10% biodiversity net gain are provided. iv. Habitat connectivity through the site and to the wider area is provided. v. A strong physical boundary to the defined settlement is retained and strengthened through additional tree and hedgerow planting, in order to safeguard the setting of the settlement. vi. A buffer between development and the site's western boundary is provided in order to protect the trees which are subject to a preservation order. vii. Archaeological impacts are avoided and mitigated, through the following measures: a. undertake an appropriate desk-based archaeological assessment, and b. where necessary, undertake a field evaluation in order to avoid and mitigate any impacts. viii. Measures to avoid and mitigate the impact of residential development upon habitats sites are undertaken, in agreement with the Council and Natural England. This will include securing Suitable Alternative Natural Greenspace (SANG) of at least 8ha per 1,000 new population to be provided in perpetuity and a financial contribution towards Strategic Access Management and Monitoring (SAMM) measures. 2. The Plan should be read as a whole and the identified requirements should be provided in a manner compliant with the generic policies in the Plan.

Land south of London Road (Eastern Field), Binfield

1. The site is allocated for approximately 10 residential units (including 35% affordable homes). Development will be permitted where: i. Areas at risk from all sources of flooding are avoided and mitigated, through the following measures: a. undertake a technical investigation and assessment of all sources of flooding (including surface water and groundwater) to determine flood risk management measures to ensure sustainable development, and b. provide on-site sustainable drainage systems (SuDS). ii. Areas at risk of contamination are avoided and mitigated, through the following measures: a. undertake a Phase I contaminated land report and/or Landfill gas and leachate investigation and risk assessment, to estimate the level of contamination risk, and where necessary, undertaking a Phase II report; and b. undertake a Remediation/Gas Mitigation Plan and a Remediation/Mitigation Verification Report, if required, and c. incorporate any necessary mitigation measures into the design of the proposal. iii. Noise implications due to the site's proximity to an A-road are assessed, through the following measures: a. undertake an acoustic report, b. take account of any mitigation required in the design of the proposal. iv. Green infrastructure and a minimum 10% biodiversity net gain are provided. v. Habitat connectivity through the site and to the wider area is provided. vi. Archaeological impacts are avoided and mitigated, through the following measures: a. undertake an appropriate desk-based archaeological assessment, and b. where necessary, undertake a field evaluation in order to avoid and mitigate any impacts. vii. Measures to avoid and mitigate the impact of residential development upon habitats sites are undertaken, in agreement with the Council and Natural England. This will include securing Suitable Alternative Natural Greenspace (SANG) of at least 8ha per 1,000 new population to be provided in perpetuity and a financial contribution towards Strategic Access Management and Monitoring (SAMM) measures. 2. The Plan should be read as a whole and the identified requirements should be provided in a manner compliant with the generic policies in the Plan.

Affordable housing

1. In order to assist in meeting the identified local need for affordable housing, planning permission will only be granted for residential development on sites of 10 dwellings or more (gross) or which have an area of 0.5 ha or more, including mixed use developments which incorporate residential dwellings, which satisfy criteria (i) and (ii) below. This will also apply to specialist housing for older people where the site is delivering a gain of 10 or more (gross) self-contained units (C3 and C2), as part of a wider housing scheme. i. 35% of new homes will be affordable. ii. The tenure, mix and type of affordable homes to be delivered will be informed by the Council's most up to date evidence of identified needs. iii. In stand-alone schemes for specialist accommodation for older persons (C2 or C3), any departure from the full requirement must be evidenced by a site-specific viability assessment. 2. Proposals where affordable housing is required should have regard to the following: i. The assumption is that all proposals for housing will be able to comply with the above policy. The applicant may bring forward a viability assessment which is to be accompanied by an independently produced, open book financial appraisal to justify any relaxation of the requirement. Any relaxation will require compelling reasons. ii. In cases where the 35% calculation provides a fraction of an affordable dwelling such provision will be collected through a financial contribution of broadly equivalent value to that which would have been required on-site. iii. The affordable housing should be designed as an integral part of a development, distributed appropriately across the site and the mix should reflect the type and size of market housing unless otherwise specified by the Council. The affordable housing should be indistinguishable in appearance from the market housing on site. iv. With the exception of part dwellings, affordable housing should be provided on site. v. Where a development falls below the site size thresholds in Part 1 but is demonstrably part of a potentially larger developable area above those thresholds, the Council will require affordable housing on a pro rata basis.

Specialist housing

1. Specialist housing proposals (within Use Class C2 or C3) will be permitted within the defined settlement where: i. the proposed development would be located within a sustainable location with access to essential every day services including transport, shops, community and health facilities; and, ii. the proposal would not have an adverse impact on the character and appearance of the surrounding area or the amenities of neighbouring occupiers; and, iii. the proposal provides adequate servicing arrangements to meet the needs of the development and includes useable garden and amenity space of appropriate size and quality; and, iv. it delivers affordable housing in accordance with the requirements of Policy LP 16 'Affordable housing'; and v. it provides accessible accommodation in accordance with the requirements of Policy LP 38 'Accessible and adaptable dwellings'. 2. Specialist proposals for C2 use should: i. be accompanied by an identifiable package of on site personal care provision commensurate with the use; and, ii. include information setting out the type and quantum of communal facilities to be provided.

Housing mix

1. Proposals will be supported which include a mix of housing to meet the existing and future housing needs of different groups in the community, including specialist housing for older people, informed by the most up to date evidence. i. All residential developments, including conversions of 10 or more dwellings (gross) will be expected to provide a range of types and sizes with an emphasis on family homes outside Bracknell Town Centre. ii. Developments of fewer than 10 units will be encouraged to provide types and sizes of dwellings that reflect local needs. 2. The dwelling mix referred to above does not apply to developments of specialist housing, including for older people in the form of housing with support or housing with care. 3. In determining any variation from the housing mix, type and size, the Council will have regard to: i. the site's size; ii. individual site circumstances including the character of the area and physical building constraints in relation to any conversions; and, iii. site specific viability.

