Planning in Reading

PALMER PARK STADIUM AREA

Additional leisure development for a new swimming pool. Development should: • Demonstrate that car parking to be lost can be replaced on or off-site, or is no longer required; • Ensure that there is no adverse impacts on the use of the park and its sport and leisure facilities; • Ensure that there is no adverse impact on the listed monument and its setting; • Take account of potential archaeological significance; and • Retain public rights of way across the site.

NEW AND EXISTING COMMUNITY FACILITIES

Proposals for new, extended or improved community facilities will be acceptable, particularly where this will involve co-location of facilities on a single site. Proposals for on-site intensification of important facilities, such as schools and healthcare uses, will be supported, subject to other policies in the plan. Proposals for additional development for further and higher education will only be acceptable where it can be demonstrated that it would not lead to a material increase in the need for student accommodation, or that it will be supported by an appropriate increase in existing or planned student accommodation. On-site intensification of some facilities, particularly schools, may result in some loss of open areas. This may be acceptable where the impact on open areas is minimised, and the area has no specific use, or where that use can satisfactorily be accommodated elsewhere on the site, subject to other policies in the plan. The above does not include loss of sports pitches and playing fields, which should only be developed where: a) an assessment clearly shows the area to be surplus to requirements; or b) the loss would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or c) the development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss. New community facilities should be located where there is a choice of means of travel (including walking and cycling), and in existing centres where possible. Where a proposal for a new school meets a clear need, and it would otherwise accord with national and local policy, it will be acceptable on sites identified for residential or other development. Proposals involving the redevelopment of existing community facilities for non-community uses will not be permitted, unless it can be clearly demonstrated that there is no longer a need to retain that facility.

PROTECTION OF LEISURE FACILITIES AND PUBLIC HOUSES

Existing leisure facilities or public houses will generally be retained, and there is a strong presumption in favour of retaining leisure facilities or public houses where they are the only facility of their type in a district, major local or local centre. Developments that would result in the loss of a leisure facility or a public house will not be permitted unless it can be clearly demonstrated that: a. There is no need for this type of facility in this area; or b. The function of the facility can be adequately fulfilled by an existing facility, or a facility proposed as part of the development, where that facility would be at least as accessible to the same catchment; or c. Unless the site is a sports or recreation facility, the impacts on amenity of residents or on crime and security of retaining the facility could not be dealt with through other measures, and would be so severe as to outweigh the benefits to the wider community of retaining the facility.

LEISURE AND RECREATION USE OF THE KENNETSIDE AREAS

Use of the areas around the River Kennet for low-intensity leisure and recreation will be supported. The following sites in particular offer opportunities to enhance recreation and leisure provision: • Former laboratory and fish farm, Fobney Mead; • Land north and east of Rose Kiln Lane. These sites are located wholly or partly in the functional floodplain, and parts of the site and surrounding areas have strong significance for biodiversity. As such, the uses supported by this policy would be low-intensity in nature, with any built development of limited scale, and, within the functional floodplain, water-compatible. Any proposals will need to demonstrate that there will be no adverse impacts on biodiversity, flood risk, landscape, public foot and cycle access along the river, the operation and condition of the river and the operation of the adjacent Water Treatment Works. If a proposal results in additional use of the Kennet by boats, it should not have an adverse effect on the River Kennet Site of Special Scientific Interest further upstream.

NORCOT COMMUNITY CENTRE, LYNDHURST ROAD

Development for residential and replacement community use. Development should: • Avoid detrimental effects on the green link and pedestrian route between Oxford Road and McIlroy Park; and • Take account of potential archaeological significance.

DESIGN AND THE PUBLIC REALM

All development must be of high design quality that maintains and enhances the character and appearance of the area of Reading in which it is located. The various components of development form, including: - Layout: urban structure and urban grain; Landscape; Density and mix; Scale: height and massing; and Architectural detail and materials will be assessed to ensure that the development proposed makes a positive contribution to the following urban design objectives: - Character - a place with its own identity and sense of place Continuity and enclosure Quality of the public realm and provision of green infrastructure and landscaping Ease of movement and permeability Legibility - clear image and easy to understand Adaptability – capable of adaptation over time Diversity – meets a wide range of needs. Developments will also be assessed to ensure that they: - Respond positively to their local context and create or reinforce local character and distinctiveness, including protecting and enhancing the historic environment of the Borough and providing value to the public realm; Create safe and accessible environments where crime and disorder or fear of crime does not undermine quality of life or community cohesion; Address the needs of all in society and are accessible, usable and easy to understand by them, including providing suitable access to, into and within, its facilities, for all potential users, including disabled people, so that they can use them safely and easily; Are visually attractive as a result of good high quality built forms and spaces, the inclusion of public art and appropriate materials and landscaping. Applications for major developments, or other relevant developments, should be accompanied by a design and access statement that deals with all the above matters.

SAFEGUARDING AMENITY

Development will not cause a detrimental impact on the living environment of existing residential properties or unacceptable living conditions for new residential properties, in terms of: Privacy and overlooking; Access to sunlight and daylight; Visual dominance and overbearing effects of a development; Harm to outlook; Noise and disturbance; Artificial lighting; Vibration; Dust and fumes; Smell; Crime and safety; or Wind, where the proposals involve new development of more than 8 storeys. The position of habitable rooms, windows and outdoor living spaces will be particularly important. A back-to-back distance of 20 metres between dwellings is usually appropriate, although the circumstances on individual sites may enable dwellings to be closer without a detrimental effect on privacy. As well as immediate impacts, other aspects to which this policy applies will include matters such as hours of operation of businesses, and effects of traffic movements, particularly of heavy goods vehicles (HGVs). Proposals which would generate regular movements of HGVs on residential roads will not be acceptable. Where an otherwise acceptable development could change its character to a use that would have a greater impact on amenity without needing planning permission, conditions will be applied to restrict such changes.

TALL BUILDINGS

In Reading, tall buildings are defined as 10 storeys of commercial floorspace or 12 storeys of residential (equating to 36 metres tall) or above. Tall buildings will meet all the requirements below. i) Within Reading Borough, tall buildings will only be appropriate within the 'areas of potential for tall buildings' as defined on the Proposals Map. These areas are as follows: CR10a: Station Area Cluster CR10b: Western Grouping CR10c: Eastern Grouping ii) CR10a, Station Area Cluster: A new cluster of tall buildings with the station at its heart will signify the status of the station area as a major mixed-use destination and the main gateway to and most accessible part of Reading. Tall buildings in this area should: • Follow a pattern of the tallest buildings at the centre of the cluster, close to the station, and step down in height from that point towards the lower buildings at the fringes; • Contribute to the creation of a coherent, attractive and sustainable cluster of buildings with a high quality of public realm; • Ensure that adequate space is provided between the buildings to avoid the creation of an overly dense townscape and to allow buildings to be viewed as individual forms; • Be designed to fit within a wider planning framework or master plan for the area, which allows separate parcels of land to come forward at different times in a co-ordinated manner. iii) CR10b, Western Grouping: A secondary cluster of tall buildings would be appropriate to create a distinctive grouping, to mark the area as the civic heart of Reading and a gateway to the centre. Tall buildings in this area should: • Contribute to the development of a cluster of tall buildings that is clearly subservient to the Station Area Cluster; • Be generally lower in height than the tallest buildings planned for the Station Area Cluster; • Be linked to the physical regeneration of a wider area and should not be proposed in isolation; • Where buildings are to be integrated or front onto existing streets, include upper storeys of the taller structures that are set back from a base which is in line with the general surrounding building heights, particularly where the structure adjoins a conservation area; • Not intrude on the key view between Greyfriars Church and St Giles Church, and a view from the open space in the Hosier Street development to St Mary's Church. iv) CR10c, Eastern Grouping: One or two landmark buildings situated at street corners or other gateway sites are appropriate to mark the extent of the business area. Tall buildings in this area should: • Be of a smaller scale than the tallest buildings around the station; • Be slim in nature and avoid dominant massing; • Avoid setting back upper storeys on Kings Road in order to align strategic views into and out of the centre; • Not intrude on the view from Blakes Bridge towards Blakes Cottages. v) In addition to the area-specific requirements, all tall building proposals should be of excellent design and architectural quality, and should: • Enhance Reading's skyline, through a distinctive profile and careful design of the upper and middle sections of the building; • Contribute to a human scale street environment, through paying careful attention to the lower section or base of the building, providing rich architectural detailing and reflecting their surroundings through the definition of any upper storey setback and reinforcing the articulation of the streetscape; • Contribute to high-quality views from distance, views from middle-distance and local views; • Take account of the context within which they sit, including the existing urban grain, streetscape and built form and local architectural style; • Avoid bulky, over-dominant massing; • Conserve and, where possible, enhance the setting of conservation areas and listed buildings; • Use high quality materials and finishes; • Create safe, pleasant and attractive spaces around them, and avoid detrimental impacts on the existing public realm; • Consider innovative ways of providing green infrastructure, such as green walls, green roofs and roof gardens; • Locate any car parking or vehicular servicing within or below the development; • Maximise the levels of energy efficiency in order to offset the generally energy intensive nature of such buildings; • Mitigate any wind speed or turbulence or overshadowing effects through design and siting; • Ensure adequate levels of daylight and sunlight are able to reach buildings and spaces within the development; • Avoid significant negative impacts on existing residential properties and the public realm in terms of outlook, privacy, daylight, sunlight, noise, light glare and night-time lighting; • Provide managed public access to an upper floor observatory and to ground floors where appropriate, and ensure that arrangements for access within the building are incorporated in the design stage; • Incorporate appropriate maintenance arrangements at the design stage.

AREA TO THE NORTH OF FRIAR STREET AND EAST OF STATION ROAD

The area east of Station Road and north of Friar Street, as shown on the Proposals Map, makes a positive contribution to the character of the town centre. The character of the retail units in the Harris Arcade and the overall Station Road and Friar Street frontages will be maintained and, where possible, enhanced. There is potential for some conversion of buildings and some development within the site that does not detrimentally affect its overall character. However, proposals for wholesale redevelopment that would detrimentally affect the overall character will not be supported.

DESIGN IN CENTRAL READING

Applications for development within Central Reading should demonstrate the following attributes: a. Development will build on and respect the existing grid layout structure of the central area, providing continuity and enclosure through appropriate relationships between buildings and spaces, and frontages that engage with the street at lower levels, and contributing towards enhanced ease of movement through and around the central area; b. Development will provide appropriate, well designed public spaces and other public realm, including squares, open spaces, streetscape, utilising high quality and well-maintained hard and soft landscaped areas, and public art, that provide suitable functions and interest, sense of place and safe and convenient linkages to adjoining areas; c. Development should consider and, where possible, include ways of providing green infrastructure designed into the development, for instance through roof gardens, green walls and green roofs, to enhance the otherwise very urban environment; d. The architectural details and materials used in the central area should be high quality and respect the form and quality of the detailing and materials in areas local to the development site; e. Development and any associated public realm should contribute to the diversity of the central area, be capable of easy adaptation over time to meet changing circumstances, and be designed to enhance community safety; and f. Development should be designed with consideration of adjacent development sites, and should not prevent or cause unreasonable burdens on the future development of those sites.

PUBLIC REALM IN CENTRAL READING

Proposals for new development will need to make a positive contribution towards the quality of the public realm of the central area and will be assessed against the following criteria: i. All proposals on sites of more than 1 hectare within the central Reading boundary will need to provide new public open space or civic squares integrated with surrounding development. Smaller developments will contribute towards improvements to the public realm; ii. Imaginative uses of open space and the public realm, which contribute to the offer of the centre, will be encouraged, and new open spaces should be of a size and shape to be flexible enough to accommodate such uses. The provision of water features, trees (including street trees) and other planting, as well as hard landscaping, to create high-quality spaces, will be expected, where appropriate; iii. Development proposals adjacent to or in close proximity to a watercourse will retain and not impede existing continuous public access to and along the watercourses, and will provide legible continuous public access to and along the watercourses where this does not currently exist; iv. The design of developments adjacent to a watercourse, including the refurbishment of existing buildings, will be required to enhance the appearance of the watercourses and to provide active elevations facing the watercourses. Development that turns its back on the watercourses and results in blank or mundane elevations facing the watercourses will not be permitted; v. The public realm should conserve and enhance the historic environment of the centre and the significance of heritage assets therein and their setting, including through layout, materials, hard and soft landscaping. There may be opportunities for areas of public realm to provide improved access to and visibility for heritage assets. Pedestrianisation, traffic management and/or environmental enhancements will continue to be implemented on appropriate streets.

PRIMARY FRONTAGES IN CENTRAL READING

Uses on the ground floor along the designated primary frontages as shown on the Proposals Map will be within one of the following use classes: A1, A2, A3, A4, A5, C1, D1, D2 or related sui generis uses, unless it would be an entrance to upper floors. New developments (or alterations to existing uses) that front onto any of the designated primary frontages will provide an active building frontage with a display window or glazed frontage at ground floor level, in order to contribute to the vibrancy of the town centre, and provide visual interest. Frontages should be of a high visual quality. Any frontages that have the potential to hinder movement or cause unnecessary safety risk will not be permitted. Proposals that would result in the loss of A1 or A2 use such that the proportion of the length of frontage within the street in A1 or A2 use falls below 50% will not be permitted, unless the proposal introduces a use that makes a positive contribution to the overall diversity of the centre. 50% of new primary frontages as shown on the Proposals Map should be in A1/A2 use.