Gypsies, travellers and travelling showpeople

1. Development proposals for new gypsy and traveller pitches and travelling showpeople plots will be supported where: i. The provision is for occupants recognised as gypsies, travellers or travelling showpeople; ii. it is located and designed so that any adverse impacts upon local amenity and the natural environment are avoided, or where this is not possible, can be mitigated and improvement sought; iii. there is good access to local services, including education, health and welfare services, and shops; iv. there is safe access to the highway, public transport services and other sustainable transport options; v. adequate on-site facilities are provided for parking, storage and waste collection; vi. it results in good quality living conditions for those living on the site; and vii. it is not within the Green Belt except in very special circumstances. 2. To ensure the needs of the gypsy, traveller and travelling showpeople communities are met, an acceptable proposal will be subject to a condition or legal agreement limiting use and occupancy to gypsies, travellers or travelling showpeople. 3. Existing authorised sites for gypsies, travellers and travelling showpeople will be safeguarded from development which would result in the loss of pitches or plots and which would preclude their continued occupation by these groups, unless acceptable replacement accommodation can be provided that meets the criteria above, or the site is no longer required to meet an identified need. 4. The Council will also support proposals for the provision of pitches specifically to accommodate transit movements, subject to criteria 1, 2 and 3 of this policy being met.

Southern Gateway Development Area, Bracknell (BRA14, BRA15 and BRA17)

1. Land east of Station Way and north and east of Market Street, Bracknell (Southern Gateway) as shown on the Policies Map and Illustrative Concept Plan, is allocated for a comprehensive well-designed mixed-use development including the following: i. approximately 600 residential units (including 35% affordable homes). ii. 22,300m2 office floorspace (Class E – restricted). iii. 1,500m2 floorspace for use within Class E (unrestricted). iv. Provision of Green Infrastructure. v. On-site Open Space of Public Value (OSPV). vi. Measures to avoid and mitigate the impact of residential development upon habitats sites, in agreement with the Council and Natural England. This will include securing Suitable Alternative Natural Greenspace (SANG) capacity of at least 8ha per 1,000 new population to be provided in perpetuity and a financial contribution towards Strategic Access Management and Monitoring (SAMM) measures. vii. A high-quality public realm including provision of attractive pedestrian links through and beyond the site including linking the rail station with the Town Centre, incorporating measures to effectively deal with level changes across the site. viii. Facilities to fulfill the function of the existing bus station and maintain a multi-modal public transport hub for rail, bus and taxi services. ix. On and off-site infrastructure, including in-kind provision, required to support this development comprising: a. other transport improvements and travel planning, b. education facilities, c. community facilities, d. waste recycling, e. and utility connections. x. Technical investigation and assessment of all sources of flooding (including surface water and groundwater) to determine flood risk management measures to ensure sustainable development, including on-site sustainable drainage systems (SuDS) and off-site drainage improvements where necessary. xi. Provision of an ecological network including retaining, protecting, enhancing, creating and buffering ecological features and a minimum 10% biodiversity net gain together with a site management plan for at least 30 years after the development has been completed. xii. Protection and enhancement of trees through the following measures: a. Undertake a Tree Survey and Arboricultural Impact Assessment, and, b. Where feasible, retain, protect and enhance trees identified within the survey to be of value and, c. Provide appropriate new tree planting as part of the landscaping of the site. xiii. Undertake a Heritage Statement, due to the site's proximity to the Market Inn public house, a locally listed building. This should demonstrate a clear understanding of the significance of the building's setting and how its significance would be affected by development proposals; and: xiv. Carry out

Land south of Forest Road and east of Cheney Close, Binfield

1. The site is allocated for approximately 40 residential units (including 35% affordable homes). Development will be permitted where: i. Areas at risk from all sources of flooding are avoided and mitigated, through the following measures: a. Undertake a technical investigation and assessment of all sources of flooding (including surface water and groundwater) to determine flood risk management measures to ensure sustainable development, and b. provide on-site sustainable drainage systems (SuDS). ii. Protection and enhancement of trees through the following measures: a. Undertake a Tree Survey and Arboricultural Impact Assessment, b. Retain, protect and enhance trees and hedgerows identified within the survey to be of value, c. Provide appropriate new tree planting as part of the landscaping of the site. iii. Green infrastructure and a minimum 10% biodiversity net gain are provided. iv. Habitat connectivity through the site and to the wider area is provided. v. A strong physical boundary to the defined settlement, is retained and strengthened through additional tree and hedgerow planting, in order to safeguard the setting of the settlement. vi. Archaeological impacts are avoided and mitigated through the following measures: a. Undertake an appropriate desk-based archaeological assessment, and b. Where necessary, undertake a field evaluation in order to avoid and mitigate any impacts. vii. Measures to avoid and mitigate the impact of residential development upon habitats sites are undertaken, in agreement with the Council and Natural England. This will include securing Suitable Alternative Natural Greenspace (SANG) of at least 8ha per 1,000 new population to be provided in perpetuity and a financial contribution towards Strategic Access Management and Monitoring measures (SAMM). 2. The Plan should be read as a whole and the identified requirements should be provided in a manner compliant with the generic policies in the Plan.

Land previously reserved for Park and Ride, Peacock Farm, Binfield

1. The site is allocated for approximately 100 residential units (including 35% affordable homes). Development will be permitted where: i. It is located in the south-western portion of the site, to avoid the electric cable easement, the AQMA and areas at risk from surface water flooding. ii. It avoids impacts to the Grade II listed Peacock Farmhouse and attached outbuilding, through undertaking a Heritage Statement which should: a. demonstrate a clear understanding of the significance of the building's setting and how its significance would be affected by development proposals, b. provide a clear explanation of how harm will be avoided, and c. seek opportunities to conserve and enhance its significance. iii. Noise implications due to the site's proximity to an A-road and railway are assessed, through the following measures: a. undertake an acoustic report, and b. take account of any mitigation required in the design of the proposal. iv. Air quality implications are assessed through the following measures: a. undertake an air quality assessment to assess the impact on the AQMA and on the health of residents, and b. take account of any mitigation required in the design of the proposal. v. Green infrastructure and a minimum 10% biodiversity net gain are provided. vi. Habitat connectivity through the site and to the wider area is provided. vii. Areas at risk of contamination are avoided and mitigated, through the following measures: a. undertake a Phase I contaminated land report and/or Landfill gas and leachate investigation and risk assessment, to estimate the level of contamination risk, and where necessary, undertaking a Phase II report, and b. undertake a Remediation/Gas Mitigation Plan, and a Remediation/Mitigation Verification Report, if required, and c. incorporate any necessary mitigation measures into the design of the proposal. viii. Areas at risk from all sources of flooding are avoided and mitigated, through the following measures: a. undertake a technical investigation and assessment of all sources of flooding (including surface water and groundwater) to determine flood risk management measures to ensure sustainable development, and b. provide on-site sustainable drainage systems (SuDS). ix. Measures to avoid and mitigate the impact of residential development upon habitats sites are undertaken, in agreement with the Council and Natural England. This will include securing Suitable Alternative Natural Greenspace (SANG) of at least 8ha per 1,000 new population to be provided in perpetuity and a financial contribution towards Strategic Access Management and Monitoring (SAMM) measures. x. A well-designed landmark building of at least 8 storeys to properly address the site's gateway location on one of the main access routes to Bracknell is included. 2. The Plan should be read as a whole and the identified requirements should be provided in a manner compliant with the generic policies in the Plan.

Land north of Herschel Grange, Warfield

1. The site is allocated for approximately 30 residential units (including 35% affordable homes). Development will be permitted where: i. Trees are protected and enhanced, through the following measures: a. undertake a Tree Survey and Arboricultural Impact Assessment, b. retain, protect and enhance trees and hedgerows identified within the survey to be of value, c. provide appropriate new tree planting as part of the landscaping of the site. ii. Green infrastructure and a minimum 10% biodiversity net gain are provided. iii. Habitat connectivity through the site and to the wider area is provided. iv. A strong physical boundary to the defined settlement is retained and strengthened through additional tree and hedgerow planting, in order to safeguard the setting of the settlement. v. Areas at risk from all sources of flooding are avoided and mitigated, through the following measures: a. undertake a technical investigation and assessment of all sources of flooding (including surface water and groundwater) to determine flood risk management measures to ensure sustainable development, and b. provide on-site sustainable drainage systems (SuDS). vi. Archaeological impacts are avoided and mitigated, through the following measures: a. undertake an appropriate desk-based archaeological assessment, and b. where necessary, undertake a field evaluation in order to avoid and mitigate any impacts. vii. Measures to avoid and mitigate the impact of residential development upon habitats sites are undertaken, in agreement with the Council and Natural England. This will include securing Suitable Alternative Natural Greenspace (SANG) of at least 8ha per 1,000 new population to be provided in perpetuity and a financial contribution towards Strategic Access Management and Monitoring (SAMM) measures. 2. The Plan should be read as a whole and the identified requirements should be provided in a manner compliant with the generic policies in the Plan.

Provision of specialist housing for older people

1. To meet the needs of the growing ageing population, older persons accommodation will be encouraged within the settlement boundaries consistent with Policy LP 39 'Specialist housing'. 2. In order to provide a balanced, mixed community, specialist older persons' accommodation, falling within both or either, C2 or C3 of the Use Classes Order, will be expected to be provided at the strategic allocations at Policy LP 6 'Land at Beaufort Park, Nine Mile Ride, Bracknell (BRA4)', Policy LP 7 'Land east of Wokingham Road and south of Dukes Ride (Derby Field), Crowthorne (SAND5)' and Policy LP 8 'The Peel Centre and The Point, Skimped Hill Lane, Bracknell (BRA18)'.

Protection of existing housing stock and land

1. Development which would lead to the net loss of residential accommodation within Class C3 dwelling houses or residential care homes and nursing homes within Class C2 (including specialist accommodation for older people), or the change of use of land currently or last used for residential purposes, (including empty homes) will be permitted where: i. the continuation of residential use is undesirable because of environmental conditions; or ii. the development forms part of a wider comprehensive scheme which would result in an overall net increase in residential units; or iii. the proposal delivers overriding public benefits which outweigh the loss of the residential use; or iv. a change from residential use is the only viable way of ensuring the protection of a heritage asset; or v. it has been demonstrated that residential use has been abandoned. 2. Where a proposal would result in the net loss of specialist accommodation, the following matters will also be taken into consideration: i. reprovision of specialist accommodation in accordance with the requirements of Policy LP 39 'Specialist housing', or ii. demonstration that there is no longer a need for the existing use.

Accessible and adaptable dwellings

Housing proposals will be expected to meet high standards of accessibility and, to this end: 1. All new build dwellings will, as a minimum, be constructed in accordance with the requirements of Part M4 Category 2 – Accessible and adaptable dwellings of the Building Regulations 2010 (Approved Document 'M' – Access to and use of Buildings – dwellings 2015) (As Amended) and any subsequent updates. 2. On developments of 10 (gross) or more new build dwellings: i. at least 5% of all dwellings will meet the Part M4(3)(2)(a) standard for wheelchair adaptable dwellings, and, ii. where evidence from the Council's Housing Register points to a current local need, affordable schemes will include provision for Part M(4)(3)(2)(b) wheelchair accessible dwellings, and, iii. where a scheme includes specialist housing for older people and adults with disabilities, 100% of all self contained units will meet the Part M4(3)(2)(a) standard for wheelchair adaptable dwellings.