ADVERTISEMENTS

Advertisements will respect the building or structure on which they are located and/or their surroundings and setting in terms of size, location, design, materials, colour, noise, lettering, amount and type of text, illumination and luminance, and will not have a detrimental effect on public safety. The cumulative impact of adverts will be taken into account, and a proliferation of advertisements that detrimentally affects visual or aural amenity or public safety will not be acceptable. All adverts shall comply with the following criteria: a) Advertisements will not obstruct windows, any other sign already located on the building, or cut across significant architectural features such as historic fascias, windows, pilasters, cornices or scrolls; b) Where a shop or business occupies more than one adjacent unit, the advertisement will not run between the shopfronts; c) Advertisements on listed buildings or in Conservation Areas will respect or enhance the building or area, and will respect the key features of the special historic interest; d) Advertisements will not reduce visibility for users of the highway or accesses onto the highway; e) Illumination should not detract from the amenity of the area or pose a safety hazard to users of the highway; and f) Advertisements should not obscure the sight lines of cameras installed for public safety.

SHOPFRONTS AND CASH MACHINES

Shopfronts, individual features of shopfronts and cash machines will respect the character of the building on which they are located and their surroundings, as well as the wider street, in terms of design, colours, materials, lighting, and location. Features that positively contribute to the character of the building and street will be retained and, where possible, restored. Safety and security will be maintained and enhanced. For shopfronts, the following criteria will be fulfilled: a) New shopfronts on listed buildings or in Conservation Areas will respect or enhance the building or area, and will respect the key features of the special historic interest; b) Where a shop occupies multiple units, shopfronts will not run in a continuous horizontal line across the different unit façades. The fascia and the shop windows should be broken up to ensure the features of each unit are not lost; c) Fascia boards should be lower than any first floor windows, and reflect the predominant height of historic fascia boards on surrounding buildings; d) Canopies and blinds over windows and entrances should be for the shading of the shop and should be retractable; and e) Shopfronts should present an active frontage to the street at all times. Where security is essential, security features will be internal, such as internal open mesh grilles. Opaque coverings on shop windows, such as paint and films, will be minimised and will not obscure the window.

PROVISION OF EMPLOYMENT DEVELOPMENT

Provision will be made for a net increase of 53,000-112,000 sq m of office floorspace and 148,000 sq m of industrial and/or warehouse space in Reading Borough for the period 2013 to 2036. Development that would exceed the levels of employment development set out in this policy, after existing permissions and allocations are accounted for, will need to either: (a) demonstrate that it will not result in additional need for local housing; or (b) mitigate its impacts on the need for local housing, which may be through the provision of additional residential development. Proposals to provide a freight consolidation centre in a location with good access to the strategic highway network will be supported, subject to other policies in this plan

LOCATION OF NEW EMPLOYMENT DEVELOPMENT

Major office development will take place in the centre of Reading and along the A33 corridor. Office development will also take place in the other centres in the network set out in Policy RL1, but should be of an appropriate scale to those centres. Other major employment uses, including industrial and storage and distribution will be located in the A33 corridor or in the Core Employment Areas. Non-employment uses that would support the area's economic function may be located in the Core Employment Areas where they do not result in a loss of employment land. The Core Employment Areas are shown on the Proposals Map and set out below: EM2a: Green Park EM2b: North of the M4 EM2c: South of Basingstoke Road EM2d: Bennet Road EM2e: North of Basingstoke Road EM2f: Elgar Road EM2g: Richfield Avenue EM2h: Portman Road EM2i: Wigmore Lane EM2j: Bridgewater Close EM2k: Sterling Way EM2l: Marcus Close EM2m: Paddock Road

LOSS OF EMPLOYMENT LAND

Within the Core Employment Areas, the overall level of employment land should be maintained. Proposals that would result in a loss of such land will not be permitted other than in the exceptional circumstances described below. Where, in exceptional circumstances, it can be demonstrated that a site in a Core Employment Area has no long-term prospect of employment use, a related alternative commercial use or a use which complements the employment use of the area may be considered that would not result in a significant reduction in jobs. In other areas, the following matters will be considered when assessing proposals which would result in a loss of employment land: - (i) Is access by a choice of means of transport, including access to the strategic road network, poor, and likely to remain poor? (ii) Is the continued use of the site for employment, including the potential for redevelopment for employment uses, viable? (iii) Is there a surplus of a similar size and type of accommodation in Reading? (iv) Would continued employment use of the site detrimentally affect the amenity and character of a residential area? (v) Is the need for alternative uses stronger than the need for the retention of employment land? (vi) Would the proposal result in a piecemeal loss of employment land where there is potential for a more comprehensive scheme?

MAINTAINING A VARIETY OF PREMISES

A range of types and sizes of units should be present in the Borough, and proposals should maintain or enhance this range. In particular, the overall level of start-up and grow-on space should be maintained and, where possible, increased, and any loss of small units should be offset by new provision. Proposals should maintain the overall level of storage and distribution uses in the South of Basingstoke Road (EM2c). Subject to these considerations, proposals for redevelopment of older industrial units for more flexible employment premises will be acceptable.

ISLAND ROAD MAJOR OPPORTUNITY AREA

Development in the Island Road Major Opportunity Area will provide approximately 120,000 to 150,000 sq m of new business space comprising mainly industrial and warehouse uses, with some supporting office uses. Development will: i. Locate the noisiest elements of the development away from any existing or planned residential, and include an adequate landscaped buffer to residential to ensure that there are no significant adverse effects through noise and disturbance; ii. Through sensitive design, layout and landscaping, ensure that development does not detract from the character and appearance of the Kennet Meadows major landscape feature; iii. Avoid negative impacts on drainage, water quality and flood risk on or off the site, including in relation to the river intake and groundwater protection zone of the nearby Fobney Water Treatment Works; iv. Take account of potentially contaminated land and potential odour issues arising from the sewage treatment works; v. Protect and where possible enhance biodiversity, particularly related to any development in close proximity to the watercourses, taking the findings of an ecological assessment into account; vi. Protect existing public rights of way and enhance links to the east, across the A33; vii. Safeguard land which is needed for proposed mass rapid transit routes and stops; viii. Take steps to mitigate any significant adverse impacts on the transport network; ix. Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required; and x. Provide measures to ensure that the increase in new employment opportunities offers benefits to the local workforce, including through employment, skills and training measures.

FORMER LANDFILL, ISLAND ROAD

The former landfill site will be developed for warehouse uses with some potential for industrial uses where it would not cause detrimental impacts to existing or planned residential. Development on past landfilled areas will need to demonstrate that it will not cause any negative effects on human health or on the wider environment. The noisiest elements of the development should be located away from any existing or planned residential, in particular residential at Green Park to the south, and development should include an adequate landscaped buffer to residential to ensure that there are no significant adverse effects through noise and disturbance, and a 10m undeveloped buffer to the top of the bank of the watercourse to the east. Development should have regard to the development of the whole site and access should be considered as a comprehensive whole.

NORTH OF ISLAND ROAD

This site will be developed for industrial/warehouse uses. Development should include a strong undeveloped ecological buffer to the River Kennet, as well as an ecological buffer to the brook to the west, to ensure that there are no adverse impacts on the biodiversity value of the watercourse. A buffer should also be provided to existing residential to the west to ensure that there are no significant negative impacts on residential amenity.

ISLAND ROAD A33 FRONTAGE

This site will be developed for commercial use. Proposals for industrial or warehouse use will therefore be appropriate, as will offices in line with the existing permission. Related commercial uses as part of the mix may also be appropriate, although proposals that would involve main town centre uses (excluding offices) will only be appropriate where there is no significant adverse impact on existing centres. The frontage to the A33 will be of high visual quality, and an alignment for a mass rapid transit route through the site in a north-south direction will be a requirement.

16-18 BENNET ROAD

Development for employment uses, preferably for industrial and warehouse development. Development should: • Take account of potential archaeological significance; • Address any contamination on site; • Address flood risk issues; and • Take account of the location of a pumping station in close proximity, which will require liaison with Thames Water.

PART OF FORMER BERKSHIRE BREWERY SITE

Development for employment uses. The site has an existing permission for 33,910 sq m of offices, but would also be suitable for industrial and warehouse development. Related commercial uses as part of the mix may also be appropriate, although proposals that would involve main town centre uses (excluding offices) will only be appropriate where there is no significant adverse impact on existing centres. Development should: • Enhance the setting of the listed Little Lea Farmhouse; • Provide for a green link along the A33 frontage; • Include a landscaped buffer to the watercourses around the site, with development set back at least 10m from the top of the bank of the river wherever possible; • Address any contamination on site; • Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required; and • Safeguard land which is required for mass rapid transit routes and stops.

SUSTAINABLE DESIGN AND CONSTRUCTION

Proposals for new development, including the construction of new buildings and the redevelopment and refurbishment of existing building stock, will be acceptable where the design of buildings and site layouts use energy, water, minerals, materials and other natural resources appropriately, efficiently and with care and take account of the effects of climate change. To meet these requirements: • All major non-residential developments or conversions to residential are required to meet the most up-to-date BREEAM 'Excellent' standards, where possible; • All minor non-residential developments or conversions to residential are required to meet the most up-to-date BREEAM 'Very Good' standard as a minimum; • All non-residential development or conversions to residential should incorporate water conservation measures so that predicted per capita consumption does not exceed the appropriate levels set out in the applicable BREEAM standard. Both residential and non-residential development should include recycling greywater and rainwater harvesting where systems are energy and cost effective.

ADAPTATION TO CLIMATE CHANGE

All developments will demonstrate how they have been designed to incorporate measures to adapt to climate change. The following measures shall be incorporated into development: • Wherever possible, new buildings shall be orientated to maximise the opportunities for both natural heating and ventilation and reducing exposure to wind and other elements; • Proposals involving both new and existing buildings shall demonstrate how they have been designed to maximise resistance and resilience to climate change for example by including measures such as solar shading, thermal mass, heating and ventilation of the building and appropriately coloured materials in areas exposed to direct sunlight, green and brown roofs, green walls, etc; • Use of trees and other planting, where appropriate as part of a landscape scheme, to provide shading of amenity areas, buildings and streets and to help to connect habitat, designed with native plants that are carefully selected, managed and adaptable to meet the predicted changed climatic conditions; and • All development shall minimise the impact of surface water runoff from the development in the design of the drainage system, and where possible incorporate mitigation and resilience measures for any increases in river flooding levels as a result of climate change

DECENTRALISED ENERGY

In meeting the sustainability requirements of this plan, developments of the sizes set out below shall demonstrate how consideration has been given to securing energy for the development from a decentralised energy source. Any development of more than 20 dwellings and/ or non-residential development of over 1,000 sq m shall consider the inclusion of decentralised energy provision, within the site, unless it can be demonstrated that the scheme is not suitable, feasible or viable for this form of energy provision. Where there is existing decentralised energy provision present within the vicinity of an application site, further developments of 10 dwellings or more or non-residential development of 1,000 sq m or more will be expected to link into the existing decentralised energy network or demonstrate why this is not feasible.

WASTE MINIMISATION AND STORAGE

Development should demonstrate measures to minimise the generation of waste in the construction, use and life of buildings and promote more sustainable approaches to waste management, including the reuse and recycling of construction waste and the promotion of layouts and designs that provide adequate, well-designed space to facilitate waste storage, reuse, recycling and composting.

ACCESS TO OPEN SPACE

In areas with relatively poor access to open space facilities (including as a result of severance lines), new development should make provision for, or contribute to, improvements to road and other crossings to improve access to green space and/or facilitate the creation or linking of safe off-road routes to parks.

WATERSPACES

Reading's waterspaces will be protected and enhanced, so that they can continue to contribute to local and regional biodiversity and ecology, flood mitigation, local character, heritage and visual amenity, the provision of accessible leisure and recreational opportunities and, where appropriate, navigation. There will be no adverse impact on the functions and setting of any watercourse and its associated corridor. Where development in the vicinity of watercourses is acceptable, it will:- • Provide appropriate, attractive uses and buildings that enhance the relationship of buildings, spaces and routes to the watercourse, including through creating or enhancing views of the watercourse, and create a high quality public realm; • Make positive contributions to the distinct character, appearance, historic significance, landscape and amenity of the watercourses; • Provide a strengthened role for watercourses as important landscape features, wildlife corridors, historic features and recreation opportunities; • Wherever practical and consistent with its biodiversity role, provide good, level access to and along the waterside for all those who want to use it; • Be set at least ten metres back from the watercourse wherever practicable and appropriate to protect its biodiversity significance; • Improve the quality of watercourse environment through protecting and enhancing habitats and ensuring that habitat creation is balanced with access and urban uses; and • Pursue opportunities for deculverting of watercourses.

BIODIVERSITY AND THE GREEN NETWORK

a) The identified Green Network, the key elements of which are shown on the Proposals Map, shall be maintained, protected, consolidated, extended and enhanced. Permission will not be granted for development that negatively affects the sites with identified interest or fragments the overall network. The Green Network comprises: • Sites with identified biodiversity interest - Local Wildlife Sites, Local Nature Reserves, Biodiversity Opportunity Areas, protected and priority species and their habitats, Priority and Biodiversity Action Plan habitats, and the River Thames and all its tributaries (including the River Kennet and the Kennet & Avon Canal); and • Areas with potential for biodiversity value and which stitch the Green Network together – designated Local Green Space and open green spaces, and existing and potential Green Links. New development shall demonstrate how the location and type of green space, landscaping and water features provided within a scheme have been arranged such that they maintain or link into the existing Green Network and contribute to its consolidation. Such features should be designed to maximise the opportunities for enhancing this network. All new development should maximise opportunities to create new assets and links into areas where opportunities are as yet unidentified on the Proposals Map. b) On all sites, development should not result in a net loss of biodiversity and geodiversity, and should provide a net gain for biodiversity wherever possible. Development should: • Protect and wherever possible enhance features of biodiversity interest on and adjacent to the application site, incorporating and integrating them into development proposals wherever practicable; and • Provide new tree planting, wildlife friendly landscaping and ecological enhancements (such as wildlife ponds, bird and bat boxes) wherever practicable. In exceptional circumstances where the need for development clearly outweighs the need to protect the value of the site, and it is demonstrated that the impacts cannot be: 1) avoided; 2) mitigated or; 3) compensated for on-site; then new development will provide off-site compensation to ensure that there is "no net loss" of biodiversity. Provision of off-site compensation shall be calculated in accordance with nationally or locally recognised guidance and metrics. It should not replace existing alternative habitats, and should be provided prior to development.