Specialist housing

1. Specialist housing proposals (within Use Class C2 or C3) will be permitted within the defined settlement where: i. the proposed development would be located within a sustainable location with access to essential every day services including transport, shops, community and health facilities; and, ii. the proposal would not have an adverse impact on the character and appearance of the surrounding area or the amenities of neighbouring occupiers; and, iii. the proposal provides adequate servicing arrangements to meet the needs of the development and includes useable garden and amenity space of appropriate size and quality; and, iv. it delivers affordable housing in accordance with the requirements of Policy LP 16 'Affordable housing'; and v. it provides accessible accommodation in accordance with the requirements of Policy LP 38 'Accessible and adaptable dwellings'. 2. Specialist proposals for C2 use should: i. be accompanied by an identifiable package of on site personal care provision

Provision of housing

Provision will be made in Bracknell Forest for the period 2020/21 to 2036/37 for sufficient land to accommodate at least 10,438 homes (614 dpa) to meet the Borough's Local Housing Need. An additional supply of land is also provided to allow for flexibility.

Dwellings for rural workers

1. The construction of a new permanent or temporary rural worker's dwelling will normally be permitted where all the following criteria are met: i. the proposed dwelling is necessary to meet the accommodation needs of a full-time worker in agriculture, forestry or other businesses requiring a location outside of a defined settlement (including those taking majority control of a farm business); and, a. where the proposal relates to a new permanent dwelling, the agricultural or forestry unit or the business activity has been established for a minimum of three years (at least one of which has been profitable) and is demonstrably financially sound, both at present and for the prospective future; or b. where the proposal relates to a temporary dwelling, clear evidence of a firm intention and ability to develop a viable business is provided, including that the business has been planned for on a sound financial basis; and, ii. provision on-site or in the immediate vicinity is essential for the operation of the business as evidenced by a genuine functional need; and, iii. no suitable accommodation exists or could be made available in established buildings on the site or elsewhere; and, iv. the proposal does not involve replacing a dwelling disposed of recently as general market housing; and, v. the dwelling is appropriately located and is no larger than is required to meet the operational needs of the business; and, vi. the siting and landscaping of the new dwelling minimises the impact on the character and appearance of the area and causes no adverse impact on designated sites. 2. A temporary rural worker's dwelling should take the form of a caravan or mobile home and will be permitted for no more than three years, after which the site should be restored. Permission will not be granted for the erection of a temporary rural worker's dwelling in a location where a permanent rural worker's dwelling would not be permitted. 3. Acceptable proposals will be, and all existing dwellings at the rural enterprise may be, subject to a condition or legal agreement tying occupancy and limiting use to the specific rural enterprise or adjacent farmland and buildings. 4. Consent for any new dwelling will be subject to conditions removing permitted development rights.

Occupancy conditions

1. Applications for the removal of occupancy conditions will be permitted where it can be demonstrated that: i. there is no longer a need for accommodation in association with a rural business at that site or in the local area (within a 15-20 minute car journey); and, ii. it can be demonstrated that the business operation at that site is no longer financially viable; and, iii. the property has been marketed for sale or rent for a reasonable period (at least 1 year) at a price or rental level which reflects the existence of the occupancy condition.

Sites allocated for residential/mixed use development

The following sites, as shown on the Policies Map, are allocated and should be developed in accordance with the relevant policies within this Plan and site-specific requirements. Table 7 Large sites (1ha or more and 5 [net] dwellings or more) allocated for residential/mixed use development and defined on the Policies Map: Land south of Forest Road and east of Cheney Close, Binfield (BIN5) - 40 dwellings Land previously reserved for Park and Ride, Peacock Farm, Binfield (BIN20) - 100 dwellings Land at Beaufort Park, Nine Mile Ride (South Road), Bracknell (BRA4) - 230 dwellings Eastern Gateway Development Area (Town Square), Bracknell (BRA7) - 210 dwellings Southern Gateway Development Area, Bracknell (BRA14, 15 and 17) - 600 dwellings The Peel Centre and The Point, Skimped Hill Lane, Bracknell (BRA18) - 900 dwellings, of which 600 to be delivered within the plan period Land east of Wokingham Road and south of Dukes Ride (Derby Field), Crowthorne (SAND5) - 220 dwellings Land north of Herschel Grange, Warfield (WAR9) - 30 dwellings Whitegates, Mushroom Castle, Chavey Down Road, Winkfield (WINK15) - 40 dwellings Total: 2,370 dwellings (2,070 to be delivered in plan period) Table 8 Medium sites (less than 1ha and with 5 [net] dwellings or more) allocated for residential/mixed use development and defined on the Policies Map: Land south of London Road (Eastern Field), Binfield (BIN12) - 10 dwellings Total: 10 dwellings

Land at Beaufort Park, Nine Mile Ride, Bracknell (BRA4)

Land at Beaufort Park as shown on the Policies Map and Illustrative Concept Plan is allocated for a comprehensive well-designed development including the following: i. Approximately 230 residential units (including 35% affordable homes and provision of specialist accommodation for older people to contribute to the specific housing needs of the Borough), located outside of the Thames Basin Heaths Special Protection Area (SPA) 400m zone of influence. ii. 5% of dwellings to be offered as serviced plots for sale to self and custom builders. iii. Provision of Green Infrastructure. iv. On-site Open Space of Public Value (OSPV). v. Measures to avoid and mitigate the impact of development upon habitats sites, in agreement with the Council and Natural England. This will include: a. A bespoke on-site Suitable Alternative Natural Greenspace (SANG) of at least 8ha per 1,000 new population to be provided in perpetuity; b. A financial contribution towards the Thames Basin Heaths SPA Strategic Access Management and Monitoring (SAMM) measures; c. Provision of green leisure routes which link from the on-site SANG to other local SANGs. vi. Protection and enhancement of the setting of the identified settlements of Bracknell and Crowthorne, and their distinctive characters. vii. Provision of a strategic landscape buffer along Nine Mile Ride (including the enhancement and restoration with additional tree planting). viii. The safeguarding of the pipeline (along the southern boundary of the site). ix. On- and off-site infrastructure, including in-kind provision, required to support this development comprising: a. Safe vehicular access; b. Provision of pedestrian routes and cycleways through the development which link to adjacent communities in the settlements of Bracknell and Crowthorne (including to the former Beaufort Park Office site, 'The Evergreens'); and c. Other transport improvements, education facilities, community facilities, waste recycling, drainage improvements, open space and utility connections. x. Technical investigation and assessment of all sources of flooding (including surface water and groundwater) to determine flood risk management measures to ensure sustainable development, and provision of on-site sustainable drainage systems (SuDS). xi. Provision of an ecological network including retaining, protecting, enhancing, creating and buffering ecological features and a minimum 10% biodiversity net gain together with a site management plan for at least 30 years after development has been completed. xii. Protection and enhancement of trees through the following measures: a. Undertake a Tree Survey and Arboricultural Impact Assessment, and b. Retain, protect and enhance trees identified within the survey to be of value. c. Provide appropriate new tree planting as part of the landscaping of the site, including at gateway locations. xiii. Undertake and take account of an odour impact assessment. xiv. Undertake and take account of an acoustic report. xv. Be informed by an appropriate desk-based archaeological assessment, and where necessary, a field evaluation in order to avoid and mitigate any impacts. xvi. Demonstrate th

Land east of Wokingham Road and south of Dukes Ride (Derby Field), Crowthorne (SAND5)

1. Land east of Wokingham Road and south of Dukes Ride (Derby Field) as shown on the Policies Map and Illustrative Concept Plan is allocated for a comprehensive well-designed development including the following: i. Approximately 220 residential units (including 35% affordable homes; and provision of specialist accommodation for older people to contribute to the specific housing needs of the Borough). ii. 5% of dwellings to be offered as serviced plots for sale to self or custom builders. iii. Provision of Green Infrastructure. iv. On-site Open Space of Public Value (OSPV) including active recreation. v. Provision of alternative replacement playing pitches to replace those currently provided on site which will be secured for Wellington College and community use. vi. Provision of approximately 45 additional car parking spaces for Crowthorne Rail Station. vii. Measures to avoid and mitigate the impact of residential development upon habitats sites, in agreement with the Council and Natural England. This will include securing Suitable Alternative Natural Greenspace (SANG) capacity of at least 8ha per 1,000 new population to be provided in perpetuity and a financial contribution towards Strategic Access Management and Monitoring (SAMM) measures. viii. Maintaining a gap between Crowthorne and the linear development to the south, including provision of a landscape buffer. ix. On- and off-site infrastructure, including in-kind provision, required to support this development comprising: a. Provision of pedestrian and leisure route connections through and beyond the site; and b. Other transport improvements, travel planning, education facilities, community facilities, drainage improvements, waste recycling, green infrastructure including OSPV and biodiversity net-gain (including hedgerows, trees, tiny forests), and utility connections. x. Technical investigation and assessment of all sources of flooding (including surface water and groundwater) to determine flood risk management measures to ensure sustainable development, including on-site sustainable drainage systems (SuDS) and off-site drainage improvements where necessary. xi. Provision of an ecological network including retaining, protecting, enhancing, creating and buffering ecological features and a minimum 10% biodiversity net gain together with a site management plan for at least 30 years after development has been completed. xii. Protection and enhancement of trees through the following measures: a. undertake a Tree Survey and Arboricultural Impact Assessment, and b. retain, protect and enhance trees around the perimeter of the site, particularly those identified within the survey to be of value, and c. provide appropriate new tree planting as part of the landscaping of the site, including at gateway locations. xiii. Undertake and take account of an acoustic report. xiv. Be informed by an appropriate desk-based archaeological assessment, and where necessary, a field evaluation in order to avoid and mitigate any impacts. xv. Demonstrate that there is adequate wastewater capacity both on- and off-site to: a. serve the development; b. prevent problems for existing or new users; and c. protect existing water quality. xvi. Undertake a Heritage Statement, due to the site's proximity to Crowthorne Station, a locally listed building. This should demonstrate a clear understanding of the significance of the building's setting and how its significance would be affected by the development proposals, and: a. provide a clear explanation of how harm will be avoided; and b. seek opportunities to sustain, and if appropriate, enhance its significance.

The Peel Centre and The Point, Skimped Hill Lane, Bracknell (BRA18)

1. Land at the Peel Centre and The Point as shown on the Policies Map and Illustrative Concept Plan is allocated for a comprehensive well-designed development including the following: i. Approximately 900 residential units, of which approximately 600 are to be delivered within the period of this plan. ii. 35% affordable homes as part of the overall allocation, of which approximately 210 are to be delivered within the period of this plan. iii. Provision of specialist accommodation for older people to contribute to the specific housing needs of the Borough. iv. A replacement supermarket with a floorspace of approximately 3,000m2 to be built before the existing supermarket is removed. v. Approximately 500m2 gross floorspace for offices and 500m2 gross floorspace for other commercial development. vi. Provision of Green infrastructure. vii. On-site Open Space of Public Value (OSPV). viii. Measures to avoid and mitigate the impact of residential development upon habitats sites, in agreement with the Council and Natural England. This will include securing Suitable Alternative Natural Greenspace (SANG) capacity of at least 8ha per 1,000 new population to be provided in perpetuity and a financial contribution towards Strategic Access Management and Monitoring (SAMM) measures. ix. On- and off-site infrastructure, including in-kind provision, required to support this development comprising: a. An adopted foot/cycleway route connecting the site to the wider network and Town Centre; b. Transport (including a service road for the supermarket, retail units and associated customer car parking), travel planning, education, community facilities, Green infrastructure including OSPV (including a green corridor with fully integrated landscaping, biodiversity features, play space and amenity areas, creating a public realm that runs the length of the site), waste recycling, drainage improvements, and utility connections. x. A high quality public realm that is not dominated by car parking. xi. Technical investigation and assessment of all sources of flooding (including surface water and groundwater) and drainage to determine flood risk management measures to ensure sustainable development, and provision of on-site sustainable drainage systems (SuDS). xii. Provision of an ecological network including retaining, protecting, enhancing, creating and buffering ecological features and a minimum 10% biodiversity net gain (including trees, hedgerows, wildflower planting and two Tiny Forests) together with a site management plan for at least 30 years after development has been completed. xiii. Carry out of a contaminated land Phase I report, and a Phase II report and any remediation and subsequent verification necessary if recommended by the Phase I report. xiv. Undertake and take account of an acoustic report. xv. Ensure that air quality implications are assessed through the following measures: a. undertake an air quality assessment to assess the impact on the AQMA and on the health of residents, and b. take account of any mitigation required in the design of the proposal. xvi. Demonstrate that there is adequate wastewater capacity both on- and off-site to: a. serve the development; b. prevent problems for existing or new users; and c. protect existing water quality.