MAJOR LANDSCAPE FEATURES AND AREAS OF OUTSTANDING NATURAL BEAUTY

Planning permission will not be granted for any development that would detract from the character or appearance of a Major Landscape Feature. The following areas, as shown on the Proposals Map, are defined as Major Landscape Features: • The Thames Valley; • The Kennet and Holy Brook Meadows; • The West Reading wooded ridgeline; • The East Reading wooded ridgeline; and • The North Reading dry valleys and Chilterns Escarpment. Development which affects the setting of an Area of Outstanding Natural Beauty (AONB) will be accompanied by a Landscape and Visual Impact Assessment that demonstrates that there is no detrimental impact on the North Wessex Downs or Chilterns AONBs in terms of scale, design, layout or location. None of Reading Borough falls within an AONB, but where the urban area meets the Chilterns AONB is shown on the Proposals Map.

TREES, HEDGES AND WOODLANDS

Individual trees, groups of trees, hedges and woodlands will be protected from damage or removal where they are of importance, and Reading's vegetation cover will be extended. The quality of waterside vegetation will be maintained or enhanced. New development shall make provision for tree retention and planting within the application site, particularly on the street frontage, or off-site in appropriate situations, to improve the level of tree coverage within the Borough, to maintain and enhance the character and appearance of the area in which a site is located, to provide for biodiversity and to contribute to measures to reduce carbon and adapt to climate change. Measures must be in place to ensure that these trees are adequately maintained.

AIR QUALITY

Development should have regard to the need to improve air quality and reduce the effects of poor air quality. i. Development that would detrimentally affect air quality will not be permitted unless the effect is to be mitigated. The following criteria should be taken into account: • Whether the proposal, including when combined with the cumulative effect of other developments already permitted, would worsen air quality; • Whether the development is within, or accessed via, an Air Quality Management Area; and • Whether it can be demonstrated that a local worsening in air quality that would not detrimentally affect human health or the environment would be offset by an overall improvement in air quality, for instance through reduction in the need to travel. ii. Where a development would introduce sensitive uses (such as residential, schools and nurseries, hospitals, care facilities) into, or intensify such uses within, an Air Quality Management Area, detrimental effects on that use will be mitigated. Mitigation measures should be detailed in any planning application. If there are significant detrimental effects that cannot be mitigated, the application should be refused. iii. Where required, planning obligations will be used to secure contributions to measures to tackle poor air quality or for air quality monitoring.

POLLUTION AND WATER RESOURCES

Development will only be permitted where it would not be damaging to the environment and sensitive receptors through land, noise or light pollution; where it would result in no deterioration in, or ideally enhance, ground and surface water quality; and where adequate water resources, sewerage and wastewater treatment infrastructure will be in place to support the proposed development prior to occupation. Proposals for development that are sensitive to the effects of noise or light pollution will only be permitted in areas where they will not be subject to high levels of such pollution, unless adequate mitigation measures are provided to minimise the impact of such pollution. Development will only be permitted on land affected by contamination where it is demonstrated that the contamination and land gas can be satisfactorily managed or remediated so that it is suitable for the proposed end use and will not impact on the groundwater environment, human health, buildings and the wider environment, during demolition and construction phases as well as during the future use of the site.

FLOODING AND SUSTAINABLE DRAINAGE SYSTEMS

Development will be directed to areas at lowest risk of flooding in the first instance, following the Sequential and Exceptions Test set out in the NPPF, and taking into account the effects of climate change. It will consider flooding from all sources, including fluvial, surface water, groundwater and sewer flooding. Where development in areas at risk of flooding is necessary, it will not reduce the capacity of the flood plain to store floodwater, impede the flow of floodwater or in any way increase the risks to life and property arising from flooding. Wherever possible, development should be designed to reduce flood risk, both on- and off-site. All major developments must incorporate sustainable drainage systems (SuDS) as appropriate and in line with the Government's Technical Standards. Smaller schemes are encouraged to incorporate SuDS, where possible. Runoff rates should aim to reflect greenfield conditions and, in any case, must be no greater than the existing conditions of the site. Schemes should ensure that the movement of water through vertical infiltration as well as horizontal run-off does not worsen contamination effects. Wherever possible, SuDS provision should maximise ecological benefits, link into the existing Green Network, incorporate tree planting and landscaping and avoid damage to existing significant trees, including through changes to the site hydrology. All new developments in areas of flood risk should give priority to SuDS.

LOCAL GREEN SPACE AND PUBLIC OPEN SPACE

The following Local Green Spaces (LGS) and Public Open Space (POS), as shown on the Proposals Map, will be protected from development. Proposals that would result in the loss of any of these areas of open space, erode their quality through insensitive adjacent development or jeopardise their use or enjoyment by the public, will not be permitted.

UNDESIGNATED OPEN SPACE

There will be a presumption in favour of retention of undesignated open space, which will include allotments. Development should not result in the loss of or jeopardise use and enjoyment of undesignated open space. Development may be permitted where it is clearly demonstrated that replacement open space, of a similar standard and function, can be provided at an accessible location close by, or that improvements to recreational facilities on remaining open space can be provided to a level sufficient to outweigh the loss of the open space. The quality of existing open space should not be eroded by insensitive development on adjoining land.

PROVISION OF OPEN SPACE

All new development should make provision for appropriate open space based on the needs of the development. This can be achieved through on or off-site provision, contributions toward provision or improvement of existing leisure or recreational facilities. On sites of 50 dwellings or more, or for developments where the availability and quality of existing open space has been identified as deficient, new provision will be sought. Development must ensure satisfactory provision of children's play areas and neighbourhood parks. A secure maintenance arrangement shall be demonstrated to ensure that any open space is properly maintained throughout the life of the development. In exceptional circumstances where the Council agrees to the adoption of the open space, a commuted sum for future maintenance will be required as part of any legal agreement. On sites of less than 50 dwellings, or in areas not identified as deficient in the provision of open space, new open space provision, improvements or enhancements will be sought, including through appropriate contributions. The provision of open space for all developments shall satisfy the most urgent need subject to considerations of particular deficiencies. The most up-to-date Open Spaces Strategy should guide provision type and size. New open space should: Be in useable parcels of land and not be fragmented; Be safely and easily accessible and not severed by any physical barrier, including a road; Be accessible to the general public and be designed so as to feel that it is part of the public and not private realm; Create a safe environment, appropriately considering lighting and layout to reduce the fear of crime; Provide some informal landscaping for aesthetic, wildlife and recreational purposes; and Link into the Green Network where possible.

CAVERSHAM PARK

Caversham Park and Caversham Park House are key features of the heritage and landscape of Reading. Caversham Park is a Registered Historic Park and Garden, and the site contains a number of listed features. These assets will be conserved. Conversion of the house from offices to residential and/or a cultural, community or heritage use, or other suitable use compatible with its heritage, will be acceptable if it sustains the significance of the listed building. It is currently estimated that up to 40-45 dwellings could be accommodated, but the figure will be dependent on more detailed historic assessment of the building and the precise mix of uses. Any development or conversion proposals should open as much of the park as possible up to public access, including reinstatement of any historic public footpaths where possible and appropriate. This policy does not allocate the site for additional development over and above conversion of the house. There may be scope for some limited development on previously developed land within the site, which will need to be justified at application stage. Such development must comply with the criteria below: No development will negatively affect the significance of heritage assets and their setting; Development will not detract from the character or appearance of the important landscape; and Development will not negatively affect significant trees or areas of biodiversity importance.

READING PRISON

The prison building itself is of historical significance and is listed, and its historic significance will be conserved and where possible enhanced. The building would be used for a use compatible with its heritage, which might include residential or student accommodation, commercial offices or a hotel, and should include some cultural or heritage element or related retail and leisure that draws on its significance. The site is part of a scheduled ancient monument, and therefore any additional development will be dependent on a thorough demonstration that it would not have detrimental impacts on the significant archaeological interest. The prison adjoins the Abbey Quarter, and development should therefore enhance that area as a heritage destination.

THE READING ABBEY QUARTER

The Abbey Quarter will be a major area for heritage and cultural life within the Borough, offering educational, economic and open space opportunities. The Council will pursue any opportunities to reinstate features of architectural or historic significance and remove features that harm the asset and its setting. Development in the vicinity should promote the architectural, archaeological or historic interest of the Abbey and its setting. The Abbey Quarter will: a. protect and enhance the historic setting and frame the Abbey as Reading's most significant heritage asset; b. manage and maintain its heritage assets within a coordinated approach; c. further reveal significance for public enjoyment through enhanced access, interpretation, archaeological investigations or repair of neglected elements; d. mitigate impacts on transportation networks by strengthening pedestrian, cycling and public transport linkages for increased tourism; and e. represent a cohesive heritage destination for tourism and investment. The Abbey Quarter should be considered in the context of the adjacent Reading Prison site identified in policy CR13, which represents an opportunity to further consolidate the cluster of heritage interest.

PROTECTION AND ENHANCEMENT OF THE HISTORIC ENVIRONMENT

Historic features, areas of historic importance and other elements of the historic environment, including their settings will be protected and where possible enhanced. This will include: • Listed Buildings; • Conservation Areas; • Scheduled Monuments; • Historic parks and gardens; and • Other features with local or national significance, such as sites and features of archaeological importance, and assets on the Local List. All proposals will be expected to protect and where possible enhance the significance of heritage assets and their settings, the historic character and local distinctiveness of the area in which they are located. Proposals should seek to avoid harm in the first instance. Any harm to or loss of a heritage asset should require clear and convincing justification, usually in the form of public benefits. Applications which affect Listed Buildings will not have an adverse impact on those elements which contribute to their special architectural or historic interest including, where appropriate, their settings. Applications which affect Historic Parks and Gardens will safeguard features which form an integral part of the special character or appearance of the park or garden. Development will not detract from the enjoyment, layout, design, character, appearance, features or setting of the park or garden, key views out from the park, or prejudice its future restoration. Applications which affect, or have the potential to affect, the significant features of heritage assets should be justified by a Heritage Statement. The Council will monitor buildings and other heritage assets at risk through neglect, decay or other threats, proactively seeking solutions for assets at risk including consideration of appropriate development schemes that will ensure the repair and maintenance of the asset, and, as a last resort, using its statutory powers. Where there is evidence of deliberate neglect or of damage to a heritage asset, the deteriorated state of the heritage asset should not be taken into account in any decision.

AREAS OF ARCHAEOLOGICAL SIGNIFICANCE

Applicants should identify and evaluate sites of archaeological significance by consulting the Historic Environment Record. This will require an assessment of the archaeological impacts of development proposals to be submitted before the planning application is determined. Planning permission will not be granted in cases where the assessment of the archaeological impacts is inadequate. Where remains cannot be preserved 'in situ,' remains should be properly excavated, investigated and recorded. This will require adequate provision for the identification, investigation, recording and publication of the archaeological resource. Where appropriate, Section 106 agreements will be negotiated to protect, enhance and interpret archaeological remains. Development proposals which will have an adverse effect on scheduled monuments and other nationally important archaeological remains and their settings will not be allowed unless there is clear and convincing justification in the form of overriding public benefits.

ENHANCEMENT OF CONSERVATION AREAS

The special interest, character and architecture of Conservation Areas will be conserved and enhanced. Development proposals within Conservation Areas must make a positive contribution to local character and distinctiveness. Positive consideration will be given to proposals which take opportunities to enhance the character of conservation areas. These may include: Reducing visual clutter caused by negative factors, such as poles and overhead wires, satellite dishes or unnecessary street furniture; Restoring original building features; Removing inappropriate additions or alterations to buildings; Protecting and encouraging the maintenance of green spaces and important trees, particularly where they are intrinsic to the history and character of the area; Improving signage and street furniture; Restoring or re-establishing appropriate paving, railings or walls; Sympathetic landscaping and planting; Improving or restoring green spaces, including front gardens, that are appropriate to the historic interest of a Conservation Area; Signage that reveals and promotes the Conservation Area and its boundaries; Interpretation panels to inform the public of the area's historical significance. Where a Conservation Area Appraisal and Management Plan has been adopted for a particular Conservation Area, this will be a material consideration in determining applications for development.

LOCALLY IMPORTANT HERITAGE ASSETS

Development proposals that affect locally important heritage assets will demonstrate that development conserves architectural, archaeological or historical significance which may include the appearance, character and setting of the asset. Planning permission may be granted in cases where a proposal could result in harm to or loss of a locally important heritage asset only where it can be demonstrated that the benefits of the development significantly outweigh the asset's significance. Where it is accepted by the Local Planning Authority that retention is not important, recording of the heritage asset should be undertaken and submitted alongside development proposals. Replacement buildings should draw upon heritage elements of the previous design, incorporating historical qualities that made the previous building significant. This may include appearance, scale and architectural quality.

PROTECTION OF SIGNIFICANT VIEWS WITH HERITAGE INTEREST

New development should not harm and where possible should make a positive contribution to views of acknowledged historical significance. The following views merit special protection: 1. View from McIlroy Park towards Chazey Barn Farm, the Thames Meadow and the Chilterns escarpment 2. View northwards down Southampton St from Whitley St towards St Giles Church, St Mary's Church and Greyfriars Church 3. View upstream from Caversham Bridge 4. View northwards down Russell St towards the Church of the Holy Trinity 5. View over Alexandra Road Conservation Area toward the Chilterns escarpment 6. View southwards down St Annes Rd towards Downshire Square 7. View of St Annes Church Tower from the west 8. View towards Caversham Park House from the A329(M), railway and surrounding streets 9. View southwards along tree-lined Coley Avenue

NEW DEVELOPMENT IN A HISTORIC CONTEXT

In areas characterised by heritage assets, the historic environment will inform and shape new development. New development will make a contribution to the historic character of the area by respecting and enhancing its architectural and visual qualities and considering how heritage considerations can influence the design of new development. When determining planning applications for new development, the following factors will be taken into consideration: a. The positive contribution of the development to the existing historic townscape (scale, height, mass, proportion, plot size, street form, materials, significant vistas and views, and open space); b. Sensitivity to historic context; c. Reflection of borough-wide major heritage themes that contribute to local distinctiveness (e.g. patterned brickwork or former worker terraced housing); d. Whether development promotes and/or improves access to previously undiscovered or neglected historic significance.

SITES FOR DEVELOPMENT AND CHANGE OF USE IN CAVERSHAM AND EMMER GREEN

The following sites will be developed according with the principles set out in this policy: CA1a READING UNIVERSITY BOAT CLUB, THAMES PROMENADE Development for residential. Where retention of the existing boathouse is not proposed, development will only be permitted subject to its relocation or clear demonstration that its loss is justified in line with policy RL6 or national policy. Development should: • Avoid detrimental visual effects on the Thames Valley major landscape feature; • Take account of the risk of flooding, and locate development only in the portion of the site in Flood Zone 2, closest to Abbotsmead Road; • Provide for a green link across the site from Christchurch Meadows to Abbotsmead Road; and • Take account of potential archaeological significance, and be supported by a desk-based archaeological assessment which should inform the development. Site size: 0.56 ha 16-25 dwellings CA1b PART OF READING GOLF COURSE, KIDMORE END ROAD Development for residential and replacement clubhouse, subject to the future provision of golf on the remainder of the Golf Club site, which fulfils an important sports and leisure function for Reading, being secured. On-site facilities should be provided to mitigate impacts on community infrastructure, including for healthcare. On-site public open space will be provided. Development should: • Avoid adverse effects on important trees including those protected by TPO; • Provide a green link across the site from Kidmore End Road to the remainder of the golf course, rich in plant species and habitat opportunities; • Ensure that vehicular access is provided from suitable roads to the area to be retained for golf; • Take measures to mitigate impacts on the highway network, particularly on Kidmore End Road and Tanners Lane; • Include all parking requirements within the site to avoid exacerbating parking issues on existing streets; • Take account of potential archaeological significance; and • Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required. Site size: 3.75 ha 90-130 dwellings, community provision including healthcare and replacement clubhouse CA1c LAND AT LOWFIELD ROAD Development for residential. Development should: • Avoid adverse effects on important trees including those protected by TPO; • Take account of the potential for biodiversity interest and allow for a green link across the Lowfield Road frontage of the site; • Address any contamination on site; • Avoid detrimental visual effects on the North Reading Dry Valleys and Chilterns Escarpment major landscape feature; and • Take account of potential archaeological significance. Site size: 0.93 ha 24-36 dwellings CA1d REAR OF 200-214 HENLEY ROAD, 12-24 ALL HALLOWS ROAD & 4, 7 & 8 COPSE AVENUE Development for residential. Development should: • Be accessed from Overton Drive; • Be designed to retain important trees and groups of trees, and avoid adverse effects on important trees including that protected by TPO; • Avoid a net loss of biodiversity, and provide for a net gain where possible; • Provide for a green link across the site from the copse to the north of the site southwards; • Take account of potential archaeological significance; • Address air quality impacts on residential use relating to the southern portion of the site; • Address any contamination on site; and • Ensure appropriate back-to-back separation from existing residential. Site size: 0.87 ha 17-25 dwellings CA1e REAR OF 13-14A HAWTHORNE ROAD & 282-292 HENLEY ROAD Development for residential Development should: • Be accessed from Maytree Walk; • Avoid adverse effects on important trees including those protected by TPO; • Avoid a net loss of biodiversity, and provide for a net gain where possible; • Take account of potential archaeological significance; and • Address air quality impacts on residential use. Site size: 0.37 ha 9-13 dwellings

BRUNEL ARCADE AND APEX PLAZA

This area will be developed for a mix of uses at high density, including residential and/or offices. Retail and/or leisure uses will activate the ground floor facing the southern station square. Development should seek to enhance the setting of nearby heritage assets, and views from within the conservation area and Forbury Gardens should be carefully considered.

WEST OF CAVERSHAM ROAD

This area will be developed for residential with on-site open space. Densities will be lower than elsewhere in the Station/River area to reflect the proximity to low-rise residential areas, and the edge of the site nearest to the areas of terracing will require careful design treatment and respect the historic context of areas to the west. Development should take account of mitigation required as a result of a Flood Risk Assessment.

RIVERSIDE

Development should maintain and enhance public access along and to the Thames, and should be set back at least ten metres from the top of the bank of the river. Development should continue the high quality route including a green link from the north of the station to the Christchurch Bridge, with potential for an area of open space at the riverside. The main use of the site should be residential, although some small-scale leisure and complementary offices will also be acceptable. Development should take account of mitigation required as a result of a Flood Risk Assessment.

NAPIER ROAD JUNCTION

A landmark building, containing residential and/or offices is appropriate for this site, which may contain an active commercial use on the ground floor. Land on the Napier Road frontage will be safeguarded for Mass Rapid Transit. Development should take account of mitigation required as a result of a Flood Risk Assessment.

NAPIER COURT

This area will be developed for residential. The design must avoid detrimental effects on the adjacent Thames Valley Major Landscape Feature, and building heights should reduce from west to east across the site. Land on the Napier Road frontage will be safeguarded for Mass Rapid Transit. Development of the Network Rail depot will be dependent on an alternative location at the railway triangle to the west of the centre becoming available. Development should take account of mitigation required as a result of a Flood Risk Assessment.

EAST SIDE MAJOR OPPORTUNITY AREA

Development in the East Side Major Opportunity Area will: i) Provide a more defined urban environment than currently exists, of a medium to high density; ii) Contribute towards the provision of a new residential community at the eastern fringes of the central area. Development for education will be acceptable within the site; iii) Help facilitate greater pedestrian and cycle permeability, in particular east-west links through the area and links between development areas and the station, including improved crossings of the IDR and railway; iv) Safeguard land which is needed for mass rapid transit routes and stops; v) Conserve and enhance the listed buildings, scheduled ancient monument and historic garden in the area and their setting where possible; vi) Give careful consideration to the archaeological potential of the area and be supported by appropriate archaeological assessment which should inform the development; vii) Demonstrate that it is part of a comprehensive approach to its sub-area, which does not prevent neighbouring sites from fulfilling the aspirations of this policy, and which contributes towards the provision of policy requirements that benefit the whole area, such as open space; viii) Provide additional areas of open space where possible, particularly in the centre of the new community; ix) Maintain, improve and create new access along the north side of the River Kennet to the Kennet Mouth; and x) Give early consideration to the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required.

KENAVON DRIVE & FORBURY BUSINESS PARK

This site would be largely residential in nature, although opportunities to create an area of open space close to the Kennet should be sought. Development will link into the newly-opened pedestrian link under the railway to Napier Road.

GAS HOLDER

This area will be used for residential development. Development should enhance the character of the Kennet and should maximise the potential of the site to be a river gateway to Reading. Public access along the river will be sought. Development should be set back at least ten metres from the top of the bank of the river to reflect its wildlife significance. Development should take account of potential contamination on the site.

Other Sites for Development in Central Reading

CR14a CENTRAL SWIMMING POOL, BATTLE STREET Development for residential use once replacement swimming provision has been addressed. Development should: • Conserve and where possible enhance the setting of the Conservation Area and nearby listed buildings; • Take account of nearby scale of development, including higher density development to the east; • Address noise impacts on residential use; • Address air quality impacts on residential use; • Avoid overlooking of the rear of existing residential properties; and • Take account of the potential impact on water infrastructure in conjunction with Thames Water, and make provision for upgrades where required. CR14b FORMER READING FAMILY CENTRE, NORTH STREET Development for residential. Development should: • Address air quality impacts on residential use; and • Take account of potential archaeological significance. CR14c 17-23 QUEEN VICTORIA STREET Change of use of upper floors of listed building from office to residential Development should: • Avoid detrimental effects on the significance of the listed building; • Address noise impacts on residential use; and • Address air quality impacts on residential use. CR14d 173-175 FRIAR STREET AND 27-32 MARKET PLACE Change of use of listed buildings and development of remainder for residential and/or offices with retail and related uses on the ground floor, retaining the arcade form. Development should: • Avoid detrimental effects on the significance of the listed building and the Conservation Area and their settings; • Take account of potential archaeological significance; • Address noise impacts on residential use; and • Address air quality impacts on residential use. CR14e 3-10 MARKET PLACE, ABBEY HALL AND ABBEY SQUARE Development for retail and related uses on ground floor with residential and/or offices on upper floors, designed to enhance contribution of site to Conservation Area. Possible pedestrian link between Market Place and Forbury Square/Abbey Square. Rear servicing and preservation of historic building line. Development should: • Enhance the Conservation Area and the setting of adjacent listed buildings; • Reflect the prevailing height of Market Place; • Take account of the high potential for archaeological significance; • Address noise impacts on residential use; and • Address air quality impacts on residential use. CR14f 1-5 KING STREET Change of use of listed building to ground floor town centre uses and residential on upper floors Development should: • Avoid detrimental effects on the significance of the listed building and the Conservation Area; • Address noise impacts on residential use; and • Address air quality impacts on residential use. CR14g THE ORACLE EXTENSION, BRIDGE STREET AND LETCOMBE STREET Development of the area between the River Kennet and Mill Lane for retail, with use of site at Letcombe Street for public car park Development should: • Address flood risk issues; • Enhance the setting of the Conservation Area; • Take account of potential archaeological significance; and • Address any contamination on site. CR14h CENTRAL CLUB, LONDON STREET Development for residential with potential for ground floor community provision. Development should: • Make a positive contribution to the Conservation Area and the setting of nearby listed buildings; • Retain the iconic mural on the northern frontage; • Take account of potential archaeological significance; • Address noise impacts on residential use; and • Address air quality impacts on residential use. CR14i ENTERPRISE HOUSE, 89-97 LONDON STREET Change of use of listed building from offices to residential Development should: • Avoid detrimental effects on the significance of the listed building and the Conservation Area; • Address noise impacts on residential use; and • Address air quality impacts on residential use. CR14j CORNER OF CROWN STREET AND SOUTHAMPTON STREET Development for residential Development should: • Enhance the setting of nearby listed buildings; • Take account of potential archaeological significance; • Address noise impacts on residential use; and • Address air quality impacts on residential use. CR14k CORNER OF CROWN STREET AND SILVER STREET Development for residential and/or residential care Development should: • Enhance the setting of nearby listed buildings and the Conservation Area; • Take account of potential archaeological significance; • Address noise impacts on residential use; • Address air quality impacts on residential use; • Retain and ensure access to existing water mains and fire hydrants; and • Take account of the potential impact on water infrastructure in conjunction with Thames Water, and make provision for upgrades where required.

LIVING IN CENTRAL READING

Proposals for residential development within the central area will be assessed against the following criteria: i) All proposals for residential development within the central area will be required to contribute towards a mix of different sized units within the development. This will be measured by the number of bedrooms provided within individual units. Ideally, a mixture of one, two and three bedroom units should be provided. As a guide, in developments of 15 dwellings or more, a maximum of 40% of units should be 1-bed/studios, and a minimum of 5% of units should be at least 3-bed, unless it can be clearly demonstrated that this would render a development unviable. ii) Proposals for new residential development within the central area will be required to demonstrate how the issue of potential noise disturbance from neighbouring land uses and other sources, and air quality implications of residential development, have been considered and if necessary, mitigated. New residential development should not be located next to existing town centre uses where those uses would give rise to unacceptable levels of noise and disturbance to the occupiers of the new scheme, unless this can be mitigated. iii) In meeting the requirement to provide affordable housing, in the central area an over-concentration of social renting for single persons will be avoided. iv) Where proposals for serviced apartments and apart-hotels fall outside the C3 use class, they will be located within the Central Core. Such proposals will not be permitted unless the duration of occupation of residents is restricted, to ensure the units are used on a short stay basis and not as residential flats, and information monitoring the implementation of this restriction is regularly supplied.

TERRACED HOUSING IN CENTRAL READING

The character of the following areas of traditional town centre terraced housing will be respected: CR9a: Blakes Cottages; CR9b: Crane Wharf; CR9c: Queen's Cottages; CR9d: Sackville Street & Vachel Road; CR9e: Stanshawe Road. Development should not result in a loss, or have a detrimental effect on the character of, these areas.