Eastern Gateway Development Area (Town Square), Bracknell (BRA7)

1. Land at Town Square, The Ring, Bracknell (Eastern Gateway) as shown on the Policies Map and Illustrative Concept Plan, is allocated for a comprehensive well-designed mixed-use development including the following: i. approximately 210 residential units (including 35% affordable homes). ii. 3,160m2 net office floorspace (Class E – restricted). iii. 8,600m2 floorspace for use within Class E (minimum of 500m2 unrestricted) and Class C1 (hotel use). iv. Reprovision of the library either on site or elsewhere in the Town Centre. v. On-site Open Space of Public Value (OSPV), to include retention of existing and/or provision of new public space to serve the development. vi. Provision of Green Infrastructure. vii. Measures to avoid and mitigate the impact of residential development upon habitats sites, in agreement with the Council and Natural England. This will include securing Suitable Alternative Natural Greenspace (SANG) capacity of at least 8ha per 1,000 new population to be provided in perpetuity and a financial contribution towards Strategic Access Management and Monitoring (SAMM) measures. viii. A high-quality public realm including provision of attractive pedestrian connections through and beyond the site, incorporating measures to effectively deal with level changes across the site. ix. On- and off-site infrastructure, including in-kind provision, required to support this development comprising: a. other transport improvements and travel planning, b. education facilities, c. community facilities, d. waste recycling, and e. utility connections. x. Technical investigation and assessment of all sources of flooding (including surface water and groundwater) to determine flood risk management measures to ensure sustainable development, including on-site sustainable drainage systems (SuDS) and off-site drainage improvements where necessary. xi. Provision of an ecological network including retaining, protecting, enhancing, creating and buffering ecological features and a minimum 10% biodiversity net gain together with a site management plan for at least 30 years after the development has been completed. xii. Protection and enhancement of trees through the following measures: a. Undertake a Tree Survey and Arboricultural Impact Assessment, and, b. Where feasible, retain, protect and enhance trees identified within the survey to be of value and, c. Provide appropriate new tree planting as part of the landscaping of the site. xiii. Undertake and take account of an acoustic report. xiv. Demonstrate that there is adequate wastewater capacity both on- and off-site to: a. serve the development; b. prevent problems for existing or new users; and c. protect existing water quality (due to underlying geology and presence of an aquifer).

Infrastructure

1. Development will only be permitted which mitigates its impacts through the timely provision of necessary strategic and local infrastructure to ensure that infrastructure is in place and available when it is required. Development will only be permitted which complies with one or more of the following criteria where relevant: i. it provides or funds necessary new infrastructure or the enhancement of existing infrastructure, to make the development acceptable; ii. it makes use of other sources of funding to bring forward joint infrastructure schemes; iii. it satisfies the requirements of infrastructure and utility providers with regard to future and existing facilities and services; iv. it provides and/or contributes towards the future maintenance of infrastructure provided as a result of the new development. In all cases development will only be permitted where it can be demonstrated that there is adequate provision for the treatment of wastewater in place to prevent wastewater leakage into the environment including rivers. 2. Where viability constraints are demonstrated by robust evidence, the Council will: i. prioritise developer contributions for strategic and local infrastructure in line with relevant policies in the Development Plan; and / or ii. use an appropriate mechanism to defer part of the developer contribution/in-kind provision requirement to a later date; or iii. if necessary, refuse planning permission if the development proposal would be unsustainable without the required infrastructure following consideration of alternative funding sources. 3. Evidence used to demonstrate viability constraints must: i. take account of viability evidence supporting the Local Plan; and ii. be independent, transparent and published; and iii. be fully funded by the applicant (including an independent assessment of the evidence on behalf of the Council); and, iv. be agreed by the Council.