SITES FOR DEVELOPMENT IN EAST READING

The following sites will be developed according with the principles set out in this policy: ER1a THE WOODLEY ARMS PH, WALDECK STREET Development for residential, with potential for student accommodation. Development should: • Take account of the prevailing two-storey height of surrounding buildings; • Address air quality impacts on residential use; and • Address any contamination on site. Site size: 0.09 ha 26-38 student studio bedspaces, or equivalent amount of residential ER1b DINGLEY HOUSE, 3-5 CRAVEN ROAD Retention and change of use of locally listed building for residential with limited additional development. Development should: • Retain the locally-listed building, which is subject to an Article 4 direction, and any additional development should enhance its setting; and • Reflect the setback of buildings from the road in the immediate local area. Site size: 0.33 ha 15-22 dwellings ER1c LAND REAR OF 8-26 REDLANDS ROAD Development for residential, with potential for student accommodation or university uses reflecting the existing student accommodation use on the northern part of the site. Development should: • Make a positive contribution to the conservation area and to the setting of adjacent listed buildings; • Take account of potential archaeological significance; • Retain the wall fronting Morgan Road; and • Retain mature trees on the site and provide for a north-south green link, which will reduce the amount of the site that can be developed and will particularly limit development behind 14-24 Redlands Road. Site size: 0.74 ha 12-20 dwellings ER1d LAND ADJACENT TO 40 REDLANDS ROAD Development for residential. Development should: • Avoid adverse effects on important trees including that protected by TPO; • Make a positive contribution to the setting of the conservation area; • Take account of potential archaeological significance; • Ensure appropriate back-to-back separation from existing residential; and • Take account of the potential for biodiversity interest, including bats. Site size: 0.43 ha 23-35 dwellings ER1e ST PATRICK'S HALL, NORTHCOURT AVENUE Development to intensify the provision of student accommodation on site, with retention of locally-listed Pearson's Court. Development should: • Retain the locally-listed building and additional development should enhance its setting; • Take account of potential archaeological significance; • Avoid adverse effects on important trees including those protected by TPO; • Take account of the potential for biodiversity interest, including bats; • Enhance the green link across the northern boundary of the site; and • Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required. Site size: 3.39 ha Net gain of approximately 450-500 bedspaces ER1f HAMILTON CENTRE, BULMERSHE ROAD Development for residential. Development should: • Address any contamination on site; • Address all parking requirements in off-street locations to avoid exacerbating parking issues on existing streets; and • Justify the loss of existing community provision. Site size: 0.35 ha 13-19 dwellings ER1g ALEXANDER HOUSE, KINGS ROAD Redevelopment of offices for residential. Development should: • Take account of potential archaeological significance; • Address noise impacts on residential use; • Address air quality impacts on residential use; and • Ensure appropriate back-to-back separation from existing residential. Site size: 0.16 ha 26-38 dwellings ER1h ARTHUR HILL SWIMMING POOL, 221-225 KINGS ROAD Development for residential whilst retaining the frontage of the building where possible. Development should: • Avoid an adverse impact on the setting of nearby listed buildings; • Consider the merits of the option of retaining the existing frontage; • Address noise impacts on residential use; and • Address air quality impacts on residential use. Site size: 0.11 ha 6-10 dwellings ER1i 261-275 LONDON ROAD Development for residential with district centre uses on the ground floor. Development should: • Be accessed from Cholmeley Road; • Assess and mitigate any impact on the Cholmeley Road/London Road junction; • Make a positive contribution to the setting of the registered historic park at Reading Cemetery; • Take account of potential archaeological significance; • Take account of the potential for contamination; • Address noise impacts on residential use; and • Address air quality impacts on residential use. Site size: 0.16 ha 10-16 dwellings and 360-440 sq m of town centre uses ER1j PALMER PARK STADIUM AREA Additional leisure development for a new swimming pool. Development should: • Demonstrate that car parking to be lost can be replaced on or off-site, or is no longer required; • Ensure that there is no adverse impacts on the use of the park and its sport and leisure facilities; • Ensure that there is no adverse impact on the listed monument and its setting; • Take account of potential archaeological significance; and • Retain public rights of way across the site. Site size: 3.08 ha Approximately 1,000 sq m pool ER1k 131 WOKINGHAM ROAD Development for residential with ground floor local centre uses. Development should: • Avoid adverse effects on important trees including those protected by TPO; • Address any contamination on site; • Address noise impacts on residential use; and • Address air quality impacts on residential use. Site size: 0.15 ha 8-12 dwellings and 400-500 sq m of retail or related use.

131 WOKINGHAM ROAD

Development for residential with ground floor local centre uses. Development should: • Avoid adverse effects on important trees including those protected by TPO; • Address any contamination on site; • Address noise impacts on residential use; and • Address air quality impacts on residential use.

PROVISION OF HOUSING

Provision will be made for at least an additional 15,847 homes (averaging 689 homes per annum) in Reading Borough for the period 2013 to 2036. The Council will continue to work with neighbouring authorities within the Western Berkshire Housing Market Area to ensure that the shortfall of 230 dwellings that cannot be provided within Reading will be met over the plan period.

PRIVATE AND COMMUNAL OUTDOOR SPACE

Dwellings will be provided with functional private or communal open space, including green space wherever possible, that allows for suitable sitting-out areas, children's play areas, home food production, green waste composting, refuse storage, general outdoor storage and drying space. Houses will be provided with private outdoor space whereas flats may be provided with communal outdoor space, balconies and/or roof gardens. The design of outdoor areas will respect the size and character of other similar spaces in the vicinity, clearly identify whether they are private or communal spaces, ensure that they are appropriately related to main entrances, enhance safety and the perception of safety for future residents and the general public, and not be compromised by the relationship of other buildings which may be detrimental in terms of overlooking, overbearing or overshadowing.

DEVELOPMENT OF PRIVATE RESIDENTIAL GARDENS

Proposals for new residential development that includes land within the curtilage or the former curtilage of private residential gardens will be acceptable where: 1) The proposal makes a positive contribution to the character of the area in terms of: • The relationship of the existing built form and spaces around buildings within the surrounding area; • A layout which integrates with the surrounding area with regard to the built up coverage of each plot, building line(s), rhythm of plot frontages, parking areas, and existing pattern of openings and boundary treatments on the site frontage; • Providing appropriate hard and soft landscaping, particularly at site boundaries. This includes features such as the variety of trees, hardstanding/lawns and hedges, etc; • Compatibility with the general building height within the surrounding area; • The materials and elevational detail. These should be high quality, and where appropriate distinctive and/ or complementary; • The arrangement of doors, windows and other principal architectural features and their rhythm between buildings. 2) The application site provides a site of adequate size and dimensions to accommodate the development proposed in terms of the setting and spacing around buildings, amenity space, landscaping and space for access roads and parking; 3) The proposal includes access, which meets appropriate highway standards; 4) The proposal does not lead to tandem development; 5) The design and layout minimises exposure of existing private boundaries to public areas, and avoids the need for additional physical security measures; 6) The proposal does not cause a significant detrimental impact to the amenity of adjacent and nearby occupants; 7) The emphasis is on the provision of family-sized housing; 8) The development provides biodiversity net gain wherever possible, and would not have an adverse impact on biodiversity in terms of the fragmentation of blocks of gardens, which as a unit or in association with adjacent green space are deemed to make an important contribution to biodiversity and contribute to the green network; and 9) The proposal does not prejudice the satisfactory development of a wider area.

STUDENT ACCOMMODATION

New student accommodation will be provided on or adjacent to existing further or higher education campuses, or as an extension or reconfiguration of existing student accommodation. There will be a presumption against proposals for new student accommodation on other sites unless it can be clearly demonstrated how the proposal meets a need that cannot be met on the above sites.

PROVISION FOR GYPSIES AND TRAVELLERS

Proposals for new sites or extensions to existing sites for gypsies, travellers and travelling showpeople will be judged against the following criteria. Proposals should i) Have safe and convenient access onto the highway network; ii) Have good access to a range of facilities including education and healthcare by a choice of means of travel, including walking; iii) Not have an unacceptable impact on the physical and visual character and quality of the area; iv) Not result in an adverse impact on the significance of a heritage asset; v) Be located in line with national and local policy on flood risk, and not involve location of caravans in Flood Zone 3; vi) Not have an unacceptable impact on the amenity of existing residents in surrounding areas, or on future residents of the proposal; and vii) Not result in the loss of biodiversity or important trees, and provide a net biodiversity gain where possible.

SUBURBAN RENEWAL AND REGENERATION

There is scope for some of Reading's suburban residential areas to undergo renewal and regeneration that would achieve the following aims: Improve the local built environment; Improve and modernise the housing stock; and Deliver additional homes. Where development would fulfil the above aims, it would generally be supported, subject to other policies in this plan and provided that: Any loss of undeveloped land would be outweighed by a qualitative improvement in open and green space and by the benefits of development to the community as a whole; Buildings and features that make a positive contribution to the area's character are retained; There would be adequate community facilities to serve the resulting community; and There would not be an unacceptable impact on the highway network as a result of loss of parking areas or garages.

DENSITY AND MIX

The appropriate density of residential development will be informed by: the character and mix of uses of the area in which it is located, including the housing mix, and including consideration of any nearby heritage assets or important landscape or townscape areas; its current and future level of accessibility by walking, cycling and public transport; the need to achieve high quality design; the need to maximise the efficiency of land use; and the need to minimise environmental impacts, including detrimental impacts on the amenities of adjoining occupiers. Indicative densities for different types of area are set out in figure 4.5, but the criteria above may indicate that a different density is appropriate. Residential development capacity figures within the site allocation policies are often based on these densities, but the capacity of each site will likewise depend on various factors that need to be addressed at application stage, including detailed design and layout, and may differ from the range set out in the allocation. Net densities of below 30 dwellings per hectare will not be acceptable. Wherever possible, residential development should contribute towards meeting the needs for the mix of housing set out in figure 4.6, in particular for family homes of three or more bedrooms. As a minimum, on new developments for 10 or more dwellings outside the central area and defined district and local centres, planning decisions will ensure that over 50% of dwellings will be of 3 bedrooms or more, having regard to all other material considerations. Residential proposals for ten houses or more (excluding houses that are to be provided as affordable homes) will consider making appropriate provision for plots as self– or custom-build wherever viable and achievable, based on the number of entries on the self-build register. The provision of self-build plots will be secured through legal agreement. Any plots that have not been sold after 12 months of appropriate marketing will revert to the developer to build.

AFFORDABLE HOUSING

Residential development will make appropriate contribution towards affordable housing to meet the needs of Reading • on sites of 10 or more dwellings, 30% of the total dwellings will be in the form of affordable housing; • on sites of 5 – 9 dwellings, a financial contribution will be made that will enable the equivalent of 20% of the housing to be provided as affordable housing elsewhere in the Borough; and • on sites of 1 – 4 dwellings, a financial contribution will be made that will enable the equivalent of 10% of the housing to be provided as affordable housing elsewhere in the Borough. For sites of 10 or more dwellings, provision should be made on site in the first instance with a financial contribution being negotiated to make up the full requirement as appropriate. In all cases where proposals fall short of the policy target as a result of viability considerations, an open-book approach will be taken and the onus will be on the developer/landowner to clearly demonstrate the circumstances justifying a lower affordable housing contribution. In determining residential applications the Council will assess the site size, suitability and type of units to be delivered in relation to the current evidence of identified needs. The Council will seek an appropriate tenure mix of affordable housing to include social rented, affordable rent, intermediate rent and shared ownership affordable units. The affordable units provided should be integrated into the development. Priority needs are currently for housing with two or more bedrooms that can house families. The Council will regularly monitor and review the need for, and delivery of, affordable housing. The following types of residential development will be exempt from the requirement to provide affordable housing: • Replacement of a single dwelling with another single dwelling; and • Conversion of a dwelling to self-contained flats where there is no new floorspace.

BUILD TO RENT SCHEMES

Planning permission will be granted for developments of self-contained, private rented homes which: 1. Are secured in single ownership providing solely for the rental market for a minimum 20 year term with provision for clawback of affordable housing contributions should the covenant not be met; and 2. Provide tenancies for private renters for a minimum of three years with a six month break clause in the tenant's favour and structured and limited in-tenancy rent increases agreed in advance; and 3. Provide a high standard of professional on-site management and control of the accommodation; and 4. Provide a commitment to high-quality rental arrangements, through meeting Reading Borough Council's voluntary Rent with Confidence Standards or equivalent measures; and 5. Provide for a mix of unit sizes in accordance with Policy H2 or CR6; and 6. Meet the standards of design set out in Policy H5; and 7. Provide 30% on-site affordable housing, either in accordance with Policy H3 and any relevant Supplementary Planning Document; or in the form of Affordable Private Rent Housing as defined and set out in a relevant Supplementary Planning Document.

STANDARDS FOR NEW HOUSING

New build housing should be built to the following standards, unless it can be clearly demonstrated that this would render a development unviable: a. All new build housing outside the Central Area as defined on the Proposals Map will comply with the nationally-described space standard. b. All new build housing will be built to the higher water efficiency standard under Regulation 36(3) of the Building Regulations. c. All major new-build residential development should be designed to achieve zero carbon homes. d. All other new build housing will achieve at a minimum a 19% improvement in the dwelling emission rate over the target emission rate, as defined in the 2013 Building Regulations. e. All new build housing will be accessible and adaptable in line with M4(2) of the Building Regulations, unless it is built in line with M4(3) (see below). f. On developments of 20 or more new build dwellings, at least 5% of dwellings will be wheelchair user dwellings in line with M4(3) of the Building Regulations. Any market homes provided to meet this requirement will be 'wheelchair adaptable' as defined in part M, whilst homes where the Council is responsible for allocating or nominating an individual may be 'wheelchair accessible'.

ACCOMMODATION FOR VULNERABLE PEOPLE

i) Provision will be made for at least an additional 253 residential care bedspaces for elderly people between 2013 and 2036, in addition to the overall housing need. Other specialist accommodation for vulnerable people will address the identified needs, which are primarily for accommodation that enables occupants to live as independently as possible, particularly for older people and people with physical disabilities. ii) Development for specialist accommodation for vulnerable people will fulfil the following criteria: • Developments will, where possible, locate accommodation close to, or incorporate, relevant community facilities, such as healthcare services, or day care for elderly people; • Where development would result in a loss of general housing, it must meet identified needs in the most up-to-date Housing Strategy and be able to accommodate at least an equivalent number of people; • Larger developments will include adequate provision for ambulance access; • Development will incorporate areas of green space, which are particularly important for many groups of vulnerable people; • Developments within residential areas will be designed to respect the residential character of their surroundings; and • Where a development requires a new physical link between buildings and where the gaps between buildings form part of the character of a street, the need for a linkage must be clearly demonstrated, and must avoid negative impacts on the character of the street. iii) Development catering for people with limited mobility will fulfil the following criteria: • Developments should be located within 400 metres of an identified district or local centre and a bus stop on a strategic bus route; and • Development should include secure storage for mobility scooters. iv) Affordable specialist housing for vulnerable people that meets the needs of the most up to date Housing Strategy may count towards affordable housing provision in line with policy H3.

PROTECTING THE EXISTING HOUSING STOCK

Planning permission will not be granted for any loss of residential accommodation or land unless there are exceptional circumstances. Planning permission will not be granted for a net loss in the number of residential units or gross floor area.

RESIDENTIAL CONVERSIONS

Proposals to convert buildings into self-contained flats or for multiple occupation will be assessed against the impact on the amenity and character of the surrounding area, particularly in terms of intensification of activity, loss of privacy, loss of external amenity space, the provision and location of adequate on-site car parking and the treatment of bin storage areas and other related servicing. Proposals to convert properties into self-contained flats or for multiple occupation will only be acceptable where: • The proposal respects the physical character of the area in terms of scale, location, materials and design, the arrangement of doors, windows and other principal architectural features; • The proposal would not, either individually or cumulatively, unduly dilute or harm an existing mixed and sustainable community through the significant loss of single family housing; • There are no unacceptable adverse impacts to residents of the scheme or surrounding properties arising from noise and disturbance in terms of the number and layout of units proposed and the proximity to other properties; • There is no inappropriate stacking and location of rooms between units; • Bin and cycle storage is of an appropriate size and standard for the units proposed and should be located at ground floor level with easy access; and • The resulting property or properties would provide adequate internal floorspace and headroom for residents. Additionally, in the case of conversions of houses to self-contained flats: • The property to be converted measures more than 120 square metres gross; • At least 25% of the units formed and, where there are 4 or fewer units at least one unit of accommodation, should be suitable for family occupation with a minimum of two bedrooms. Additionally, in the case of sui generis houses in multiple occupation (HMOs): • The property to be converted measures more than 120 square metres gross; • There is sufficient communal space. Additionally, in areas covered by an Article 4 direction that restricts changes of use from Class C3 to Class C4: • Planning permission will not normally be granted where the proportion of HMOs (either C4 or sui generis) will result in HMOs representing 25% or more of the residential properties within a circle of 50m radius measured from the application site.

HOUSE EXTENSIONS AND ANCILLARY ACCOMMODATION

An extension to a house or other householder development will be acceptable where it: • Respects the character and appearance of the house in terms of scale, location, materials and design; • Respects the character and pattern of neighbouring properties and appearance of the street as a whole in terms of scale, location, materials and design, the arrangement of doors, windows and other principal architectural features and any important existing building line; • Does not present an overbearing impact on neighbours or a large blank façade to public areas; and • Does not result in a loss of biodiversity within gardens. In addition to the above, ancillary accommodation, such as granny annexes, will be acceptable where it would not be capable of operating as a separate dwelling which could be let or sold separately.

LAND NORTH OF MANOR FARM ROAD MAJOR OPPORTUNITY AREA

Redevelopment of the Manor Farm Road site will primarily be for housing (between 680-1,020 dwellings), an extension to the Whitley District Centre, school provision and open space and public realm improvements, but also include small employment units to replace the Micro Centre, community uses, in addition to a limited amount of employment uses. Development will: i. Not be piecemeal in nature but will only be in appropriately sized/arranged sites that will promote the integration of Kennet Island with the established areas of Whitley to the east. Proposals should be designed in the context of a wider development of the area; ii. Incorporate measures to facilitate improved pedestrian and cycle permeability, in particular east/west links across Basingstoke Road and through to Kennet Island; iii. Enhance the Basingstoke Road frontage to reflect the scale and character of existing residential development to the east; iv. In meeting the Council's sustainability requirements, secure energy from a decentralised energy source; v. Include transitional non-residential uses along the frontage of Manor Farm Road to reflect the commercial nature of land to the south and to avoid introducing new homes into an area where existing commercial activities could detract from the amenities of future residential occupants; vi. Maintain and enhance the vitality and viability of the Whitley District Centre through the provision of additional complementary community facilities and smaller retail units, but not retail warehousing, to serve the local community; vii. Make relevant and necessary contributions to enhance and improve the existing community facilities in the wider Whitley area; viii. Take account of potential surface water flooding, and potentially contaminated land, and ensure that there is no adverse effect on water quality; ix. Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required; and x. Take account of potential archaeological significance.

SOUTH OF ELGAR ROAD MAJOR OPPORTUNITY AREA

Development of the South of Elgar Road site will be for residential (330-500 dwellings), with potential for supporting community uses. The potential for commercial uses to be part of any future mixed-use development hinges on whether a layout can be created that allows the relationship between residential and commercial to be effectively managed. Development will: i. Ensure that there are measures in place, such as an appropriate buffer between new residential development and any adjacent industrial and warehouse uses, to ensure that there are no adverse effects on residents as a result of noise and disturbance and the visual impact of business uses; ii. Provide a high quality landscaped ecological boundary to Waterloo Meadows, and a landscaped green link to connect Waterloo Meadows to the vegetated area to the northeast of Elgar Road; iii. Enhance pedestrian access between Elgar Road and Waterloo Meadows; iv. Retain significant trees on the site wherever possible; v. Give careful consideration to the archaeological potential of the area and be supported by appropriate archaeological assessment which should inform the development; vi. Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required;

PULLEYN PARK, ROSE KILN LANE

Redevelopment of builders merchant and car dealerships for residential, with potential for on-site retail facilities to serve the site. Development should: • Include a landscaped buffer to the River Kennet to ensure no detrimental impacts on the Local Wildlife Site, with development set back at least 10m from the river, retaining trees along the river frontage wherever possible; • Enhance the green link through the site following the stream that links the Holy Brook and River Kennet, including ecological enhancements; • Include a buffer to the commercial uses to the south to ensure that there are no adverse impacts on amenity of residents; • Be designed to avoid overlooking of rear gardens and residential properties to the east of the river on Elgar Road; • Address flood risk issues and not be located in the area of the site at highest risk of flooding (Flood Zone 3); • Take account of potential archaeological significance; • Address air quality impacts on residential use; • Address noise and light impacts on residential use; • Address any contamination on site; and • Take account of the potential impact on water infrastructure in conjunction with Thames Water, and make provision for upgrades where required.

REAR OF 3-29 NEWCASTLE ROAD

Development for residential Development should: • Ensure appropriate back-to-back separation from existing residential; and • Take account of potential archaeological significance;

169-173 BASINGSTOKE ROAD

Redevelopment of industrial and warehousing for residential Development should: • Address air quality impacts on residential use; • Address noise impacts on residential use; • Address any contamination on site; • Take account of potential archaeological significance; • Ensure appropriate back-to-back separation from existing residential; and • Take account of the potential impact on water infrastructure in conjunction with Thames Water, and make provision for upgrades where required.

DEE PARK

The Dee Park area, as identified on the Proposals Map, will continue to be regenerated to provide a sustainable community including the following: • New and improved housing, which increases the overall density of the site, and provides a greater mix of size, type and tenure, including a higher proportion of family housing than at the outset of regeneration; • A new Local Centre including a range of facilities, integrated with housing development; • Improved community facilities, which would be multi-functional and serve a range of groups, and may include sports facilities; and • Improved quality of open space provision, including greater usability of recreational space, and an area of public realm in the centre. Development will be integrated with surrounding areas, provide a safe and secure environment, and enhance transport links to and from the estate. Development will take account of potential surface water flooding. Development will maintain and enhance the role of Ranikhet Primary School in serving the local and wider community.

PARK LANE PRIMARY SCHOOL, THE LAURELS AND DOWNING ROAD

The existing Park Lane Primary School and associated playing fields, hard play areas, car parking and associated facilities will be reprovided on a single extended site at The Laurels, School Road, Tilehurst, which will include replacement early years provision, library and health clinic. If required to support the scheme, subject to it being demonstrated that the loss of the open space is justified under relevant national and local policy, the Downing Road Playing Fields will be developed for residential (45-55 dwellings) together with appropriate public open space, including a play area, and provide an appropriate setting for the existing public footpath that forms the western boundary of the site. Resolution of highway and access issues on Downing Road will be required. Hedgerows and trees should be retained. Improvements to pitches elsewhere will be necessary to help to offset the loss of playing fields. The main Park Lane School Site will be redeveloped for residential purposes (15-20 dwellings) with access off Downing Road and Chapel Hill. Development should address the practicality of retaining elements of the existing building within any new scheme. The Park Lane School Annex will be reused/redeveloped for community or residential purposes, subject to safeguarding the amenity of occupiers of adjacent properties. Development should take account of the potential impact on water infrastructure in conjunction with Thames Water, and make provision for upgrades where required.

OTHER SITES FOR DEVELOPMENT IN WEST READING AND TILEHURST

The following sites will be developed according with the principles set out in this policy: WR3a FORMER COX & WYMAN SITE, CARDIFF ROAD Development for residential, with potential for commercial uses on the western edge of the site, and on-site public open space. Development should: • Take account of access restrictions on surrounding streets and ensure that residential access is generally separated from accesses to commercial areas; • Include all parking requirements within the site to avoid exacerbating parking issues on existing streets; • Ensure appropriate separation or buffers between residential and industrial areas, to improve the relationship between the two uses in the local area; • Use materials on the frontages to existing residential streets that complement the character of those streets, which contain examples of Reading patterned brickwork; • Avoid adverse effects on important trees including those protected by TPO along Addison Road; • Address air quality impacts on residential use; • Address noise impacts on residential use; • Address any contamination on site; • Address flood risk issues arising from a Flood Risk Assessment; • Take account of the potential impact on water infrastructure in conjunction with Thames Water, and make provision for upgrades where required; and • Ensure that development has no adverse effect on water quality. Site size: 1.31 ha 70-110 dwellings WR3b 2 ROSS ROAD & PART OF MEADOW ROAD Development for residential. Development should: • Take account of access restrictions on surrounding streets and ensure that residential access is generally separated from accesses to commercial areas; • Include all parking requirements within the site to avoid exacerbating parking issues on existing streets; • Ensure appropriate separation or buffers between residential and industrial areas, to improve the relationship between the two uses in the local area; • Address air quality impacts on residential use; • Address noise impacts on residential use; • Address any contamination on site; • Ensure appropriate back-to-back separation from existing residential; • Take account of the potential impact on water infrastructure in conjunction with Thames Water, and make provision for upgrades where required; and • Address flood risk issues arising from a Flood Risk Assessment. Site size: 0.6 ha 39-60 dwellings WR3c 28-30 RICHFIELD AVENUE Development for residential. Development should: • Ensure appropriate separation or buffers between residential and industrial areas, to improve the relationship between the two uses in the local area; • Avoid adverse effects on important trees including those protected by TPO; • Take account of potential archaeological significance; • Address air quality impacts on residential use; • Address noise impacts on residential use; • Address any contamination on site; • Take account of the potential impact on water infrastructure in conjunction with Thames Water, and make provision for upgrades where required; • Ensure that Thames Water assets on site are retained; and • Address flood risk issues arising from a Flood Risk Assessment. Site size: 0.78 ha 50-80 dwellings WR3d RIVERMEAD LEISURE CENTRE, RICHFIELD AVENUE Additional development to improve the town's leisure offer, including new swimming provision. Development should: • Address any contamination on site; and • Address flood risk issues arising from a Flood Risk Assessment. Site size: 3.75 ha Additional leisure floorspace WR3e YEOMANRY HOUSE, CASTLE HILL Change of use of listed building to residential use or to potential office or restaurant use. Development should: • Avoid detrimental effects on the significance of the listed building and the Conservation Area; • Address noise impacts on residential use; • Address air quality impacts on residential use; and • Retain the lawn and wooded frontage to Castle Hill as a key part of the setting of the building and conservation area. Site size: 0.44 ha 10-14 dwellings WR3f 4 BERKELEY AVENUE Development for residential. Development should: • Address air quality impacts on residential use; • Address noise impacts on residential use; and • Address any contamination on site. Site size: 0.06 ha 10-14 dwellings WR3i PART OF FORMER BATTLE HOSPITAL, PORTMAN ROAD Development for residential, including appropriate open space provision to complement the existing Battle Square. Development should: • Be accessed from the south rather than directly from Portman Road; • Enhance pedestrian and cycle permeability through the site, including provision of a footpath/cycleway along the northern frontage of the site; • Mitigate any impacts on Cow Lane Bridges and the Norcot Road/Oxford Road/Portman Road roundabout; • Avoid adverse effects on important trees including those protected by TPO; • Provide for a green link along the Portman Road frontage; • Address flood risk issues arising from a Flood Risk Assessment, including from surface water; • Take account of potential archaeological significance; • Take account of the potential impact on water infrastructure in conjunction with Thames Water, and make provision for upgrades where required; • Take account of the location of a pumping station in close proximity, which will require liaison with Thames Water; and • Address any contamination on site. Site size: 2.77 ha 160-240 dwellings WR3j LAND AT MOULSFORD MEWS Development for residential. Development should: • Address air quality impacts on residential use; and • Address any contamination on site. Site size: 0.16 ha 10-16 dwellings

211-221 OXFORD ROAD, 10 AND REAR OF 8 PROSPECT STREET

Development for residential with district centre uses on ground floor Oxford Road frontage, continuing the existing Oxford Road building line. Development should: • Enhance the setting of the Conservation Area and nearby listed buildings; • Address air quality impacts on residential use; • Address noise impacts on residential use; and • Address any contamination on site.