Spatial strategy

1. In order to contribute towards the delivery of sustainable development and meet the vision and objectives of this Local Plan, growth will be accommodated as set out below, reflecting: i. the need to deliver homes and jobs during the plan period and beyond; ii. the need to mitigate and adapt to climate change; iii. the need to maintain or enhance existing local services and facilities, including community facilities; iv. the capacity of existing infrastructure within the defined settlements and the timescale required for any necessary investment and improvement; v. the settlement's role, character and setting; and, vi. environmental and policy constraints. 2. Bracknell i. Development will be focused on Bracknell which is the most sustainable settlement in the Borough, making maximum use of previously developed sites and underutilised land, especially in and around Bracknell Town Centre. Mixed use development is proposed to help the continued revitalisation of the area. This should provide the flexibility to respond to continually changing retail, leisure and other 'main town centre' floorspace needs in a way that enables the area to develop its character and offer in a manner that distinguishes it from other competing centres. ii. Employment development will be concentrated in Bracknell Town Centre (as appropriate) and the designated Employment Areas supporting existing and new businesses through the encouragement of schemes to redevelop sites or extend premises and use land more efficiently. iii. An urban extension will be developed on the south western boundary of the settlement at Beaufort Park, predominantly with family housing and an integrated network of greenspace, to add to the existing supply and to balance the provision of smaller dwellings in the central area. Smaller allocations are also planned within the wider built-up area of Bracknell and on its periphery to add to the short-term supply. iv. The established pattern of residential neighbourhoods arranged around a network of local centres will be retained. 3. Crowthorne and Sandhurst i. Whilst the scale of provision is less than within Bracknell, these settlements offer access to employment, retail, education, health, public transport and other community facilities. Whilst options for growth in these centres are limited (especially the District Centres of Crowthorne and Sandhurst), there may be small scale opportunities for intensification and extensions where appropriate. This would assist in ensuring that suitable floorspace is available to allow centres to adapt and meet the changing needs of local communities. 'Main town centre' floorspace will be directed to these centres and employment floorspace to two designated Employment Areas at Wellington Business Park and Vulcan Way, reinforcing the importance of their role in providing suitable locations for small to medium sized enterprises and job opportunities for local residents. ii. To help provide a continuing supply of housing in this area over the plan period, a greenfield site that adjoins the western boundary of the built-up area of Crowthorne at Derby Field is allocated for a comprehensive well-designed development. Whilst it is recognised that movement patterns are complex and vary with the purpose of the journey, better links to Bracknell will be sought with new development. 4. Binfield and North Ascot i. Binfield fulfils an important role in providing for the everyday needs of local residents and supporting other villages, hamlets and isolated development in the more rural areas beyond the settlement boundary. One further site is being allocated through this Plan in Binfield. This will add to choice and variety in the housing market in this part of the Borough and support and enhance the role of Binfield as a local service centre with particular attention being given to maintaining character and distinctiveness. Whilst North Ascot has a similar role to Binfield, any extension of the settlement is constrained by the surrounding Green Belt. Further growth is therefore limited to development within the settlement. 5. Hayley Green, Winkfield Row (North and South) and Chavey Down i. The limited services and facilities that are present help meet the needs of residents of these settlements. Two greenfield sites are allocated on the northern side of Hayley Green and on the western side of Winkfield Row (South) both providing a proportion of affordable housing and helping to secure mixed communities whilst assisting with the retention and provision of services. 6. All defined settlements i. Within all the above defined settlements there is likely to be a limited supply of housing coming forward through 'windfall' sites. 7. Land in the countryside i. Development in this area is subject to greater restrictions and the area will be protected, in line with local policies. 8. Land within the Green Belt i. Development within these areas is restricted in line with national planning policy. Specific parts of certain villages within the Green Belt have been identified where infill development may be acceptable. 9. Neighbourhood Plans i. The Council will support development proposals in accordance with 'made' neighbourhood plans. It will also guide communities preparing or reviewing neighbourhood plans and developing policies where evidence indicates a need to address particular local requirements. Such policies will reflect the overall strategy for the scale and distribution of development set out in the strategic policies of this Plan.

Settlement hierarchy

1. Proposals for new development will be directed towards the most sustainable locations in accordance with the Borough's settlement hierarchy. 2. Settlement boundaries for first, second, third and fourth tier settlements are defined on the Policies Map. Development within the defined settlement boundaries is acceptable in principle but should be proportionate to the scale, role and function of the settlement. Tier 1: Bracknell Tier 2: Crowthorne and Sandhurst Tier 3: Binfield and North Ascot Tier 4: Hayley Green, Winkfield Row (North and South) and Chavey Down Areas not defined within the settlement hierarchy: 3. Countryside i. Development in small villages, hamlets, scattered development and countryside outside the settlements listed above is restricted to that which requires a countryside location, meets an essential local rural need or supports rural diversification. 4. Green Belt i. Development within these areas is restricted in line with national planning policy. Specific parts of certain villages within the Green Belt have been identified where infill development may be acceptable.

Hierarchy and extent of centres

Development proposals within a centre, which are defined on the Policies Map and Inset Maps, will be supported where they are consistent with the role and function of that centre, having regard to its place in the following hierarchy: Primary Town Centre Bracknell (Inset Map 1) District Centres Crowthorne (Inset Map 2) Sandhurst (Inset Map 3) Local Centres Bagshot Road (Inset Map 4) Binfield (Inset Map 5) Birch Hill (Inset Map 6) Bullbrook (Inset Map 7) College Town (Inset Map 8) Crown Wood (Inset Map 9) Crowthorne (Station Parade) (Inset Map 10) Easthampstead (Inset Map 11) Forest Park (Inset Map 12) Great Hollands (Inset Map 13) Hanworth (Inset Map 14) Harmans Water (Inset Map 15) Martins Heron (Inset Map 16) North Ascot (Fernbank Road) (Inset Map 17) North Ascot (Warren Row) (Inset Map 18) Owlsmoor (Inset Map 19) Priestwood (Inset Map 20) Sandhurst (East of Swan Lane) (Inset Map 21) Sandhurst (Old Mill) (Inset Map 22) Whitegrove (Inset Map 23) Wildridings (Inset Map 24)

Development in Bracknell Town Centre

1. Bracknell Town Centre is designated as a primary town centre and includes a defined Primary Shopping Area as shown on the Policies Map. Development in Bracknell Town Centre will be supported which: i. contributes to the Town Centre's diversity, vitality, viability and environmental quality; ii. provides a mix of uses which may include retail, residential, employment, recreational, leisure, civic, cultural and health facilities; iii. helps meet the local convenience, comparison and specialist shopping needs of the Borough; iv. contributes to its role as a transport hub for the Borough; v. creates a high quality, distinctive and well-designed environment and public realm that helps reduce crime and the fear of crime; vi. conserves and enhances the settings of buildings of special architectural or historic importance; vii. provides necessary infrastructure including public transport services, pedestrian and cycle facilities, green spaces, and affordable housing; viii. improves existing access and connectivity within and to Bracknell Town Centre; and, ix. does not harm the vitality and viability or role of the town centre.