REAR OF 303-315 OXFORD ROAD

Development for residential. Development should: • Retain rear access for properties on Oxford Road; • Only take place as a comprehensive development rather than parts of the site; • Avoid adverse effects on trees protected by TPO; • Address air quality impacts on residential use; • Address noise impacts on residential use; and • Ensure appropriate back-to-back separation from existing residential.

PART OF FORMER BATTLE HOSPITAL, PORTMAN ROAD

Development for residential, including appropriate open space provision to complement the existing Battle Square. Development should: • Be accessed from the south rather than directly from Portman Road; • Enhance pedestrian and cycle permeability through the site, including provision of a footpath/cycleway along the northern frontage of the site; • Mitigate any impacts on Cow Lane Bridges and the Norcot Road/Oxford Road/Portman Road roundabout; • Avoid adverse effects on important trees including those protected by TPO; • Provide for a green link along the Portman Road frontage; • Address flood risk issues arising from a Flood Risk Assessment, including from surface water; • Take account of potential archaeological significance; • Take account of the potential impact on water infrastructure in conjunction with Thames Water, and make provision for upgrades where required; • Take account of the location of a pumping station in close proximity, which will require liaison with Thames Water; and • Address any contamination on site.

LAND AT MOULSFORD MEWS

Development for residential. Development should: • Address air quality impacts on residential use; and • Address any contamination on site.

784-794 OXFORD ROAD

Development for residential. Development should: • Only take place as a comprehensive development rather than parts of the site; • Address air quality impacts on residential use; • Address noise impacts on residential use; and • Address any contamination on site.

816 OXFORD ROAD

Development for residential. Development should: • Address air quality impacts on residential use; • Address noise impacts on residential use; • Address any contamination on site; and • Ensure appropriate back-to-back separation from existing residential.

103 DEE ROAD

Development for residential subject to the fire station being surplus to requirements. Development should: • Address any contamination on site; and • Take account of the potential impact on water infrastructure in conjunction with Thames Water, and make provision for upgrades where required.

AMETHYST LANE

Development for residential. Development should: • Ensure appropriate back-to-back separation from existing residential; and • Take account of the potential impact on water infrastructure in conjunction with Thames Water, and make provision for upgrades where required.

ALICE BURROWS HOME, DWYER ROAD

Development for residential and/or residential care. Development should: • Be accessed from Appleford Road only; • Avoid adverse effects on important trees including those protected by TPO; • Take account of the potential impact on wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required; and • Take account of potential archaeological significance.

CHARTERS CAR SALES, OXFORD ROAD

Development for residential. Development should: • Provide access to the site from Lippincote Court; • Avoid adverse visual impacts on views from the north side of the Thames and on the Thames Valley major landscape feature; • Avoid detrimental impacts on the wildlife value of adjoining wooded areas; • Address air quality impacts on residential use; • Address noise impacts on residential use; • Address any contamination on site; and • Take account of the two-storey character of houses south of Oxford Road.

LAND AT KENTWOOD HILL

Development for residential. Development should: • Be supported by information showing how development fits within a comprehensive approach to the whole area (including WR3t and the protection of the neighbouring allotments and recreation ground); • Assess and mitigate any impacts on the Kentwood Hill/Norcot Road/School Road junction; • Provide adequate footway/cycleway provision to link into existing routes; • Include a landscaped border to Kentwood Hill; • Provide for well-vegetated green links between the copse and the Victoria Recreation Ground, and between the copse and Kentwood Hill; • Avoid adverse effects on important trees, including those protected by TPO, and on the stream in the copse; • Avoid any detrimental impacts upon biodiversity, and provide for biodiversity net gain wherever possible; • Avoid adverse visual impacts on the West Reading Wooded Ridgeline major landscape feature, and ensure that views can be gained through the site from the recreation ground and neighbouring streets towards the Chiltern escarpment; • Take account of potential archaeological significance; and • Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required.

LAND AT ARMOUR HILL

Development for residential. Development should: • Be supported by information showing how development fits within a comprehensive approach to the whole area (including WR3s and the protection of the neighbouring allotments and recreation ground); • Ensure that there is no reduction in vehicle access to, parking for and security of the allotments; • Assess and mitigate any impacts on the Armour Hill/Kentwood Hill junction; • Include a landscaped border to Armour Hill; • Avoid adverse effects on important trees including those protected by TPO; • Avoid any detrimental impacts upon biodiversity, and provide for biodiversity net gain wherever possible; • Avoid adverse visual impacts on the West Reading Wooded Ridgeline major landscape feature; • Take account of potential archaeological significance; and • Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required.

SECURING INFRASTRUCTURE

Proposals for development will not be permitted unless infrastructure, services, resources, amenities or other assets lost or impacted upon as a result of the development or made necessary by the development will be provided through direct provision or financial contributions at the appropriate time. Employment development should provide mitigation measures in line with its impacts on labour and skills and on the transport network. In determining appropriate provision or contribution, the highest priority will be given to the following: Transport infrastructure, including major cross boundary or sub-regional infrastructure projects; Open space, green infrastructure and other measures to improve or enhance biodiversity; Education, including cross-boundary facilities; Economic development services and infrastructure, including employment, skills and training development initiatives and childcare provision. Where relevant a high priority will also be given to the appropriate provision of the following: Energy infrastructure, including decentralised energy projects; Health provision; and Police Service infrastructure. Other measures, as follows, should also be considered where a specific need is identified and justified: Community facilities; Leisure and cultural infrastructure; Reading Central Area infrastructure and amenities, including public realm and street care enhancements; Environmental improvements outside the Central Area, such as within local centres, including off-site street tree and other tree planting; Measures to tackle poor air quality or for on-going air quality monitoring; and Flood mitigation and prevention measures.

ROYAL BERKSHIRE HOSPITAL

The Royal Berkshire Hospital is a highly significant facility which serves the needs of Reading as well as much of its hinterland. Unless it is proposed to move to a new site, the Hospital site on Craven Road will continue to be a focus for healthcare development to meet requirements, and the site will need to be flexible to adapt to changing technologies or modes of service delivery. Such development will be supported where it complies with the following criteria: • Where development would result in an increase in staff or visitors, it should be accompanied by measures which ensure that development does not have an adverse effect on the functioning of the highway, either as a result of increased use or by resulting in additional on-street parking in surrounding streets; • Development will conserve the listed main block on London Road and 17 Craven Road, ensuring that their use is consistent with its conservation; • Development would not result in adverse effects on the setting of listed buildings and conservation areas; and • There will be no significant detrimental impact on neighbouring residential properties. Any long-term proposal for moving the hospital to a new site in the Reading area would be supported where it would ensure that such a move would enhance its accessibility to residents of Reading and the rest of its catchment, would not lead to a reduction in standards of care, and where it would comply with other policies in the Plan.

TELECOMMUNICATIONS DEVELOPMENT

Proposals for telecommunications development will be permitted provided that: • They do not have an adverse impact on the visual amenity of the surrounding area or on the significance of a heritage asset; • The apparatus will be sited and designed so as to minimise its visual impact by the use of innovative design solutions such as lamp column 'swap-outs' or concealment/camouflage options; and • Alternative sites and site-sharing options have been fully investigated and it has been demonstrated that no preferable alternative sites are potentially available which would result in a development that would be less visually intrusive.

PRESUMPTION IN FAVOUR OF SUSTAINABLE DEVELOPMENT

A positive approach to considering development proposals will be taken that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework (NPPF). Where appropriate, the Council will work proactively with applicants jointly to find solutions which mean that proposals can be approved wherever possible. Planning law requires that applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise. Planning applications that accord with the policies in the development plan (including, where relevant, with policies in neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise. Proposed development that conflicts with the development plan will be refused, unless other material considerations indicate otherwise. Where there are no policies relevant to the application or the policies which are most important to determining the application are out of date at the time of making the decision then permission will be granted unless material considerations indicate otherwise – taking into account whether: • The application of policies in the NPPF that protect areas or assets of particular importance provides a clear reason for refusing the development proposed; or • Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole.

DEFINITION OF CENTRAL READING

The Central Area boundary as shown on the Proposals Map will mark the edge of the town centre other than where specified. However, for the purposes of application of the sequential test for main town centre uses, the following definitions as defined on the Proposals Map are used: • Retail development will take place in the Primary Shopping Area; • Major office development of over 1,000 sq m will take place in the Office Core; and • Other main town centre uses will take place in the Central Core.

STATION/RIVER MAJOR OPPORTUNITY AREA

Development in the Station/River Major Opportunity Area will: i) Contribute towards providing a high-density mix of uses to create a destination in itself and capitalise on its role as one of the most accessible locations in the south east. Development for education will be an acceptable part of the mix; ii) Help facilitate greater pedestrian and cycle permeability, particularly on the key movement corridors. North-south links through the area centred on the new station, including across the IDR, are of particular importance; iii) Provide developments that front onto and provide visual interest to existing and future pedestrian routes and open spaces; iv) Safeguard land which is needed for mass rapid transit routes and stops; v) Provide additional areas of open space where possible, with green infrastructure, including a direct landscaped link between the station and the River Thames; vi) Give careful consideration to the areas of transition to low and medium density residential and conserve and, where possible, enhance listed buildings, conservation areas and historic gardens and their settings; vii) Give careful consideration to the archaeological potential of the area and be supported by appropriate archaeological assessment which should inform the development; viii) Demonstrate that it is part of a comprehensive approach to its sub-area, which does not prevent neighbouring sites from fulfilling the aspirations of this policy, and which contributes towards the provision of policy requirements that benefit the whole area, such as open space; and ix) Give early consideration to the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required.

STATION HILL & FRIARS WALK

This area will be developed for a mix of uses at a high density, including retail and leisure on the ground and lower floors and residential and offices on higher floors. There will be enhanced links through the site, including in a north-south direction into the Station Hill area and through to the station, and a network of streets and spaces. Frontages on key routes through the site should have active uses. The edge of the site nearest to the areas of traditional terracing west of Greyfriars Road will require careful design treatment.

West Side Major Opportunity Area

Development in the West Side Major Opportunity Area will: i) Contribute towards providing a mix of uses including residential. Development for education will be an acceptable part of the mix; ii) Help facilitate greater pedestrian and cycle permeability, in particular on key movement corridors and east-west links through the area and between development areas and the station, including improved crossings of the IDR where achievable; iii) Safeguard land which is needed for mass rapid transit routes and stops; iv) Provide additional or improved areas of open space where possible, generally in the form of town squares, and provide additional green infrastructure where possible; v) Give careful consideration to the areas of transition to low and medium density residential and conservation areas and conserve and, where possible, enhance listed buildings and conservation areas and their settings; vi) Give careful consideration to the archaeological potential of the area and be supported by appropriate archaeological assessment which should inform the development; vii) Demonstrate that it is part of a comprehensive approach to its sub-area, which does not prevent neighbouring sites from fulfilling the aspirations of this policy, and which contributes towards the provision of policy requirements that benefit the whole area, such as open space; and vii) Give early consideration to the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required. Development at Chatham Place is now complete. Development will be in line with the following provisions for each of the remaining sub-areas: CR12a, CATTLE MARKET: This site will be developed for a mix of edge-of-centre retail uses, and residential development, along with public car parking. The retail may include bulky goods, but should not include a significant element of non-bulky comparison goods retail. It must be designed to reflect the urban grid layout and built form of the centre and a single storey retail warehouse will not be permitted. Development should take account of mitigation required as a result of a Flood Risk Assessment. CR12b, GREAT KNOLLYS STREET & WELDALE STREET: This area will be developed primarily for residential. Any development which would result in the loss of small business units should seek to replace as many of those units as possible, preferably on site. There should be a careful transition to the lower density residential areas to the west. Listed buildings and their settings in the area will be conserved and where possible enhanced. CR12c, CHATHAM STREET, EATON PLACE AND OXFORD ROAD: Development of this area will be primarily for residential, with potential for community uses. There may also be some small scale retail and leisure uses on the Oxford Road frontage. This area is surrounded by heritage assets or low-rise residential, and inappropriate building scale at the fringes of the site will not be permitted. There is an opportunity to enhance the Oxford Road frontage, including with tree planting. CR12d, BROAD STREET MALL: The site will be used for continued retail and leisure provision, maintaining frontages along Oxford Street and St Mary's Butts, and improving frontages to Hosier Street and Queens Walk, with uses including residential, with some potential for offices, on upper floors. This may be achieved by comprehensive redevelopment. Alternatively, a development which retains the existing mall with additional development above may be appropriate where it improves the quality of the existing mall frontages. CR12e, HOSIER STREET: Development on this site will result in a new residential community centred around an improved area of public open space and a high quality environment, with an improved entrance to the site from St Mary's Butts. The edges of the open space will be activated with retail, leisure and/or other main town centre uses such as hotel use, and development may also include some limited offices uses. The Hexagon theatre will only be developed if a replacement facility for Reading, expected to be in the same area, is provided, and approaches to the theatre will be improved. Development will also include a replacement site for the street market. The car parking below ground level will be retained and incorporated into the development.

NOISE GENERATING EQUIPMENT

Where noise generating equipment is proposed, the noise source specific level (plant noise level) should be at least 10dBA below the existing background level as measured at the nearest noise sensitive receptor.

WHITEKNIGHTS CAMPUS, UNIVERSITY OF READING

The University of Reading is a national and international educational establishment of strategic importance which will continue to adapt and expand over the plan period. The Whiteknights Campus as shown on the Proposals Map will continue to be a focus for development associated with the University of Reading. Such development may include additional staff, teaching, research and enterprise accommodation, infrastructure and services, and sports and leisure facilities among other uses. Access to and within the site will be improved where necessary. Where development would result in a material need for additional students to be housed, it should be supported by an appropriate increase in existing or planned student accommodation. Provision of new student accommodation on the Whiteknights Campus, or as a reconfiguration or extension of nearby dedicated accommodation, will therefore be acceptable subject to other policies in the Plan. Development will accord with the following criteria: • Areas of wildlife significance and current or potential green links will be retained or enhanced, and not detrimentally affected by development, including through light effects; • The safety of those using the campus will be maintained or enhanced; • There will be no significant detrimental impact on the amenity of neighbouring residential properties; and • The loss of undeveloped areas on the site will be weighed against the benefits of development to the wider community.

HAZARDOUS INSTALLATIONS

Proposals for hazardous substances consent, or development in the vicinity of hazardous sites or pipelines, will not be permitted unless it has been satisfactorily demonstrated that the amount, type and location of hazardous substances would not pose adverse health and safety risks to the surrounding population and environment; and that any necessary special precautions to limit other potential societal risks to acceptable degrees would be put in place prior to the development commencing.

LAND SOUTH WEST OF JUNCTION 11 OF THE M4

This land may be required for uses associated with any major development around Grazeley if identified in plans of Wokingham Borough Council and West Berkshire District Council. The form of any development, if identified, is yet to be determined, and therefore no further details can be set out in this policy. Any development will take account of potential archaeological significance and will need to ensure a 10m ecological buffer to the top of the bank of the watercourse.

FRIAR STREET & STATION ROAD

There will be active retail and leisure uses on the ground floor along Friar Street and Station Road, with a mix of uses on higher floors. Development should enhance linkages in a north-south direction to link to the Station Hill area. Listed buildings and their settings in the area will be conserved, and opportunities to improve the environment of Merchants Place will be sought.

GREYFRIARS ROAD CORNER

There will be active retail and leisure uses on the ground floor along Friar Street, with a mix of uses on higher floors and in the rest of the area. The edge of the site nearest to the areas of traditional terracing west of Greyfriars Road will require careful design treatment.

NORTH OF STATION

There will be retail and leisure development on the ground floor activating the streets and spaces including the new northern station square, with other uses including residential and offices on upper floors. Retail will have good pedestrian links to, and will not have a detrimental impact on, the rest of the retail core of the centre. Public car parking will be provided. A high quality route incorporating a green link should be provided through to the Thames. Development should take account of mitigation required as a result of a Flood Risk Assessment, and should consider opportunities to open up the culverted Vastern Ditch and enhance it as an ecological feature.

BROAD STREET MALL

The site will be used for continued retail and leisure provision, maintaining frontages along Oxford Street and St Mary's Butts, and improving frontages to Hosier Street and Queens Walk, with uses including residential, with some potential for offices, on upper floors. This may be achieved by comprehensive redevelopment. Alternatively, a development which retains the existing mall with additional development above may be appropriate where it improves the quality of the existing mall frontages.

HOSIER STREET

Development on this site will result in a new residential community centred around an improved area of public open space and a high quality environment, with an improved entrance to the site from St Mary's Butts. The edges of the open space will be activated with retail, leisure and/or other main town centre uses such as hotel use, and development may also include some limited offices uses. The Hexagon theatre will only be developed if a replacement facility for Reading, expected to be in the same area, is provided, and approaches to the theatre will be improved. Development will also include a replacement site for the street market. The car parking below ground level will be retained and incorporated into the development.

FORBURY RETAIL PARK

This site would be the focus of the new residential community, and, alongside residential, additional retail, leisure and community uses at a scale to serve the Kenavon Drive area would be appropriate. It should include a new area of open space and enhance the frontage to the canal, including a buffer zone to the top of the canal bank to reflect its wildlife significance. Implementing this policy may involve complete redevelopment or using new additional development to improve the existing urban form of the area. Some parts of the site are likely to be implemented in the long term.

LEISURE, CULTURE AND TOURISM IN CENTRAL READING

The Central Core will be the prime focus for major leisure, cultural and tourism development. Leisure, cultural and tourism uses that would attract a wide range of people into the centre will be encouraged. Innovative solutions to leisure provision will be encouraged, particularly those that make best use of available (often limited) site area. The River Thames is a prime location for new or improved tourist attractions, and as such, this area is suitable for informal recreation and sporting uses and associated small-scale development, as well as improvements to management and access. Development or improvements in this area will be expected to add to or maintain the setting and character of the Thames and to conserve and enhance ecological value.

DRINKING ESTABLISHMENTS IN CENTRAL READING

A range of complementary evening and night-time uses that appeal to all sections of Reading's society, and contribute to the 18-hour welcome, will be provided. Such uses should not give rise to adverse impacts on the amenity of nearby residents and other town centre users. Those uses that are likely to have an adverse impact on amenity or the character and/ or function of the Central area, will not be permitted. Proposals for pubs, bars and clubs should be accessible to current and proposed night-time public transport services.

SMALL SHOP UNITS IN CENTRAL READING

Small shop units make an important contribution to the diversity of the centre. Some areas of the centre are particularly characterised by small units, of less than 75 sq m. These include the arcades, Cross Street, Queen Victoria Street, Union Street, and any other areas designated in the future. Within the areas characterised by small shop units, the amalgamation of individual shop fronts will not be permitted. Major new retail development (more than 2,500 sq m) for multiple units in the Primary Shopping Area should include some provision for a range of small shop units.

NETWORK AND HIERARCHY OF CENTRES

The following network of centres are identified and defined on the Proposals Map: The vitality and viability of these centres should be maintained and enhanced. Some centres are based around a small area of green, and where this is an important part of the layout and function of the centre, it will be retained and where possible enhanced. The following improvements will be acceptable in all centres: • Accessibility and transport improvements; • Broadening range of facilities; • Residential use of upper floors; and • Environmental enhancements. Central Reading will see the greatest levels of development and change. Development and change, including intensification of town centre uses, will also take place within smaller centres in line with the role of the centre in the network. The smaller centres which are expected to be the main focus for intensification, change and additional community facilities will be The Meadway and Whitley District Centres.

SCALE AND LOCATION OF RETAIL, LEISURE AND CULTURE DEVELOPMENT

Provision will be made for up to 34,900 sq m of retail and related facilities in Reading to 2036, together with new leisure facilities. Retail and main town centre leisure and culture development, where it would mean a net gain of over 2,500 sq m, will take place in, or as an extension to, the centre of Reading, unless it is on a site allocated for such development. Where a need for additional development has been identified, and no sites are available in or adjoining the centre of Reading, or other defined centres, a sequential approach should be adopted to identifying alternative sites. All development will comply with the relevant tests for retail, leisure and culture development set out in national policy.

VITALITY AND VIABILITY OF SMALLER CENTRES

a) Within the Key Frontages (identified on the Proposals Map), development involving a net loss of A1 retail or A2 financial and professional to other 'centre uses' will only be permitted where: • There would be no more than 3 consecutive units which are not in A1 or A2 retail use; and • The proportion of the total length of the Key Frontage within the centre that is in A1 or A2 use would exceed the relevant proportion below: Caversham, Cemetery Junction, Tilehurst Triangle and Whitley District Centres; Christchurch Road, Coronation Square, Wensley Road and Whitley Wood Local Centres: 60% Emmer Green, The Meadway, Oxford Road West and Shinfield Road District Centres; Wokingham Road Major Local Centre; Basingstoke Road North, Dee Park, Erleigh Road and Northumberland Avenue North Local Centres: 50% Whitley Street Major Local Centre: 40% b) Within district, major local and local centres, development will be permitted provided that: • There would be no more than 2 consecutive A5 takeaways, and no more than 30% of the length of the Key Frontage would be in takeaway use; and • There would be no net loss of 'centre uses' for 'non-centre uses' at the ground floor (apart from entrances to upper floors) except in exceptional circumstances. On upper floors, other uses including residential ('living over the shops') will be acceptable. c) Within and adjacent to district, major local and local centres, all new development should provide some 'centre uses' at the ground floor, unless it can be clearly demonstrated that this would not be possible or appropriate. d) Where the Key Frontages within a centre as identified on the Proposals Map are proposed to significantly change, or have already significantly changed, as a result of redevelopment, meaning that criteria a) and b) cannot be applied, proposals should ensure that a strong retail character is retained within the ground floor of the centre, and that ground floor concentrations of consecutive units not in A1 or A2 use, in particular A5 takeaways, are avoided.

BETTING SHOPS AND PAYDAY LOAN COMPANIES

Proposals for new betting shops or payday loan shops will not be permitted where it would result in three or more betting shops and/or payday loan shops within a 150 metre radius of the application property.

IMPACT OF MAIN TOWN CENTRE USES

Proposals that include more than 1,000 sq m (gross) of new or additional floorspace for main town centre uses in an edge-of-centre or out-of-centre location should demonstrate that there will be no significant adverse impact on existing centres. Ensuring that centres within areas of deprivation are not adversely affected is of particular local importance.

THE MEADWAY CENTRE, HONEY END LANE

Development of existing shopping centre to provide a new district centre including retail and leisure uses. Development should be as comprehensive as possible. There will be no net loss in residential, and a net gain will be provided where possible. Development should: • Enhance the diversity of types and sizes of uses within the district centre; • Ensure that district centre uses including a strong retail component is provided on ground floors; • Improve links within the centre and to adjoining areas, and be designed to draw people into the centre; • Not take the form of additional development that does not seek to address the centre's existing design issues; • Be arranged around a quality public space which can serve as a focus for the community; • Include new tree planting and retain existing important trees where possible; • Avoid detrimental effects on the biodiversity and landscape significance of the woodland to the north and west of the site; • Provide for an enhanced green link at the south and west of the site between Prospect Park and the Meadway Woodland; • Reduce height towards the rear of residential properties on Cockney Hill; • Be designed to reduce opportunities for crime and anti-social behaviour; • Be accessed from existing accesses; • Enhance cycle access to the site; and • Address any contamination on site.

ACCESSIBILITY AND THE INTENSITY OF DEVELOPMENT

The scale and density of development will be related to its level of accessibility by walking, cycling and public transport to a range of services and facilities, with the densest and largest scale development taking place in the most accessible locations. Unless it can be demonstrated that the accessibility of a site is to be significantly upgraded, for example, by providing high quality pedestrian routes or providing access to good public transport services, any new development must be at a scale, density and intensity appropriate to that level of accessibility.

ACHIEVING THE TRANSPORT STRATEGY

Proposed development should contribute appropriately to meeting the objectives of the most up-to-date Local Transport Plan or any successor document, including sub-strategies, specific projects identified and the local action plans. Planning permission will not be granted for major development proposals unless there is a commitment to implement measures to promote and improve sustainable transport facilities, such as through provision to encourage walking, cycling and the use of public transport; and through agreed travel plans, safe routes to local facilities and services, including schools and parks, and similar measures. All development proposals should make appropriate provision for works and contributions to ensure an adequate level of accessibility and safety by all modes of transport from all parts of a development, particularly by public transport, walking and cycling, in accordance with any agreed transport assessment submitted as part of the application.

MAJOR TRANSPORT PROJECTS

Priority will be given to the implementation of the major transport projects identified in the Local Transport Plan (or any successor document) and other identified major transport projects. Land required for these projects will be safeguarded where necessary. These will include: Mass Rapid Transit Park and Ride sites Green Park station and interchange Reading West station upgrade Cow Lane bridges Crossing of the River Thames National Cycle Network Route 422 Development of high-quality bus services Land to be safeguarded for the following projects is shown on the Proposals Map: southern and eastern Mass Rapid Transit route (TR2a), Green Park Station and Interchange (TR2b), Reading West Station (TR2c), Cow Lane Bridges (TR2d) and National Cycle Network Phases 1 and 2 (TR2e).

ACCESS, TRAFFIC AND HIGHWAY-RELATED MATTERS

In determining proposals involving a new or altered access onto the transport network, improvement works to the transport network, the creation of new transport infrastructure or the generation of additional trips on the transport network, consideration will be given to the effect on safety, congestion and the environment. Development will only be permitted where:- i) Accesses and works to the highway comply with the adopted standards of the Transport Authority; ii) The development would not have a material detrimental impact on the functioning of the transport network; iii) The proposals would not be detrimental to the safety of users of the transport network, including pedestrians and cyclists; iv) The proposal would not generate regular movement of heavy goods vehicles (HGVs) on unsuitable roads, or on roads without easy access to the Classified Highway Network; and v) For non-residential uses, or new dwellings on classified roads, off-street servicing would be provided. Proposals involving either the construction of a new site access, or a material increase in the use of an existing site access, directly onto the Classified Highway Network will not be acceptable if they would be likely to result in the encouragement of the use of the network for short local trips or compromise the safe movement and free flow of traffic on the network or the safe use of the road.

CYCLE ROUTES AND FACILITIES

Developments will be expected to make full use of opportunities to improve access for cyclists to, from and within the development and to integrate cycling through the provision of new facilities. Development of new facilities for cycling, such as cycle hire points and cycle parking, will be acceptable. The cycle routes identified in the most up-to-date Cycling Strategy will be maintained, enhanced and added to or extended. Development will not detrimentally affect an identified cycle route. Where opportunities exist, improvements to that route, including the provision of connecting routes, and/or cycling facilities will be sought within developments or through planning contributions.

CAR AND CYCLE PARKING AND ELECTRIC VEHICLE CHARGING

Development should provide car parking and cycle parking that is appropriate to the accessibility of locations within the Borough to sustainable transport facilities, particularly public transport. Development should make the following provision for electric vehicle charging points: • All new houses with dedicated off-street parking should provide charging points; • Within communal car parks for residential or non-residential developments of at least 10 spaces, 10% of spaces should provide an active charging point.