Development of main town centre uses outside of designated centres

1. Retail applications outside of the primary shopping area, and main town centre use applications outside of the defined centre boundary, will be required to demonstrate compliance with the sequential test. They should also comply with the locally set retail impact threshold identified in this policy. Sequential test 2. Development proposals for retail uses (with the exception of ancillary services) should be located within the primary shopping areas of defined town, district and local centres, as defined on the Policies Map. Any development proposals for retail uses outside of primary shopping areas, including extensions to existing facilities, should demonstrate compliance with the sequential test. 3. Development proposals for other main town centre uses (with the exception of offices and ancillary services) should be located within the boundaries of defined town, district and local centres, as defined on the Policies Map. Any development proposals for these uses outside of defined centres, including extensions to existing facilities, should demonstrate compliance with the sequential test. 4. For each of the above considerations, development proposals should only be located in out of centre locations, if having demonstrated appropriate flexibility in form and scale, they cannot be accommodated within a suitable and available centre, or failing that, edge of centre location. When considering edge of centre and out of centre proposals, preference will be given to accessible sites that are well connected to centres. 5. Where development includes offices, it should be located in Bracknell Town Centre, district and local centres or on the designated Employment Areas prior to other areas of the Borough. Applications for ancillary services in designated Employment Areas will be exempt from the sequential test. Impact assessment 6. Development for retail or leisure uses of 1,000m2 or more of gross external floorspace outside Bracknell Town Centre and 500m2 or more of gross external floorspace outside designated district and local centres will only be permitted if it is demonstrated that it will not: i. impact upon existing, committed and planned investment in designated centres within the catchment area of the proposal; and ii. cause a significant adverse impact on the vitality and viability of existing designated town, district and local centres in the Borough's hierarchy of centres and the wider catchment area. 7. New local centres should be reflective of their role and function in the hierarchy of centres. If the total amount of retail or leisure floorspace exceeds: i. the amount specified in the relevant policy and, ii. 500m2 of gross external floorspace, evidence will need to be submitted that demonstrates that the proposed neighbourhood centre would not affect the hierarchy of centres, including the centres' vitality and viability. This evidence will comprise a retail and/or leisure impact assessment, and robust evidence that there are not more sequentially preferable locations which could accommodate the floorspace.

Development proposals in centres

1. Development within any centre defined on the Policies Map and Inset Maps will be supported where it: i. would not have a significant adverse effect on the viability, vitality or character of that or any other centre whether inside or outside the Borough, either alone or cumulatively with other proposals and recent developments; ii. would not have an adverse impact on public health or environmental amenity, particularly in terms of noise, litter and odour; and, iii. would not have an adverse impact on the safety and convenience of highway users. 2. Changes of use from Use Class E to other uses within primary shopping areas defined on the Policies Map and Inset Maps will be permitted where they would not result in there being more than 20% of non-Use Class E units in the primary shopping area of centres. If proposals would exceed this threshold the following factors will be taken into consideration: i. the nature of the proposed use and its contribution to the vitality and viability of the town, district or local centre; and ii. the current mix of uses in the primary shopping area; and iii. the number of vacant units in the primary shopping area; and iv. the number of contiguous units in non-retail use that would be created; and v. whether all reasonable efforts have been made to retain the existing use through proactive and appropriate marketing for at least 12 months on reasonable commercial terms, and that there is no realistic interest in its retention for the current use (evidence would need to be submitted to demonstrate this).

Assessing transport impacts and requirements

1. Development proposals will include full assessment of, and measures to minimise, adverse transport impacts and will include any necessary mitigation. 2. Relevant development proposals must be accompanied by a Transport Assessment or Transport Statement which: i. identifies all transport related impacts arising from the development proposals; ii. sets out mitigation measures to overcome the identified impacts; iii. shows how matters of highway safety have been addressed; and, iv. demonstrates how modes other than the car will be planned for and delivered. 3. Where relevant, modelling of the transport impacts of the development should be carried out.

Travel plans

1. Development which is likely to generate a significant amount of movement will require a Travel Plan which mitigates any adverse transport impacts. The Travel Plan will be expected to: i. have regard to the thresholds and requirements detailed in planning guidance; ii. actively promote sustainable travel modes, while reducing the need to travel; and, iii. include provisions that it will be monitored and reviewed on an annual basis for a minimum of 5 years. 2. Residential development may be required to provide additional financial contributions to allow the Council to implement Travel Plan initiatives for the site and surrounding area.

Parking

1. Development will be approved which: i. provides vehicle and cycle parking (including parking for people with disabilities) and electric vehicle charging facilities; ii. improves the quality and/or increases the amount of parking in defined centres where identified as being appropriate and needed; and, iii. improves the provision, quality, convenience and security of public parking facilities for cycles.

Transport principles

1. Development must prevent, minimise and mitigate negative impacts on the transport network and road safety. Development proposals will be permitted where they: i. provide sustainable modes of transport including the provision of infrastructure and measures that improve travel choice, particularly for pedestrians, cyclists and public transport; ii. provide accessibility and connectivity both within and beyond the Borough boundaries; iii. provide transport solutions which reduce flood risk, greenhouse gas emissions and emissions to air as a result of the development; iv. provide an appropriate level of parking; v. support an accessible public transport network including bus services and associated infrastructure; vi. maintain and where required, improve the capacity and the safe and efficient operation of the public highway network; vii. improve or do not cause unacceptable impact on highway safety; viii. safeguard routes and/or land which is necessary to provide infrastructure to increase highway capacity or widen transport choice; and, ix. provide effective, convenient and safe delivery, collection, servicing, refuse and recycling collection, and emergency access arrangements.

Transport infrastructure provision

1. Where appropriate and relevant, developments will be permitted which: i. provide or make a financial contribution towards new or improved transport infrastructure (including walking, cycling and public transport infrastructure) identified by the Transport Assessment or Transport Statement; ii. provide or improve accessible routes that provide a choice of transport mode to and from essential services; iii. provide appropriate infrastructure and are designed to enable bus services to be provided to serve new development; iv. provide or improve rail infrastructure including related public realm and car parking; v. provide or improve taxi infrastructure at key town centre and transport hubs; vi. secure works and other measures to improve the capacity and functionality of individual roads, junctions and transport corridors where the need for such improvements has been identified in the Transport Assessment or Transport Statement; and, vii. ensure that infrastructure is designed and provided to meet the needs of everyone, including those with mobility issues and those with pushchairs.

Parking

1. Development will be approved which: i. provides vehicle and cycle parking (including parking for people with disabilities) and electric vehicle charging facilities; ii. improves the quality and/or increases the amount of parking in defined centres where identified as being appropriate and needed; and, iii. improves the provision, quality, convenience and security of public parking facilities for cycles.